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June 2, 2025
Township of Ramara
Official Plan
The Corporation of the Township of Ramara Official Plan
Adopted by Council of the Corporation of the Township of Ramara on June 2, 2025 through Bylaw
Number 2025.36.
Approved, with modifications, by the County of Simcoe on February 10, 2026.
Land Acknowledgement
Ramara Township is located on the traditional territory of the Anishinaabeg people and is subject
to the Dish With One Spoon Wampum Belt Covenant. This covenant is an agreement among the
Haudenosaunee Confederacy, the Anishinaabeg, and allied nations to share and care for the
land and waters of the Great Lakes region peacefully. Ramara is situated in an area known as
the Land In-between," where limestone meets granite.
We would like to acknowledge our closest neighbors, the Chippewas of Rama First Nation. Since
the amalgamation of Rama and Mara Townships and continuing to the present day, our
communities have maintained shared interests and a longstanding relationship. Rama is part of
the Chippewas Tri-Council and the Williams Treaties First Nations.
With humility and determination, we pledge to promote healing, foster resilience, and work
collaboratively toward a thriving future for all.
Resources:
Learn more about Indigenous territories, languages, lands, and ways of life:
www.native-land.ca
Discover the treaties that cover your area of residence, work, or education:
www.ontario.ca/page/map-ontario-treaties-and-reserves
Understand how the Government of Canada is advancing reconciliation and renewing
relationships: www.rcaanc-cirnac.gc.ca/eng/1400782178444/152918371088
http://www.native-
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https://can01.safelinks.protection.outlook.com/?
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Township of Ramara Official Plan Amendments
OPA No./ OLT Order
Date in Effect
Text Section(s)
Schedule(s)
i
OFFICIAL PLAN
Table of Contents
1.1
BACKGROUND .................................................................................................................................................
1
1.2
PURPOSE OF THE OFFICIAL PLAN................................................................................................................
1
1.2.1
Status and Effect of the Plan ..................................................................................................
2
1.2.2
Review and Amendment of the Official Plan ...........................................................................
2
2.1
POPULATION PROFILE .................................................................................................................................... 3
2.2
ECONOMY .........................................................................................................................................................
3
2.2.1
Agricultural Industry ............................................................................................................... 3
2.2.2
Aggregate Industry ................................................................................................................
4
2.2.3
Tourism Industry ....................................................................................................................
4
2.2.4
Commercial Land Use ........................................................................................................... 4
2.2.5
Industrial Land Use ................................................................................................................ 4
2.2.6
Labour Force .........................................................................................................................
5
2.3
CHIPPEWAS OF RAMA (MNJIKANING) FIRST NATION ...............................................................................
5
2.4
PLAN FOUNDATION - TRENDS AND FORECASTS .....................................................................................
5
2.4.1
Population ..............................................................................................................................
5
2.4.2
Housing (Permanent Occupancy) .......................................................................................... 5
2.4.3
Seasonal Dwellings and Population ........................................................................................
6
2.5
POLICY FRAMEWORK ......................................................................................................................................
6
2.5.1
Planning Act ..........................................................................................................................
6
2.5.2
Provincial Planning Statement, 2024 ...................................................................................... 6
2.5.3
Lake Simcoe Protection Plan, 2009 .......................................................................................
6
2.5.4
County of Simcoe Official Plan, 2016 ..................................................................................... 7
2.5.5
Local Basis for the Official Plan ..............................................................................................
7
2.5.6
Township of Ramara Strategic Plan ........................................................................................
9
3.1
GROWTH AND SETTLEMENT
AREAS .........................................................................................................
10
3.2
HOUSING ........................................................................................................................................................
10
3.3
COMMUNITY
WELL- BEING AND ACCESSIBILITY .....................................................................................
11
3.4
EMPLOYMENT................................................................................................................................................
12
3.5
TOURISM AND RECREATION ......................................................................................................................
13
ii
3.6
MUNICIPAL SERVICING ................................................................................................................................
14
3.7
NATURAL HERITAGE AND WATER ............................................................................................................. 15
3.8
AGRICULTURAL .............................................................................................................................................
16
3.9
MINERAL AGGREGATE RESOURCES ........................................................................................................ 17
3.10
TRANSPORTATION ....................................................................................................................................... 18
3.11
CULTURAL HERITAGE RESOURCES .......................................................................................................... 19
3.12
COMMUNITY IMPROVEMENTS ................................................................................................................... 19
4.1
SETTLEMENT AREA OBJECTIVES .............................................................................................................. 21
4.1.1
Settlement Areas ................................................................................................................. 22
4.1.2
Classification of Settlement Areas ........................................................................................ 22
4.1.3
Village Settlement Area General Policies .............................................................................. 23
4.1.4
Rural Settlement Area General Policies ................................................................................
24
5.1
WATER SUPPLY ............................................................................................................................................. 25
5.2
WASTEWATER TREATMENT ........................................................................................................................ 27
5.3
PARTIAL SERVICES ....................................................................................................................................... 30
5.4
STORMWATER MANAGEMENT ...................................................................................................................
30
5.4.1
Stormwater Management Facilities ......................................................................................
30
5.4.2
Low Impact Development within the Lake Simcoe Protection Plan Boundaries ..................... 31
5.5
SOURCE WATER PROTECTION .................................................................................................................. 32
5.6
WASTE MANAGEMENT .................................................................................................................................
33
5.7
UTILITIES ......................................................................................................................................................... 34
5.8
ROAD TRANSPORTATION ...........................................................................................................................
34
5.9
AIR TRANSPORTATION ................................................................................................................................
37
5.10
RAIL TRANSPORTATION .............................................................................................................................. 37
5.11
PARKS AND OPEN SPACE ...........................................................................................................................
37
5.12
RENEWABLE ENERGY .................................................................................................................................. 38
5.13
EXCESS SOIL .................................................................................................................................................
39
6.1
GENERAL POLICIES ......................................................................................................................................
40
6.1.1
Interpretation .......................................................................................................................
40
6.1.2
Utilities .................................................................................................................................
40
6.1.3
Minimum Distance Separation..............................................................................................
41
6.1.4
Recreational Vehicles, Trailers and Park Model Trailers ........................................................ 41
6.1.5
Additional Needs Housing ....................................................................................................
41
6.1.6
Public Parks and Open Space .............................................................................................. 42
6.1.7
Wayside Pits and Quarries, Portable Asphalt Plants and Portable Concrete Plants ............... 42
6.1.8
Restricted Uses....................................................................................................................
42
6.1.9
Lot Creation .........................................................................................................................
42
iii
6.1.10
Home Occupation/ Industry Use ...........................................................................................
44
6.1.11
Principal Main Line Railway Noise, Vibration and Safety ....................................................... 45
6.1.12
Setback from the High-Water Mark ...................................................................................... 47
6.1.13
Gun Clubs and/or Shooting Ranges .....................................................................................
47
6.2
NATURAL HERITAGE POLICIES .................................................................................................................. 47
6.2.1
General ................................................................................................................................
47
6.2.2
Objectives ............................................................................................................................ 48
6.2.3
Greenlands Designation ....................................................................................................... 49
6.2.4
Natural Heritage Features and Areas ................................................................................... 49
6.2.5
Adjacent Lands .................................................................................................................... 50
6.2.6
Natural Features, Areas and Associated Policies.................................................................. 50
6.2.7
Environmental Impact Study ................................................................................................. 51
6.2.8
Wetlands ..............................................................................................................................
51
6.2.9
Areas of Natural and Scientific Interest (ANSI) .....................................................................
52
6.2.10
Fish Habitat and Wildlife Habitat ........................................................................................... 52
6.2.11
Endangered or Threatened Species ..................................................................................... 53
6.2.12
Significant Woodlands ..........................................................................................................
54
6.2.13
Natural Features and Areas within the Lake Simcoe Protection Plan Boundary .................... 55
6.3
NATURAL HAZARDS .....................................................................................................................................
55
6.4
HUMAN- MADE HAZARDS ............................................................................................................................
57
6.5
NATURAL RESOURCE POLICIES ................................................................................................................ 57
6.5.1
Natural Resources ...............................................................................................................
57
6.5.2
Natural Resource Goal ......................................................................................................... 57
6.5.3
Agricultural Resources .........................................................................................................
58
6.5.4
Mineral Aggregate Resources ..............................................................................................
58
6.5.5
Water Resources .................................................................................................................
60
6.5.6
Forest Resources .................................................................................................................
61
6.6
ECONOMIC POLICIES ..................................................................................................................................
61
6.7
INFRASTRUCTURE AND PUBLIC SERVICES FACILITIES ......................................................................... 62
6.8
CULTURAL HERITAGE RESOURCES .......................................................................................................... 63
6.9
TRANSPORTATION
POLICIES .....................................................................................................................
64
6.10
SHORT-TERM RENTAL ACCOMMODATIONS ...........................................................................................
64
6.11
AGE- FRIENDLY HOUSING ............................................................................................................................
65
6.12
ADDITIONAL RESIDENTIAL UNITS ..............................................................................................................
65
6.13
PROTECTED
EMPLOYMENT
AREAS ..........................................................................................................
66
iv
7.1
GENERAL ........................................................................................................................................................ 67
7.1.1
Land Use Designations ........................................................................................................ 67
7.1.2
Land Use Interpretation ....................................................................................................... 67
7.1.3
Lots Created by New Roads ................................................................................................
67
7.1.4
Legal Non-Conforming Uses ................................................................................................ 68
7.1.5
Major Lakes and Watercourses ............................................................................................ 68
7.2
GREENLANDS ................................................................................................................................................ 69
7.2.1
Purpose ...............................................................................................................................
69
7.2.2
Permitted Land Uses ............................................................................................................ 69
7.2.3
Lot Creation ......................................................................................................................... 69
7.2.4
Legally Existing Uses ...........................................................................................................
69
7.3
AGRICULTURAL .............................................................................................................................................
70
7.3.1
Purpose ...............................................................................................................................
70
7.3.2
Permitted Land Uses ............................................................................................................ 70
7.3.3
Additional Residential Units .................................................................................................. 70
7.3.4
On-Farm Diversified Uses ....................................................................................................
71
7.3.5
Kennel .................................................................................................................................
72
7.3.6
Lot Creation ......................................................................................................................... 72
7.3.7
Mineral Aggregate Extraction in Prime Agricultural Areas ..................................................... 73
7.3.8
Special Designations ............................................................................................................
73
7.4
RURAL .............................................................................................................................................................
75
7.4.1
Purpose ...............................................................................................................................
75
7.4.2
Permitted Land Uses ............................................................................................................ 75
7.4.3
Additional Residential Units ..................................................................................................
75
7.4.4
Agricultural Land Uses in the Rural Designation ................................................................... 75
7.4.5
Small- Scale Industrial, Commercial and Institutional Uses ....................................................
76
7.4.6
High Potential Mineral Aggregate Resource Areas ...............................................................
76
7.4.7
Lot Creation ......................................................................................................................... 76
7.4.8
Gun ( Shooting) Club and/ or Shooting Range .......................................................................
77
7.4.9
Special Designations ............................................................................................................
78
7.5
VILLAGE SETTLEMENT
AREA ......................................................................................................................
80
7.5.1
Purpose ...............................................................................................................................
80
7.5.2
Permitted Uses ....................................................................................................................
80
7.5.3
Intensification and Density of Residential Development ........................................................ 81
7.5.4
Strategic Growth Areas ........................................................................................................
81
7.5.5
Stable Neighbourhoods ........................................................................................................ 82
7.5.6
Settlement Form ..................................................................................................................
82
7.5.7
Additional Residential Units ..................................................................................................
83
v
7.5.8
Parking Facilities ..................................................................................................................
83
7.5.9
Buffer Planting .....................................................................................................................
83
7.5.10
Open Storage ...................................................................................................................... 83
7.5.11
Location of Village Commercial and Village Industrial Uses .................................................. 83
7.5.12
Location of Institutional Uses, Utilities, Public and Private Infrastructure ............................... 83
7.5.13
Servicing .............................................................................................................................. 84
7.5.14
Lot Creation ......................................................................................................................... 84
7.5.15
Special Designations ............................................................................................................
84
7.5.16.2 Atherley-Uptergrove ............................................................................................................ 84
7.6
THE ATHERLEY-UPTERGROVE SECONDARY PLAN ................................................................................
89
7.6.1
General Policy ...................................................................................................................... 91
7.6.2
Village Objectives ................................................................................................................ 91
7.6.3
Village Residential Areas ...................................................................................................... 93
7.6.4
Village Commercial Areas .................................................................................................... 93
7.6.5
Village Institutional Areas ..................................................................................................... 95
7.6.6
Existing Built-up Areas ......................................................................................................... 96
7.6.7
Public Active and Passive Recreation Areas ......................................................................... 96
7.6.8
Future Development Area .................................................................................................... 98
7.6.9
Infrastructure ....................................................................................................................... 98
7.6.10
Design Principles ...............................................................................................................
100
7.7
RURAL SETTLEMENT AREA ....................................................................................................................... 101
7.7.1
Purpose .............................................................................................................................
101
7.7.2
Permitted Uses ..................................................................................................................
101
7.7.3
Density of Residential Development ................................................................................... 101
7.7.4
Additional Residential Units ................................................................................................
101
7.7.5
Lot Creation ....................................................................................................................... 101
7.7.6
Development Proposals Adjacent to Municipal Boundary ...................................................
102
7.8
SHORELINE RESIDENTIAL AREA .............................................................................................................. 103
7.8.1
Purpose .............................................................................................................................
103
7.8.2
Permitted Uses ..................................................................................................................
103
7.8.3
Infilling................................................................................................................................
103
7.8.4
Additional Residential Units ................................................................................................ 103
7.8.5
Minimum Lot Area .............................................................................................................. 104
7.8.6
Vehicle Access ..................................................................................................................
104
7.8.7
Water Access .................................................................................................................... 104
7.8.8
Boat Houses and Boat Docks ............................................................................................
104
7.8.9
Small Scale Commercial Establishment .............................................................................. 104
7.8.10
Setback from the High- Water Mark ....................................................................................
104
7.8.11
Servicing ............................................................................................................................ 105
vi
7.8.12
Lot Creation .......................................................................................................................
105
7.8.13
Special Designations ..........................................................................................................
105
7.9
INDUSTRIAL ..................................................................................................................................................
108
7.9.1
Purpose .............................................................................................................................
108
7.9.2
Permitted Uses in Settlement Areas ................................................................................... 108
7.9.3
Permitted Uses Outside Settlement Areas.......................................................................... 108
7.9.4
Commercial ....................................................................................................................... 109
7.9.5
Lot Creation ....................................................................................................................... 109
7.9.6
Special Designations ..........................................................................................................
109
7.10
DESTINATION COMMERCIAL ....................................................................................................................
110
7.10.1
Purpose .............................................................................................................................
110
7.10.2
Permitted Uses ..................................................................................................................
110
7.10.3
Official Plan Amendment .................................................................................................... 110
7.10.4
Recreation Facilities ...........................................................................................................
111
7.10.5
Commercial Establishments ...............................................................................................
111
7.10.6
Marina ............................................................................................................................... 111
7.10.7
Seasonal Tent or Trailer Camps and Parks ......................................................................... 111
7.10.8
Multi-Unit Resort Dwellings ................................................................................................
112
7.10.9
Lot Creation ....................................................................................................................... 113
7.10.10 Special Designations ..........................................................................................................
113
7.11
RAMA ROAD ECONOMIC EMPLOYMENT DISTRICT - TOURISM DEVELOPMENT AREA
SECONDARY
PLAN ................................................................................................................................................
120
7.11.1
General Policy ....................................................................................................................
120
7.11.2
Rama Road Economic Employment District Objectives ...................................................... 121
7.11.3
Destination Commercial Areas ...........................................................................................
123
7.11.4
Existing Built-Up Areas ....................................................................................................... 125
7.11.5
Public Active and Passive Recreation Areas .......................................................................
126
7.11.6
Natural Heritage ................................................................................................................. 127
7.11.7
Future Development
Area ..................................................................................................
128
7.11.8
Infrastructure ..................................................................................................................... 128
7.11.9
Design Principles ...............................................................................................................
130
7.11.10 Special Designations ..........................................................................................................
131
7.11.11
Implementation ..................................................................................................................
131
7.12
HIGHWAY COMMERCIAL ...........................................................................................................................
133
7.12.1
Purpose .............................................................................................................................
133
7.12.2
Permitted Uses ..................................................................................................................
133
7.12.3
Location ............................................................................................................................. 133
7.12.4
Retail Commercial Floor Space ..........................................................................................
133
7.12.5
Official Plan Amendment .................................................................................................... 133
7.12.6
Lot Creation .......................................................................................................................
134
vii
7.12.7
Special Designations ..........................................................................................................
134
7.13
MINERAL AGGREGATE EXTRACTION AREA ........................................................................................... 135
7.13.1
Purpose .............................................................................................................................
135
7.13.2
Permitted Uses ..................................................................................................................
135
7.13.3
Official Plan Amendment .................................................................................................... 135
7.13.4
Licenced Mineral Aggregate Operations ............................................................................ 135
7.13.5
Township Requirements .....................................................................................................
136
7.13.6
Township Monitoring .......................................................................................................... 137
7.13.7
Deletion of Official Plan Designation ................................................................................... 138
7.13.8
Rehabilitation .....................................................................................................................
138
7.13.9
Lot Creation ....................................................................................................................... 138
7.13.10 Special Designations ..........................................................................................................
139
8.1
OFFICIAL PLAN AMENDMENT ...................................................................................................................
141
8.2
ZONING BY-LAW .........................................................................................................................................
141
8.3
INTERIM CONTROL .....................................................................................................................................
141
8.4
TEMPORARY USE ........................................................................................................................................ 142
8.5
HOLDING PROVISIONS .............................................................................................................................. 142
8.6
SITE PLAN CONTROL .................................................................................................................................
143
8.7
PARKLAND ...................................................................................................................................................
144
8.8
COMMUNITY IMPROVEMENT PLAN .........................................................................................................
145
8.9
CULTURAL HERITAGE RESOURCES ........................................................................................................
146
8.10
COMMUNITY PLANNING PERMIT SYSTEM ............................................................................................. 147
8.11
SERVICING FEASIBILITY
STUDY ...............................................................................................................
147
8.12
SETTLEMENT CAPABILITY STUDY ........................................................................................................... 147
8.13
PUBLIC CONSULTATION
PROCEDURES ................................................................................................
148
8.14
MUNICIPAL FISCAL MEASURES ............................................................................................................... 148
8.15
DEVELOPMENT
ADJACENT TO THE FIRST NATION RESERVE ............................................................
148
8.16
DELEGATION OF AUTHORITY ...................................................................................................................
149
8.17
PRE-CONSULTATION AND COMPLETE APPLICATION .........................................................................
149
8.18
TRANSITION .................................................................................................................................................
152
Section 1
Introduction
Township of Ramara Official Plan
Page. 1
INTRODUCTION
1.1
Background
The Township of Ramara was established as an independent municipality on January 1, 1994, after
the amalgamation of the former Townships of Rama and Mara. It assumed responsibility for all local
planning functions including overall planning, zoning, consents, subdivisions and site planning. The
Township used the separate Official Plans of the two former Townships until 2003 when a new
comprehensive Official Plan was approved. This new Plan was intended to conform and be
consistent with both the provincial policy in place at the time and the first County of Simcoe Official
Plan, which had been approved in 1999.
According to Section 26 of the Planning Act, it is the responsibility of municipalities to revise their
Official Plan ten years after it comes into effect as a new official plan; and then every five years
thereafter, unless the plan has been replaced by another new official plan. When the County initiated
the update to the County Official Plan in 2009, it was agreed that all 16 member municipalities within
the County would await the completion of the County update prior to updating the lower-tier Official
Plans. This would ensure that lower-tier planning policies would conform with the upper-tier policies
of the County. After the County Official Plan was approved by the Ontario Municipal Board, now
referred to as the Ontario Land Tribunal in 2016, the Township of Ramara initiated the process for
updating the 2003 Official Plan.
In 2017, the Township initiated the Official Plan Update process with the preparation of background
studies and community consultation. As it had been 14 years since the Official Plan was updated,
there was a significant amount of material and information that had to be integrated into the new
Plan, including:
Provincial Planning Statement, 2024;
Simcoe County Land Budget, 2015;
Township of Ramara Corporate Strategic Plan, 2023; and
Lake Simcoe Protection Plan, 2009.
1.2
Purpose of the Official Plan
The Township of Ramara Official Plan contains goals, objectives, and policies that guide Township
Council, its committees, boards, officials, and the public with regard to land use and physical
changes and their effects on economic, environmental and community considerations in the
Township. The Official Plan incorporates implementation measures and procedures that may be
used by the Township to achieve the objectives, inform the public and obtain the public's views on
proposed changes. The Plan is the basis for balancing the local public interests of residents,
businesses and landowners in the Township. In considering the public interest, Township Council
will have regard to encouraging economic development to achieve the benefits of environmental
protection and community well-being considerations.
Section 1
Introduction
Township of Ramara Official Plan
Page. 2
The goals and objectives contained in this Official Plan may be achieved by policies and programs
that are beyond the scope of this Plan.
1.2.1 Status and Effect of the Plan
The Planning Act requires that the Township of Ramara prepare, adopt and update an Official Plan.
Simcoe County has the authority under the Planning Act to approve the Township of Ramara Official
Plan. The County may approve all or part of the Township Official Plan and may modify the Official
Plan, where necessary to be consistent with the Provincial Planning Statement, 2024 (PPS), the
Lake Simcoe Protection Plan, 2009 (LSPP) and the County of Simcoe Official Plan, 2016. Simcoe
County approves all amendments to the Township Official Plan.
The Township shall undertake no public work, and no by-law may be passed by the Township that
does not conform with the Official Plans of the County and the Township.
The Township's Official Plan may be more restrictive than the policies contained in the County
Official Plan, however, in the event of a conflict, the County Official Plan prevails.
The Official Plan contains implementation measures that are wholly or partially within the jurisdiction
of the Township of Ramara, under the Planning Act.
The Official Plan is used in the exercise of local planning authority and responsibilities with regard to
official plan amendments, Zoning By-law amendments, subdivision plans, consents, variances to the
Zoning By-law, development permits, site plan review and community improvement.
The Official Plan is to be read in its entirety, and the relevant goals, objectives and policies are to be
applied to each planning issue and situation.
1.2.2 Review and Amendment of the Official Plan
It is the intent of the Township that the Official Plan policies and the implementation measures will
be continuously monitored to reflect changes in the planning environment. Periodically, Township
Council may initiate amendments to the Official Plan.
Anytime, any person or public authority that has an interest in the Official Plan may initiate
amendments to the Official Plan.
Township Council is required to update the Official Plan no less than 10 years after a new official
plan comes into effect, and every 5 years thereafter in order to comply with changes in planning
policy at the Provincial and Upper-tier levels. Revisions to the goals and objectives are substantive
and will be considered comprehensively. Revisions to the Plan policies and implementation
measures will reflect any changes to the goals and objectives.
Section 2
Basis of the Plan and Characteristics of the Township
Township of Ramara Official Plan
Page. 3
BASIS OF THE PLAN AND CHARACTERISTICS
OF THE
TOWNSHIP
Ramara Township has a land area of 417.3 square kilometres. The Township is located on the
eastern shores of Lake Simcoe and Lake Couchiching within the County of Simcoe. It is the fifth
largest municipality in land area within Simcoe County.
The physiography of the Township is diverse and complex. The area is divided between the Great
Lakes Lowland and the Canadian Shield. It is within the physiographic regions of the Simcoe
Lowlands, the Carden Plain and the Georgian Bay Fringe.
Ramara is a vibrant and growing rural community that provides settlements for families and seniors
and has a diversified rural/agricultural economy. There are nine existing settlement areas identified
within the Township: Atherley-Uptergrove, Brechin, Cooper's Falls, Gamebridge, Lagoon City,
Longford Mills, Sebright, Udney and Washago. Most of the population lives in these settlement areas
with the remainder along the shorelines and in the rural/agricultural areas.
2.1
Population Profile
Based on 2021 Census of Canada data, the Township of Ramara had a population of approximately
10,377 residents (Statistics Canada, 2022) - this represents a growth rate of 9.4% between 2016
and 2021, compared to 11.2% for Simcoe County and 5.8% for the Province of Ontario. The growth
is attributed to net migration to the Township. People moving into the Township account for the
largest share of population growth compared with people born to families in the Township.
The Township has a large and growing number of seniors. People aged 55 years and over account
for 49% of the resident population compared with 35% for all of Ontario. This reflects Ramara as a
destination for seniors and retirees.
2.2
Economy
Ramara's economy can generally be characterized as 'Rural'. It is focused on the strengths of the
primary industries of agriculture and aggregate production, and the local tourism industry.
2.2.1 Agricultural Industry
The mainstay of the agricultural industry in Ramara is crop production. In 2021, there were 140
Census Farms operating in the Township with about 20% operating as beef and dairy farms and the
remainder operating primarily for crop production.
The southern part of Ramara, south of the Canadian shield consists primarily of prime agricultural
areas which is the most suitable for crop production and is a priority for protection and growth.
Section 2
Basis of the Plan and Characteristics of the Township
Township of Ramara Official Plan
Page. 4
2.2.2 Aggregate Industry
There are currently 14 licensed quarries on approximately 1,560 hectares of land and eight licensed
sand and gravel pits on 140 hectares of land within the Township of Ramara. This equates to a total
of 1,700 hectares of land for licensed aggregate operations and a total annual extraction limit of 7.4
million tonnes. More than 95% of the extraction limit is devoted to the quarries. The primary trucking
routes used by most quarries and pits in the Township are County Road 169, Highway 12, County
Road 47 and County Road 44.
2.2.3 Tourism Industry
Ramara's tourism industry is an integral component of the local economy. The two major segments
within this industry are seasonal tourism and casino related tourism.
Recreational activities characterize the seasonal tourism industry that are centred around winter
and summer activities along waterways and lakes in and around the Township. The large number of
seasonal dwellings within the Township demonstrates the importance of this segment. A majority of
seasonal dwellings are located on the shores of Lake Simcoe, Lake Couchiching, Lake St. John,
Lake Dalrymple, Green River, Talbot River, Black River and other waterbodies.
Furthermore, the area immediately south of the Chippewas of Rama (Mnjikaning) First Nation Lands,
known as the Rama Road Economic Corridor is an important tourist and destination commercial
node.
2.2.4 Commercial Land Use
Local commercial development within the settlement areas serves residents of Ramara, especially
Brechin, Atherley-Uptergrove and Washago. Grocery stores, gas stations, variety stores, coffee
shops, restaurants, personal service shops and other retail and service shops are located
throughout the Township. These commercial businesses also serve the seasonal population and
visitors to the Township.
Specialty stores such as antique shops, arts and crafts stores, gift shops, golf courses and
commercial recreation establishments serve both the seasonal visitors as well as the casino visitors.
2.2.5 Industrial Land Use
To encourage further development of secondary and tertiary industries, the Township created the
Ramara (formerly Mara) Industrial Park in 1986. Approximately 39 hectares of land immediately
south of Brechin were designated industrial and include Municipal water and wastewater servicing.
Additional industrial lands are located to the south of the Ramara Industrial Park and are suitable for
dry-industries, which means that they do not require municipal water and sanitary servicing. An
employment area has been identified to the east of the Ramara Industrial Park, within an extension
to the settlement area of Brechin.
Section 2
Basis of the Plan and Characteristics of the Township
Township of Ramara Official Plan
Page. 5
2.2.6 Labour Force
Ramara's employed labour force is estimated to be 5,160 people. Approximately 22% of the labour
force works within the Township, either at home or at a usual place of work, with 31% working
elsewhere in Simcoe County and the remainder beyond those borders.
There are many seasonal employment opportunities within the Township that can be attributed to
aggregate operations, construction, and tourism.
The Township will continue to encourage and promote local economic development to provide a
diversified economic base and increased employment opportunities within Ramara and to decrease
the number of people commuting to jobs elsewhere in the County and beyond.
2.3
Chippewas of Rama ( Mnjikaning) First Nation
The Chippewas of Rama (Mnjikaning) First Nation reserve was established in 1836 and is located
on eight separate parcels of land, in former Rama, and on several islands in Lake Couchiching. The
reserve has a total area of 10.67 km2.
The community is outside the jurisdiction of the Township of Ramara. There are approximately 1,800
members within the community out of which 1,000 members are currently living on the reserve.
Casino Rama and its associated entertainment centre and hotel, located on the reserve is the
primary employer and provides economic prosperity for Simcoe County.
2.4
Plan Foundation - Trends and Forecasts
2.4.1 Population
It is estimated that by the year 2051, Ramara's population will approach 12,870 people. This is an
average annual growth rate of less than 2% to 2051. This projected population is viewed as a
reasonable projection and compares favourably with the Simcoe County Land Needs Assessment
through the Municipal Comprehensive Review for the Township.
2.4.2 Housing (Permanent Occupancy)
According to the 2021 Census, there are over 4,400 dwellings occupied by permanent residents in
the Township, of which 91% are in the form of single detached units. Almost half the housing was
built prior to 1981. The average number of persons per household is 2.3. The relatively older median
age of the Township ( 26%) explains the lower person per unit rate. Approximately 23% of
households in the Township contain one person.
It is estimated that, to accommodate the projected 2051 population, approximately 1530 new
dwelling units are needed. Residential growth will be primarily directed to the existing settlement
areas according to Provincial and County policies. A 15-year supply of housing is feasible within the
Township's existing settlement areas.
Section 2
Basis of the Plan and Characteristics of the Township
Township of Ramara Official Plan
Page. 6
2.4.3 Seasonal Dwellings and Population
According to the 2021 Census, there are an estimated 1,500 seasonal dwellings with a potential
seasonal population of 4,000 people.
The estimated existing total of permanent and seasonal population is approximately 15,000 people.
There will be limited opportunity for new seasonal dwellings on existing lots.
2.5
Policy Framework
2.5.1 Planning Act
Section 16 of the Planning Act provides the basis for municipalities to establish Official Plans that
contain "goals, objectives and policies established primarily to manage and direct physical change
and the effects on the social economic and natural environment of the municipality or part of it". As
noted in Section 17 of the Planning Act, the upper-tier municipality (Simcoe County) is responsible
for the approval of the lower-tier (Ramara) municipal Official Plan.
2.5.2 Provincial Planning Statement, 2024
The Provincial Planning Statement, 2024 (PPS) issued under Section 3 of the Planning Act, came
into effect on October 20, 2024. It is a statement of provincial interest on land use planning matters
including managing growth and employment, economic development, housing, infrastructure,
natural heritage, natural and human-made hazards, cultural heritage, and mineral and aggregate
resources. All planning authorities "shall be consistent with" the PPS regarding all planning matters,
including the development or updating of Official Plans and in making decisions on planning
applications. Careful regard has been made to ensure that this Plan is consistent with the policies
of the PPS. The goals, objectives, policies and guidelines reflect the provincial interest and meet the
stated intent set out in the PPS.
2.5.3 Lake Simcoe Protection Plan, 2009
A portion of the Township of Ramara is within Lake Simcoe Protection Plan Area and subject to the
Lake Simcoe Protection Act (LSPA) as shown in Schedule 'A2'. The purpose of the Act is to protect
and restore the ecological health of the Lake Simcoe watershed. Under the LSPA, the Lake Simcoe
Protection Plan ( LSPP) was approved and took effect on June 2, 2009. The LSPP outlines the
Province's interest and direction with regard to the ecological health and environmental sustainability
of the Lake Simcoe watershed, and should be read in conjunction with other relevant provincial
policies. If a conflict arises between the PPS and a designated policy in the LSPP, the provision that
gives the greatest protection to the ecological health of Lake Simcoe watershed prevails. Policies of
the LSPA have been incorporated into this Official Plan, where applicable.
Section 2
Basis of the Plan and Characteristics of the Township
Township of Ramara Official Plan
Page. 7
2.5.4 County of Simcoe Official Plan, 2016
The County of Simcoe Official Plan was approved and came into full force and effect on December
29, 2016. This Plan sets out the upper-tier and lower-tier municipal policy structure. It provides
guidance on broad land use planning, growth management, environmental protection and
implements the PPS. The Township of Ramara Official Plan is in conformity with the County of
Simcoe Official Plan.
2.5.5 Local Basis for the Official Plan
To form the basis of planning for population and employment growth to the year 2051 as
identified in the County of Simcoe Official Plan;
To provide policies and direction to ensure the orderly development with a range and mix of
land uses and supporting complete communities in settlement areas;
To provide for an appropriate range and mix of housing options and densities by maintaining
at least a 15-year supply of land designated and available for new residential development
and/or intensification including at least a 3-year supply of residential lots with servicing
capacity in draft approved or registered plans;
To provide for all housing options required to meet the social, health, economic and well-being
requirements of current and future residents within the Official Plan and Zoning By-law;
To support healthy, integrated and viable rural areas, building upon rural character promoting
appropriate development that can be sustained by rural service levels;
To map Employment Lands and Tourism Development Areas, such as the Ramara Industrial
Park and Rama Road Economic Employment District, and direct development related to these
economic generators to these areas;
To promote economic development and competitiveness by providing for an appropriate
range and mix of diversified uses to meet current and long-term needs;
Protect the identified employment areas that are vulnerable to encroachment by sensitive land
uses that could preclude or hinder their long-term viability;
To plan and design infrastructure and public services facilities efficiently to accommodate the
projected needs of the community;
To provide policies to design and plan for transportation systems which are safe, energy
efficient, are appropriate to address projected needs, facilitate the movement of people and
goods and support the use of zero and low emissions vehicles;
To provide policies to plan for sewage and water services that accommodate forecasted
growth, promoting the efficient use and optimization for existing municipal services and
existing private and communal services.
Section 2
Basis of the Plan and Characteristics of the Township
Township of Ramara Official Plan
Page. 8
To ensure that sewage and water services are provided in a sustainable, feasible way that is
also financially viable of their life cycle, while protecting human health and safety and the
natural environment;
To promote healthy, active and inclusive communities by planning for amenities that meet the
needs of persons of all ages and abilities, providing for public access to shorelines and other
natural areas;
To identify, analyze and protect natural features and areas for the long term, including
preserving and improving the diversity and connection of natural features;
To identify a local Natural Heritage System in accordance with Provincial and County policies;
To provide policies to implement the Provincial, County and local Natural Heritage System
and to incorporate identified natural features into growth management strategy;
To provide policies and direction to protect, improve and restore the quality and quantity of
water through watershed planning with the County of Simcoe and Lake Simcoe Region
Conservation Authority;
Provide policies to protect sensitive surface water features and sensitive ground water
features from development and site alteration by protecting, improving or restoring hydrologic
functions;
To map prime agricultural areas and identify a local agricultural system in accordance with
Provincial and County policies to maintain and enhance a geographically contiguous
agricultural land base to support and foster the long-term prosperity and productive capacity
of the agri-food network;
To provide policies to identify and protect minerals and petroleum resources for long-term
use;
To map and identify known deposits of mineral aggregate resources, protecting these
resources for long-term use;
To contain policies that ensure extraction is undertaken in a manner which minimizes social,
economic and environmental impacts;
To provide policies requiring progressive and final rehabilitation to recognize the interim nature
of extraction and mitigate negative impacts to the extent possible;
To contain cultural heritage and archaeological resource policies for the identification of
inventories and protection and conservation of locally significant cultural heritage and
archaeological resources;
To identify hazardous lands and hazardous sites, in collaboration with conservation authorities
where they exist, and management development in these areas in accordance with provincial
guidance;
Section 2
Basis of the Plan and Characteristics of the Township
Township of Ramara Official Plan
Page. 9
To provide policies for preparing for the impacts of the changing climate that may increase
risks associated with natural hazards;
To identify human-made hazards and ensure development on, abutting or adjacent to sites
impacted by human hazards are rehabilitated or mitigation measures are incorporated into
development approvals.
2.5.6 Township of Ramara Strategic Plan
The Township of Ramara commenced the strategic planning process in June 2023 that built on prior
strategic plans and initiatives and presented the Draft Strategic Plan document to the Council in
August 2023.
The Strategic Plan is a road map for staff and Council to follow that will help shape the future of the
Township. The vision and mission statements included in the Corporate Strategic Plan should
provide a basis for the goals and objectives of this Plan. They are as follows:
Vision
A connected community that focuses on responsible and sustainable growth while preserving our
rural heritage and unique features. We are a unique, rural township that works towards sustainable
and responsible growth and community connections.
Mission
Through innovative partnerships and responsible leadership, the Township of Ramara embraces
sustainable growth that enhances our unique and rural landscapes. We are dedicated to providing
valuable municipal programs and services that enrich the lives of our current and future generations.
Four strategic priorities were identified in the Strategic Plan through consultation with ratepayers,
community leaders and Township staff and Council. These include Service Excellence, Sustainable
Infrastructure, Community Connection and Strategic Growth.
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 10
COMPREHENSIVE
GOALS AND OBJECTIVES
Growth and Settlement Areas
Goal:
To accommodate and manage projected growth and investment opportunities to the year 2051,
considering the diversity of uses, activities, experiences and opportunities within existing settlement
areas.
Objectives:
1. Increase the number and variety of housing, employment, educational, cultural, recreational
and other opportunities and experiences within settlement areas.
2. Encourage growth of residential, business and tourism related uses within settlement areas.
3. Increase densities and encourage infilling and intensification within settlement areas.
4. Provide for the orderly and logical extension of existing development within settlement areas.
5. Encourage the establishment of the Village Settlement Areas ( Brechin, Lagoon City and
Atherley-Uptergrove) as destinations for tourism, retail and health services.
6. Utilize existing infrastructure to increase capacity for growth within settlement areas.
7. Coordinate land use planning, particularly within the Rama Road Economic Employment
District, with the Chippewas of Rama (Mnjikaning) First Nation.
3.2
Housing
Goal:
To provide an optimum pattern of land use in order to provide a variety and choice of housing that
is consistent with population projections and demographics.
Objectives:
1. Recognize the rural nature of the Township.
2. Direct the majority of residential development to locations where appropriate levels of
infrastructure and public service facilities are or will be available to support current and
projected needs, including Village Settlement Areas.
3. Maintain at least a 15-year supply of land that can accommodate residential growth through
intensification and redevelopment.
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 11
4. Maintain sufficient servicing capacity to provide at least a 3-year supply of residential units
through lands suitably zoned to facilitate residential intensification and redevelopment and
land in draft approved and registered plans.
5. Enhance the range of housing choice, types, sizes, densities to meet the social, health, well-
being and aging requirements of current and future residents, including special needs
requirements.
6. In consultation with Simcoe County, establish minimum targets for the provision of housing
that is affordable to low and moderate-income households.
7. Encourage residential intensification and infill development within the Village Settlement
Areas and establish development standards for residential intensification and redevelopment
which minimize the cost of housing and facilitate compact urban form while maintaining the
appropriate levels of public health and safety.
8. Encourage residential development, including lot creation and infill to facilitate an
appropriate range and mix of housing is supported in Rural Settlement Areas; consideration
shall be given to locally appropriate rural characteristics, the scale of development and the
provision of appropriate service levels.
9. Recognize the importance of shoreline residential areas, both seasonal and year-round
populations, and endeavor to maintain the character of shoreline residential communities.
10. Recognize the short-term rental accommodation industry and regulate these uses in
accordance with Section 6.10 of this Plan in order to protect the planned function of
residential areas and address housing needs.
11. Provide appropriate opportunity to allow the Township's aging population to have suitable
housing options in accordance with Section 6.11 of this Plan.
3.3
Community Well- Being and Accessibility
Goal:
To have regard for the community well-being of all people and to provide accessible access to all
community services.
Objectives:
1. Improve opportunities and access for persons of all ages, and abilities to ensure full
participation in society
2. Improve social equity and overall quality of life for people of all ages, abilities and incomes,
including equity-deserving groups and all peoples with additional needs.
3. Ensure that parks, open space areas, greenspace, trails and other public facilities are
designed, built and managed to be accessible by everyone.
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 12
4. Accommodate community-based social, education, health, cultural, religious and recreation
facilities.
5. Minimize the threat to life and the destruction of property from flooding, wave uprush, and
other natural hazards.
6. Identify the location of existing and former waste disposal sites.
7. Identify procedures for assessing contaminated sites.
3.4
Employment
Goal:
To provide the Township with opportunity for economic development and competitiveness by
facilitating employment opportunities, an appropriate mix of jobs, local retail and services.
Objectives:
1. Provide opportunities for retail, personal service, office and other business to locate in the
settlement areas, primarily serving the needs of the residents.
2. Provide for the needs of the traveling and visiting public, within the development areas of the
Township.
3. Promote the development of the Tourism Development Area, the Rama Road Economic
Employment District as a destination for visitors; Encourage the development of tourism-
related employment uses.
4. Identify an employment area east of the Ramara Industrial Park for manufacturing, research
and development in connection with manufacturing, warehousing and goods movement,
and associated retail and office uses and ancillary facilities.
5. To promote development on the lands traditionally designated for industrial uses in the
Ramara Industrial Park for a broader range of industrial and compatible commercial uses so
as to promote economic diversity and strength in the Township.
6. Develop recreational commercial uses that contribute to the overall attraction of the
Township as a destination.
7. To ensure that new commercial and industrial development is not located where it would
jeopardize existing and future residential applications, disrupt recreational, or impact
environmentally sensitive areas.
8. To ensure that employment areas in settlement areas are protected by prohibiting:
residential uses, commercial uses, retail and office uses not associated with the primary
employment use, public service facilities, other institutional uses and other sensitive land
uses that are not ancillary to the permitted uses in the employment areas.
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 13
9. Establish an appropriate transition from employment areas to adjacent non-employment
areas shall be incorporated into development plans to ensure land use compatibility and
economic viability of the employment areas.
10. Home-based, agriculture-related uses, and on-farm diversified uses shall be encouraged,
where appropriate and where consistent with other Plan policies and objectives.
3.5
Tourism and Recreation
Goal:
To encourage the establishment of tourism and recreational uses within the Township and to
encourage the expansion and/or redevelopment or existing tourist establishments. The Township
shall promote recreational opportunities for the both the permanent and seasonal population. The
Township also recognizes the Tourism Development Areas, the Rama Road Economic Employment
District and areas near Casino Rama as a vital tourism area that stimulates economic prosperity
within the Township.
Objectives:
1. Provide opportunities for both active and passive recreational and tourist -related activities
throughout the Township.
2. Recreation activities shall be consistent with the objective of protecting and conserving
natural heritage resources.
3. To retain and acquire waterfront lands for public access, wherever feasible.
4. Identify all existing tourist and recreational uses and encourage the establishment of tourism
opportunities.
5. Recognize the importance of tourism as a primary economic driver that is vital to the
sustainable growth of the Township.
6. Encourage tourism opportunities related to resource-based recreational uses.
7. Promote Destination Commercial development in the Rama Road Economic Employment
District.
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 14
3.6
Municipal Servicing
Goal:
To provide for adequate, efficient, cost-effective wastewater treatment, water supply, surface water
drainage and waste management facilities and services in conjunction with the appropriate
government agency, where applicable.
Objectives:
1. Encourage development that is environmentally appropriate, sustainable, innovative,
efficient, and cost-effective in terms of its form, water usage and wastewater disposal.
2. Ensure that water and wastewater systems:
a. can be sustained by the water resources upon which they rely;
b. are feasible, financially viable and comply with all regulatory requirements;
c. protect human health and the natural environment; and
d. comprehensively plan for these services, where applicable.
3. Promote water and energy conservation and efficiency.
4. Integrate servicing and land use considerations at all stages of the planning process.
5. Intensification and redevelopment within settlement areas on existing municipal sewage and
water services should be promoted, wherever feasible.
6. Consider opportunities to allocate, and re-allocate as necessary, unused system capacity
for municipal water and sewage services to support efficient use of the services to meet
current and projected needs to enable increased housing supply.
7. Provide for efficient waste diversion and collection in conjunction with the County's waste
disposal function.
8. Protect municipal source water through the control and regulation of hazardous land uses
and activities within municipal Wellhead Protection Areas and Intake Protection Zones.
9. To protect and restore the ecological health of Lake Simcoe by contributing to the
achievement of healthy phosphorus levels.
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 15
3.7
Natural Heritage and Water
Goal:
To protect, conserve and enhance natural features and natural areas for the long term. Maintain,
restore and where possible improve linkages between and among natural heritage features and
areas, surface water features and ground water features, including the protection, improvement and
restoration of the quality and quantity of water.
Objectives:
1. Identify and protect a local Natural Heritage System in accordance with Provincial and
County policies.
2. The diversity and connectivity of natural features in an area, and the long-term ecological
function and biodiversity of natural heritage systems, should be maintained, restored or,
where possible, improved, recognizing linkages between and among natural heritage
features and areas, surface water features and ground water features.
3. Protect and preclude development from natural areas and features, including natural
heritage features and areas unless it has been demonstrated that there will be no negative
impacts on the natural features or their ecological functions in accordance with Provincial
and Federal requirements, where applicable.
4. Development and site alteration shall not be permitted in fish habitats or in habitats of
endangered and threatened species, except in accordance with provincial and federal
requirements.
5. Ensure where development and/or site alteration is proposed on adjacent lands to natural
heritage features and areas, that the ecological function of the adjacent lands has been
evaluated and that there will be no negative impacts on the natural features or their
ecological functions.
6. Encourage, wherever possible, the protection and enhancement of the tree canopy and the
natural vegetation.
7. Protect and restore the quantity and quality of surface water and ground water features to
the greatest extent possible, inclusive of cross-jurisdictional and cross-watershed impacts
through watershed planning in conjunction with the County of Simcoe and applicable
conservation authorities.
8. Restrict development and site alteration in or near sensitive surface water features and
sensitive ground water features to the effect that these features and their related hydrologic
functions shall be protected, restored or enhanced, which may trigger mitigation measures
and/or alternative development approaches.
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 16
9. Protect all waterbodies and watercourses from incompatible development to minimize the
impacts of development on their function.
10. Encourage private landowner stewardship practices in both the urban and rural/agricultural
parts of the Township, including sustainable use and water conservation.
11. Identify all natural features and areas, including surface water features within the Township
of Ramara as shown on Schedule A2.
3.8
Agricultural
Goal:
To identify and protect lands which display high agricultural potential for present and future
agricultural uses. To identify and implement an agricultural system approach, based on provincial
guidance, to maintain and enhance a geographically continuous agricultural land base and support
and foster the long-term economic prosperity and productive capacity of the agri-food network.
Objectives:
1. Preserve prime agricultural areas for agricultural uses, agriculture-related uses, and on-farm
diversified uses based on provincial guidance.
2. Ensure proposed agriculture-related uses and on-farm diversified uses are compatible with
and not hinder surrounding agricultural operations. Criteria for review will be based on
provincial guidance and policies in this plan.
3. Implement an agricultural system within the Township to maintain and enhance a
geographically continuous agricultural land base, and to boost the economic prosperity and
productive capacity of the agri-food network for the long-term.
4. To implement the guidelines of the Minimum Distance Separation Formulae when
considering proposals for development within the Township.
5. Limit the creation of lots within the prime agricultural areas in accordance with the provincial
policy.
6. Provide continuous protection of prime agricultural areas, including specialty crop areas and
Class 1-3 soils for agricultural use. Give specialty crop areas the highest priority for
protection, and to prioritize the protection of Canada Land Inventory Class 1, 2 and 3 lands.
Subsequently, to protect any associated Class 4, 5, 6 and 7 lands within the prime
agricultural area.
7. When identifying new settlement areas or allowing for settlement area boundary expansions,
the Township will consider possible impacts to prime agricultural areas where applicable.
Decisions on settlement areas and boundary expansions shall be consistent with the PPS
2024 and local policies.
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 17
8. Recognize agricultural land as an essential local food system infrastructure that supports
community sustainability and food security.
9. Strengthen the regional agri-food network, support local food system resilience, and reduce
food waste.
10. In order to strengthen the local food systems, enhance climate change adaptation and
community resilience, the Township will aim to protect agricultural land and promote the
development of local food systems in all land use planning decisions, where appropriate.
11. Encourage and support the development of local food infrastructure, including but not limited
to food hubs, commercial kitchens, cold storage facilities, mobile food markets, and small-
scale food processing centres.
12. Engage Indigenous communities in food system planning, ensuring that Indigenous food
sovereignty, cultural practices, and traditional knowledge are respected and celebrated.
13. Support agricultural diversification through on-farm diversified uses and agriculture-related
uses that are compatible with surrounding agricultural operations. Such uses are
encouraged to strengthen farm viability, rural economies, and local food production.
3.9
Mineral Aggregate Resources
Goal:
In accordance with provincial policy, mineral aggregate resources shall be protected for long-term
use and, where provincial information is available, deposits of mineral aggregate resources shall be
identified. The Township recognizes that the aggregate industry is well established and policies in
this plan support the wise management of the aggregate resources within the boundaries of the
township.
Objectives:
1. Ensure that identified high potential mineral aggregate resource areas are sufficiently
separated from settlement areas and sensitive land uses and features, such as residential
dwelling units and natural area features to avoid land use conflicts and impacts.
2. Ensure adequate and safe access and haul routes associated with mineral aggregate
resource operations. Haul routes within and through the Township shall be established and
maintained in conjunction with other road authorities and the aggregate industry.
3. Neighbouring municipalities should be involved and/or consulted if aggregate haul routes
are being established that would direct truck traffic to roads in those municipalities.
4. Ensure that the Township's interests are considered in the evaluation of new and expanding
mineral aggregate operations, minimizing social, economical and environmental impacts.
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 18
5. Ensure mineral aggregate operations are protected from development and activities that
would preclude or hinder their expansion or continued use; or which would be incompatible
for reasons of public health, public safety or environmental impacts.
6. Restrict development on known deposits of mineral aggregate resources and adjacent lands
in accordance with provincial policy direction.
7. Ensure progressive and final rehabilitation are required to accommodate subsequent land
uses, promoting land use compatibility and recognizing extraction as an interim land use.
8. Promote and plan for comprehensive rehabilitation planning in areas where concentrations
of mineral aggregate operations exist.
9. Recognize the interim land use of mineral aggregate extraction in prime agricultural areas
by minimizing impacts to the agricultural land and promoting complete rehabilitation
wherever feasible.
3.10
Transportation
Goal:
To provide an adequate and integrated transportation network and corridors for the efficient and
safe movement of people and goods within the Township, as well as major development areas.
Objectives:
1. Provide for the efficient and safe movement of local traffic and visitor traffic within the
Township.
2. Provide for various modes of transportation that are accessible and suitable for everyone.
3. Provide for a safe and energy efficient transportation system that are appropriate to address
current and projected needs of the Township.
4. Provide for a hierarchy of public roadways as a network within the Township.
5. Protect major goods movement facilities and corridors for the long term.
6. Enable the safe and efficient movement of pedestrians, cyclists and users of micromobility
modes (e.g., kick scooters, skateboards) across the Township.
7. Provide for all-season recreational trails for cycling, walking, and snowmobiling.
8. Promote active transportation as a mode of transportation that supports healthy living,
economic development and tourism opportunities, and reduces emissions.
9. Plan for active transportation connections into, where possible, transit services that
neighbour the township, including connections which cross jurisdictional boundaries.
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 19
10. Accommodate airport development that is compatible with existing and planned land uses
and where appropriate, provide Transport Canada information about potential local
community and land use impacts where a proposed development or expansion to airport
facilities is considered.
11. Work with the County of Simcoe and the Ministry of Transportation to help improve access
to, and availability of, transit service to help realize the province's goal of delivering local and
intercommunity bus services through the Simcoe County LINX transit service and
Connecting the GGH: A Transportation Plan for the Greater Golden Horseshoe.
12. Work with the Chippewas of Rama ( Mnjikaning) First Nations in designing
active
transportation infrastructure to connect the First Nation reserve to other regions of the
Township and the County.
13. New roads within the Village designation proposed to be assumed by the Township should
require a sidewalk on at least one side of the road, as well as within the Hamlet designation,
where required by the Township. Where a road is proposed in the vicinity of a school,
sidewalks on both sides of local roads shall be required.
3.11
Cultural Heritage Resources
Goal:
To conserve built heritage resources, cultural heritage landscapes, archaeological resources and
important landforms.
Objective:
1. In considering land use changes, provide for the assessment of cultural heritage resources,
where appropriate.
2. Where new development is proposed, consult with Indigenous communities, wherever
possible, in conserving cultural heritage and archaeological resources.
3.12
Community Improvements
Goal:
Community improvement planning is to be used as a strategic tool to promote local economic
development, enhance the quality of life, and address physical, social, economic, and environmental
needs. A Township Community Improvement Plan ( CIP) will be used to guide and facilitate
redevelopment, rehabilitation, and revitalization efforts within designated Community Improvement
Project
Objective:
Section 3
Comprehensive Goals and Objectives
Township of Ramara Official Plan
Page. 20
To encourage revitalization, redevelopment, and enhancement of designated areas through the
implementation of financial incentives, land use planning tools, and partnerships with community
stakeholders.
1. Economic Development: Encourage private sector investment, business attraction, and
retention to strengthen the local economy.
2. Urban Design and Beautification: Improve the aesthetic and functional quality of
streetscapes, public spaces, and built environments.
3. Housing: Support the development of a range of housing types, including affordable and
accessible housing options.
4. Environmental Sustainability: Promote sustainable development practices, including
energy-efficient buildings, building repurposing, green infrastructure, and brownfield
remediation.
5. Community Well-being: Enhance public health, safety, and social cohesion through
improved public amenities and community services.
Section 4
Growth Management Strategy
Township of Ramara Official Plan
Page. 21
GROWTH MANAGEMENT STRATEGY
4.1
Settlement Area Objectives
1. Settlement areas shall be the focus of growth and development.
2. Provide for the planned, efficient, compact development of the settlement areas which
a. Efficiently uses land and resources;
b. Optimizes existing and planned infrastructure and public service facilities;
c. Supports active transportation;
d. Are transit supportive, where appropriate;
e. Are freight supportive.
3. Identify and focus new development to Strategic Growth Areas within settlement areas;
4. Direct a majority of growth to those settlement areas with existing municipal water and
wastewater treatment services.
5. Provide for private communal water supply and wastewater treatment services where
environmentally and financially feasible and limit extension of partial services.
6. Develop a local road system for safe and convenient local motor vehicle and that minimizes
conflicts among all road users.
7. Encourage business development to provide employment opportunities for the existing and
future residents of the Township.
8. In conjunction with the County of Simcoe, establish minimum targets for the provision of
housing that is affordable to low- and moderate-income households.
9. Provide for a full range of housing options including affordable housing and needs arising
from demographic changes and employment opportunities.
10. Permit and facilitate all housing options required to meet the social, health, economic and
well-being requirements of current and future residents, including additional needs housing.
11. Permit and facilitate all types of residential intensification, including the development and
redevelopment of under-utilized commercial and institutional sites for residential use, and
the development and introduction of new housing options within previously developed areas,
resulting in a net increase in residential units.
12. Provide for commercial uses that cater to and serve local needs of the residents and
business of the settlement areas and the surrounding rural and agricultural community.
Section 4
Growth Management Strategy
Township of Ramara Official Plan
Page. 22
13. Provide social, educational, cultural, health and recreational opportunities for local residents
and the surrounding rural and agricultural community.
14. Encourage the development of settlement areas as complete communities.
15. Minimize land use conflicts with the rural, agricultural and natural resource activities; and
16. Protect natural heritage features and areas and conserve hydrologic features and functions,
within settlement areas and within subwatersheds.
4.1.1 Settlement Areas
1. There are nine recognized settlement areas in the Township of Ramara:
Atherley-Uptergrove
Brechin
Cooper's Falls
Gamebridge
Lagoon City
Longford Mills
Sebright
Udney
Washago
4.1.2 Classification of Settlement Areas
Township settlement areas are divided into two types based on hierarchy: Village Settlement Areas (Full or
Future Municipal Services) and Rural Settlement Areas (Partial or no Municipal Services).
1. Village Settlement Areas (Full Services) are intended to accommodate the majority of growth
within the Township. Most residential, institutional, employment and non-resources related
growth of the Township during the life of this Plan will be directed to Village Settlement Areas.
Village Settlement Areas have been identified based on the level of municipal or communal
water supply and wastewater treatment, or planned services.
The Village Settlement Areas (Full Services) include:
Brechin
Lagoon City
Atherley-Uptergrove (not currently municipally serviced)
Preferred water supply and wastewater treatment services for new development is
municipal. However, other forms of servicing within the Atherley-Uptergrove Village, such as
private communal and individual on-site servicing may be permitted subject to the policies
of the County of Simcoe Official Plan, the hierarchy of services provided in the Provincial
Planning Statement, 2024, and the Lake Simcoe Protection Plan, 2009, where applicable.
Section 4
Growth Management Strategy
Township of Ramara Official Plan
Page. 23
2. Rural Settlement Areas ( partial or un-serviced) are characterized by a lower existing
population; limited cultural and recreation services and economic uses. These areas have
not been identified as areas for major growth or are generally located at a municipal
boundary or are a historical rural settlement. These areas have a municipal water or
wastewater system (partial services) or have no municipal water or wastewater systems.
The existing Rural Settlement Areas include:
Cooper's Falls
Gamebridge
Longford Mills
Sebright
Udney
Washago
Preferred water supply and wastewater services for new development is private individual.
Other forms of servicing within Rural Settlement Areas may be permitted subject to the
hierarchy of services provided in the Provincial Planning Statement, County of Simcoe
Official Plan, Lake Simcoe Protection Plan 2009, and where site conditions are suitable for
the provision of appropriate sewage and water services that can be sustained by rural
service levels. Development shall be appropriate to the infrastructure is planned or available
and avoid the need for uneconomical expansion of this infrastructure.
4.1.3 Village Settlement Area General Policies
1. Settlement related development phasing shall occur within the boundaries of the settlement
areas through specific Village designations.
2. Population and Employment growth within Village Settlement areas shall be accommodated
by a combination of intensification within built-up areas of the settlement areas and new
development within Designated Growth Areas.
3. Strategic Growth Areas have been identified in Atherley-Uptergrove and Brechin, as
shown on Schedules B-1 and B-2 which will be the focus of growth and development.
4. Existing Built-Up areas have been identified as Stable Neighbourhoods, as shown on
Schedules B-1, B-2 and B-3, where appropriate. New residential development within
Stable Neighbourhoods is to be accommodated through small scale intensification and
minor compatible infill development based on local context and conditions.
5. Land use designations within the Village Settlement Areas will generally establish:
a. the development lands within the settlement area;
b. the existing or opportunity for appropriate services;
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Growth Management Strategy
Township of Ramara Official Plan
Page. 24
c. consideration of wellhead protection areas and surface water intake protection zone;
d. subwatershed limits and local drainage boundaries and patterns;
e. location of central stormwater management systems and facilities;
f.
the existing and appropriate future location of community, institutional, recreation and
public service facilities such as schools, libraries, parks and childcare centres;
g. the extent of natural heritage features and areas and functions and hydrologic features
including groundwater recharge and discharge areas to be protected and conserved;
h. the transportation network including the local road network, arterial and collector road
systems, all-season walkways, bicycle paths, trails and transit;
i.
urban design guidelines; and
j.
monitoring protocols for surface and groundwater quantity and quality, natural heritage
features and areas and functions as well as stormwater management.
4.1.4
Rural Settlement Area General Policies
1. Rural Settlement Areas will be limited to the existing boundaries and any growth will generally
take place through infill development by severance of land.
2. Healthy, integrated and viable rural settlement areas should be supported by building upon
rural character and leveraging rural amenities and assets.
3. Rural settlement areas will accommodate a range and mix of housing options, using rural
infrastructure and public service facilities efficiently.
4. A diverse economic base and employment opportunities through goods and services,
including value added products are supported.
5. Development within rural settlement areas shall give consideration to locally appropriate rural
characteristics, the scale of development and the provision for appropriate service levels.
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 25
PUBLIC AND PRIVATE INFRASTRUCTURE
5.1
Water Supply
1. Water required for residential, non-residential and agricultural purposes will be obtained from
groundwater and surface water resources within the Township, subject to provincial statutes
and regulations and where applicable, consideration of environmental lake capacity.
2. The use of systems to store groundwater, trucked-in or rainwater such as cisterns may be
permitted only in conjunction with a primary water source and must meet current acceptable
standards to the satisfaction of the Township. The use of a cistern system as a primary water
source shall be prohibited.
3. Notwithstanding 5.1.2, an existing lot that is dependent on a water cistern as primary water
source shall remain to exist. However, the intention of the Township is for these types of
water servicing to eventually cease to exist.
4. Water supplied for all land uses may be provided by the Township or individually by
landowners or communally by private owners. Partial Services are only permitted in
accordance with Section 5.3 of this Plan.
5. Water distribution systems may be owned and operated by the Township or communally by
private owners.
6. All public and private water taking, water supply and water distribution systems, and
individual supply shall be designed and operated according to provincial statutes and
regulations and municipal by-laws and guidelines.
7. Planning for water services shall ensure that the services being provided:
a. can be sustained by the water resources upon which such services rely;
b. are feasible and financially viable over their life cycle which may be demonstrated
through asset management planning;
c. Optimize the use of existing infrastructure and consider adaptive reuse where
feasible;
d. protect human health and safety, and the natural environment, including the quantity
and quality of water; and
e. align with comprehensive municipal planning for these services, where applicable.
8. Where more than 4 residential lots or dwelling units are proposed or may potentially be
developed, the Township and any landowner/developer shall individually or jointly prepare a
servicing
feasibility
study
and/or
environmental
assessment
studies,
including
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 26
hydrogeological assessment to determine appropriate alternative water supply options
based on the following criteria:
a. Implications of the proposed development on the larger areas or impacts to the
watershed;
b. Physical and environmental constraints on water supply and distribution;
c. Potential impacts on groundwater and surface water quantity and quality;
d. Water and energy conservation and efficiency;
e. Financial viability and servicing feasibility of the proposed system to assess the costs
and benefits of supply, distribution, operation and maintenance of systems.
9. Water supply options in Village Settlement Areas shall include:
a. Water supply and distribution systems owned and operated by the Township;
b. Privately owned and operated communal systems, where new development is
proposed and municipal services are not available;
c. New municipal or communal water supply and distribution systems in conjunction
with new municipal or communal wastewater treatment systems;
d. Municipal or communal water supply and distribution systems for any settlement
expansion within areas where municipal or communal wastewater treatment
systems exist; and
e. Individual water supply systems that are supported by a settlement capability study
and/or servicing feasibility study for any infilling development that proposes more
than 4 residential lots or dwelling units within an existing settlement area where
municipal services are not available.
10. Water supply options in Rural Settlement Areas (Partial Service Settlement Areas) shall
include:
a. Privately owned and operated communal systems; and
b. individual on-site water services may be used provided that site conditions are
suitable for the long-term provision of such services with no negative impacts.
11. Water supply options in the Rama Road Economic Employment District shall include:
a. Water supply and distribution systems owned and operated by the Township;
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 27
b. If necessary, privately owned and operated communal systems in conjunction with
new communal wastewater treatment systems; and
c. Individual on-site water services may be used provided that site conditions are
suitable for the long-term provision of such services with no negative impacts.
12. When considering the feasibility of privately owned and operated communal water supply,
the Township shall determine the desirability of entering into a responsibility agreement
regarding future ownership and liability in the event of default.
13. Where municipal water services or private communal water services are not available,
planned, or feasible, individual on-site water services may be used provided that site
conditions are suitable for the long-term provision of such services with no negative impacts.
14. The connection of any existing privately serviced public schools to proposed new municipal
or communal water, or wastewater systems is required, as necessary.
5.2
Wastewater Treatment
1. Wastewater treatment is intended to protect the quality of surface water and groundwater
quality according to federal and provincial standards.
2. Protection of water quality is intended to achieve human health and environmental health
objectives.
3. Wastewater treatment for all land uses may be provided by the Township, or individually by
private landowners, or communally by private owners. Partial Services are only permitted in
accordance with Section 5.3 of this Plan.
4. Wastewater treatment systems may be owned and operated by the Township, or
communally by private owners.
5. All wastewater treatment systems and individual treatment shall be designed and operated
according to provincial standards and regulations, including the Lake Simcoe Protection
Plan, 2009 (LSPP) as applicable, as well as municipal by-laws and guidelines.
6. The Township and any landowner and/or developer shall individually or jointly prepare
servicing feasibility and environmental assessment studies to determine appropriate
alternative wastewater treatment options based on the following criteria:
a. where more than 4 residential lots or dwelling units are proposed or may potentially
be developed;
b. physical and environmental constraints on wastewater treatment and collection;
c. potential impacts on groundwater and surface water quality;
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 28
d. costs and benefits of treatment, collection, operation and maintenance of systems;
7. All public and private water taking, water supply, water distribution systems and individual
supply shall be designed and operated according to provincial statutes and regulations and
municipal by-laws and guidelines.
a. Planning for wastewater services shall ensure that the services being provided:
i. can be sustained by the water resources upon which such services rely;
ii. are feasible and financially viable over their life cycle which may be
demonstrated through asset management planning;
iii. Optimize the use of existing infrastructure and consider adaptive reuse
where feasible;
iv. protect human health and safety, and the natural environment, including the
quantity and quality of water;
v. align with comprehensive municipal planning for these services, where
applicable; and
vi. Promote water and energy conservation and efficiency.
8. Within the boundaries of the Lake Simcoe Protection Plan, no new on -site sewage system
or subsurface sewage works are permitted within 100 metres of the Lake Simcoe shoreline,
other lakes or permanent streams, except for in the following circumstances:
a. A proposal for an on-site sewage system or subsurface sewage works that would
serve an agricultural use, agricultural-related use or a public open space.
b. A proposal for an on-site sewage system or subsurface sewage works that would
replace or expand the capacity of an existing on-site sewage system, or subsurface
sewage works that will serve a use that would have been permitted by the applicable
zoning by-law as of July, 2009.
c. A proposal for an on-site sewage system or subsurface sewage works that relates
to a development proposal for only one dwelling, where the proposal would have
been permitted by and would have met the provisions of the applicable zoning by-
law as of July, 2009.
9. Wastewater treatment options in Village Settlement Areas shall include:
a. Wastewater treatment and collection systems owned and operated by the Township;
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 29
b. Privately owned and operated communal systems, where new development is
proposed and municipal services are not available;
c. New municipal or communal wastewater treatment and collection systems in
conjunction with new municipal or communal water supply systems;
d. Municipal or communal wastewater treatment and collection systems for any
settlement expansion within areas where municipal or communal water supply
systems exist; and
e. Individual wastewater treatment systems that are supported by a settlement
capability study and/or servicing feasibility study for any infilling development that
proposes more than 4 residential lots or dwelling units within an existing settlement
area where municipal services are not available.
10. Wastewater treatment options in Rural Settlement Areas shall include:
a. Privately owned and operated communal systems for new, proposed development
within the Rural Settlement Areas; and
b. individual on-site wastewater services may be used provided that the site
conditions are suitable for the long-term provision of such services with no negative
impacts.
11. Wastewater treatment options in the Rama Road Economic Employment District shall
include:
a. Wastewater treatment and collection systems owned and operated by the Township;
b. If necessary, privately owned and operated communal systems in conjunction with
new communal water supply systems; and
c. Individual wastewater treatment systems only if the above alternative methods are
not feasible, provided that site conditions are suitable for the long-term provision of
such services with no negative impacts.
12. Wastewater treatment options in Shoreline Residential Areas shall include:
a. Expansion of existing communal wastewater treatment and individual wastewater
treatment systems within existing areas and lot clusters;
b. Provision of municipal wastewater treatment and collection systems, where feasible;
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 30
c. individual on-site wastewater services may be used provided that site conditions
are suitable for the long-term provision of such services with no negative impacts.
13. Wastewater treatment options for any development not included in Section 5.2 of this Plan
shall be determined according to appropriate provincial and municipal regulations,
standards and guidelines.
14. When considering the feasibility of privately owned and operated communal wastewater, the
Township shall determine the desirability of entering into a responsibility agreement
regarding future ownership and liability in the event of default.
5.3
Partial Services
1. Partial services shall only be permitted in the following circumstances:
a. where they are necessary to address failed individual on-site sewage services and
individual on-site water services in existing development; or
b. within village settlement areas, 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; or
c. within rural settlement areas where new development will be serviced by individual
on-site water services in combination with municipal sewage services or private
communal sewage services.
d. In rural areas, where partial services have been provided to address failed services
in accordance with 5.3.1(a) above; infilling on existing lots of record may be
permitted where this would represent logical and financially viable connection to the
existing partial service, and provided that site conditions are suitable for the long-
term provision of such services with no negative impacts.
5.4
Stormwater Management
5.4.1 Stormwater Management Facilities
1. Stormwater management systems shall be designed and maintained for development and/or
site alteration in accordance with provincial policy.
2. For areas within the Lake Simcoe Protection Plan, 2009 (LSPP) jurisdiction, stormwater
management system designs must address water budgets and phosphorous loading in
accordance with provincial policy. In situations where phosphorus inputs are proposed,
offsetting may be necessary in accordance with the policies of the LSPP.
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 31
3. Stormwater management facilities may be owned and operated by the Township, or
individually and communally by private owners.
4. All stormwater management facilities shall be designed and operated according to provincial
standards, regulations and municipal by-laws and guidelines and conservation authority
standards regarding water quality in Lake Simcoe and Lake Couchiching.
5. The stormwater management facilities shall be designed to maintain groundwater and water
course base flow; protect surface and groundwater quality; protect aquatic species and
natural heritage habitat; prevent erosion; and mitigate flood risk.
6. Development and/or site alteration proposals shall minimize impervious areas and maximize
natural areas to achieve minimal surface water volumes and contaminant loadings.
7. The Township and landowner/developer shall individually or jointly prepare stormwater
management studies and/or plans to determine appropriate alternative surface water
management options.
8. Where developments are located adjacent to or in the vicinity of a provincial highway, and
where drainage would impact a highway downstream, a stormwater management study
and/or plan will be required and must be reviewed and approved by MTO.
9. In Shoreline Residential Areas, and on the shorelines of lakes and watercourses, the
Township will prepare and adopt guidelines for stormwater management that shall be used
to improve existing drainage patterns and facilities, and that shall be considered where
development and/or site alteration of existing lots, and/or infill development is proposed.
10. Stormwater management measures include maximum building coverage on individual lots,
minimum setbacks from lot lines, provisions for swales and on-site ponds, maximum height
of ground floors, maximum area of ground floor openings, maximum impervious area on
individual lots, maximum heights and base areas of berms and walls, easements to convey
surface
water, width
and
depth of
roadside
ditches
and
communal
stormwater
detention/retention areas.
5.4.2 Low Impact Development within the Lake Simcoe Protection Plan Boundaries
1. An application for major development should be accompanied by a Low Impact
Development (LID) Evaluation as part of an overall Stormwater Management Report. This
evaluation shall be prepared by a qualified professional to the satisfaction of the Township
prior to any planning approvals.
2. The LID Evaluation must demonstrate that the quality and quantity of surface and
groundwater in the area will be maintained and/or enhanced using LID techniques. The
Evaluation must also demonstrate that there will be no negative impacts on the associated
aquatic features and their ecological function that depend on the contributing surface water
or groundwater including wetlands, watercourses, and fish habitat. The LID Evaluation shall
be prepared in accordance with the following:
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 32
a. The Township's Comprehensive Stormwater Management Master Plan, to be
prepared in accordance with Section 4.5-SA of the LSPP, where applicable;
b. Subwatershed Evaluations under Section 8.3-SA of the LSPP, where applicable;
c. Water Balance and Phosphorus Offsetting under Designated Policies 4.8 to 4.11,
and 6.40 of the LSPP, where applicable;
d. Policy 1.6.6.7 of the Provincial Planning Statement, 2024; and
e. Lake Simcoe Region Conservation Authority's Technical Guidelines for Stormwater
Management Submissions, where applicable.
3. In particular, the LID Evaluation shall consider the suitability of the following techniques as
part of the development proposal:
a. rainwater harvesting to promote water re-use;
b. infiltration galleries to maintain water balance and reduce runoff;
c. enhanced swales to help improve water quality;
d. green roofs to provide evapotranspiration and aesthetic benefits; and
e. natural landscapes to minimize water use and consumption.
4. The LID strategies and techniques recommended in the LID Evaluation may be included as
part of a site plan agreement, plan of subdivision/condominium, or any other agreements
executed under the Planning Act, in order to ensure that the LID stormwater measurements
are installed during construction and maintained in perpetuity.
5. Further to Section 5.4.1.10, and prior to the preparation of any Stormwater Management
Report, the qualified professional shall consult with the municipality and conservation
authority, where applicable, in order to establish the proper terms of reference for the
Evaluation. Based on the magnitude, scale, and nature of the proposed development, the
municipality in consultation with the conservation authority may scope the evaluation.
5.5
Source Water Protection
1. Areas subject to Source Water Protection policies are shown on Schedule 'C' of this Plan.
Further policies related to the protection of source water resources are found in the County
of Simcoe Official Plan, and the Source Water Protection policies of the County of Simcoe
Official Plan should be consulted when considering development that may impact source
water protection areas. Furthermore, the South Georgian Bay Lake Simcoe Source
Protection Plan should also be consulted when conducting certain uses and activities within
these source water protection areas.
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 33
2. The Township shall prepare and adopt, by resolution, a groundwater protection strategy
and/or a wellhead protection area strategy applicable to municipal wells and water supply.
The Township may amend this Plan and the Zoning By-law to identify areas of protection.
3. The groundwater protection and/or wellhead protection area Plan policies and Zoning By-
law provisions shall identify certain non-residential land use activities that may pose a risk to
the quality of municipal wells and water supplies.
5.6
Waste Management
1. Simcoe County is responsible for the development, operation, monitoring, maintenance and
rehabilitation of all County-owned waste management sites.
2. Schedule ' E' in this Plan identifies known active and waste management sites in the
Township. Any proposal for development and/or site alteration within the 500 metre D-4
Assessment Area of a landfilling site shall consider the following impacts of these known
sites in a D-4 Study prepared by the landowner to the satisfaction of the Township and/or
Simcoe County:
Methane gas migration;
Noise, odour, dust or other nuisance factors;
Potential traffic impacts;
Ground and surface water contamination by leachate migration; and
Impact of proposed development/site alteration on leachate migration.
3. Where development is proposed within the D-4 Assessment Area of a County owned waste
management site, or where the County is the D-4 Approval Authority, D-4 Studies will be
required and peer reviewed and their proposed conditions including mitigation and
monitoring will be subject to the approval of the appropriate County staff and implemented
accordingly.
4. Where development is proposed within the D-4 Assessment Area of a private or local
municipality owned waste management site, the Township will determine the need for D-4
Studies and peer reviews, and the implementation of the proposed conditions including
mitigation and monitoring will be determined by the Township.
5. In the Comprehensive Zoning By-law, the Township shall add a holding provision to the lands
within the D-4 Assessment Area identified on Schedule 'E'. The Township may remove the
holding provision when the required assessment of impacts has been completed to the
satisfaction of the Township and Simcoe County.
6. Any new or expanded publicly or privately-operated waste management site shall be subject
to an amendment to this Plan.
7. Any proposal for the establishment or expansion of a public or private waste management
site shall be considered by the Township with regard to the environmental, social and
economic impacts.
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 34
8. Any proposal for a waste management site, including landfilling and/or non-landfilling
operations and activities that is subject to approval under the Environmental Protection Act
shall require an amendment to this Plan.
9. The development of new or expanded sensitive land uses such as residential dwellings shall
be separated from the boundary of existing and designated waste management sites
according to provincial criteria in effect.
5.7
Utilities
1. All major public and private operated electrical power, oil, gas and communication facilities
locating within the Township shall be assessed to protect the interests of the Township as
expressed in this Plan and shall have regard to the land use policies in Section 7 of this Plan.
5.8
Road Transportation
1. The Transportation Plan, shown as Schedule ' F' in this Plan, supports the Township's
settlement and land use patterns. Roads are classified by jurisdiction and function, as
follows:
Provincial highways - arterials
County roads - arterials
Township Roads - collectors
Township Roads - local streets
Township Roads that are Seasonal Roads are designated with a symbol on Schedule 'F'.
Township Road intersections that may require further improvements and/or additional
studies are not identified on the Roads Plan.
2. Major goods movement facilities and corridors shall be protected for the long term. The
Township will plan for and manage the movement of freight on the key routes, corridors and
facilities identified within the Strategic Goods Movement Network (SGMN) in Connecting the
GGH: A Transportation Plan for the Greater Golden Horseshoe.
3. Development shall not be permitted in planned corridors that could preclude or negatively
affect the identified use of the corridor. New development on lands adjacent to the existing
or planned corridors and transportation facilities should demonstrate compatibility with, and
support of the long-term purposes of the corridor. Development should demonstrate
avoidance, and where avoidance is not possible, minimization or mitigation of negative
impacts on or adverse effects from the corridor or transportation facilities.
4. Provincial Highways are designed for interregional transportation and have capacity for large
daily volumes of traffic. Access to and from adjacent lands are restricted and are controlled
by provincial government regulations.
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 35
5. County Roads are designed for intra-County transportation and have capacity for large
volumes of traffic. Signs, setbacks and access to and from adjacent lands are restricted and
are controlled by the County of Simcoe Official Plan and by-laws.
6. Township Roads are designed for intra-Township transportation and to provide access to
and from adjacent lands and to connect to the provincial and county road network. The
Township controls access by-laws and the use of 0.3 metre reserves.
7. Where feasible, access to new and changing development areas shall be from Township
Roads rather than from Provincial Highways and County Roads.
8. The Township shall identify and designate, by by-law, Township Roads as haul routes
associated with licensed pits and quarries that are located within the Township according to
guidelines and criteria that may be adopted for the design, operation and maintenance of
these routes.
9. The designation of new public rights-of-way or the establishment of new, realigned or
widened public roads or intersections under any jurisdiction that are subject to
environmental assessment and approval do not require an amendment to this Plan.
10. The Township may protect a future right-of-way or widening for road and intersection
improvements subject to appropriate Roads Needs Study and environmental assessment
processes without amendment to this Plan. Additionally, road widenings shall be dedicated
to the Township at no cost to the Township, as a condition of planning approval.
11. Future roads needs are identified on Schedule 'F'. The locations of the future roads and
intersection improvements are subject to change based on approvals from the Ministry of
Transportation and the County of Simcoe as required.
12. Unopened Township Road allowances may be opened by by-law enacted by the Township
pursuant to a land use proposal and/or subject to a Roads Needs or Roads Engineering
Study, and subject to required Township agreements. Schedule 'F' shall be amended to
designate an opened Township Road as a collector or a local street.
13. The Township may assume or accept new road rights-of-ways designed, constructed and/or
maintained to Township Road design standards.
14. Seasonal Roads identified on this Plan may be improved and opened year-round by the
Township subject to agreement with benefitting landowners. Schedule 'F' of this Plan shall
be amended to remove the Seasonal Road symbol via a Zoning By-law Amendment. Lot
creation is prohibited on a Seasonal Road.
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 36
15. The Township prefers the design of Township Roads that are through roads or where there
is provision for secondary access and discourages permanent "dead-end" or "cul-de-sac"
roads.
16. The Township shall require road entrance permits for new or altered entrances to Township
Roads for safety, drainage and efficiency purposes.
17. Where necessary, any proposal for development and redevelopment of land, and for all
applications for new or expanded pits and quarries shall be considered subject to a Traffic
Impact Study and/or a Road Engineering Study by the proponent, to address road and
intersection capacity, safe access, design, road widening and turning lane requirement,
surface drainage, and where appropriate, noise impact and attenuation.
18. The Township shall adopt municipal road design and maintenance standards for all
Township Roads.
19. The Township shall adopt planning and development of infrastructure required for emerging
technologies including but not limited to electric charging stations, ride-sharing drop-off
zones, short-term parking for frequent delivery vehicles and bicycle parking.
20. The establishment and maintenance of new or realigned private rights-of-way for multiple
property access shall be administered by agreement, right-of-way or easement among
landowners.
21. The Township shall not assume responsibility for the ownership, operation and maintenance
of private rights-of-way. The Township Zoning By-law shall require minimum setbacks from
private rights-of-way for all buildings and structures.
22. The Township may provide for cycling facilities within Township rights-of-way, and other
Township lands, including dedicated bike lanes, and will encourage cycling facilities that
comply with the MTO's Bikeways Design Manual within provincial and county roads.
23. The
Township, in cooperation
with
adjoining
municipalities
implement
the
active
transportation routes identified in the County's Transportation Master Plan.
24. The Province-Wide Cycling Network runs through the Township as depicted in 'Schedule F'.
Regional and local active transportation networks, where possible, should connect to the
Province-Wide network to strengthen initiatives related to mobility, health, recreation,
tourism and economic development within the township, neighbouring municipalities and
County of Simcoe.
25. The design of new land use areas within settlement areas shall include provisions for cycling
and walking facilities and other all-season trail systems.
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 37
26. The Township shall encourage development that incorporates landscaping and design forms
that are consistent with Crime Prevention Through Environmental Design (CPTED) principles
of design and Accessibility for Ontarians with Disabilities Act (AODA) requirements which
includes, but is not limited to, integration of natural surveillance techniques and adequate
lighting into new development which fosters positive social interactions amongst users of
private and public spaces.
5.9
Air Transportation
1. Existing private and federal aircraft landing strips and airport facilities are recognized as
integral to the transportation system within the Township.
2. Expansion to air facilities shall be considered by the Township with regard to land use policies
of this Plan and any expansion shall ensure that projected aircraft noise is compatible with
existing and planned land uses in the vicinity of the federally regulated airport.
3. That environmental concerns and community impacts are considered in addition to land use
policies, and where appropriate, the Township will request that Transport Canada consult
the local community regarding any proposed development or expansion to airport facilities.
5.10
Rail Transportation
1. The Township will encourage the grade separation of railway lines and major roads and the
improvement of safe grade crossings on all roads.
2. The Township will consider closing grade crossings, where deemed appropriate.
3. The Township will encourage the protection of rail corridors.
4. Development and/or site alteration will be reviewed in accordance with the policies provided
in 6.1.11 of this plan.
5.11
Parks and Open Space
1. The Township recognizes that forests, parks and trails are integral to the enjoyment of all
residents of the Township.
2. The Township will encourage the protection of existing woodlands within existing settlement
areas as recreational urban forests for use by residents and visitors.
3. The Township will work jointly with the Provincial and County governments to establish a
strategy for the implementation of a Parks and Recreation Plan. Part of the implementation
measures may include public acquisition, conservation easements, community benefits
charge, property tax incentives and other measures permitted and encouraged by provincial
statute, regulation and policy.
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 38
4. The Township will encourage the establishment of passive and active parks to enhance
access to recreation and nature.
5. The co-location of parkland with public service facilities and municipal services shall be
promoted, where possible.
6. The Township may require the applicant of a large-scale development within the Settlement
Areas ( Brechin, Lagoon City and Atherley-Uptergrove) to undertake a tree inventory to
determine the number and types of trees on site and recommend compensation, mitigation
or restoration.
5.12
Renewable Energy
1. Renewable energy facilities that are subject to Provincial and Federal approvals may be
permitted as a principal use within the Rural and Industrial Designation as identified on
Schedule "A" and must not be located within a flood plain or other hazardous lands. For
greater clarity, small-scale renewable energy installations such as rooftop solar panels or
water heaters may be permitted in any designation. For any proposed renewable energy
facility, the Township shall require the proponent to proceed through an Application for Site
Plan Approval under the Planning Act.
2. The following considerations will be used to establish Zoning By-law provisions for renewable
energy facilities:
i.
Limiting nuisance impacts, such as through siting and screening requirements
avoiding negative impacts on adjacent land uses;
ii.
Limited impacts on significant natural heritage features and agricultural resource
area lands; and
iii.
The ability to access the electricity transmission network and arterial roadways.
3. Renewable energy facilities shall not be permitted as the primary use on lands designated
Agriculture. Renewable energy facilities may be permitted in the Agricultural designation as
an on-farm diversified use in accordance with Section 7.3.4 and applicable provincial
policies.
4. Proponents of large-scale renewable energy projects are encouraged to attempt the highest
levels of cooperation, consideration and communication with the township, host property
owners and the local community during all phases of project development and operation.
5. The Township, in partnership with the Province as appropriate, shall enter into agreements
with renewable energy proponents to address emergency response, development, dispute
resolution, use and alterations to municipal drains, community benefit funds or securities for
the provision of same, and after-project site decommissioning and rehabilitation.
Section 5
Public and Private Infrastructure
Township of Ramara Official Plan
Page. 39
5.13
Excess Soil
1. Excess soil is soil that has been dug up, typically during construction activities and must be moved
off-site because it cannot or will not be reused at the development site.
2. Development proposals shall incorporate best practices for the management of excess soils
generated and fill received during any development or site alteration in accordance with the
municipality's by-laws and/or Provincial legislation.
3. Wherever possible, excess soil is to be reused on site or locally to the maximum extent possible,
and where feasible, excess soil reuse planning is to be undertaken concurrently with development
planning and design.
4. The quality of all fill received and the placement of fill at the development site must not cause adverse
effect to the current or proposed use of the property, the natural environmental or cultural heritage
resources and is compatible with adjacent land uses.
Section 6
General Development Policies
Township of Ramara Official Plan
Page. 40
GENERAL DEVELOPMENT POLICIES
6.1
General Policies
6.1.1 Interpretation
1. This entire document, including definitions, tables and schedules constitute the Official Plan of
the Township of Ramara.
2. The goals, objectives and policies of this Plan provide the stated intentions of Township Council.
3. The goals, objectives and policies considered together determine conformity with this Plan.
4. Definitions, tables and schedules are to be interpreted in conjunction with the associated text
in this Plan.
5. Township Council shall decide the interpretation of this Plan where differences of opinion arise
as to the meaning and effect of any part of this Plan.
6. The boundaries of any land use classification shown on any schedule in this Plan are subject to
minor variation without amendment to this Plan except where the boundaries coincide with
fixed boundaries such as the limits of roads, hydro corridors, railways, watercourses and
shorelines or where specifically fixed by this Plan.
7. Boundaries of natural heritage features and natural resource areas shown on any schedule in
this Plan may be interpreted by Township Council subject to precise study and measurement
and consultation with other agencies.
8. References to federal and provincial government statutes, regulations, policies and guidelines
and to the County of Simcoe Official Plan includes amendments thereto.
6.1.2 Utilities
The following uses, services and facilities owned and/or operated by or on behalf of any government
agency and public or private utility are permitted in any land use designation:
1. Utilities, facilities and services for the transmission of water and wastewater, natural gas,
roads, bridges and railway lines;
2. All electric power facilities, including generation, transmission lines, transformer and
distribution stations but does not include a renewable energy facility;
3. All telecommunication facilities; and
The utilities must be in conformity with the land use policies of this Plan and shall be compatible in
scale, magnitude and character with existing and planned land uses in the area.
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6.1.3 Minimum Distance Separation
1. New land uses, including the creation of lots, and new or expanding livestock operations,
shall comply within the Minimum Distance Separation 1 (MDS 1) and the Minimum Distance
Separation 2 (MDS 2) Formulae contained in the publication Minimum Distance Separation
MDS) Formulae, Implementation Guidelines, Publication 853, Ministry of Agriculture, Food
and Rural Affairs, Queen's Printer, Toronto, 2016, as amended from time to time.
2. MDS shall not apply to lands in the Village Settlement Area, Rural Settlement Area and
Shoreline designation as identified on all land use schedules.
3. The implementing Zoning By-law may establish regulations for the application of the
Minimum Distance Separation 1 (MDS 1) Formulae to existing lots.
4. MDS I setbacks may not be needed for on-farm diversified uses where the potential for
conflict with existing agricultural operations is limited.
5. Where, in the opinion of the municipality, a proposed on-farm diversified use that is expected
to generate significant visitation by the broader public could lead to potential conflicts with
existing livestock facilities and/or anaerobic digesters located in close proximity to the
proposed on-farm diversified use, an MDS I setback is required.
6. MDS II setbacks to existing agriculture-related uses and on-farm diversified uses may not be
needed for building permit applications for first or altered livestock facilities and anaerobic
digesters.
6.1.4
Recreational Vehicles, Trailers and Park Model Trailers
1. The use of recreational vehicles, trailers or park model trailers as permanent and seasonal
dwellings is discouraged throughout the Township, except in approved seasonal trailer
parks. Such uses may be permitted and regulated in the Zoning By-law.
6.1.5 Additional Needs Housing
1. In all Village and Rural Settlement Areas, and where residential uses are permitted in other
land use designations, Additional Needs Housing shall be permitted.
2. The Township intends to improve access to appropriate housing for those people with
additional needs, including assisted housing for low-income people, housing for seniors
including long term care facilities and retirement homes, as well as various forms of
supportive housing for vulnerable populations, including group homes, subject to the policies
of this Plan.
3. The Township shall work with the County, local social services and providers of housing for
those people with special needs to assist in identifying lands that are available and suitable
for special needs housing.
Section 6
General Development Policies
Township of Ramara Official Plan
Page. 42
4. The Township Zoning By-law shall permit these uses in specific zones and include zone
regulations for their establishment and enlargement.
6.1.6 Public Parks and Open Space
Public parks and open space for use in settlement areas shall be acquired by the Township primarily
through new plans of subdivision. Acquisition of land or alternatives will be undertaken under the
provisions of the Planning Act as a condition of planning approval.
6.1.7 Wayside Pits and Quarries, Portable Asphalt Plants and Portable Concrete Plants
Wayside pits and quarries, Portable Asphalt Plants and Portable Concrete Plants are temporary
operations 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.
The following policies shall apply to the establishment and operation of wayside pits and quarries
and portable asphalt plants in the Township.
1. No Requirement for Amendment
a. Wayside pits and quarries used on public authority contracts shall be permitted,
without the need for an amendment to this Plan or Zoning By-law, in any designation
except a residential land use designation that is zoned for residential use, or land
designated or zoned Natural Area Protection (or equivalent), provided that the use
conforms to the Aggregate Resources Act.
b. A wayside pit and quarry, portable asphalt and/or concrete plant must be
rehabilitated to the standards required by the Aggregate Resources Act.
6.1.8 Restricted Uses
In any land use designation, uses shall be restricted to uses and activities that do not involve or
produce excessive noise, vibration, odour, danger of fire or explosion, radiation or the release of
noxious fumes, smoke, gases and other forms of air or water-borne contaminants.
6.1.9 Lot Creation
1. Where permitted by the Land Use Policies of this Plan, any application to create a new lot
for any purpose shall be considered according to the provisions of the Planning Act,
provincial policies and regulations, the County Official Plan, this Plan and the Zoning By-law.
2. Technical consents are permitted:
a. To create or alter any easement or right-of-way;
b. To correct or confirm valid title for a lot which has been previously recognized and
held in distinct and separate ownership. Where the lot has been identified as being
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Page. 43
previously recognized and held in distinct ownership prior 1994, a legal opinion may
be required to accompany the technical consent application;
c. To make minor adjustments to the legal boundaries of lots to conform with existing
patterns of exclusive use and occupancy, or to rectify problems created by the
encroachment of buildings, structures, private water supply or private wastewater
treatment systems on abutting lots; or
d. To make lot boundary adjustments between two abutting lots recognized by the
Zoning By-law that does not result in the creation of any additional lot held, or
capable of being held, in distinct and separate ownership pursuant to the Planning
Act.
3. Where multiple lot creation is permitted in a land use designation, development should
generally take place through plan of subdivision to ensure orderly development. Where a
subdivision is not necessary and there are no proposed extensions to municipal
infrastructure, lot creation may proceed by consent subject to technical studies and the
requirements in Section 6.1.9.4.
4. Proposed lots to be created by consent or plan of subdivision shall comply with the following
provisions:
a. Any proposed lot must have safe access and frontage on an open public road
County, Province, Territorial or Township) that conforms with the standards of the
road authority;
b. All proposed lots shall comply with the policies of the applicable land use designation
as set out in Section 7.0 of this Plan and the implementing Zoning By-law; and
c. A proposed waterfront lot that does not have frontage on a publicly maintained road
may be created in accordance with Section 7.8.12 of this Plan.
5. Proposed lots to be created by plan of condominium shall comply with the policies of the
applicable land use designation as set out in Section 7 of this Plan and the implementing
Zoning By-law.
6. As a condition of approval for the creation of a lot or block, the Township may require a
subdivision or consent agreement to be entered into between the Township and the owner
of the lands to provide for Township concerns, including but not limited to the installation of
services, drainage, roads and facilities; the payment of various fees; and the dedication of
lands for roads, daylighting triangles, 0.3 reserves, parkland and other public uses.
7. Conditions of approval that are required by the approval authority shall conform to this Plan
and the implementing Zoning By-law and may apply to the proposed severed and retained
lots and to the plan of subdivision.
8. Where lots are proposed to be created by consent, plan of subdivision or plan of
condominium, the size, configuration and location of the proposed residual land within the
property shall conform with the provisions of this Plan and the implementing Zoning By-law.
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Township of Ramara Official Plan
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9. Outside of the settlement areas, limited residential development may be created by consent
provided the following are satisfied:
a. Lots should be restricted in size in order to conserve other lands in larger blocks for
agricultural uses or environmental purposes. Consent lots should be developed to
an approximate maximum size of one hectare, except where larger sizes may be
suitable because of environmental constraints, design considerations or as required
for new agricultural lands;
b. The number of lots on the grid road system shall be restricted in order to maintain
the rural character and road function and to avoid strip development; and
c. Notwithstanding the above, opportunities for residential infill within existing rural
residential corridors/strips should be encouraged where strip development is not
extended or created.
6.1.10 Home Occupation/Industry Use
1. In any permitted dwelling unit, a home occupation or home industry is permitted as a
secondary use.
2. The home occupation/industry shall not change the character or appearance of the building
as a dwelling.
3. The Zoning By-law shall contain provisions regulating home occupation/industry uses.
4. A Bed and Breakfast establishment shall be considered as a Home Occupation Use only
within a permitted single detached dwelling.
5. Access to a lot that permits a Bed and Breakfast establishment shall only be provided directly
from a public road.
6. Notwithstanding Section 6.1.10.1, on a lot with an existing non-farm residential dwelling, one
home occupation is permitted in an accessory building on the same lot as the occupant's
dwelling in an Agricultural or Rural designation.
7. Entrances serving home occupations, industry or businesses located adjacent to provincial
highways shall require the approval of the Ministry of Transportation (MTO). The MTO will
require that the property owner obtain an entrance permit and a sign permit, if necessary.
As a condition of these permits, the MTO will require the property owner to acknowledge
that the use of their existing entrance cannot be converted to a commercial entrance in the
future and that an additional entrance will not be permitted to accommodate the home
occupations, industry or business. Additionally, future severances that would result in a
separate entrance to a business and one for the retained parcel will not be supported.
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Township of Ramara Official Plan
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6.1.11 Principal Main Line Railway Noise, Vibration and Safety
1. Where appropriate, the Township will require the preparation of a railway noise study in
consideration of the proposed development of new sensitive land uses, such as residential
dwellings, requiring a planning approval that are located within 300 metres of the principal
main line railway right-of-way, and that appropriate mitigation measures such as setbacks,
berms and security fencing shall be required as a condition of any Township approval in
consultation with the railway.
2. Where appropriate, the Township will require the preparation of a railway vibration study in
consideration of the proposed development of new building and structures requiring a
planning approval that are located within 75 metres of the principal main line railway right-
of-way, and that appropriate mitigation measures, such as setbacks, berms and security
fencing, shall be required as a condition of any Township approval in consultation with the
railway.
3. Where appropriate, all developments in proximity to rail facilities shall be developed in
accordance with the FCM/RAC Guidelines;
a. All proposed buildings to be occupied by an industrial use shall be setback 15
meters from a Principal main line;
b. All proposed residential developments or other sensitive uses located within 300
metres of a railway right-of-way be required to undertake noise studies, to the
satisfaction of the Municipality, in consultation with the appropriate railway
operator, and shall undertake to implement the appropriate measures to mitigate
any adverse effects from noise that were identified in the report and as may be
required by the appropriate railway operator;
c. All proposed residential developments or other sensitive uses located within 75
metres of a railway right-of-way be required to undertake vibration studies, to the
satisfaction of the Municipality, in consultation with the appropriate railway
operator, and shall undertake to implement the appropriate measures to mitigate
any adverse effects from vibration that were identified in the report, and as may be
required by the appropriate railway operator;
d. All proposed building setbacks shall be in accordance with the FCM/RAC
Guidelines. As a general guideline, buildings shall be setback 30 metres with an
appropriate berm abutting the rail right-of-way. Reduced setbacks can be
considered in certain circumstances dependant on the proposed use and in
conjunction with additional studies and alternative safety measures, to the
satisfaction of the Municipality, in consultation with the appropriate railway
operator;
e. All proposed residential developments or other sensitive uses located adjacent to
railways shall implement appropriate mitigation measures, including but not limited
to, safety setbacks, berms, crash barriers and security fencing, in accordance with
the FCM/RAC Guidelines;
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f.
All proposed residential developments or other sensitive uses located adjacent to
railways shall implement the applicable warning clauses provided by the
appropriate railway operator;
g. All proposed residential developments or other sensitive uses located adjacent to
railways shall implement, secure and maintain any required rail noise, vibration,
and safety impact mitigation measures, along with any required notices on title,
such as development agreements, warning clauses and/or environmental
easements, through appropriate legal mechanisms, to the satisfaction of the
Municipality and the appropriate railway operator;
h. All proposed residential developments or other sensitive uses located in proximity
to rail facilities shall evaluate, prioritize and secure grade separation of railways and
major roads, in co-operation with Transport Canada and the appropriate railway
operator;
i.
All proposed vehicular property access points shall be located at a minimum 30
meters setback from an at-grade railway crossings; and
j.
A chain link fence of a minimum of 1.83 meters in height shall be installed and
maintained along the mutual property line shared with the railway right of way for all
proposed developments.
4. Stormwater management facilities:
a. Railway corridors/properties with their relative flat profile are not typically designed
to handle additional flows from neighboring properties, therefore, future
developments should not discharge or direct stormwater, roof water, or floodwater
onto a railway right of way. Any proposed alterations to the existing drainage
pattern affecting railway property must receive prior concurrence from the
appropriate railway operator.
b. Stormwater or floodwater flows should be designed to maintain the structural
integrity of the railway corridor infrastructure; avoid sediment deposits; and prevent
adverse effects on the railway right of way. Drainage systems should be designed
to capture storm waters on-site or divert the flow away from the rail corridor to an
appropriate drainage facility.
c. Stormwater management facilities must be designed to control stormwater runoff
to pre-development conditions including the duration and volume of the flow and
accordingly have no impacts on the railway right of way, including ditches, culverts,
and tracks.
5. Recreational uses:
a. To mitigate any potential trespassing onto the railway right of way, the installation
of a minimum 1.83-meter-high chain link safety fence along public parks and trails
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Township of Ramara Official Plan
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and site-specific landscaping design to improve the visual quality of the areas
adjacent to the railway corridors is encouraged.
6.1.12 Setback from the High-Water Mark
With the exception of boat houses, docks and other permitted shoreline structures, the setback for
new buildings and structures from the existing high-water mark shall be 30 metres, wherever
possible. Any variance from the setback established in the Zoning By-law for new buildings and
structures shall only be allowed by amendment to the Zoning By-law, or by a Minor Variance
permitted by the Committee of Adjustment and may require an Environmental Impact Study or a
Natural Hazard Assessment, if applicable to the satisfaction of the Township.
6.1.13 Gun Clubs and/or Shooting Ranges
1. Gun Clubs and/or Shooting Ranges, as defined herein, are land uses that are not permitted,
as of right, within any land use designation and Zone in the Township of Ramara.
2. Notwithstanding subsection 6.1.13.1, Gun Clubs and/or Shooting Ranges may be permitted
only within the "Rural" Designation and "Rural" Zone and are subject to satisfying the criteria
set out in subsection 7.4.8 of this Plan including the passing and coming into effect of a
Zoning By-law amendment, and the approval under the site plan control area by-law.
3. A property owner may, subject to the Township of Ramara' "Discharge of Firearms Bylaw",
lawfully discharge firearms on such owner's property for purposes of target shooting,
provided the owner's property does not include a Gun (Shooting) Club and/or Shooting
Range.
6.2
Natural Heritage Policies
6.2.1 General
1. In order to properly manage and enhance the existing built Village and Rural Settlement
Areas, while protecting or improving the quantity and diversity of the natural environment,
the Township will endeavor to take a strategic approach to planning for long -range
development.
2. The local Natural Heritage System, which includes a system of hydrologic and natural
heritage features and areas is shown as the Greenlands designation in Schedule 'A1' and is
further identified in Schedule 'A2' to this Plan. All identified hydrologic and natural heritage
features and areas located outside of the Greenlands designation are shown on Schedule
A2' to this Plan.
3. The Township and its review agencies will co-ordinate their efforts in the review of
development applications and the creation of long-range planning policies. The co-
ordination of these bodies will develop an approach to planning that reflects the desired
growth patterns of the Township and the needs of the natural environment in the context of
Section 6
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Township of Ramara Official Plan
Page. 48
the policies of this Plan, the Provincial Planning Statement 2024, and the Lake Simcoe
Protection Plan, 2009 (LSPP).
6.2.2 Objectives
Objectives for natural features and areas include the following:
1. Protect natural features and areas for the long term.
2. The diversity and connectivity of natural features in an area, and the long-term ecological
function and biodiversity of natural heritage systems should be maintained, restored, or
where possible, improved, recognizing linkages between and among natural heritage
features and areas, surface water features and ground water features.
3. Development and site alteration shall not be permitted in significant wetlands in Ecoregions
5E, 6E and 7E.
4. Development and site alteration shall not be permitted in:
a. significant wetlands in the Canadian Shield north of Ecoregions 5E, 6E and 7E;
b. significant woodlands in Ecoregions 6E and 7E;
c. significant valleylands in Ecoregions 6E and 7E;
d. significant wildlife habitat; and
e. significant areas of natural and scientific interest;
unless it has been demonstrated that there will be no negative impacts on the natural features or
their ecological functions.
5. Development and site alteration shall not be permitted in fish habitat, except in accordance
with provincial and federal requirements.
6. Development and site alteration shall not be permitted in habitat of endangered species and
threatened species, except in accordance with provincial and federal requirements.
7. Development and site alteration shall not be permitted on adjacent lands to the natural
heritage features and areas identified in policies 6.2.2.3, 6.2.2.4 and 6.2.2.5 unless the
ecological function of the adjacent lands has been evaluated, and it has been demonstrated
that there will be no negative impacts on the natural features or on their ecological functions.
8. Identify, in consultation with the County of Simcoe, the Ministry of Natural Resources and
Forestry ( MNRF), Ministry of Environment, Conservation, and Parks ( MOECP), and the
Conservation Authority significant woodlands, significant valleylands, significant wetlands,
wetlands, and significant wildlife habitat for the purposes of protection as specified in the
PPS and the LSPP, where applicable.
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Township of Ramara Official Plan
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9. To address loss of natural features through ecological offsetting practices, where applicable
according to the Lake Simcoe Protection Plan.
10. Nothing in the policy 6.2 is intended to limit the ability of agricultural uses to continue.
6.2.3 Greenlands Designation
Simcoe County has implemented, through the County of Simcoe Official Plan, the Greenlands
designation, which is intended to identify the natural heritage system for the Township. The policies
associated with the Greenlands designation are intended to maintain, restore, or enhance the
diversity and connectivity of the Natural Heritage System and the long-term ecological or hydrologic
functions of the features and areas.
1.
All lands designated Greenlands within the County of Simcoe Official Plan have been
designated on Schedule 'A1' of this Plan. Policies associated with the Greenlands designation
are found in Section 7.2 of this Plan.
2.
Boundaries of natural heritage features and natural resource areas shown on any schedule in
this Plan may be interpreted by Township Council subject to precise study and measurement
and consultation with other agencies.
3.
References to federal and provincial government statutes, regulations, policies and guidelines
and to the County of Simcoe Official Plan includes amendments thereto.
4.
The policies of Section 6.2.4 to 6.2.5 of this Plan shall apply if natural heritage areas and/or
features are discovered on or adjacent to the property that is not located within the
Greenlands designation.
6.2.4 Natural Heritage Features and Areas
The Township recognizes the need to develop policies that will protect and where possible enhance
the natural heritage features and areas within the Township of Ramara. As such, this Plan recognizes
the following natural features and their functions:
Provincially Significant Wetlands
Evaluated, Non-Provincially Significant Wetlands (Locally Significant Wetlands)
Unevaluated wetlands
Waterbodies, including lakes and permanent and intermittent streams
Significant Areas of Natural and Scientific Interest (ANSI)
Fish Habitat
Significant Wildlife Habitat
Habitat of Endangered Species and Threatened Species
Significant Woodlands
Significant Valleylands
Sensitive surface water features and sensitive ground water features
Natural Areas abutting Lake Simcoe
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Schedule 'A2' identifies these features as mapped by the County. If it has been determined that any
of the above features are present, but not identified on Schedule 'A2', Section 6.2 still applies.
6.2.5 Adjacent Lands
All development and/or site alteration in all land use designations are subject to the general and
specific Natural Heritage goals, objectives and policies in this Plan. However, for the purposes of
Section 6.2, lands "adjacent" to a natural heritage feature shall be determined as follows:
a. Within 120 metres of a significant wetland;
b. Within 120 metres of a coastal wetland;
c. Within 120 metres of locally significant or unevaluated wetlands;
d. Within 120 metres of in-land lakes or watercourses;
e. Within 120 metres of an ANSI (Life Science);
f.
Within 50 metres of an ANSI (Earth Science);
g. Within 120 metres of significant woodlands
h. Within 120 metres of significant valleylands;
i.
Within 120 metres of significant wildlife habitat;
j.
Within 120 metres of fish habitat;
k. Within 120 metres of natural areas abutting Lake Simcoe.
6.2.6 Natural Features, Areas and Associated Policies
a. The Natural Features noted in Section 6.2.4 of this Plan are identified on Schedule 'A2' to
this Plan.
b. Lands within the Greenlands designation or identified under Section 6.2.5 are subject to the
policies of Sections 6.2.8 through 6.2.14 of this Plan.
c. Natural hazard areas and features, which may pose a threat to life and property due to
inherent characteristics such as floodplains, unstable soils and steep slopes, are also shown
on Schedule 'A1', 'A2' and 'A3' to this Plan. The policies that apply to such areas are set out
in Section 6.3 of this Plan.
Mapping Inaccuracies
It is recognized that the mapping used to create Schedules ' A1' and ' A2' may be subject to
refinement based on site visits and site-specific evaluations. Where areas identified as being located
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within or adjacent to natural features identified in Section 6.2.4 and 6.2.5 are confirmed by the
Township, MNRF and/or the Conservation Authority to be inaccurate, no EIS will be required, and
development shall be permitted in accordance with the adjacent land use designation. An
amendment to the Zoning By-law may, however, be required to recognize any changes in mapping.
Existing Uses
The Policies of Sections 6.2.7 through 6.2.15 shall not be applied to prevent the issuance of a
building permit nor necessitate an Environmental Impact Study in support of a building permit on
existing lots of record within 120 metres, provided that the lot on which development is to occur is
located in a designation other than Greenlands, or, if located in the Greenlands designation, satisfies
all other applicable policies of Section 6.2 of this Plan. Notwithstanding this policy, an EIS prepared
in accordance with Section 6.2.7 of this Plan shall be required on an existing lot of record if a change
in zoning is required to permit new development.
6.2.7 Environmental Impact Study
1. Where determined by the Township, a proponent may be required to prepare an
Environmental Impact Study (EIS) as part of any proposal for development or site alteration,
where the potential exists for a negative impact on natural heritage features or their
ecological functions on the lands or on adjacent lands identified in Section 6.2 of this Plan.
2. The requirement for and scope of an EIS report may be determined by the Township in
consultation with the Conservation Authority, the MNRF and/or Ministry of Environment,
Conservation and Parks, where applicable.
3. Ecological offsetting to compensate for loss of natural features may be permitted in specific
circumstances subject to applicable provincial policy.
4. All EIS report shall be prepared by a qualified professional in accordance with Terms of
Reference provided by the Township or the Conservation Authority on behalf of the
Township.
5. When an EIS is required, a site plan or development agreement may be entered into between
the developer or landowner and the Municipality to ensure that the recommendations of the
EIS are implemented.
6.2.8 Wetlands
The four major types of wetlands are swamps, marshes, bogs and fens. Periodically soaked or wet
land being used for agricultural purposes which no longer exhibit wetland characteristics are not
considered to be wetlands for the purposes of this definition.
Provincially Significant Wetlands
Provincially Significant Wetlands (PSW) are identified as "Wetlands" on Schedule 'A2'. The precise
boundary and location of a PSW shall be determined in consultation with the MNRF, Conservation
Authority, and/or Township in accordance with provincial policy.
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In addition to the other policies of Section 6.2 of this Plan, the following policies apply to PSW and
the lands within 120 metres of them.
a)
Development and site alteration shall not be permitted in PSW in accordance with provincial
policy.
b)
Development and site alteration shall not be permitted on adjacent lands to a PSW unless
the ecological function of the adjacent lands has been evaluated as per Section 6.2.7 of this
Plan and it has been demonstrated that the proposed development is consistent with
applicable provincial policy.
Surface Water Features
Wetlands which have not been identified as Provincially significant are nonetheless important at a
regional or local level and are regarded as surface water features. The Township will ensure that
surface water features are protected for the long term by maintaining, improving or where possible,
restoring these features and their ecological and hydrological functions; recognizing linkages
between and among natural heritage features and areas, surface water features and ground water
features.
a. When development or site alteration is proposed in an identified unevaluated wetland, or on
lands within 120 metres of those features, the Township may require that an evaluation of
the wetland be undertaken to determine its significance and boundaries.
b. Development and site alteration shall be restricted in or near sensitive surface water
features and sensitive ground water features such that these features and their related
hydrologic functions will be protected, improved or restored, which may require mitigative
measures and/or alternative development approaches.
6.2.9 Areas of Natural and Scientific Interest (ANSI)
The following policies shall apply to the significant ANSIs identified on Schedule 'A2' to this Plan:
a. Development shall not be permitted in significant ANSIs unless it has been demonstrated
through the completion of an Environmental Impact Study (EIS) in accordance with the
requirements of Section 6.2.7 of this Plan that there will be no negative impacts on the
natural features or their ecological functions.
b. Development and site alteration shall not be permitted on adjacent lands to significant ANSIs
unless the ecological function of the adjacent lands has been evaluated and it has been
demonstrated through the completion of an EIS in accordance with the requirements of
Section 6.2.7 of this Plan that there will be no negative impacts on the natural features or
their ecological functions.
6.2.10 Fish Habitat and Wildlife Habitat
The Township may, in consultation with the MNRF, undertake studies and surveys to identify and
designate fish habitat and significant wildlife habitat areas for protection and conservation from
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incompatible land uses and activities. Other wildlife habitat may be identified during the development
review process. The following policies shall apply to the fish habitat and significant wildlife habitat
within the Township:
a. Development or site alteration shall not be permitted in fish habitat except in accordance
with provincial and federal requirements. The Township shall consult with the Department of
Fisheries and Oceans to determine such requirements.
b. Where development and/or site alteration is proposed within 120 metres of fish habitat, an
Environmental Impact Study (EIS) will be required to assess the potential impact on fish
habitat, in accordance with the policies contained in Section 6.2.7 of this Plan.
c. Significant wildlife habitat areas within the Township are not mapped on Schedules 'A1' or
A2'.
d. At such time as this information becomes available, the Township will work with Simcoe
County and the MNRF to identify significant wildlife habitat within the Township.
e. In the interim, Council shall require development proponents to undertake studies completed
by a qualified professional to confirm the presence/absence of significant wildlife habitat, to
determine if the proposed development and/or site alteration within or on the adjacent lands
to (within 120 metres) the significant wildlife habitat will result in a negative impact on the
habitat or its ecological functions, and to recommend appropriate mitigative measures.
These studies should reference the MNRF Significant Wildlife Habitat Technical Guide for
study requirements and guidance.
f.
Development and/or site alteration shall not be permitted in or on the adjacent lands to
within 120 metres) significant wildlife habitat unless it has been demonstrated through the
completion of an EIS in accordance with the requirements of Section 6.2.7 of this Plan that
there will be no negative impacts on the habitat or its ecological functions, in accordance
with policies of the PPS.
g. Fish habitat shall be identified in consultation with the Department of Fisheries and Oceans.
6.2.11 Endangered or Threatened Species
The MOECP administers the Endangered Species Act (2007) to protect and conserve species at
risk and their habitats. Under the Endangered Species Act, the Ministry is responsible for identifying
and approving general and regulated habitat, as well as giving technical advice on species at risk
and their habitats. The technical advice provided under the Endangered Species Act supports the
implementation of the natural heritage policies of the PPS. For the purpose of the PPS, the MOECP
is responsible for approving the delineation of habitat for species identified as endangered or
threatened.
In order to determine the presence of threatened or endangered species or species at risk and to
assess the impacts that proposed activities may have on the habitat of threatened and endangered
species, a site assessment by a qualified professional is required to be completed at the appropriate
time of year. The assessment must identify whether any endangered or threatened species are
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present and whether the proposed activities will have any impact on threatened or endangered
species or their habitat. The MOECP can be contacted for further direction regarding site specific
proposals.
EIS or other planning reports may help with identifying the extent of the habitat of endangered
species and threatened species. The significant habitat of endangered species and threatened
species will be based on an evaluation of the following considerations:
a. Assessments reviewed and approved by the MOECP regarding the extent of the species'
habitat;
b. Habitats or areas delineated by the MOECP and/or regulated under the Endangered Species
Act; and
c. For species listed on the Species at Risk in Ontario list as endangered or threatened, an
area for which the species depends, directly or indirectly, to carry on its life processes,
including life processes such as reproduction, rearing, hibernation, migration or feeding.
The following policies shall apply to the habitat of endangered species and threatened species within
the Township:
a. The location of the habitat of endangered species and threatened species is not specifically
identified on Schedules 'A1' or 'A2' of this Plan.
b. The Township will review development applications using the best and most up-to-date
available information on endangered and threatened species location that is available from
the MOECP.
c. Development and site alteration shall not be permitted in habitat of endangered species and
threatened species, except in accordance with provincial and federal requirements.
6.2.12 Significant Woodlands
Wooded areas within the Township have not yet been evaluated to determine their significance. At
such time as this information becomes available, the Township will work with Simcoe County and
the MNRF to identify significant woodlands within the Township.
Recognizing the importance of woodlands, the following policies shall apply to Woodlands within the
Township:
a. When development and/or site alteration is proposed within an unevaluated woodland or any
required vegetative protection zone, the Township may require that an evaluation of the
woodlands (as per provincial guidelines) be undertaken to determine its significance.
b. Within the LSPP jurisdiction, development and/or site alteration shall not be permitted in
significant woodlands except in accordance with the permitted uses under the LSPP.
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c. Development and/or site alteration will not be permitted within significant woodlands outside
of the LSPP jurisdiction or on adjacent lands (within 120 metres) to any significant woodlands
unless it has been demonstrated through the completion of an EIS in accordance with the
requirements of Section 6.2.7 of this Plan that there will be no negative impacts on the
woodland or its ecological functions and/or it has been demonstrated that the proposal
meets the policies of the LSPP, where applicable.
6.2.13 Natural Features and Areas within the Lake Simcoe Protection Plan Boundary
Natural areas and features within the Lake Simcoe watershed have been identified by Lake Simcoe
Region Conservation Authority and are protected under the LSPP. Recognizing the importance of
natural features and areas, the following policies shall apply within the Township:
a. Development and/or site alteration shall not be permitted in natural areas and features within
the Lake Simcoe watershed except in accordance with the permitted uses and policies
contained within the LSPP.
b. Development and/or site alteration on adjacent lands (within 120 metres) to any natural area
or natural feature within the Lake Simcoe watershed unless it has been demonstrated that
the proposal meets the policies of the LSPP, where applicable.
Natural Hazards
1. Development and/or site alteration that results in property damage, and human health and
safety risks from flooding, erosion, dynamic beaches, unstable soils and unstable bedrock
will not be permitted except in accordance with the natural hazards policies in the PPS.
2. New development and/or site alteration shall not be permitted within the farthest landward
limit of any flooding hazard, erosion hazard and dynamic beach hazard associated with any
lake determined by:
a. The portions of the dynamic beach hazard defined as 15 metres or according to local
conditions; in addition, the 100-year flood level plus 5 metres or according to local
conditions;
b. The flooding hazard defined as the 100-year flood level plus a 5-metre flood
allowance for wave uprush and other water related hazards or according to local
conditions; and
c. The erosion hazard defined as the greater of the stable slope plus a 15-metre erosion
allowance or an erosion allowance of 15 metres from the first lakeward break in the
slope or according to local conditions.
3. New development and/or site alteration shall not be permitted within the farthest landward
limit of river and stream systems determined by:
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a. flooding hazards defined as the greater of the Timmins storm event, Hurricane Hazel
event or the 100-year flood or observed flood event; and
b. erosion hazards defined for confined systems and unconfined systems as
determined in MNRF Natural Hazards Technical Guides.
4. New development and/or site alteration may be permitted in hazardous lands and hazardous
sites other than those established by Sections 6.3.2 and 6.3.3, if the following criteria are
satisfied:
a. the hazards can be safely addressed and the development and site alteration are
carried out according to established standards and procedures;
b. new hazards are not created and existing hazards are not aggravated;
c. no adverse environmental impacts will result;
d. for residential and overnight occupancies, vehicles and people have a way of safely
entering and exiting the area during times of flooding, erosion and other
emergencies; and
e. the development does not include:
i. institutional uses including hospitals, long-term care homes, retirement
homes, pre-schools, school nurseries, childcare centres and schools,
ii. essential emergency services such as that provided by fire, police and
ambulance stations and electrical substations;
iii. uses associated with the disposal, manufacture, treatment or storage of
hazardous substances.
5. Uses otherwise allowed within hazardous lands and hazardous sites are:
a. open space areas for public and private recreational activities;
b. permitted agricultural activities and accessory structures;
c. structures and works for flood and erosion-sediment control;
d. expansions to existing permitted structures, provided that an existing and potential
hazard to property and human health and safety is not continued or created;
e. open space areas associated with uses of permitted buildings and structures;
f. boat houses, boating docks and shorewalls; and
g. existing buildings and structures according to the Township Zoning By-law.
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6. Where applicable, proposed development and/or site alteration of hazardous lands and
hazardous sites shall be subject to federal, provincial, county and township statutes,
regulations, policies and guidelines, as well as the regulations, policies and guidelines of the
appropriate Conservation Authority.
7. Where the two zone concept for flood plains is applied through a Special Policy Area
approved by the Ministers of Municipal Affairs and Housing and Natural Resources and
Forestry, development and site alteration may be permitted in the flood fringe, subject to
appropriate flood proofing to the flooding hazard elevation or another flooding hazard
standard approved by the Minister of Natural Resources and Forestry in accordance with
the PPS.
8. Mapped floodplains are shown on Schedule " A3" based on available data supplied from
floodplain analyses, Conservation Authorities and MNRF. Boundaries of the floodplains
shown on any schedule in this Plan may be interpreted through application review subject
to precise study, measurement and consultation with other agencies as appropriate.
6.4
Human- Made Hazards
1. Development on, abutting or adjacent to lands affected by mine hazards; oil, gas and salt hazards;
or former mineral mining operations, mineral aggregate operations or petroleum resource
operations may be permitted only if rehabilitation or other measures to address and mitigate
known or suspected hazards are under way or have been completed.
2. Sites with contaminants in land or water shall be assessed and remediated as necessary prior to
any activity on the site associated with the proposed use such that there will be no adverse
effects.
6.5
Natural Resource Policies
6.5.1 Natural Resources
The natural resources of the Township are those renewable and non-renewable naturally occurring
products that sustain the economy in the Township. These include agricultural land and soils,
mineral aggregate resources, water and forests.
6.5.2 Natural Resource Goal
The natural resource goal of the Township is to protect and preserve these consumptive resources
for current use and for future generations. These resources have social and environmental values
balanced with their commercial value.
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6.5.3 Agricultural Resources
1. The Prime Agricultural Areas of the Township are identified as the Agricultural designation
on Schedule 'A1' of this Plan.
2. The agricultural economy of the Township is dependent upon the protection of Prime
Agricultural Areas, these areas are designated and shall be protected for long-term use for
agriculture.
3. Agricultural uses, agriculture-related uses and on-farm diversified uses are permitted in
prime agricultural areas based on provincial guidance.
4. The Township may only permit non-agricultural uses in prime agricultural areas for:
a. Mineral aggregate resource areas according to the PPS and the policies of this Plan;
or
b. Limited non-residential uses in accordance with the PPS.
5. Owners and operators of land-based agricultural activities are encouraged to support best
farm management practices, nutrient management, land stewardship and the conservation
of natural heritage features and functions.
6. Impacts from any new or expanding non-agricultural uses on the agricultural system are to
be avoided, or where avoidance is not possible, minimized and mitigated as determined
through an agricultural impact assessment or equivalent analysis, based on provincial
guidance.
7. Agricultural operators and landowners are encouraged to ensure that planned expansions
of farms, livestock operations and animal waste disposal are compatible with existing and
planned non-agricultural uses in the Township.
8. Where appropriate, the Township may review applications for new or expanded livestock
operations with regard to nutrient management in consultation with the relevant provincial
government ministries and agencies.
6.5.4 Mineral Aggregate Resources
1. Mineral Aggregate Resources are materials including gravel, sand, clay, earth, shale, stone,
limestone, rock suitable for construction, industrial, manufacturing, maintenance and
landscaping purposes. Mineral aggregate resources shall be protected for long-term use.
2. As much of the mineral aggregate resources as is realistically possible shall be made
available as close to market as possible. Demonstration of need for mineral aggregate
resources, including any type of supply/demand analysis, shall not be required as a part of
an application for extraction.
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3. Mineral Aggregate Resource Areas (MARAS) have a high potential for extraction due to the
high quality of the mineral aggregate resource.
4. High Potential Mineral Aggregate Resource Areas (HPMARAS) are the identified primary
sand and gravel resources and the bedrock resources in the Township.
5. HPMARAS are shown on Schedule 'D' of this Plan and are not a land use designation.
6. The HPMARAS do not identify all of the resources where extraction may occur, rather it is
intended to ensure that consideration is given to these resources when the Township is
considering land use decisions.
7. The HPMARAS and areas adjacent to HPMARAS are protected from development and/or
site alteration that would preclude or hinder the establishment of new or expanded
aggregate operations or access to the resource, according to the PPS. The land uses in
HPMARAS that are acceptable include existing uses, farming, agricultural uses, forest
resources, natural heritage protection and utilities.
8. Development and/or site alteration in HPMARAS will be considered by the Township where:
a. extraction would not be feasible;
b. the proposed land use, development or site alteration serves a greater long term
public interest;
c. issues of public health, public safety and environmental impact are addressed; and
d. the establishment or expansion of aggregate operations in the area is not precluded
or hindered.
9. When new development (through a Planning Act application) is proposed within 300 metres
of lands zoned Mineral Aggregate Extraction or within 500 metres of lands identified on
Schedule D-High Potential Mineral Aggregate Resource Area, the Township shall be
satisfied that the proposed use is compatible with the current and future operation of a
mineral aggregate resource operation or with potential future aggregate operations located
on lands within the Mineral Aggregate Resources designation (Licensed and Potential). In
some cases, setbacks between the uses may be required to minimize conflicts. In order to
determine if a new proposed development use is compatible with an existing or potential
aggregate extraction operation, the development proponent will be required to demonstrate
that the proposed use shall:
a. in the case of an existing aggregate operation, provide for the necessary mitigation
of impacts arising from the existing pit, including future phases which are under
license but are yet to be extracted, to meet applicable provincial standards,
regulations and guidelines; and
b. in the case of lands designated High Potential Mineral Aggregate Resources Area,
will not sterilize the aggregate resource from future expansion and will provide for
the necessary mitigation of impacts arising from the potential pit.
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10. The Township may require aggregate impact study, noise study, traffic study and/or other
studies for new development adjacent to lands designated for Mineral Aggregate Resources.
11. Owners and operators of licensed pits and quarries are encouraged to ensure that planned
expansions of licensed areas and increased extraction of the resource are compatible with
existing and planned land use in the Township.
12. The Township will aim to maintain and enhance the health, safety and quality of life for its
residents, the natural environment and water resources, and community.
13. The Township will ensure that the extraction of aggregate resources is undertaken in a
balanced manner which adheres to the environmental planning principles of this Plan, which
will recognize the community's character and social values over the short and long-term.
14. Progressive and final rehabilitation shall be required to accommodate subsequent land
uses, to promote land use compatibility, to recognize the interim nature of extraction, and
to mitigate negative impacts to the extent possible. Final rehabilitation shall take
surrounding land use and approved land use designations into consideration.
15. The Township will encourage comprehensive rehabilitation planning where there is a
concentration of mineral aggregate operations.
16. Extraction in Prime agricultural areas and on prime agricultural land is permitted as an
interim use provided that the impacts to the prime agricultural areas are addressed and the
site will be rehabilitated back to an agricultural condition unless otherwise not required by
provincial policy.
6.5.5 Water Resources
1. Surface and groundwater resources are complex integrated systems such as recharge and
discharge areas, lakes, rivers, streams, ponds and aquifers.
2. Groundwater aquifers are the primary source of water taking supplies for agricultural,
industrial, commercial and domestic purposes and therefore the quality and quantity of the
water resources need to be protected.
3. In consideration of proposed water taking and use in sensitive groundwater recharge and
discharge areas, the Township will rely on hydrogeological and hydrological studies and
wellhead protection studies prepared by proponents and government agencies.
4. Where appropriate, subwatershed studies and plans will be prepared by proponents of all
large water takings (over 50,000 Litres per day) to determine the groundwater quality and
quantity characteristics.
5. The Township will use the Provincial Water Quality Standards in considering land use
implementation for ground and surface water quality and quantity.
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6. Jointly with the provincial agencies, Simcoe County and the relevant Conservation
Authorities, the Township may establish an inventory of and guidelines for water quality
targets for Lake Simcoe, Lake Couchiching and other major inland lakes.
6.5.6 Forest Resources
1. Forest resources are valuable for timber production and should be managed according to
sustainable practices.
2. The Township encourages landowners to undertake forest management plans as a basis for
identification, protection and enhancement of the resource.
3. The Township's responsibility is to consider the potential impact of proposed development
and/or site alteration in settlement areas and in resource areas on the productive forest
resource.
4. The Township supports the implementation of the County of Simcoe Forest Conservation
By-law and the protection and management of County Forest lands.
5. The Township will consider preparing a woodland management strategy for Township owned
lands.
6.6
Economic Policies
1. The Township recognizes and supports a strong economic base suitable to the needs of the
community and reflecting its characteristics.
2. Long-term economic prosperity is encouraged to achieve the benefits of community well-
being and a healthy environment.
3. The Township shall ensure that an adequate land supply for existing and future economic
activities is available in settlements and in business parks and that opportunities for servicing
are provided by landowners in partnership with the Township.
4. The Township will continue to support agricultural activities as a primary economic base of
the Township.
5. The Township will continue to support the emerging tourism-related commercial activities
associated with the casino and natural areas.
6. The Township will continue to support the vitality of existing businesses and provide for
expansion within the goals, objectives and policies of this Plan and will support business
promotional initiatives by the private sector.
7. The Township will undertake improvements in the core areas of the Villages and Rural
Settlement Areas according to approved community improvement plans.
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6.7
Infrastructure and Public Services Facilities
1. Planning for infrastructure and public service facilities shall be coordinated with land use
planning to achieve the vision and guiding principles of this Plan to ensure the infrastructure
and public service facilities are:
a. Financially viable over their life cycle, which may be demonstrated through asset
management planning;
b. Leverage the capacity of development proponents where appropriate; and
c. Are available to meet current and projected needs.
2. Before consideration is given to developing new infrastructure and public service facilities,
the use of existing infrastructure and public service facilities should be optimized, and
opportunities for adaptive re-use should be considered where feasible.
3. Infrastructure and public service facilities should be strategically located to support the
effective and efficient delivery of emergency management services, and to ensure the
protections on public health and safety in accordance with policies in the PPS.
4. Public service facilities and public services shall, wherever feasible, be co-located in
community hubs and integrated to promote cost-effectiveness where feasible, including that
alternative parking arrangements, such as shared or off-site parking facilities, shall be
permitted, provided that an agreement(s) is entered into with the Township to ensure the
continued availability of the alternative parking arrangement.
5. The Township shall collaborate and consult with service planning, funding, and delivery
sectors to facilitate the co-ordination and planning of community hubs and other public
service facilities.
6. New public service facilities, including hospitals and schools, will be directed to Settlement
Areas and preference should be given to sites that are in close proximity to population
density, contain services and easily accessible by active transportation and transit, where
that service is available. The Township shall provide adequate buffering between community
facility uses and adjoining residential uses.
7. The Township commits to collaborating with school boards to consider and encourage
innovative approaches in the design of schools and associated childcare facilities, such as
schools integrated in high-rise developments, in strategic growth areas, and other areas
with a compact built form.
8. Infrastructure and Public service facilities may be permitted within any designation and may
be permitted outside of a settlement area if there is a demonstrated need. Proposals for new
public service facilities in the Agricultural designation shall require an amendment to this
Plan. Minor expansions to existing public service facilities may be permitted provided all of
the following are demonstrated:
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a. the lands do not comprise a specialty crop area;
b. the proposed use complies with the minimum distance separation formulae;
c. there is an identified need to accommodate the proposed use;
d. alternative locations have been evaluated;
e. there are no reasonable alternative locations which avoid prime agricultural areas;
and
f. there are no reasonable alternative locations in prime agricultural areas with lower
priority agricultural lands, and subject to an agricultural impact assessment, if
required to the satisfaction of the Township.
6.8
Cultural Heritage Resources
1. The Township recognizes that the cultural heritage of the Township is integral to supporting
and maintaining community well-being.
2. The Township will ensure that proposals for development and/or site alteration shall have
regard for the conservation of significant archaeological resources, built heritage resources
and cultural heritage landscapes.
3. The Township may require the preparation and submission of archaeological assessments
when considering proposals for development and/or site alteration in areas of archaeological
potential. Areas of archaeological potential may be determined through criteria established
by the Province, the County of Simcoe Archaeological Management Plan or through the
preparation of an Archaeological Management Plan by the Township.
4. The Township may require the preparation and submission of a cultural heritage impact
statement where a proposed development or site alteration includes or is adjacent to
significant built heritage resources or a cultural heritage landscape.
5. The Township will encourage the appropriate designation of heritage properties in all land
use designations according to Provincial statutes, regulations and policies.
6. The Township will provide for the preparation of inventories of cultural heritage resources
according to the County of Simcoe Official Plan.
7. The Township shall consult with Indigenous communities to consider their interests when
reviewing, identifying, protecting and managing cultural heritage and archaeological
resources. The Township will circulate and share any archaeological study results with
interested Indigenous communities.
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6.9
Transportation Policies
1. The Township shall require a traffic study to address both the impact of any new
development
upon
the
provincial
highway
system
and
any
associated
highway
improvements that are required prior to the approval of any secondary plans or subdivisions.
2. 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 area will be subject to MTO's policies, standards and requirements. Direct
access to provincial highways will be discouraged.
3. The Township shall strive to improve railway service connectivity and explore future
opportunities for railway transportation facilities. The Township has identified Brechin as a
potential future railway station location and will further assess the feasibility of railway
infrastructure within the community.
6.10
Short- Term Rental Accommodations
1. Where short-term accommodations, including bed and breakfast establishments, are
permitted as a home industry or home occupation, they shall only be located within the
principal dwelling on the property, and shall be subject to the provisions of the Zoning By-
law to ensure that the Township is satisfied that:
a. The use does not substantially alter the residential character of the property, and the
use is compatible with the built form of the adjacent community;
b. The use should be serviced by full municipal water supply and sanitary sewage
disposal services. The use of a private water supply and/or a private sanitary sewage
disposal system may be permitted where the adequacy of such services has been
demonstrated to the satisfaction of the Township;
c. Adequate off-street parking shall be provided at a standard of no less than one space
per guestroom. When there are two or more guest rooms offered for rent, the guest
parking shall be screened from adjacent properties;
d. The unit or part of the unit shall only be made available for short-term
accommodations if it conforms with the Ontario Building Code, Fire Code, and any
other applicable legislation, regulation, or standard; and
e. No short-term accommodation shall be established unless a license is issued by the
Township. The Township may limit the number of licenses available to encourage a
balance between long-term and short-term accommodations.
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6.11
Age- Friendly Housing
1. Age-Friendly housing may include nursing homes, retirement homes, garden suites,
additional residential units, a building hosting independent living units including communal
dining with other communal facilities such as on-site facility scale commercial uses and
recreational uses. Independent living units shall be collectively owned and managed by an
operator.
2. Age-Friendly Housing is permitted in the Village Settlement Areas subject to the applicable
zoning provisions.
3. Small scale proposals for housing for seniors may be permitted in other appropriate land use
designations subject to an Official Plan Amendment and Zoning By-law Amendment
excluding the Greenlands, Agricultural, and Industrial designations.
4. Proposals may be considered for age-friendly housing within appropriate designations
subject to addressing issues of neighbourhood and community character, transportation
issues, as well as the other applicable policies of this Plan.
5. Age-Friendly housing is encouraged to be located in close proximity to commercial uses,
public service facilities, and recreational uses and amenities as well as near existing or
planned transit corridors where available.
6. Reduced parking standards may be considered for age-friendly housing and may be subject
to a parking analysis.
7. The Township shall encourage the use of universal design features in site, building and suite
design to support residents to age in place within their mixed communities.
8. Development of age-friendly housing is required to be appropriately designed for the site
and context in which they are proposed including but not limited to scale, massing, and
buffering to adjacent uses. Appropriate on-site infrastructure shall be addressed, which
includes but is not limited to sewage, water, drainage, access and parking.
6.12
Additional Residential Units
1. A maximum of two (2) additional residential units are permitted on a property and subject to
adequate servicing. The additional residential units are permitted within or attached to a
single detached dwelling, semi-detached dwelling or town house dwelling.
2. One additional residential unit is permitted within a building or structure ancillary to the
dwelling, if the dwelling contains no more than 1 additional residential unit and no other
building or structure ancillary to the dwelling contains any residential units.
3. On a lot where a maximum of two (2) additional residential units are established, only one
garden suite shall be permitted, subject to the provision of adequate sewage treatment
facilities.
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4. Additional residential units shall be located in accordance with the provisions set out in the
Township of Ramara Zoning By-law.
6.13
Protected Employment Areas
1. Industrial Lands identified east of the Ramara Industrial Park are protected employment
areas for the municipality as identified in Schedule B-2.
2. The following are prohibited in the protected employment areas: Residential uses,
commercial uses, public service facilities and other institutional uses, sensitive land uses
that are not ancillary to uses permitted.
3. Appropriate transition development will be incorporated adjacent to protected areas to
ensure land use compatibility.
4. Land use compatibility between sensitive land uses and employment areas shall be
maintained in accordance with the policies in this Plan and provincial policy direction.
5. The municipality may remove lands from employment areas only where it has been
demonstrated that:
a. There is an identified need for the removal and the land is not required for
employment area uses over the long term;
b. The proposed uses would not negatively impact the overall viability of the
employment area by:
i. Avoiding, or where avoidance is not possible, minimizing and mitigating
potential impacts to existing or planned employment area uses in
accordance with land use compatibility policies;
ii. Maintaining access to major goods movement facilities and corridors;
iii. Existing or planned infrastructure and public service facilities are available to
accommodate the proposed uses; and
iv. The municipality has sufficient employment lands to accommodate projected
employment growth to the horizon of the approved this Plan .
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LAND USE POLICIES
7.1
General
Schedule 'A1' comprises the Land Use Plan for the Township.
The Land Use Plan establishes the pattern of development in general terms by dividing the Township
into a number of land use designations. The policies governing the use of the lands within the
designations are outlined herein, and implementation will be through the measures contained in
Section 8.
7.1.1 Land Use Designations
The Land Use Plan, identified as Schedule 'A1', divides the Township of Ramara into the following
designations:
Greenlands;
Agricultural;
Rural;
Village Settlement Area;
Rural Settlement Area;
Shoreline Residential;
Industrial;
Destination Commercial;
Highway Commercial; and
Mineral Aggregate Extraction Area.
7.1.2 Land Use Interpretation
The list of Land Uses in each of these designations describes the function of the various types of
uses in the particular area. These land uses are a guide and are to be interpreted by Township
Council when considering planning applications, land use changes, development and/or site
alteration, and in the preparation of the Township's Zoning By-law and amendments.
7.1.3 Lots Created by New Roads
In any area where a new road, street or highway is constructed by a government agency, or an
existing road, street or highway is realigned by a government agency and such construction or
realignment results in the creation of a lot that does not comply with the frontage and/or area
requirements of the zone, a permit to erect a single detached residential dwelling on such lot may
be issued, provided such lot and building comply with all other requirements of the zone as set out
in the Zoning By-law of the Township.
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7.1.4 Legal Non-Conforming Uses
Nothing in this plan will inhibit the continuation of any legally existing land use at the date of approval
of this plan that does not conform with the land use designations as shown on Schedule 'A1'. Should
permissions for the extension or enlargement of such a non-conforming use requires an application
for permission under Section 45(2) of the Planning Act. An application for permission will be
evaluated pursuant to the requirements under 45(2) of the Planning Act and applicable provincial
policy.
7.1.5 Major Lakes and Watercourses
The major lakes and watercourses are not designated on Schedule 'A1' for land uses, except where
there are identified natural heritage features. Although lands covered with water are used for
transportation, resource and recreational purposes, it is the intent of this Plan that the regulation of
these activities and any associated impacts will be subject to the relevant legislation and regulations
of the federal and provincial governments.
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7.2
Greenlands
7.2.1 Purpose
The Greenlands designation identifies the Natural Heritage System of the Township on Schedule
A1'. The purpose of the Greenlands Designation is to protect, conserve and enhance natural
heritage features and functions.
7.2.2 Permitted Land Uses
agricultural uses
agricultural-related uses
on-farm diversified uses
management of natural areas, including buildings and structures for environmental
management purposes
low intensity recreation, excluding buildings
Single detached dwelling on existing lots, where zoning permits
additional residential unit on existing lots, where zoning permits
public and private infrastructure
utilities
7.2.3 Lot Creation
1. The creation of new lots in separate parcels that are currently designated as "Greenlands"
is not permitted, except where existing lots in this designation are expanded in lot area
creating larger areas identified as " Greenlands", provided any remnant lot created is not
identified as "Greenlands".
2. The creation of a new lot or block to be designated by amendment as " Greenlands" is
permitted.
7.2.4 Legally Existing Uses
1. Legally existing uses within the Natural Heritage System will be recognized and can continue
in accordance with Section 6.2. The intent of the Greenlands designation on an active farm
is not meant to restrict the use or to reduce the economic viability of the use.
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7.3
Agricultural
7.3.1 Purpose
The Agricultural designation on Schedule 'A1' of this Plan applies to Specialty Crop Areas and areas
where Class 1, 2 and 3 soils under the Canada Land Inventory Soil Capability for Agriculture
predominate. These lands shall be regarded as the Prime Agricultural Area for the Township of
Ramara and these lands shall be protected for the long term, primarily for farming and agriculturally
related uses.
The PPS requires municipalities to protect prime agricultural areas for long term use for agriculture.
The applicable policies of the PPS shall apply with respect to the removal of lands from the
Agricultural land use designation.
7.3.2 Permitted Land Uses
agricultural use
agriculture-related use
single detached dwelling
additional residential unit
on-farm diversified use
agri-tourism use
home occupations and home industries
kennel (see Section 7.3.5)
management of natural areas and natural resources for environmental management
purposes
passive recreation
public and private infrastructure
accessory uses
7.3.3 Additional Residential Units
1. Where a residential dwelling is permitted in the Agricultural Designation, Additional
Residential Units are permitted in accordance with the policies outlined in Section 6.12 of
this Plan.
2. In addition to the policies outlined in Section 6.12 of this plan, an additional residential unit
must:
a. Comply with the minimum distance separation formulae;
b. Be compatible with and not hinder surrounding agricultural operations;
c. Be of limited scale and be located within, attached or in close proximity to the
principal building or farm building cluster; and
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d. Minimize the land taken out of agricultural production.
3. For greater certainty, additional residential units permitted are in additional to farm worker
housing permitted as an agricultural use.
4. A consent to create two separate lots for two dwellings established in Section 7.3.3 of this
Plan is prohibited.
7.3.4 On-Farm Diversified Uses
1. An on-farm diversified use may be permitted on a farm property as accessory or secondary
to a primary agricultural use.
2. On-farm diversified uses as outlined in the Ontario Ministry of Agriculture, Food and Rural
Affairs Publication 851 and successive legislation include, but are not limited to: home
occupations, home industries, agri-tourism uses, and uses that produce value-added
agricultural products. Examples of on-farm diversified uses include custom meat shops,
packing operations from the farm operation, agri-tourism and agri-recreation activities (for
example, bed and breakfast, bed and bale, farm mazes, farm vacations, special events
facilities such as farm weddings, and educational facilities), cottage wineries and
microbreweries, value-added processing, seasonal roadside produce stands/markets, and
pick-your-own operations.
3. The on-farm diversified use is intended to be limited in area. All facilities associated with the
use shall not occupy an area greater than 2% of the total area of the property to a maximum
of 1 hectare in accordance with Publication 851. This includes all buildings, parking areas,
servicing facilities and areas used for outdoor storage or display.
4. Notwithstanding the above, if existing buildings are repurposed for an on-farm diversified
use, only 50% of the total building area ( footprint) of the repurposed buildings shall be
calculated as part of the total area used for the on-farm diversified use.
5. The gross floor area of all buildings and structures devoted to an on-farm diversified use shall
not exceed 20% of the land area devoted to such use.
6. The on-farm diversified use shall be compatible with, and shall not hinder, surrounding
agricultural operations.
7. An on-farm diversified use will be permitted provided it satisfies all of the following criteria:
a. The use must be clearly secondary and incidental to the principal use of farming on
the subject property. There should be no loss of good and/or productive farmland;
b. Farm produce retail outlets and markets shall:
i. be small scale in operation;
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ii. sell produce or products which is predominantly produced on the farm where
the outlet is located;
iii. not include agricultural products that have been processed or reprocessed
at other locations and supplied or returned to the outlet for sale; and
iv. not include transient roadside sales of non-farm products by the general
public.
c. It is not intended that the above policies concerning farm produce retail outlets would
interfere with year-round home occupation-type uses such as bakery products, craft
sales, greenhouse sales, etc.;
d. Where a permitted on-farm diversified use may generate additional traffic beyond
that which is normally associated with a principle agricultural use of a property, the
roads authority having jurisdiction may require a traffic impact assessment;
e. On-farm diversified uses shall not be placed in a separate zone category in the
implementing Zoning By-law but rather shall be considered as a permitted use in the
Agricultural and Rural Zones established in the Zoning By-law. The Zoning By-law
shall establish provisions for on-farm diversified uses that are consistent with the
criteria contained in this section.
7.3.5 Kennel
1. The use of a property for a kennel is permitted only where it is in compliance with any by-law
that regulates and licenses the boarding, care and grooming of domestic animals.
2. The breeding of domestic animals is not permitted in a kennel use, unless it is licensed or
regulated under provincial and/or municipal law.
7.3.6 Lot Creation
1. Where permitted, the creation of a lot is subject to Section 6.1.9 of this Plan and the
provisions of the Zoning By-law.
2. The creation of new residential lots in prime agricultural areas shall not be permitted, except
in accordance with provincial policy at 7.3.6.3.c.
3. Lot creation in prime agricultural areas is generally discouraged and may only be permitted
for:
a. Agricultural uses, provided new lots for agricultural uses should not be less than 40 hectares
or the original survey lot size, whichever is lesser, or 16 hectares in specialty crop areas;
b. Agriculture-related uses, provided that any new lot will be limited to a minimum size needed
to accommodate the use and appropriate sewage and water services. Residential uses shall
be prohibited on such lots, and they shall be zoned accordingly;
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c. The creation of a residence surplus to an agricultural operation as a result of farm
consolidation, provided:
i. That the new lot should be approximately 1 acre (4,000 m²) in area and be limited in
size to accommodate the dwelling and an individual water and septic services;
ii. That any farm buildings shall be removed from the residential parcel to be severed
or addressed), and any farm buildings on the retained agriculture lands shall comply
with the MDS Formulae or otherwise shall be relocated, demolished, or addressed;
iii. That residential uses are to be prohibited on the remnant parcel of farmland through
rezoning; and
iv. For lot creation noted above, that additional residential units are not permitted to
remain on the remnant parcel, the severed lot must include any additional residential
unit, or the additional residential unit must be removed.
d. Infrastructure, where the facility or corridor cannot be accommodated through the use of
easements or rights-of-way.
4. Lot adjustments may also be granted for legal or technical reasons, such as minor boundary
adjustments, easements, corrections of deeds, quit claims, leases, validations of title, or
other similar purposes that do not result in the creation of a new lot.
7.3.7 Mineral Aggregate Extraction in Prime Agricultural Areas
Except where an existing aggregate operation exists, the extraction of aggregate on lands
designated Agricultural shall not be permitted unless an application to redesignate and rezone the
lands to an appropriate Mineral Aggregate Extraction designation and zone, in accordance with
Section 7.13 of this Plan.
When considering applications for Mineral Aggregate Extraction in Prime Agricultural Areas, general
development policies in 6.5.4 must be addressed.
Notwithstanding the above, wayside pits and quarries and portable asphalt and portable concrete
plants may be permitted in accordance with policies 6.1.7 of this plan in accordance with County
and Provincial policies.
7.3.8 Special Designations
1. Total Marine Inc. 4076 Highway 12
Notwithstanding Section 7.3.2, the permitted use of the lands is limited to a small -scale
commercial establishment that services, repairs and sells marine equipment, utility trailers
and accessories, including ancillary recreational vehicle service and repair.
2. Concession Road 8 North, Part Lot 24 (Mara), municipally addressed as 3819 McRae Park
Road, are designated "Agricultural" with a special exception as shown on Schedule 'A1'-
Land Uses:
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a. Notwithstanding the above permitted uses under section 7.3, the subject lands are
permitted the following uses:
i. An outdoor recreational vehicle storage facility
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7.4
Rural
7.4.1 Purpose
The Rural designation is applied to lands that are of marginal value for agriculture and have potential
for limited non-agricultural development. The purpose in designating these areas is to direct low
intensity rural uses into these areas, thereby protecting Agricultural lands from incompatible, non-
agricultural development.
7.4.2 Permitted Land Uses
agricultural use
agriculture-related use
single detached dwelling
additional residential unit
on-farm diversified use
agri-tourism use
resource-based recreational uses
home occupations and home industries
kennel
small-scale commercial, industrial and institutional use
cemeteries
active and passive recreation
public park
management of natural areas and natural resources for environmental management
purposes
public and private infrastructure
gun (shooting) club and/or shooting range, in accordance with Section 7.4.8
accessory uses
renewable energy facility
7.4.3 Additional Residential Units
1. Where a residential dwelling is permitted in the Rural Designation, Additional Residential Units
are permitted in accordance with the policies outlined in Section 6.12 of this Plan.
2. A consent to create two separate lots for two dwellings established in 7.4.3 is prohibited.
7.4.4 Agricultural Land Uses in the Rural Designation
The policies in Section 7.3 of this Plan shall apply to all agricultural and agriculture-related uses, as
well as on-farm diversified uses, as permitted above.
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7.4.5 Small-Scale Industrial, Commercial and Institutional Uses
Small-scale commercial, industrial and institutional uses are permitted within the Rural designation.
These uses support and are complementary to permitted uses in the Agricultural and Rural
designated areas and are not appropriate uses in a settlement area. They do not require large-scale
site alteration and consist of small land parcels with small-scale buildings and structures. The uses
include, but are not limited to, garden centres, farm markets, places of worship, cemeteries,
contractors yards, small scale manufacturing, school bus storage and maintenance facilities.
Permitted small-scale commercial, industrial and institutional uses shall:
1. Generate minimal traffic or be in the proximity of an arterial road or highway;
2. Have sewage and water service needs suitable for individual services;
3. In the case of rural industrial uses, 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;
4. For rural commercial uses, primarily serve the travelling public and tourists to the area on
the basis of convenience and access.
New small-scale commercial uses within the Rural designation fronting on provincial highways
without a municipal road access, will not be permitted.
Site plan control shall be applied for new development and where the size and usability of the
buildings and structures are substantially increased.
7.4.6 High Potential Mineral Aggregate Resource Areas
1. Where lands are identified on Schedule 'D' as High Potential Mineral Aggregate Resource
Areas (HPMARAS), and application for development of new uses or expansions of existing
uses, or as adjacent uses are only permitted if Sections 6.5.4.7 and 6.5.4.8 are satisfied.
2. Where development according to Sections 7.3.2 and 7.4.2 is proposed adjacent to existing
licensed mineral aggregate operations, the applicant shall prepare and submit to the
Township a compatibility study as set out in the requirements of the MNRF.
7.4.7 Lot Creation
1. The creation of a lot is subject to Section 6.1.9 of this Plan and the provisions of the Zoning
By-law.
2. The creation of up to a maximum of two (2) lots by consent is permitted on a property as it
legally existed on January 1, 1994.
3. New residential lots shall be limited in size and have a maximum area of 1 hectare.
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a. New residential lots created by consent will be considered to be zoned to "Rural
Residential". While an amendment to the Zoning Bylaw is not required so long as the
provisions of the applicable zones have been met, "Rural Residential" zoned parcels
will be updated on the zone maps during the comprehensive review of the Zoning
Bylaw.
4. Lot creation that extends existing strip development along the grid road system shall be
restricted in accordance with County policies.
5. Notwithstanding the above, opportunities for infilling within existing rural residential
corridors/strips shall be encouraged where two existing residentially used lots on the same
side of the road are found within a maximum of 90 metres (300 feet).
6. Residential lot creation of multiple lots may be supported through Special Designation by
amendment to the Official Plan and Zoning By-law and shall be implemented by plan of
subdivision and/or plan of condominium and where it has been demonstrated that:
a. Site conditions are suitable for the provision of individual on-site water and sewage
services (Section 5.1 and 5.2);
b. The development can be sustained by rural service levels;
c. The development is appropriate to the infrastructure which is planned or available,
avoiding the need for uneconomical expansion of this infrastructure;
d. the proposed development has demonstrated compatibility with surrounding land
uses; and
e. the creation of lots complies with the minimum distance separation formulae.
7. New or expanded lots for permitted uses shall conform with the provisions of this Plan ,
Minimum Distance Separation and the Zoning By-law.
7.4.8 Gun (Shooting) Club and/or Shooting Range
1. A Gun (Shooting) Club and/or a Shooting Range shall only be located within the "Rural"
designation of this Plan and the "Rural" Zone of the Zoning By-law.
2. An outdoor and/or indoor Gun (Shooting) Club and/or Shooting Range shall be physically
separated from any designated " Village Settlement Area", " Rural Settlement Area",
Shoreline Residential Area", " Destination Commercial", Rama Road Corridor Tourism
Development Area, and identified Rural Residential Clusters, by a distance from property
line to property line of a minimum of 1,000 metres.
3. A Gun (Shooting) Club and/or Shooting Range shall be separated from any Sensitive Land
Use by a distance from property line to property line of a minimum of 200 metres.
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4. Each approved Gun (Shooting) Club and/or Shooting Range shall be physically separated
from another approved Gun (Shooting) Club and/or Shooting Range on another property by
a distance from property line to property line of a minimum of 500 metres.
5. A Gun ( Shooting) Club and/or Shooting Range shall be located on a single registered
property and the facility shall include all outdoor and indoor Shooting Ranges, vehicle
parking areas, buildings and structures, berms, landscaping, fences among other related
facilities. A Shooting Range without a Gun (Shooting) Club may be located on a separate
registered property.
6. Each proposal for an outdoor and/or indoor Gun (Shooting) Club and/or Shooting Range
shall be subject to the passing of a site-specific amendment to Ramara Zoning By-law, as
amended, that is in conformity with this Plan.
7. A proposal for a Gun ( Shooting) Club and/or Shooting Range shall be subject to the
Township of Ramara Site Plan Control Area By-law.
8. A proposal for an amendment to the Township of Ramara Zoning By-law shall include:
a. Planning Justification Report prepared by a Qualified Registered Planner;
b. Site-Servicing Report prepared by a Qualified Person;
c. Sound Level Assessment for Impulsive Sounds prepared by a Qualified Person
according to current provincial noise assessment guidelines;
d. Traffic and Traffic Safety Study prepared by a Qualified Person.
These applicant reports and recommendations may be subject to peer review administered
by the Township of Ramara as part of the application process.
9. The days and hours of operation of a Gun (Shooting) Club and/or Shooting Range shall be
determined by the Township of Ramara as a part of the conditions of approval of a Zoning
By-law amendment and/or site plan approval.
10. The proponent of a Gun (Shooting) Club and/or Shooting Range shall adopt the standards
contained in the "Range Design and Construction Guidelines" and "Shooting Ranges and
Sound" publications by the R.C.M.P., that are in effect at the time of any application for
approval to the Township of Ramara.
7.4.9 Special Designations
1. Countryside Residential Subdivision (Orr)
Where lands are identified as Special Designation on Schedule 'A1', the minimum lot area
shall be 4,000 square metres.
2. Reserved for future formatting.
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3. NRK Holdings Inc. Part of Lot 4, Concession C (Rama)
Notwithstanding sections 5.6.2, 5.6.7 and 7.4.2 of this Plan, the only permitted uses of the
lands shall be:
a. a "soil bio-remediation facility"; and
b. any uses permitted by " MAE-11" Zone provided such uses are conducted in
accordance with the provisions of such zone and a license issued pursuant to the
Aggregate Resources Act.
For the purposes of this Special Designation 7.4.9.3:
Soil bio-remediation facility" shall mean the use of land, which may include buildings and/or
structures, for the purpose of the collection, recycling, temporary storage, separation,
processing and biological treatment of non-hazardous soils contaminated with petroleum
hydro-carbons including works for the collection and treatment of on-site stormwater runoff
and for which an Environmental Compliance Approval authorizing the use and operation of
a Waste Disposal Site (soil transfer and processing) has been issued under Part V of the
Environmental Protection Act.
The Zoning By-law amendment required to permit the "soil bio-remediation facility" shall be
subject to holding provisions which preclude the lifting of the holding symbol until all of the
foregoing have been satisfied:
a. the quarry license applicable to the lands upon which the " soil bio-remediation
facility" will be located has been surrendered by the owner or operator of the quarry
pursuant to section 19 of the Aggregate Resources Act;
b. the owner of the lands upon which the "soil bio-remediation facility" will be located
has entered into an agreement with the Township of Ramara concerning the use,
improvement and maintenance of Concession Road B-C and any financial
requirements of the Township related thereto;
c. the owner has received site plan approval and entered into a site plan agreement
addressing among other things, the management of storm water and site grading;
and
d. the Environmental Compliance Approval for a Waste Disposal Site (soil transfer and
processing) has been issued under Part V of the Environmental Protection Act.
The zoning for the lands affected by this Rural Special Designation 7.4.9.3 shall be subject
to the condition that upon the lifting of the "H" symbol in relation to the "W -1" Zone, the
MAE-11" Zone that also applies to the lands affected by this Rural Special Designation Area
7.4.9.3 shall be deemed to be repealed and of no further force and effect.
The provisions of the Official Plan of the Township of Ramara, as amended, shall apply in
regard to the interpretation of this Amendment.
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7.5
Village Settlement Area
7.5.1 Purpose
The purpose of the Village Settlement Area designation on Schedule 'A1' is to accommodate a
majority of the Township's residential and commercial growth and to encourage the development of
mixed uses within a defined settlement area.
7.5.2 Permitted Uses
All uses described in each category below are permitted within the Village Settlement Area
designation, subject to provisions and regulations of the Township Zoning By -law and the policies
described in Section 7.5:
a. Village Residential uses
dwelling unit
additional residential unit
home occupation
additional needs housing
boarding or lodging house
multiple unit dwelling
b. Village Commercial uses
general commercial uses such as retailers, restaurants and general services
local commercial uses, such as corner stores
place of entertainment and place of assembly
tourist commercial uses
marina, including seasonal boat storage facility
residential uses above or to the rear of a permitted commercial use
c. Village Industrial uses
service and repair establishment
manufacturing, processing and assembly establishment
storage and warehousing
accessory sale of goods manufactured, processed or assembled on the premises
recreation establishment
d. Village Institutional uses
public and community use, such as a library, community hall or recreation centre
public service facilities including schools (private and public)
additional needs housing
place of worship, cemetery
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management of natural areas and natural resources for environmental management
purposes
public and private infrastructure
utilities
accessory uses
7.5.3 Intensification and Density of Residential Development
When development is proposed by only a municipal water supply system or by individual water
supply and wastewater treatment facilities, the expected maximum residential density is 5 dwelling
units per hectare. Where an increase in density above the 5 dwelling units per hectare is proposed,
the site shall be investigated, and environmental constraints evaluated. This includes the suitability
of terrain, hydrological suitability, soils suitability and where subsurface disposal is proposed,
hydrogeological suitability.
Residential development within serviced Village Settlement Areas may include any dwelling types
such as single detached units, semi-detached units, townhomes and multiple unit dwellings.
Applications for intensification must consider the existing neighbourhood character and built form.
For development proposals where Municipal or communal wastewater treatment and water supply
services are available in Village Settlement Areas, the minimum density target of residents and jobs
combined per hectare is 32. A broad range of residential housing is encouraged and permitted. As
a guide, the following are the anticipated densities for unit types:
Low density - single-family and semi-detached dwellings in the range of up to 20 units per
gross hectare.
Medium density - townhouse and similar dwellings up to 75 units per gross hectare.
High density - apartment style and similar dwellings up to 175 units per gross hectare.
Medium and high-density residential buildings shall be grouped in clusters rather than individual
buildings being indiscriminately mixed with low density buildings, and care should be taken to ensure
that there is not a steep gradation in built form between adjoining residential housing areas.
It is recognized that within Atherley, Lagoon City and Brechin, soil conditions and excessive moisture
and surface or ground water in certain areas limit the ability of the land to accommodate residential
development. The extent of these limitations will dictate the density of residential development that
can be permitted.
7.5.4 Strategic Growth Areas
Strategic Growth Areas are identified in Schedules B-1, B-2 and B-3 where appropriate. Strategic
Growth Areas support the achievement of complete communities, a range and mix of housing
options, intensification and mixed-use development.
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Strategic Growth Areas are planned to accommodate significant population and employment growth
and provide areas for education, commercial, recreational and cultural uses.
Development within Strategic Growth Areas shall be forward facing, accommodating future and/or
current transit networks, identifying connection points for inter- and intra- regional transit.
Applications for development within Strategic Growth Areas are encouraged to include a component
for affordable, accessible and equitable housing where appropriate.
Higher densities are expected within Strategic Growth Areas, the Township will establish minimum
density requirements for these areas through Master Servicing Studies to establish sustainable
densities that can be supported by existing or planned service levels. Where development is
proposed prior to a Master Servicing Study being complete, the application shall demonstrate that
the proposed densities can be supported by existing or planned service levels.
7.5.5 Stable Neighbourhoods
Stable Neighbourhoods are identified in Schedules B-1, B-2 and B-3 where appropriate. Stable
Neigbbourhoods are existing built-up areas where gentle intensification and infill is supported.
Stable Neigbourhoods are generally made up of low-density residential areas. Gentle infill is
anticipated within stable neighbourhoods, with intensification on average increasing density without
resulting in steep gradation in densities between adjoining existing/stable neighbourhood residential
areas. Although gentle intensification is encouraged, all residential development within these
settlement areas must consider the existing neighbourhood character and built form of the Stable
Neighbourhood. Additional Residential Units are encouraged on lots located outside of floodplains.
The Township's Zoning By-law will establish permitted uses, height and setback requirements for
properties within Stable Neighbourhoods.
7.5.6 Settlement Form
Where possible, development within the Village designation shall incorporate the following:
a. The integration of surrounding public facilities, including pedestrian and biking connections
to trails and recreational areas.
b. Mixed land uses, including opportunities for residential and retail integration, where
appropriate.
c. Where any commercial use is permitted adjacent to residential uses or as part of a mixed-
use development, consideration shall be given to the nature of the commercial use to ensure
minimal impacts. Appropriate uses and provisions shall be provided in the implementing
zoning by-law in such instances to ensure compatibility and minimize impacts.
d. Encourage intensification and revitalization of existing commercial areas in appropriate
locations.
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7.5.7 Additional Residential Units
1. Where a single detached, semi-detached, or townhouse dwelling unit is permitted, Additional
Residential Units are permitted in accordance with the polices outlined in Section 6.12 of this
Plan.
2. Where a single detached, semi-detached, or townhouse dwelling unit is permitted on an urban
parcel of land within a Village Settlement Area, additional residential units are permitted in
accordance with Section 16(3) of the Planning Act and Ontario Regulation 299/19, as amended.
7.5.8 Parking Facilities
Adequate off-street parking facilities shall be provided for all permitted uses and access points to
such parking shall be limited in number and designed in a manner that will minimize the danger to
both motor vehicle and pedestrian traffic and shall be subject to the provisions of the Zoning By-law.
7.5.9 Buffer Planting
Adequate buffer planting shall be provided between industrial and commercial uses and any
adjacent residential or institutional areas, and such buffer planting shall include the provision of grass
strips and appropriate planting of trees and shrubs, and may include berms, screens, fences or
walls. Specific provisions related to buffering and screening shall be implemented through the
Zoning By-law and Site Plan Approval.
7.5.10 Open Storage
Open storage of goods or materials may be permitted with appropriate screening and buffering from
sensitive land uses, in accordance with Section 7.5.9.
7.5.11 Location of Village Commercial and Village Industrial Uses
Village Commercial and Village Industrial areas have been identified on Schedules 'B1'- 'B3' but are
not considered designations or employment areas for the purposes of this Plan. New village
commercial or village industrial development should be planned as an extension of the existing area
or as an infilling in the existing commercial and industrial areas, and it should not be allowed to
infiltrate unnecessarily into residential areas. Notwithstanding, the establishment of small-scale
commercial uses, including some local commercial uses may be permitted in residential areas,
subject to appropriate Zoning and Site Plan Control.
7.5.12 Location of Institutional Uses, Utilities, Public and Private Infrastructure
Institutional uses, utilities and public and private infrastructure are permitted anywhere within the
Village designation.
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7.5.13 Servicing
Development within the Village designation must comply with Section 5 of this Plan.
7.5.14 Lot Creation
The creation of a new or expanded lot in a Village designation is permitted subject to Sections 4.1
and 6.1.9 of this Plan and the provisions of the Zoning By-law.
Infill development is encouraged provided that the proposed development is in keeping with the
existing character and is of an appropriate density for the surrounding area.
7.5.15 Special Designations
Reserved for future formatting.
7.5.15.1.1
Village Industrial Lands
On those lands designated Industrial, located in Lots 8, 9, and 10, Concessions l, and ll, (Mara) the
predominant use of the lands shall be for industrial uses that require water only for human
consumption and sanitary purposes of their employees. Any proposed water supply and sanitary
disposal facilities shall meet with the approval of the Township and relevant Provincial agencies
responsible for such approval.
Where an industrial use is proposed which will use water as part of its operation, a detailed
engineering report shall be prepared which demonstrates that sufficient water exists, that adequate
disposal facilities can be provided and that the use will not have an adverse impact on adjoining
wells. Approval of the engineering report by the Township, and the appropriate Provincial agencies
responsible for such approvals, shall be a necessary precondition before an amendment is passed
to the Zoning By-law to permit the proposed industrial use.
7.5.16 Atherley-Uptergrove
1. Lakepoint Village/Uptergrove Estates Servicing
Notwithstanding any provisions in this Plan to the contrary, and subject to the approval of
the MECP, those lands legally described as Part of Lot 24, Concession 10 along Concession
Road 10 (Melrose Drive) (Mara) (+/- 8.09 hectares) may be used for a private communal
sewage treatment and disposal system for the manufactured home park to be developed
according to Section 7.5.16.2.2 of this Plan.
i.
Responsibility Agreement
The developer shall be responsible for the installation, operation, maintenance, and
monitoring of the required facilities subject to the approval of the MECP and to a
Responsibility Agreement with the Township. The Agreement shall provide for
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construction, operation and maintenance standards, monitoring of effluent and
operations, and financial assurances by the developer.
ii.
Site Plan
Before the development of a private communal sewage treatment and disposal
system, these lands shall be included in the appropriate site plan agreement entered
into with the Township.
iii.
Holding Provisions
Notwithstanding Section 7.6 of this Plan, a Holding (H) Symbol may be used to
implement the private communal sewage treatment and disposal system in
conjunction with the adjacent manufactured home park. Before removing the
Holding Symbol to permit development, the developer shall:
a. meet the requirements of Section 7.5.16.2.2 of this Plan to permit
development of Phase 1 of the adjacent manufacture home park; and
b. enter into a site plan agreement with the Township for the proposed sewage
treatment and disposal system.
2. Lakepoint Village/Uptergrove Estates
Notwithstanding any provisions in this Plan to the contrary, those lands designated in Part of
Lot 25, Concession 10 (Melrose Drive) (Mara) along Highway 12, (+/- 30.1 hectares) may
be used for a manufactured home park of not more than 300 manufactured home units
complying with the Ontario Building Code for year-round occupancy. Ancillary uses
including a private community centre and administration/sales office is also permitted
subject to appropriate zoning.
i.
Manufactured Home
A manufactured home is a dwelling designed to be made mobile and constructed or
manufactured according to the Ontario Building Code to provide permanent
residence for one or more persons, but does not include a park model trailer, travel
trailer, trailer, tent trailer or recreational vehicle.
ii.
Density
Notwithstanding Section 7.5.3, the maximum residential density shall not exceed
9.97 units per gross hectare (4.04 units per gross acre).
iii.
Water Supply and Sewer Systems
All development shall be serviced by private communal water supply and distribution
system and private communal sewage treatment and disposal system. The
developer shall be responsible for the installation, operation, maintenance, and
monitoring of the required facilities subject to the approval of the MECP and subject
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to a required Responsibility Agreement with the Township. The Responsibility
Agreement shall provide for construction, operation, maintenance standards,
monitoring of effluent and operations, and financial assurances by the developer for
the private communal
sewage treatment and disposal system. The private
communal sewage treatment and disposal system may be provided according to
Section 5 of this Plan.
iv.
Access
All manufactured home units shall have direct access to an internal private roadway
constructed with standards acceptable to the municipality and capable of providing
adequate emergency vehicle access. The proposed development will be subject to
MTO review and approvals.
v.
Zoning
Further to the Township Zoning By-law, zoning regulations may be used to control
the size, nature, and location of the manufactured home sites.
In addition to Section 7.6 of this Plan, a Holding ( H) Symbol may be used to
implement the phasing of the development.
vi.
Phasing
Logical and efficient development is to occur in a minimum of three phases with a
maximum of 100 sites in each phase.
vii.
Site Plan
Before the development of any sites for manufactured homes and the issuance of a
building permit, for any phase, the developer shall enter into a site plan agreement
with the Township.
The site plan agreement shall include a stormwater management plan, a road
improvement plan, a lot grading and drainage plan and a landscaping plan all subject
to the approval of the Township and any relevant government authority.
viii.
Holding Provision
a. Before removing the "H" symbol to permit development in any phase:
1. the required improvements to Concession Road 10 (Melrose Drive),
the intersections of Highway 12 and Plum Point Road, and
improvement to the sight lines at the intersection of Plum Point Road
and Concession Road 10, and improvements to Highway 12 shall be
completed;
2. the land for the new Public Road will be dedicated to the Township
and the road will be built to Township standards;
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3. the water and sewage treatment systems for all Phases of
development have been approved by the MECP, and a Responsibility
Agreement shall be entered into with the Township according to
Section 7.5.16.2 iii) of this Plan; and
4. the site plan agreement shall be entered into with the Township for
each phase according to Section 7.5.16.2 vii) of this Plan.
b. Before removing the "H" symbol to permit development in phase 2 or phase
3 or any subsequent phase:
1. at least 80% of the units of the previous phase must be built,
occupied and adequately serviced to the satisfaction of the
Township; and
2. a comprehensive study shall be prepared by the developer and/or
owner to assess the financial viability, environmental and servicing
impacts, and any other matters the Township deems necessary of all
the previous phases. The "H" symbol shall not be removed where
the study finds that an adverse impact will occur as a result of such
development and such impact cannot be appropriately mitigated.
3. Abernathy
Notwithstanding any provisions of this Plan to the contrary, for the lands designated "Village
Residential" in the North Part of Lot 28, Concession 10, (Parts 1, 2, and 3, Plan 51R-23615),
known municipally as 4399 and 4405 Concession Road 11 and having an area of 1.1
hectares (2.73 acres), a maximum of five residential lots may be created by consent.
That as a condition of consent or plan of subdivision to divide the subject lands, the owner
and the Township enter into an agreement that is binding on any successors in title of the
property which states that:
1. the size of the dwellings to be constructed are limited to the maximum gross floor
area of 200 square metres per dwelling and not more than 20 fixture units; and
2. that each lot has a primary and reserve tile bed.
The required agreement is registered on title against each lot created, including any retained
lots.
4. Atherley Cemetery
Until such time as there is municipal or communal water supply for lands immediately
adjacent to the east side of the cemetery property, the Zoning By-law for the expanded part
of the cemetery shall provide for a 30-metre separation distance from the existing residential
property to the east within which no burial sites shall be located.
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5. Mnjikaning Fish Weirs National Historic Site
In preparing a secondary plan, consideration will be made to the public education and
awareness of this site and that a land use designation for appropriate interpretive facilities
will be included subject to the natural heritage features and functions of this site.
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7.6
The Atherley- Uptergrove Secondary Plan
Purpose of this Amendment
All development shall occur within the boundaries of the settlement area as determined by the
secondary plan. Atherley-Uptergrove is designated as a " Village Settlement Area" in Section
4.1.2.b.
The secondary plan is incorporated into the Ramara Official Plan. This secondary plan establishes
the structure and land use concept for the settlement area and is based on goals, objectives and
policies in the Ramara Official Plan, the natural area and environmental opportunities and constraints
that are known, the servicing alternatives that are feasible and viable, and the growth direction
adopted by Township Council.
Development in the Strategic Growth Areas and in the built-up areas may then proceed within the
planning policies and guidelines set out in the Official Plan and the secondary plan. The secondary
plan reflects the characteristics of the settlement area and is intended to be as flexible as reasonably
possible when the Township and development proponents consider development proposals.
This secondary plan meets and implements the requirements of the provincial government policies,
the County of Simcoe Official Plan and the polices and regulations of other agencies.
The existing limit of the Atherley-Uptergrove settlement area is identified on Schedule B-1 of the
Ramara Official Plan.
The settlement area is generally described as follows:
On the west side: The shoreline of Lake Simcoe and Lake Couchiching.
On the north side: The northerly Iimit of Highway 12 for approximately 2.3 kilometres west
of Muley Point Road; then generally the line through Lots 26, 27, 28 and 29, Concession 11
following the line between lots 29 and 30 to Concession Road 12, and Concession Road 12.
On the east side: Generally, the rear of the Iots fronting on the east side of Muley Point Road.
On the south side: Orkney Beach Road, Fountain Drive and Melrose Drive ( previously
Concession Road 10).
Basis of the Amendment
During 2004, the Township proceeded with a study of the Atherley-Uptergrove settlement area.
Background documentation was prepared, and consultation took place with landowners, residents,
businesses and agencies. The comments received were recorded and form the basis of this
secondary plan.
During 2005 and 2006, the Township focussed its attention on the servicing alternatives for the
Atherley-Uptergrove settlement area as well as the Rama Road Corridor Tourism Development area.
The purpose of the study was to assess the alternatives for water supply, wastewater treatment,
stormwater management, and transportation to accommodate development in the study area.
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The "Atherley-Uptergrove Secondary Plan Area/Rama Road Corridor Master Servicing Plan'' was
completed on October 10, 2006. This report encompasses phases 1 and 2 of the Municipal Class
Environmental Assessment.
The background studies, public and agency consultations, and the recommended servicing
solutions also form the basis for this secondary plan.
The secondary plan as well as the completion of Phases 3 to 5 of the Class Environmental
Assessment allows for growth and development within the Atherley-Uptergrove settlement area.
Description of Settlement Area
There are approximately 676 properties (whole or part) within the settlement area. Approximately
65% of the area issued for agriculture or rural uses, or the Iand is vacant. The remaining 35% of the
area consists of residential dwellings, commercial, institutional, and public purposes.
There are approximately 626 dwelling units with an estimated population of 1,439 people. Most of
the dwellings consist of detached dwellings.
Community, cultural and religious institutions include 1 school, 1 community centre, 2 public parks,
1 fire station, 4 places of worship, and 2 cemeteries.
Residential uses are concentrated on the west side in the historic '' Atherley'' area. This area
characterizes the settlement that originated in the 1850's. The newest residential development is
Uptergrove Estates, located near the intersection of Highway 12 and Plum Point Road "Uptergrove"
is a settlement centred on Plum Point Road and Fountain Drive.
Commercial land uses are concentrated on the west side along the axis of Highway 12, intermittently
along the length of Highway 12, and within new residential neighbourhoods.
The Atherley-Uptergrove settlement area does not have an existing core area and is not a "complete
community" with a range of residential, community and employment activities. The Ramara Centre
is located in the center of the settlement area on Highway 12. The Ramara Centre is a community
centre that provides cultural and recreational activities with the library, meeting rooms and indoor
and outdoor activity areas.
Current development is mainly located south of Highway 12. When the Rama Road/Highway 12
intersection was established in 2004, development lands along the Rama Road became accessible.
This area plus currently vacant lands south of Highway 12 and to the far east in the settlement area
are also targeted for future development.
The planned development in the Atherley-Uptergrove settlement area will satisfy at Ieast 50% of the
estimated population growth in the 30-year period. The intent is to concentrate development in the
built-up area and greenfield areas within the limit of the designated settlement area.
The Mnjikaning Fish Weirs National Historic Site is located adjacent to this settlement area and the
Rama Road Economic Employment District. Special Designation policies in both secondary plans
recognize this significance in the Township of Ramara.
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7.6.1 General Policy
1. All of the Ramara Official Plan policies apply to the Atherley-Uptergrove settlement area where
relevant. If there is a conflict between the Official Plan and this Secondary Plan, then these
Secondary Plan policies shall prevail.
2. AII complete planning applications made for development within the Secondary Plan area will
conform with the Planning Act, will be consistent with the Provincial Planning Statement 2024,
and all planning applications will conform with Lake Simcoe Protection Plan, County of Simcoe
Official Plan and the Ramara Official Plan in effect. As well, planning applications must
recognize the water quality targets established in '' Assimilation Capacity Study'' for Lake
Simcoe, prepared by the L.S.R.C.A.
3. The Ramara Zoning By-law will be amended to conform to this Secondary Plan in order to
implement a development proposal.
4. Existing zoning in Zoning By-law on lands within this Secondary Plan area will remain in effect
according to the policies of this Plan and the provisions of Township of Ramara Comprehensive
Zoning Bylaw , until amended.
5. Any amendment to this Secondary Plan, including the redesignation of Future Greenfield Areas,
will be implemented by an official plan amendment.
6. The proposed outward expansion of the designated Atherley-Uptergrove Village Secondary
Plan boundary will be considered by the amendment to the Ramara Official Plan and this
Secondary Plan and will be supported by a comprehensive growth management review
strategy prepared by the Township of Ramara, according to Provincial Planning Statement
2024.
7. Where required by the Planning Act, the Township will require other information to be provided
in an application to amend this Plan, the Zoning By-law and for the approval of a subdivision
plan and condominium plan, that is contained in the Ramara Official Plan and this Secondary
Plan.
8. Prior to any major development being approved, by way of a Planning Act application within
the area subject to this secondary plan, an update to the Atherley-Uptergrove Secondary Plan
Area/Rama Road Corridor Master Servicing Plan (October 10, 2006) is required.
7.6.2 Village Objectives
1. The overall objective of this Secondary Plan is to build a livable, sustainable and complete
community for people in Ramara.
2. The existing settlement areas of Atherley and Uptergrove are combined as a complete village
settlement area.
3. Existing residential dwellings and non-residential land uses in existing built-up areas and
isolated lots may remain privately serviced without a municipal water and wastewater
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infrastructure, but subject to the completion of municipal environmental assessments and
financial analyses, may be connected to municipal water supply and wastewater treatment
systems.
4. Intensification of development in built-up areas will be determined by the capacity of individual
water supply, wastewater treatment, and stormwater management and public road facilities, or
where appropriate, the capacity of municipal water supply and wastewater treatment systems.
5. Proposed new residential development within five designated municipal service areas will be
considered only by plan of subdivision or by plan of a condominium.
6. Future Development Areas designated within the Secondary Plan area are intended to be
planned according to updated comprehensive growth management studies by the Township
of Ramara and implemented through an amendment to this Plan.
7. Intensive new retail commercial development serving a larger market area will be concentrated
along the axis of the Rama Road and at the intersection of Highway 12 and Rama Road within
the Village.
8. ln new residential neighbourhoods, shopping nodes within walking distance from housing will
be strategically located for the convenience of residents to promote active transportation and
complete community.
9. A central Village Institutional precinct will be established in the vicinity of the existing Ramara
Centre.
10. Municipal infrastructure and public service facilities planning will be integrated with land use
planning and design cooperatively between landowners and developers within each service
area.
11. Natural area features and functions are protected from development and will be integrated into
the Village structure.
12. Natural areas, walking areas and trails shall be incorporated into the design of development
areas in order to encourage and facilitate the health and wellness of residents of and visitors to
the Township and to reduce automobile dependence. New and expanded natural area features
and functions may be established and protected in conjunction with development planning.
13. The Township shall determine the need for parkland, recreation areas and natural area land
dedications when establishing conditions of approval for all residential and non-residential
subdivision plans, condominium plans and site plans.
14. The designations of development areas in this phase of planning are intended to establish a
more compact settlement that supports pedestrian-oriented activities, typically within a 10 to
15 minute walking radius.
15. The development of the Village structure is intended to protect the quality of the Lake Simcoe
Watershed to meet the water quality objectives for Lake Simcoe ln the design of servicing
infrastructure, and the inherent natural area features and functions.
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7.6.3 Village Residential Areas
1. The Atherley-Uptergrove Master Servicing Study, 2006, allocates capacity for residential
development in Service Areas R1, R2, R3 and R5. Area R4 is reserved for future development
in a later phase. Area R5 includes the approved special designation area for " Uptergrove
Estates" (300 dwelling units).
2. The total gross residential area available for development in the planned 30-year period (2024-
2054) is 236 hectares.
3. In any designated residential development area, the target density for any development project
is anticipated to be 9.3 units per hectare for residential areas.
4. In any designated residential development area, a mixture of dwelling types and affordable
housing are encouraged, with multiple units generally located in nodal locations at intersections
of public roads.
5. In any designated residential development area, the maximum height of all multiple unit
residential buildings shall be 24 metres.
6. All new development shall be considered by plan of subdivision and may include a plan of
condominium.
7. The five designated residential development areas in the Master Servicing Study are
designated "Village Residential Area" on Schedule "B1" to this Plan.
7.6.4 Village Commercial Areas
1. The Athlerley-Uptergrove Master Servicing Study, 2006, allocates capacity for intensive
commercial development in areas C1, C2 and C3.
2. These three designated commercial development areas are intended to be developed with a
full range of retail and service commercial business establishments, and places of
entertainment and assembly serving the larger region and local needs. The implementing
zoning by-law will establish permitted uses and zoning provisions for each commercial
development.
3. New development within the three designated commercial development areas shall take the
form of larger scale buildings connected with internal or external pedestrian access.
4. ln the designated commercial development areas, the maximum building coverage per net
hectare is the buildable land area excluding land areas used and required for all servicing
facilities, driveways, parking areas and landscaped and buffer areas.
5. Proposals for Township planning applications to establish new and expanded business
establishments in the designated commercial development areas shall be considered by the
Township subject to the preparation and submission of market impact and planning studies
prepared by the proponent as part of a planning application. The market study shall
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demonstrate that the proposal is economically feasible based on market demand and/or retail
market opportunity; the adverse impacts on planned commercial areas in the market area; the
contribution to the market's vitality; and the achievement of the objectives and policies of the
Secondary Plan and the Village structure. The planning study shall determine the measures to
mitigate the potential impacts of noise, lighting, visual presence on residential land uses and
major public roads; the implementation of urban design standards, including pedestrian
movements; and the measures to implement the infrastructure study required by this
Secondary Plan.
6. Other areas that are designated by this Secondary Plan or zoned for retail and service
commercial uses in the settlement area primarily serve local neighbourhood shopping needs
or provide smaller-scale retail commercial and personal service uses.
7. Within new designated residential development areas, local neighbourhood shopping nodes,
will be zoned as "Community Commercial" and will be located to primarily serve the pedestrian
trade within neighbourhoods.
8. Neighbourhood shopping nodes are small-scale and are located at intersections of public
streets, in order to facilitate an average of 10 to 15 minutes walking times.
9. Individual neighbourhood shopping nodes shall be separated from one another by a minimum
distance of 500 metres.
10. Planned neighbourhood shopping nodes will provide an estimated maximum of 2,000 m2 of
gross floor area in a planned residential neighbourhood.
Commercial uses permitted in neighbourhood shopping nodes are:
Convenience retail establishment
Financial institution
Personal service establishment
Retail commercial establishment (with no service or repair)
Eating establishment
Business, professional and administrative office
Drive-through eating establishments and motor vehicle service stations and fuel bars are
prohibited
11. Proposals for Township planning applications to establish new neighbourhood shopping nodes
shall be considered by the Township in conjunction with applications for subdivision plan and
zoning by-law approvals. A planning study shall be required, as part of a planning application,
to determine the measures to mitigate the potential impacts of noise, lighting, visual presence
on residential land uses and major public roads; the implementation of urban design standards,
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including pedestrian and bicycle movements; and the measures to implement the infrastructure
study required by this Secondary Plan.
12. Neighbourhood shopping nodes within new residential development areas are conceptually
located. Any change in designated area does not require an amendment to this Secondary
Plan and will be considered as part of the subdivision plan approval. The implementing zoning
by-law will establish permitted uses and zoning provisions for each node.
13. New strip commercial development is not permitted along major public roads.
7.6.5
Village Institutional Areas
1. There is one designated Village Institutional development area with a service area of
approximately 40 hectares.
2. The Athlerley-Uptergrove Master Servicing Study, 2006, allocates capacity for intensive
institutional development in this area.
3. The purpose of this area is to provide a focussed location for publicly accessible institutional
activities such as the existing Ramara Centre serving the Atherley-Uptergrove Village. Uses
and activities include:
Heath services
Residential Care Facilities
Library
Museum
Places of Assembly
Places of Worship
Schools
Civic Offices
Active Recreation Area
Passive Recreation Area
4. Any school site required by any district school board should be located within this area if the
size and configuration can be accommodated and the site shall meet the standards of the
school board and shall be supported by planning studies in a planning application, except
where locational factors or district school board needs dictate that a school site be located
within the Village Residential Area, where appropriate.
5. A condition of subdivision plan approval may require an agreement with a district school board
establishing the need and financial requirements to acquire an appropriate school site.
6. The Township of Ramara shall initiate a strategic plan to determine the serving, land acquisition,
cost-sharing, phasing and use of publicly and privately owned institutional uses in this
designated area.
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7.6.6 Existing Built-up Areas
1. The concentrations of existing built-up development are identified on Schedule "B1" of this Plan
as "Existing Built-up Area". These areas are predominantly residential with existing commercial,
industrial and institutional uses and are appropriately zoned in the Township Zoning By-law.
2. Existing uses within Existing Built-Up Areas may remain according to the existing zoning by-law
provisions.
3. The policies of the Ramara Official Plan apply to these areas.
4. It is intended that these areas shall continue to be serviced with individual private water supply
and wastewater treatment facilities, until environmental assessments conclude that municipal
water supply and wastewater treatment facilities shall be extended to service these areas.
5. This Plan encourages intensification within existing built-up areas within the capacity to provide
public roads, individual water supply and wastewater treatment, and storm water management,
or where appropriate, the capacity of municipal water supply and wastewater treatment
systems.
6. For purpose of this Plan, intensification in existing built-up areas means and includes:
Infilling between existing residential dwellings;
Expansion and/or conversion of existing dwellings and existing non-residential uses;
Development of existing vacant lots;
Further development of existing built-up lots;
Redevelopment of existing built-up lots.
7. Intensification includes the development of new residential dwellings and may include the
redevelopment of existing non-residential uses to residential uses.
8. Within the Existing Built-Up Areas, residential intensification and redevelopment shall include
all forms of residential dwellings with a targeted 20% increase as proposed by Simcoe County
overall, subject to local conditions.
9. Any new multiple dwellings shall conform with the zoning provisions for multiple dwellings in the
Township Zoning By-law.
10. Intensification of uses other than residential is permitted within the designated "Existing Built -
Up Area" and may require an amendment to the Township Zoning By-law and shall conform
with the policies of the Official Plan and this Secondary Plan.
7.6.7 Public Active and Passive Recreation Areas
1. Public spaces, essential to the character of the Village and to the health and wellness of
residents, are part of the Village structure and shall be planned accordingly in all subdivision
plans and condominium plans.
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2. Application for development shall incorporate the parks and trails system as identified in the
Recreation Master Plan as appropriate.
3. Public spaces shall be designated in the Township as a system of active recreation and passive
recreation areas and may include:
Sidewalks
Trails
Bikeways
Neighbourhood parks
Village Park/square
Wilderness areas
Watercourses
4. In every new residential subdivision plan, at least one pedestrian sidewalk shall be provided on
every public street.
5. Connected trails, bikeways, neighbourhood parks and a Village Park/Square shall be
incorporated into the structure of the Atherley-Uptergrove Village through subdivisions plans
and condominium plans.
6. The location, design and area of these public spaces, and their dedication to the Township or
other public body shall be determined in subdivision plans, condominium plans and site plans
by the Township. Publicly owned outdoor spaces and active and passive recreation areas within
each neighbourhood shall aim for a target of 10% to 20% of the gross land area of the
neighbourhood, established in Section 7.6.3.1 of this Secondary Plan.
7. Where it is considered feasible by the Township, newly established woodlands and wetlands in
public spaces may be established and existing woodlands and wetlands may be expanded in
order to establish natural area linkages and wildlife habitat, as part of a new subdivision plan.
8. Where it is considered feasible, the Township may accept land and/or cash-in-lieu of parkland
for purposes of establishing new or expanded public spaces.
9. Each publicly owned neighbourhood park shall have a minimum area of 0.5 hectares and shall
be accessible and visible from public streets and trails/bikeways.
10. The Village Park Square located in the central Institutional area shall have a minimum area of
4 hectares and may be divided into two distinct parts.
11. The Township shall determine the need for parkland dedication or cash-in-lieu of parkland as
part of the condition of subdivision plan and condominium plan approval, for all public spaces
identified in Section 7.6.7.2.
12. The Township shall determine, bylaw, the parkland areas and recreational areas required to be
dedicated or cash-in-lieu, as a condition of site plan approval for residential and commercial
development, including lands in the central Institutional area.
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13. The public recreation area structure shall be designed to allow pedestrian and non-motorized
vehicle connections between living areas and recreation areas, institutional areas, commercial
areas, and natural areas.
14. Active and Passive Recreation Areas are not identified on Schedule " B1" to this Secondary
Plan. Any proposed location does not require an amendment to this Secondary Plan. Areas will
be zoned as " AR" and " PR" in Zoning By law 2005.85 as part of the subdivision plan and
condominium plan approval process.
7.6.8 Future Development Area
1. Areas identified on Schedule "B2" are anticipated to not be required for planned development
within the 30-year (2021-2051) planning period. Existing uses may remain as zoned in the
Zoning By-law.
2. Any proposal to change the existing land use shall require a planning justification study as part
of a planning application and where necessary an amendment to the zoning by-law.
3. The proposed redesignation of Future Development Areas for intensive development shall be
subject to a comprehensive growth management study undertaken by the Township to
determine the need to allocate additional land for development during the planning period. Part
of this study will include an assessment of municipal servicing capacity.
4. It is intended that the designated Future Development Areas shall be serviced with individual
private water supply and wastewater treatment facilities until land is designated for
development and an amendment to this Secondary Plan is approved.
5. This Plan discourages proposals for intensification within the designated Future Development
Area, except for the creation of up to five residential lots by consent where it is determined by
the Township that intensification will not prejudice or impede the orderly and proper
development by subdivision plan in the future.
7.6.9 Infrastructure
1. The servicing solutions in the approved "Atherley-Uptergrove Secondary Plan Area/Rama Road
Corridor Master Servicing Plan" ( October 10. 2006) apply to development within the
designated service areas.
2. New public and private infrastructure shall be designed, established and operated according
to the established Township's engineering design standards.
3. In each designated service area, Phase 3 and 4 of the Municipal Class Environmental
Assessment shall be completed prior to any planning approvals for subdivision plans,
condominium plans and site plans.
4. Water supply and wastewater treatment facilities are to be designed as communal facilities and
owned and operated by the Township of Ramara according to the required development
agreements.
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5. The source of the water supply shall be groundwater and surface water supply shall be
groundwater
and surface water as determined by the Phase 3 Class Environmental
Assessment in each service area.
6. Treated wastewater shall be discharged to subsurface or direct discharge to surface water as
determined by the Phase 3 Class Environmental Assessment in each service area.
7. Centralized stormwater management facilities as identified in the Master Servicing Study will
be further determined by consideration of site-specific development applications.
8. The broad conceptual public road network is identified on Schedule " F" to this Plan. The
location and design of this road network shall be established by environmental assessments or
approved subdivision plans.
9. The primary public road network consists of:
Provincial Highway 12
County Road 44 - Rama Road
Collector Road - Muley Point Road
Collector Road - Southerly Extension of Rama Road
Collector Road - Northerly from Balsam/Highway 12
Collector Road - Intersecting with Rama Road to provide access to the new commercial
growth areas.
Collector Road - Connecting Plum Point Road west to Courtland Street.
Collector Road - Northern extension from Orkney Beach Road to Concession Road 12.
10. Rama Road, north of Highway 12, within this Secondary Plan shall function as an Arterial Road
designed to maximize through movements and traffic flow. Direct site access for new Village
Commercial development is generally prohibited.
11. Site specific traffic studies shall be required as part of planning applications to determine site
access, traffic impacts and to determine road needs including road widening, site access,
emergency access, intersection Improvements, turning lanes and traffic control as part of
planning applications.
12. The site access design requirements of the Ministry of Transportation and the County of Simcoe
and the Township of Ramara shall be incorporated into planning approvals. Planning
applications shall include the traffic and transportation studies required by these agencies.
13. Local streets shall be based on a modified grid system that provides even distribution of
vehicular traffic and maximized ease of connectivity. Township standards shall be used in
design and location.
14. The Township shall restrict the intersection at McNeil and Highway 12 and close the
intersection of Balsam/Highway 12 when the collector road northerly from the Balsam, Rama
Road/Highway 12 intersection is constructed. Intersection improvements shall be required as
part of subdivision plan approvals.
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15. The intersection of Concession Road 11 and Highway 12 shall be closed, and Concession Road
11 shall be realigned to intersect with the new collector road northerly from the Balsam, Rama
Road/Highway 12 intersection, when constructed.
16. A connected pedestrian and bikeway trail system in residential neighbourhoods shall be
integrated with the road network to provide linkages within the Village to commercial and
institutional areas and the existing built-up areas.
7.6.10 Design Principles
1. In all new development areas, building and land use design shall consciously be innovative yet
practical, and shall consider the design integration of individual projects within the final built out
development.
2. All new development shall be sensitive to the streetscape and visual presence to pedestrians
and motorists.
3. Development shall achieve diversity through a variety of lot and block sizes, building types and
styles along public street frontages.
4. New and improved public streets shall provide for all-season landscape features within the
public right-of-way.
5. In new residential neighbourhoods and in intensification development, indoor and outdoor
parking areas shall be designed as subordinate to the main residential structure.
6. ln new commercial development projects, the massing of buildings and building elevations shall
provide a positive visual presence with design, articulation and fenestration, and a variety of
rooflines where visible from public streets and residential areas.
7. Street corner buildings shall be designed as signature buildings to emphasize gateway features
and to incorporate increased height roof features, building articulation, window and finishing
features.
8. Surface parking and loading areas in the designated commercial growth areas are not
permitted immediately adjacent to the intersections of public streets and shall be buffered and
muted by permanent landscape features.
9. Large, paved vehicle parking areas shall be divided into smaller defined sections with
landscaping and walkways.
10. In Village Commercial development projects, bicycle parking spaces shall be provided based
on industry best practices such as the Ontario Traffic Manual, Book 18 - Cycling Facilities.
Section 7
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7.7
Rural Settlement Area
7.7.1 Purpose
The purpose of the Rural Settlement Area designation on Schedule 'A1' is to accommodate small
scale residential and non-residential development within existing settlement areas.
7.7.2 Permitted Uses
single detached dwelling
accessory dwelling unit above or within a permitted commercial or business establishment
home occupation use
public service facilities and community use such as a library, community hall or recreation
centre, school, (private and public), place of worship, cemetery, place of assembly
Additional needs housing
Congregate living housing
small-scale commercial or industrial establishment providing personal and business goods and
services to the local community and the travelling public
management of natural areas and natural resources for environmental management purposes
public and private infrastructure
utilities
accessory uses
7.7.3 Density of Residential Development
When development is proposed by only a municipal water supply system or by individual water
supply and wastewater treatment facilities, the expected maximum residential density is 5 dwelling
units per hectare. Where an increase in density above the 5 dwelling units per hectare is proposed,
the site shall be investigated, and environmental constraints evaluated. This includes the suitability
of terrain, hydrological suitability, soils suitability and where subsurface disposal is proposed,
hydrogeological suitability.
7.7.4 Additional Residential Units
1. Where a single detached, semi-detached, or townhouse dwelling unit is permitted, Additional
Residential Units are permitted in accordance with the polices outlined in Section 6.12 of this
Plan.
7.7.5 Lot Creation
1. The creation of a new lot or expanded lot in a Rural Settlement Area designation is permitted
subject to Sections 4.1, 5.0 and 6.1.9 of this Plan.
2. Infill development is encouraged provided that the proposed development is in keeping with
the existing character and planned land uses of the area.
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7.7.6 Development Proposals Adjacent to Municipal Boundary
When considering development proposals for any Rural Settlement Area located on the municipal
boundary of the Township which exceed minor infilling and/or minor additions, the Township Council
shall consult with the respective Council(s) of the adjacent municipality(ies) prior to approving such
proposals.
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7.8
Shoreline Residential Area
7.8.1 Purpose
The purpose of the Shoreline Residential Area designation on Schedule 'A1' is to accommodate
residential activities directly oriented to the shoreline of lakes and water courses.
7.8.2 Permitted Uses
single detached dwelling
additional residential unit
boat house, boating dock, and shorewall
small-scale convenience commercial establishment providing goods to the local community
passive recreation
home occupation use
management of natural areas and natural resources for environmental management purposes
public and private infrastructure
utilities
accessory use
7.8.3 Infilling
Infilling of existing development shall be permitted on individual water supply and individual
wastewater treatment facilities, subject to Sections 5.1 and 5.2 of this Plan, and in accordance with
DP 4.15 of the Lake Simcoe Protection Plan, 2009 (LSPP), where applicable.
7.8.4 Additional Residential Units
A maximum of one (1) additional residential unit shall be permitted in the Shoreline Residential Area
designation within a single detached dwelling, semi-detached dwelling or townhouse dwelling
when it is demonstrated that the development:
has a minimum of 30 metres setback from the high-water mark of a waterbody where
possible;
conforms to servicing policies within Sections 5.1 and 5.2 of this Plan;
is in accordance with DP 4.15 of the LSPP where applicable; and
is not located within a mapped floodplain.
The additional residential unit is permitted either within the principal dwelling or within a building or
structure accessory to a principal dwelling.
A detached building that accommodates an additional residential unit (detached) shall be clearly
subordinate to the primary building on the lot in terms of height and building footprint. The gross
floor area of the detached additional residential unit should generally be a maximum of 50% of the
gross floor area of the primary dwelling. The Zoning By-law will regulate the location, setbacks,
maximum size and parking for additional residential units in the appropriate zone.
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7.8.5 Minimum Lot Area
With the exception of existing, vacant legal lots of record, the area for all new lots shall be of an
appropriate area that is large enough to accommodate a dwelling and associated individual, private
services. The minimum lot size and/or dimensions will be established by the Township of Ramara
Zoning By-law.
7.8.6 Vehicle Access
Vehicular access shall be provided from each lot to a public road or may be provided by mutual
access to more than one lot.
7.8.7 Water Access
Access to lots from navigable waterways shall be secondary to access from a public road and shall
be subject to legal requirements under federal and provincial government jurisdictions. In the case
of islands, access to lots may be from navigable waterways.
7.8.8 Boat Houses and Boat Docks
Where ownership of a lot extends to the high-water mark, a building permit shall be obtained from
the Township and the necessary permit obtained from the appropriate Provincial and/or Federal
authority for the erection of permanent private individual boat docking facilities.
7.8.9 Small Scale Commercial Establishment
Where appropriate, a small-scale commercial establishment that provides goods or services to the
local community may be located on public roads separated from residential areas. The
establishment of a new small-scale commercial use shall require an amendment to the Zoning By-
law and shall be zoned in an appropriate commercial category.
7.8.10 Setback from the High-Water Mark
With the exception of boat houses, docks and other permitted shoreline structures, the setback for
new buildings and structures from the average high-water mark should be 30 metres. On existing
lots of record where a 30-metre setback from the high-water mark is not possible for new
development, the setback may be reduced to the maximum setback possible, subject to the
approval of an amendment to the implementing Zoning By-law or minor variance permitted by the
Committee of Adjustment. In order to determine the most appropriate building location of an existing
lot of record, consideration should be given to reductions in other yard setbacks before considering
reductions to the setback to the high-water mark.
A natural vegetative buffer strip with a minimum width of 30 metres should be maintained wherever
possible from the seasonal high-water mark to filter pollutants from run-off. A reduced buffer area
may be permitted as determined by an approved environmental impact statement or Natural
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Heritage Evaluation report pursuant to Section 6.2 of this Plan that demonstrates that there will be
no negative impact on the fish habitat and its ecological function.
7.8.11 Servicing
1. Development within the Shoreline Residential designation must comply with Sections 5.1,
5.2, 5.4, and 5.8 of this Plan.
2. In the areas subject to the LSPP, all development must comply with the servicing policies of
the LSPP.
7.8.12 Lot Creation
1. The creation of new lots in a Shoreline Residential Area is permitted subject to Section 6.1.9
of this Plan and the provisions of the Zoning By-law.
2. Infill development is encouraged provided that individual private servicing can be
accommodated, provincial requirements are satisfied, and the proposed development is in
keeping with the existing character of the area.
7.8.13 Special Designations
1. Dunlap (1319356 Ontario Inc.)
A maximum of 7 residential lots may be developed on Part Lot 32 and 33 Front Range
Concession (Rama) ( Lake Couchiching Investments). Development of the residential lots
may not occur until the completion of a noise study which outlines the limits of development
and mitigation measures to the satisfaction of Canadian National Railways.
The proposed development, being adjacent to an active railway, shall ensure that
appropriate safety measures such as setbacks, and security fencing are provided to the
satisfaction of Canadian National Railways.
Notwithstanding Section 7.8.6, each new lot may have vehicle access by a common private
right-of-way.
The proposed private right-of-way may be established in the ownership of a condominium
corporation as a non-share capital corporation integrated with the proposed seven
residential lots or as an easement/right-of-way created by consent.
All other relevant policies of this Plan shall apply.
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2. Highland Mills Development
The following policies shall apply to those lands designated as "Shoreline Residential" in part
of Lot 1, Concession 9 (Mara), as shown on Schedule 'A1'.
a. Notwithstanding any policies of this Official Plan to the contrary, the outward
expansion of an existing designated Shoreline Residential Area is permitted.
b. A total of three lots shall be created by consent.
c. Notwithstanding Section 7.8.6, each new lot may have vehicle access by a common
private right-of-way connected to an open public road.
d. Each new lot on a private right-of-way may be used for permanent occupancy.
e. Each new lot shall have frontage on Lake Dalrymple.
f.
All other relevant policies of this Plan shall apply.
These policies shall be implemented by means of a Zoning By-law enacted pursuant to
Section 34 of the Planning Act. The creation of the three lots and the retained lot will require
the approval of the Committee of Adjustment. A Site Plan Agreement between the Township
of Ramara and the landowners shall be registered on title to address the recommendations
of the Environmental Impact Study prepared by Michalski Nielsen Associates Limited and
other matters considered relevant by the Township.
The provisions of this Plan, as amended from time to time, shall apply in regard to the
interpretation of this amendment.
3. Beacock - Grays Bay Road
The following policies shall apply to those lands designated as "Shoreline Residential" in Part
of Front Range Lot 2 (Rama), as shown on Schedule 'A1' Land Use Plan, attached hereto
as Schedule 'A1'.
a. Notwithstanding any policies of this Official Plan to the contrary, the outward
expansion of an existing designated "Shoreline Residential" area is permitted.
b. Notwithstanding Section 7.8.6, any new lot created shall only have vehicle access
by Grays Bay Road, a private right-of-way connected to an open public road.
c. A new lot may be created only by consent and shall conform with the policies of the
Ramara Official Plan and the provisions of Ramara Zoning By-law.
d. Any new lot created, and development shall conform with the policies of the Growth
Plan, as amended, regarding the Rama Road Economic Employment District.
These policies shall be implemented by means of a Zoning By-law amendment enacted
pursuant to Section 34 of the Planning Act. The creation of any lot will require consent of the
Section 7
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Ramara Committee of Adjustment. A Site Plan Agreement and Site Plan Approval is required
where necessary to address any technical issues for development.
The provisions of this Plan, as amended, shall apply in regard to the interpretation of this
amendment.
4. Rama Lakefront Resorts Inc.
The following policies shall apply to those lands designated as " Shoreline Residential" in
Parts of Lots 28, 29 and 30 and Part of the Original Shore Allowance in Front of Lots 28, 29
and 30, Front Range (Rama), as shown on Schedule 'A1' Land Use Plan.
a. Notwithstanding and policies of this Official Plan to the contrary, the outward
expansion of an existing designated "Shoreline Residential" area is permitted.
b. A total of 36 lots and dwellings shall be permitted within this "Shoreline Residential"
designation.
c. Each new lot on a private driveway may be used for a permanent occupancy
dwelling.
d. Notwithstanding Section 7.8.6, each new lot may have vehicle access by a common
private right-of-way connected to an open public road.
e. Amendment No 14 shall be implemented by a plan of subdivision/condominium and
a Zoning By-law amendment enacted pursuant to Section 34 of the Planning Act.
f.
Any further planning applications to the Township of Ramara that implements
Amendment No. 14 may be determined as complete applications following the
satisfactory completion of the approval and design of private water supply,
wastewater treatment and stormwater management services, the design of a plan
of subdivision/condominium, and revised zoning by-law amendment using the
Integrated Approach under section A.2.9, of the Class Environmental Assessment
Environmental Assessment Act), amended 2011.
g. The applicant shall not proceed with the Integrated Approach, including any
applications for approval of a plan of subdivision/condominium or enactment of a
zoning by-law amendment, until the existing Original Shore Allowance in Front of
Lots 28, 29 and 30, Front Range (Rama) has been determined by the Council of the
Township of Ramara to be available for disposal and the owner of the subject
property has negotiated the purchase of the subject land for incorporation into the
subject property.
The provisions of this Plan, as amended from time to time, shall apply in regard to the
interpretation of this Amendment."
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7.9
Industrial
7.9.1 Purpose
The purpose of the Industrial designation on Schedule 'A1' is to identify employment lands and
protected employment areas to accommodate a range of industrial and service type businesses as
well as accessory and ancillary commercial uses. Employment Areas shall be protected and
preserved, prohibiting sensitive land uses that could preclude or hinder the vitality of the industries.
Uses permitted in Employment Areas within Settlement Areas shall be restricted to only those uses
permitted.
7.9.2 Permitted Uses in Settlement Areas
manufacturing, processing and assembly establishment
warehousing and goods movement
research and development in connection with manufacturing
associated retail and office uses and ancillary facilities associated with the primary
permitted uses
management of natural areas and natural resources for environmental management
purposes
public and private infrastructure
utilities
accessory uses
Industrial Lands located within Settlement Areas are identified where applicable as protected
employment areas. Permitted industrial uses shall generally be located in designated settlement
areas according to Sections 4.1 and 6.0 and 6.13 of this Plan.
7.9.3 Permitted Uses Outside Settlement Areas
manufacturing, processing and assembly establishment
warehousing and goods movement
research and development in connection with manufacturing
business service establishment
truck and transportation terminal
trade or occupation establishment
associated retail and office uses and ancillary facilities to permitted uses
indoor and outdoor storage establishment
management of natural areas and natural resources for environmental management
purposes
public and private infrastructure
utilities
accessory uses
renewable energy facilities
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7.9.4 Commercial
Any associated retail and office uses shall be kept to a maximum of 25% of gross floor area and be
either accessory to or directly serve the permitted industrial uses.
7.9.5 Lot Creation
The creation of a new lot in an Industrial designation is permitted subject to Section 6.1.9 of this Plan
and the provisions of the Zoning By-law.
7.9.6 Special Designations
1. James Dick Construction
Notwithstanding any provision of this Plan to the contrary, for the lands designated
Industrial" in Part of Lot 11, Concession A, (Mara) the permitted uses are limited to a truck
terminal and associated motor vehicle repair garage in conjunction with the adjacent
licensed aggregate operation located to the west in Lot 12 and Part of Lot 11, Concession
A (Mara).
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7.10
Destination Commercial
7.10.1 Purpose
The purpose of the Destination Commercial designation on Schedule 'A1' is to accommodate large
area commercial activities that are tourism destinations or are related to the Rama Road Economic
Employment District or serve the needs of visitors to the Township.
7.10.2 Permitted Uses
Tourist accommodation uses such as seasonal tent and trailer camp or park, rental cabin
and housekeeping cottage, lodge, four-season destination resort, motel, recreation camp,
private camp and private park
Public parks
Marina, including seasonal boat storage facility
Accessory docking facility
Retail commercial establishment limited to convenience commercial establishment,
boutique and souvenir establishment, gift or antique establishment, arts and craft
establishment, and personal service
Service commercial establishment
Theme park and amphitheatre
Entertainment and amusement use such as tavern, place of entertainment such as bingo
hall, casino, music hall, cinema and/or theatre facility and complex, video arcade, and
virtual reality activity facility and area and similar uses
Eating establishment
Facility or area for active and passive recreation and sports use such as tennis or squash
court, swimming pool, golf course, miniature golf, golfing practice area and driving range,
horse and pony ride, petting zoo, kiddy car, water bumpers and water slide and similar uses
and structure
Bus terminal, tourist information centre and other commercial uses serving the needs of
the travelling public
Accessory buildings, structures and uses
Multi-unit resort dwelling (see Section 7.10.8)
Accessory residential dwelling for the owner or caretaker or similar person
Management of natural areas and natural resources for environmental management
purposes
Public and private infrastructure
Utilities
7.10.3 Official Plan Amendment
1. The creation of new or expanded Destination Commercial areas shall be considered by an
Official Plan Amendment.
2. Any proposed Official Plan Amendment shall be subject to Section 5.0 and 6.0 and where
applicable, Section 4.1.2 of this Plan.
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3. A detailed planning study shall be submitted to the Township by the proponent with each
application that clearly establishes how the objectives and policies of this Plan are satisfied.
4. Any new or expanded Destination Commercial area shall be subject to a specific Zoning By-
law amendment.
7.10.4 Recreation Facilities
Where a commercial operation includes provision for overnight accommodation, a minimum of 20
percent of the gross site for development shall be devoted to communal recreation facilities and
such areas should be distributed throughout the development. The required communal recreation
facilities may in part be used and form part of any waterfront access.
7.10.5 Commercial Establishments
Accessory retail commercial and service commercial establishments on any lot shall not exceed the
lesser of 1000 m2 of total floor area or 10% of the total floor area of the permitted primary land uses.
7.10.6 Marina
1. New commercial marina operations may be established as a principal use or as an accessory
use to a permitted principal use. Any proposal submitted for a new or expanded marina must
be accompanied by a Marina impact study indicating the on and offshore facilities to be
constructed including pump-out facilities to empty holding tanks of boats, the dredging
required and the impact of such facility with regard to such matters as longitudinal drift, fish
habitat and the visual impact of the marina. The study will require the approval of the relevant
government agencies.
2. Off-street vehicle parking shall be provided within the development and shall be directly
related to the number of boat slips.
3. Facilities for the sale of gas and oil and for the fueling of marine craft shall be provided at a
separate pier or dock area from where other craft are docked on a seasonal basis and
adequate provision shall be made for fire safety and similar measures. Fuel storage tanks for
such facilities shall be placed according to the provincial regulations.
4. Marinas large enough to provide overnight accommodation for large watercraft with heads
and culinary facilities shall provide dockside sewage pump out and garbage disposal
facilities.
7.10.7 Seasonal Tent or Trailer Camps and Parks
1. Minimum standards for campsite areas shall be established in the Zoning By-law for the
Township.
2. Such establishments shall conform to all standards and provisions of the By-law, passed
under the authority of the Municipal Act, as amended.
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3. The owner or the operator shall submit to the Municipality a site plan under the authority of
the Planning Act, as amended, of the proposed establishment detailing, but not limited to,
the following information:
a. The true shape, acreage and the location of the property to be developed.
b. The location, height, dimensions and use of all buildings and structures existing and
proposed to be erected.
c. All ingress and egress routes.
d. The layout of the internal vehicular and pedestrian road system and the layout of any
proposed parking area, campsites, water supply and effluent disposal facilities, and
other associated facilities.
7.10.8 Multi-Unit Resort Dwellings
1. Multi-Unit Resort Dwellings are permitted only in conjunction with and secondary in scale to
the development of the following Destination Commercial uses:
tourist accommodation including a hotel
marina
facility or area for active recreation
Multi-Unit Resort Dwellings permitted are considered recreational dwellings that are part of
the resort establishment.
2. The Zoning By-law amendment for the Destination Commercial uses listed in Section
7.10.8.1 shall contain provisions for types of dwellings and density of dwelling units.
3. For purposes of this section, Multi-Unit Resort Dwellings may include development within a
plan of condominium on a site used for the permitted Destination Commercial uses in Section
7.10.8.1.
4. The approval of multi-unit resort dwellings in conjunction with the permitted Destination
Commercial uses shall be considered at the same time as the approval of the Destination
Commercial uses.
5. The actual development of resort dwellings shall take place in conjunction with or following
the development of the permitted Destination Commercial uses in Section 7.10.8.1.
6. Destination Commercial uses permitted by Section 7.10.8.1 may develop independently of
Multiple Unit dwelling units. The approval of Multiple Unit dwelling units may be given after
the development of Destination Commercial uses.
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7.10.9 Lot Creation
1. The creation of a new or expanded lot in a Destination Commercial designation is permitted
subject to Sections 4.1, 5.1, 5.2 and 6.1.9 of this Plan and the provisions of the Zoning By-
law.
2. New lots may be created by plan of subdivision, plan of condominium or by consent in the
Destination Commercial designation.
7.10.10
Special Designations
1.
Rama Resorts
In addition to any other applicable policy statements within this Plan, the following policies shall
also apply to those lands designated "Destination Commercial" in Part of Lot 28, 29 and 30,
Concession 12 (Mara) indicated by the notation " Lands Subject to Subsection 7.10.10.1 on
Schedule 'A1' of this Plan. The purpose of this Tourism Development Area is to establish an
overall policy framework for the development of a four-season destination resort and
entertainment centre on the subject lands. The policies establish the types of uses contemplated
for the lands and outline the specific development policies that ensure the development of a
four-season resort and entertainment centre is realized.
a. Adjacent Uses
Protection shall be provided to the amenities of existing residential development from
possible disturbances created by all activities associated with regional commercial uses.
b. Parking Facilities and Access Points
Where destination commercial projects are designed for public or private use, adequate
automobile parking areas shall be established and access points to parking areas and to all
projects shall be located so that the road pattern provides for the adequate movement of
motor vehicle and pedestrian traffic.
c. Access
Convenient access shall be provided from the development to a public improved road
suitable to carry such anticipated additional traffic and shall not require such traffic to unduly
travel through established residential areas.
d. Buffer Planting
Adequate buffer planting shall be provided between destination commercial development
and any adjacent residential areas. Such buffer planting may include provisions for closed
board or decorative fencing, grass strips, berms and appropriate planting of trees and
shrubs. In addition to buffer planting, spatial separation distances may also be required.
e. Location and Water Access
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The development shall, where possible and practical, be located to ensure direct access to
the shoreline or alternatively access by driveways or pedestrian walkways.
f.
Recreation Facilities
Where a commercial operation includes overnight accommodation, a minimum of 20
percent of the entire development, based on:
i.
an individual lot on which the overnight accommodation is situated; or
ii.
that portion of the overall development of a site devoted to the overnight
accommodation
shall be devoted to communal recreational facilities and such areas should be distributed
throughout the development. The required communal recreation facilities may in part be
used and form part of the waterfront access.
g. Commercial Establishments
Accessory retail commercial establishments should be in reasonable proportion to the total
lot area and the scale of the principal use, but in no case shall the floor area exceed 3% of
the lands subject to these policies.
h. Marina
i.
No new commercial marina operations shall be established except as part of an
accessory use to a permitted principal use.
ii.
Adequate off-street motor vehicle parking shall be provided and shall be directly
related to the number of boat slips.
iii.
Facilities for the sale of gas and oil and for the fueling of marine craft shall be provided
at a separate pier or dock area from where other craft are docked on a seasonal basis
and adequate provision shall be made for fire safety and similar measures. Fuel
storage tanks for such facilities shall be placed according to provincial regulations.
iv.
Marinas large enough to provide overnight accommodation for large watercraft with
heads and culinary facilities shall provide dockside sewage pump out and garbage
disposal facilities.
i.
Concept Plan
All of the above items will need to be addressed by way of a detailed Concept Plan outlining
building envelopes, numbers and types of accommodations, commercial square footage,
residential areas, etc., before development taking place. This Concept Plan shall be
provided to and approved by Council having regard to certain requirements for studies.
Studies required before Council's acceptance of the Concept Plan are as follows:
Section 7
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Township of Ramara Official Plan
Page. 115
i.
A Transportation Study is required addressing impact on local entrance roads, County
Road No. 44, Highway No. 12, and associated intersections. Within this Transportation
Study, all required improvements to the transportation system as a result of this
development shall be highlighted.
The review and approval of the Transportation Study, and a drainage study are also required
by Simcoe County and the Ministry of Transportation.
ii.
An EIS is required to address development adjacent to the Provincially Significant
Wetland and fishery. Within the EIS, specific building envelopes within the lands
designated " Destination Commercial" will need to be established and adhered to by
the Concept Plan and any future site plan, subdivision or building permit application.
Section 5.2 applies, where necessary, to this Special Designation Area.
The review and approval of the EIS are also required by other appropriate approval agencies.
The EIS shall consider the following:
iii.
MOE Guidelines with respect to separation of development from the Fern Resort
Sewage lagoon;
iv.
the 100-year wave uprush; and
v.
MNR wetland mapping, and the provincially significant wetland.
j.
A detailed servicing impact study outlining the method of servicing and its impact on Lake
Couchiching.
k. A stormwater management study is required to investigate the impacts of development on
water quality and quantity both on and off site and to recommend appropriate measures to
maintain the Lake Couchiching ecosystem. In determining whether and what measures may
be required, consideration shall be given to the impacts of existing and proposed future
development within the contributing catchment. The study is to be completed according to
the MOECP guidelines and shall be reviewed and approved by Council and appropriate
agencies.
l.
Servicing Feasibility Study
The purpose of a Servicing Feasibility Study is to protect the environment, in particular the
ground and surface water resources of the Lake Couchiching ecosystem, and to ensure that
an adequate supply of potable water and an appropriate method of sewage treatment are
available for new developments within the community study area. The community study area
shall encompass the lands identified as the 7.10.10.1 Tourism Development Area. This does
not preclude Council from including lands outside this tourism development area.
The Servicing Feasibility Study shall investigate and determine the appropriate methods of
water supply and sewage treatment necessary to service proposed development and to
maintain water resources. All reasonable servicing alternatives, beginning with full municipal
or communal services, shall be considered within the context of a community servicing
Section 7
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Township of Ramara Official Plan
Page. 116
strategy, which establishes servicing alternatives for development scenarios within the
community study area. The development scenarios may include the type, scale, density and
phasing of future growth and development, as determined by the Township.
In particular, the Study shall investigate and address the following issues:
i.
The potential to connect to existing and proposed water supply and sewage treatment
systems and also existing capacity and feasibility of the extension and expansion, if
required; the necessity for and feasibility of new facilities; and the analysis of
comparative performance of similar facilities;
ii.
Environmental, financial and administrative implications of multiple systems regardless
of whether the systems discharge to surface water or groundwater;
iii.
Where individual on-site sewage treatment systems are proposed, the suitability of the
site shall be investigated and environmental constraints evaluated. This includes the
suitability of terrain, hydrological suitability, soils suitability and where subsurface
disposal is proposed, hydrogeological suitability; and
iv.
Consideration of the assimilative ( carrying capacity) of the Lake Couchiching
ecosystem.
The Servicing Feasibility Study is to be prepared according to the Ministry of Environment and
Energy guidelines and is subject to the review and approval of Council and the appropriate
agencies.
m. Zoning
Destination Commercial Area may be zoned in separate classifications in the Zoning By-law.
Before the development of any land or the issuance of a building permit, a site plan
agreement shall be entered into between the Developer and the municipality. In the Interim,
a Holding (H) Symbol shall be incorporated with the specific zone.
Before the removal of the Holding (H) symbol by Council for certain uses, the developer shall
satisfy Section 8.5 of this Plan and in particular, the developer shall complete the required
studies and the concept plan to the satisfaction of Council.
2.
Chase
In addition to any other applicable policy statements within this Plan, the following policies shall
also apply to those lands designated "Destination Commercial" in Part of Lots 1, 2, 3 and 4,
Front Range (Rama). The purpose of this Special Designation Area is to establish an overall
policy framework for the development of a retail, service entertainment and recreation centre
that will primarily serve the travelling public and patrons of the Casino. The policies establish
the types of uses contemplated for the lands and also outline the specific development policies
that ensure the development of such a centre is realized.
Section 7
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Township of Ramara Official Plan
Page. 117
a. Grouping and Access
Development shall, wherever possible, be grouped and should where possible, in the
case of County Road No. 44 have access via secondary roads rather than direct access
onto the County Road.
b. Shopping Mall Exception
No shopping malls shall be permitted within this development without an amendment to
this Plan.
Any such Official Plan amendment must be supported by a detailed and comprehensive
market analysis prepared at the developer's expense. Such market analysis shall be
prepared before consideration of the Official Plan Amendment. If the market analysis
shows that the proposed new establishment will unduly detract from the importance of
the Central Business District of the City of Orillia, which is the main civic and commercial
focus, or will have a detrimental effect thereon, then such Official Plan Amendment will
not be approved, nor will the proposed development be allowed to proceed.
c. Amenities
Hydro poles and other surface utilities shall be carefully sited, and advertisements and
signs shall be kept to a minimum, having regard for the safety and convenience of
vehicular traffic and the enhancement of the scenic qualities of the area. The amenity of
surrounding areas shall be considered in the siting, lighting and advertising of any
permitted use.
d. Appearance
All development shall be attractive because of its public exposure.
e. Parking Facilities and Access
Adequate off-street parking facilities shall be provided for all permitted uses and access
points to such parking shall be limited in number and designed in a way that will minimize
the danger to both motor vehicle and pedestrian traffic.
f.
Buffer Planting
Adequate buffer planting shall be provided between the commercial uses and any
adjacent residential areas. Such buffer planting shall include the provision of grass strips
and appropriate planting of trees and shrubs.
g. Open Storage
No open storage of goods or materials shall be permitted, except for display purposes.
Section 7
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Page. 118
h. Water Supply and Effluent Disposal
An adequate source of potable water supply and adequate sanitary disposal facilities
shall be provided and be subject to the approval of the Township and the relevant
authority responsible for approval.
i.
0.3 Metre Reserve
To prevent conflict in terms of access with respect to the development of these lands
and the lands of the First Nation, as a site plan requirement of 0.3 metre reserve
dedicated to the municipality will be required where these lands abut First Nation Lands.
All of the above items will need to be addressed by way of a detailed Concept Plan
outlining building envelopes, numbers and types of accommodations, commercial
square footage, residential areas, etc. before development taking place. This Concept
Plan shall be provided to and approved by Council having regard to certain requirements
for studies. Studies required before Council's acceptance of the Concept Plan are as
follows:
j.
A Transportation Study is required addressing impact on local entrance roads, County
Road 44, Highway No. 12, the CNR line and associated intersections. Within this
Transportation Study, all required improvements to the transportation system as a result
of this development shall be highlighted.
k. The review and approval of the Transportation Study, and also a drainage study is also
required by Simcoe County and the Ministry of Transportation.
l.
A detailed Servicing Feasibility Study outlining the method of servicing and its impact on
Lake Couchiching.
m. Ensure compatibility with existing agricultural operations cognizant of the Minimum
Distance Separation I and II.
n. A stormwater management study is required to investigate the impacts of development
on water quality and quantity both on and off site and to recommend appropriate
measures to maintain the Lake Couchiching ecosystem. In determining whether and
what measures may be required, consideration shall be given to the impacts of existing
and proposed future development within the contributing catchment. The study is to be
completed according to the Ministry of Environment guidelines and shall be reviewed
and approved by Council and appropriate agencies.
o. A Servicing Feasibility Study to demonstrate how the development will protect the
environment, in particular the ground and surface water resources of the Lake
Couchiching ecosystem. To ensure that an adequate supply of potable water and an
appropriate method of sewage treatment are available for new developments within the
community study area. The community study area shall encompass the lands identified
as the 7.9.11.2 " Tourism Development Area." This does not preclude Council from
including lands outside this tourism development area.
Section 7
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Township of Ramara Official Plan
Page. 119
i.
The Servicing Feasibility Study shall investigate and determine the appropriate
methods of water supply and sewage treatment necessary to service proposed
development and to maintain water resources. All reasonable servicing
alternative, beginning with full municipal or communal services, shall be
considered within the context of a community servicing strategy that establishes
servicing alternatives for development scenarios within the community study
area. The development scenarios may include the type, scale, density and
phasing of future growth and development, as determined by the Township.
In particular, the Study shall investigate and address the following issues:
i.
The potential to connect to existing and proposed water supply and sewage
treatment systems and also existing capacity and feasibility of the extension and
expansion, if required, the necessity for a feasibility of new facilities; and the
analysis of comparative performance of similar facilities;
ii.
Environmental, financial and administrative implications of multiple systems
regardless of whether the systems discharge to surface water or groundwater;
iii.
Where individual on-site sewage treatment services are proposed, the suitability
of the site shall be investigated and environmental constraints evaluated. This
includes the suitability of terrain, hydrological suitability, soils suitability and
where subsurface disposal is proposed, hydrogeological suitability; and
iv.
Consideration of the assimilative (carrying capacity) of the Lake Couchiching
ecosystem.
The Servicing Feasibility Study is to be prepared according to the MOECP guidelines
and is subject to the review and approval of the Council and the appropriate agencies.
p. Zoning
Destination Commercial Areas may be zoned in separate classifications in the Zoning
By-law. Before the development of any land or the issuance of a building permit, a site
plan agreement shall be entered into between the developer and the municipality. In the
interim, a Holding (H) Symbol shall be incorporated with the specific zone.
Before the removal of the Holding (H) Symbol by Council for certain uses, the developer
shall satisfy Section 8.5 of this Plan and in particular, the developer shall complete the
required studies and the concept plan to the satisfaction of Council.
Section 7
Land Use Policies
Township of Ramara Official Plan
Page. 120
7.11 Rama Road Economic Employment District - Tourism Development Area
Secondary Plan
7.11.1 General Policy
1. Lands located within the Rama Road Economic Employment District, as identified on
Schedules 'A1' and 'B4', are subject to the policies of Section 7.11 of this Plan. The policies
applicable to this Tourism Development Area should be read in conjunction with all other
applicable policies of this Plan.
2. All of the Ramara Official Plan policies apply to the Rama Road Economic Employment
District Tourism Development Area Secondary Plan Area, where relevant. If there is a conflict
between the Official Plan and this Secondary Plan, then the policies of this Secondary Plan
shall prevail.
3. All complete planning applications made for development within the Secondary Plan area
shall conform with the Planning Act, shall be consistent with the PPS, and all planning
applications shall conform with County of Simcoe Official Plan and the Ramara Official Plan
in effect. As well, planning applications must recognize any water quality targets for Lake
Couchiching.
4. The Township of Ramara Zoning By-law shall be amended to conform with this Secondary
Plan in order to implement a development proposal.
5. Existing zoning in the Township Zoning By-law on lands within the Secondary Plan area shall
remain in effect according to the policies of this Plan and the provisions of the Zoning By-
law, until amended.
6. Any amendment to this Secondary Plan, including the redesignation of Future Development
Areas, shall be implemented by an Official Plan Amendment.
7. Where required by the Planning Act, the Township shall require other information to be
provided in an application to amend this Official Plan, the Zoning By-law, and for approval of
a subdivision plan and condominium plan, that is contained in this Secondary Plan Area.
8. In order to reflect the policies of the Provincial Planning Statement 2024 and the County
Official Plan, the Township shall:
a. Stimulate growth of tourism and commercial activities, as destinations, by improving
existing services and facilities for existing and future demand and utilization and
encourage new and expanded visitor facilities;
b. Promote and provide for casino related recreational and commercial growth; and
c. Provide for the efficient and safe movement of local traffic and visitor traffic within
and through the Rama Road Economic Employment District.
Section 7
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Township of Ramara Official Plan
Page. 121
7.11.2 Rama Road Economic Employment District Objectives
1. The overall objective of this Secondary Plan is to build an employment area that caters to
the economic needs for destination commercial uses within a livable and sustainable
community for people in Ramara.
2. Existing residential dwellings and land uses in Existing Built-Up Areas and isolated lots may
remain privately serviced without municipal water and wastewater infrastructure, but subject
to the completion of municipal environmental assessments and financial analyses, may be
connected to municipal water supply and wastewater treatment systems.
3. Intensification of development in the existing built-up areas shall be determined by the
capacity of individual water supply, wastewater treatment, and stormwater management and
public road facilities, or where appropriate, the capacity of municipal water supply and
wastewater treatment systems, and other considerations such as community character.
4. The Destination Commercial areas are intended to be used as areas of employment for
residents of the Township.
5. Proposed new development within the five designated municipal service areas shall be
considered by plan of subdivision, plan of condominium and site plan approvals.
6. Future Development Areas designated within the Secondary Plan Area are not required to
accommodate planned development within the planning period and are intended to be
planned according to updated comprehensive growth management studies by the Township
of Ramara and implemented through an amendment to the Official Plan.
7. Municipal infrastructure planning will be integrated with land use planning and design
cooperatively between landowners and developers within each service area.
8. Natural Heritage features and functions will be protected from development and are
integrated into the structure of the Rama Road Economic Employment District.
9. Natural areas, walking areas and trails shall be incorporated into the design of development
projects in order to encourage and facilitate the health and wellness of residents of and
visitors to the Township and to reduce automobile dependency. New natural area features
and functions may be established and protected in conjunction with development planning.
10. The Township shall determine the need for parkland, recreation areas and natural area land
dedications, when establishing conditions of approval for all subdivision plans, condominium
plans and site plans.
11. Most of the development within the designated service areas are intended as "Destination
Commercial". Section 7.10.8.1 of the Ramara Official Plan, as amended by this Secondary
Plan, applies to the development of Multiple Unit Resort Dwellings in a mixed-use project.
12. Existing small lots that are zoned as "DC-(H)" by the Township Zoning By-law may continue
to be used according to the provisions of the Zoning By-law.
Section 7
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Township of Ramara Official Plan
Page. 122
13. The former CN right-of-way owned by the Township of Ramara shall be integrated into the
new development and shall be used as a public pedestrian walkway, trail and bikeway,
connecting to other trails in the Township.
14. In the future, the corridor may provide for a public transit facility.
15. The development of the Corridor structure is intended to protect the quality of the Lake
Couchiching and Lake Simcoe watersheds and the inherent natural features and functions,
and to meet water quality objectives for Lake Couchiching in the design of servicing
infrastructure.
Section 7
Land Use Policies
Township of Ramara Official Plan
Page. 123
7.11.3 Destination Commercial Areas
1. There are four designated development areas and one designated developed area.
Service Area Gross Area:
D1 75 ha
D2 76 ha
D3 73 ha
D4 33 ha
D5 13 ha
2. The Rama Road Master Servicing Study, 2006 allocates capacity for destination commercial
development in Service Areas D1, D2, D3 and D4. Area D5 is developed by Fern Resort and
its private water supply and wastewater treatment systems may continue or be expanded
and integrated with other designated development lands.
3. The total gross designated commercial development area available for development in the
planned 25-year planning period (2025-2051) is 237 hectares.
4. These designated areas are intended to be developed with a range of land uses as permitted
in Section 7.10 of the Ramara Official Plan. The implementing Zoning By-law will establish
permitted uses and zoning provisions for each destination commercial development.
5. New development within the designated development areas shall take the form of larger
scale buildings
and structures
within
complexes
providing
internal
and external
pedestrian access. The expected residential density for multiple units/resort residential
units is 24 units per gross hectare and the maximum height of multiple unit residential
buildings shall be 48 metres. A Servicing
Feasibility Study shall accompany
any
development proposals with densities in excess of 24 units per hectare.
6. There is no planned Destination Commercial development gross floor area target within the
Rama Road Economic Employment District. Each development proposal will be assessed by
the Township and appropriate authorities, with regard to the following issues to be
addressed by proponents as part of information provided in each planning application:
i.
Projected permanent and temporary employment in the project;
ii.
Projected Multiple Unit dwellings and uses in accordance with section 7.10.8 of this
secondary plan;
iii.
The density of residential uses and non-residential uses in buildable land areas;
iv.
Projected resort residential units and accommodation occupancies;
v.
The provision of employment within the Destination Commercial projects;
vi.
The quality and extent of innovative urban design and architectural design;
Section 7
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Township of Ramara Official Plan
Page. 124
vii.
The protection and enhancement of natural heritage features and functions;
viii.
Completion
of Class Environmental
Assessment
for municipal
services and
agreement
with
Township
and other
landowners
regarding
implementation
measures;
ix.
Provision of walkways, trails, bikeways and pedestrian areas within the project and
connecting externally;
x.
Provision of publicly owned open spaces for active and passive recreation;
xi.
Consideration of innovative streetscape designs;
xii.
Provision of public streets and road intersection improvements to mitigate impacts
and provide sufficient capacity;
xiii.
Proposed phasing of development;
xiv.
Conformity with Provincial, County and Township planning policies;
xv.
Compatibility between residential and non-residential land use components within
the development project; and
xvi.
Compatibility between the proposed " Designation Commercial" development and
designated "Shoreline Residential" Areas.
7. Proposals for Township planning applications to establish new and expanded projects within
the " Destination Commercial" area shall be considered by the Township, subject to the
preparation and submission of planning studies prepared by the proponent as part of a
planning application. The planning studies shall demonstrate that the proposal achieves the
objectives and policies of the Secondary Plan and structure of the Rama Road Economic
Employment District, that densities of residential (resort residential and accommodation unit)
and non-residential uses within the buildable land areas of the project are established.
Further, the planning studies shall determine measures to mitigate the potential impacts of
noise, lighting, visual presence on multiple dwelling unit land uses and major public roads,
shall implement urban design standards, including accommodation for safe and accessible
pedestrian, bicycle and micromobility travel and shall include measures to implement the
infrastructure study required by this Secondary Plan.
8. The designated "Destination Commercial" areas identified on Schedule 'B4' include smaller
individual properties that should be integrated with larger properties for new development.
These smaller properties may continue to be used for existing uses that are permitted in the
Rural" designation.
9. New strip development is not permitted along existing major public roads.
10. Development proposed by subdivision plan, condominium plan or site plan shall be designed
to provide for a 7.5-metre-wide continuous landscaped buffer abutting any areas that are
designated in the Ramara Official Plan as " Shoreline Residential" or zoned as " Shoreline
Section 7
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Township of Ramara Official Plan
Page. 125
Residential (SR)" in the Township's Zoning By-law. The landscape buffer shall only be used
for landscaped features, naturalization, berming, fencing, and at grade infrastructure
private driveway or walkway) and subsurface infrastructure. Direct vehicle access between
development in a "Destination Commercial" area and any existing " Shoreline Residential"
area is prohibited, except for emergency vehicle access, where appropriate.
7.11.4 Existing Built-Up Areas
1. The concentrations of existing built-up residential development areas outside the
Destination Commercial" areas are identified on Schedule 'B4' to this Plan. These areas are
predominantly designated as "Shoreline Residential".
2. Existing uses within the Existing Built-Up Areas may remain according to existing Zoning By-
law provisions.
3. The policies of the Ramara Official Plan apply to these areas.
4. It is intended that these areas shall continue to be serviced with individual private water
supply and wastewater treatment facilities, until environmental assessments conclude that
municipal water supply and wastewater treatment systems shall be extended to service
these areas.
5. This Plan encourages intensification within the Existing Built-Up Areas within the capacity to
provide public roads, individual water supply and wastewater treatment, and stormwater
management, or where appropriate, the capacity of municipal water supply and wastewater
treatment services or other services.
6. For purposes of this Plan, intensification in the Existing Built-Up Areas means and includes:
i.
Infilling between existing residential dwellings;
ii.
expansion and/or conversion of existing dwellings and existing non-residential
uses;
iii.
development of existing vacant lots;
iv.
further development of existing built-up lots; and
v.
redevelopment of existing built-up lots.
7. Intensification includes the development of new residential dwellings and may include the
redevelopment of existing non-residential uses to residential uses.
8. All new or expanded residential dwellings shall conform with the provisions of the Zoning By-
law and are subject to the Township's Site Plan Control By-law.
Section 7
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Township of Ramara Official Plan
Page. 126
9. Intensification of uses other than residential is permitted within the "Existing Built-Up Area"
and may require an amendment to the Zoning By-law and shall conform with the policies of
the Official Plan and this Secondary Plan.
7.11.5 Public Active and Passive Recreation Areas
1. Public spaces, essential to the character of the Township and to the health and wellness of
residents, shall be planned accordingly in all subdivision plans, condominium plans and site
plans.
2. Public spaces shall be designated in the Township as a system of active recreation and
passive recreation areas and may include:
sidewalks
trails
bikeways
neighbourhood parks
village park/square
wilderness areas
watercourses
3. In every new subdivision plan, at least one pedestrian sidewalk shall be provided on every
public street.
4. Connected trails, bikeways, and parks shall be provided in the Rama Road Economic
Employment District through subdivision plans, condominium plans and site plans.
5. The location, design and area of these public spaces and their dedication to the Township
or other public body shall be determined in subdivision plans, condominium plans and site
plans by the Township.
6. Where it is considered feasible by the Township, newly established woodlands and wetlands
in public spaces may be established and existing woodlands and wetlands may be expanded
and enhanced in order to establish natural heritage linkages and wildlife habitat, as part of a
new subdivision plan.
7. Where it is considered feasible, the Township may accept land and/or cash-in-lieu of
parkland for purposes of establishing new or expanded public spaces.
8. The Township shall determine the need for parkland dedication or cash-in-lieu of parkland
as part of the condition of subdivision plan and condominium plan approval for all public
spaces identified in Section 8.7.
9. The Township shall determine, by by-law, the parkland areas and recreational areas required
to be dedicated or cash-in-lieu, as a condition of site plan approval for Destination
Commercial projects, including lands in the central Institutional area designated in the
Atherley-Uptergrove Secondary Plan.''
Section 7
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Township of Ramara Official Plan
Page. 127
10. The public recreation area structure shall be designed to allow pedestrian and non-
motorized vehicle connections between living areas and recreation areas, institutional areas,
commercial areas and natural areas.
11. Active and Passive Recreation Areas are not identified on Schedule 'B4' to this Secondary
Plan. Any proposed location does not require an amendment to this Secondary Plan. Areas
will be zoned as " AR" and " PR" in the Township of Ramara Zoning By-law as part of the
subdivision plan and condominium plan approval process.
7.11.6 Natural Heritage
1. The "Natural Heritage" designations on Schedule 'B4' to this Plan reflect the designations
and features shown on Schedules 'A1' and 'A2' to the Official Plan. These include provincially
significant wetlands and significant woodlands.
2. The protection and conservation of these significant areas shall be implemented by existing
policies under Section 3.7 and 6.2 of the Ramara Official Plan.
3. Natural features designated on Schedule 'B4' to this Secondary Plan are significant locally
and regionally to maintain ecological functions within sub watersheds. These natural features
include wetlands, woodlands, and watercourses. The policies in Section 6.2 of this Plan shall
apply.
4. Ecological functions include fish and wildlife habitats, drainage channels, recharge and
discharge areas, and Lake Couchiching near-shore areas.
5. Sub watershed boundaries identified in the Master Servicing Study shall generally be
respected and remain unaltered in the land development process for purposes of municipal
services and stormwater management facilities.
6. Watercourses identified in the Master Servicing Study shall remain unaltered unless
diversion is permitted through the consultative and approval process of the MNRF and shall
be naturalized to the extent possible and practical.
7. Where determined appropriate by criteria in Section 6.2.8 of the Ramara Official Plan, local
wetlands shall be retained and maintained as part of watercourse and corridor systems.
8. Where determined feasible by criteria in Section 6.2.12 of the Ramara Official Plan, local
woodlands shall be retained and integrated with watercourses and identified public spaces.
9. Watercourses located within planned development areas shall be designed with a natural
buffer area of a minimum of 15 metres wide on each side of the watercourse.
12. All buildings and structures, except boat houses, shall wherever possible be set back a
minimum of 30 metres from the High-water Mark of Lake Couchiching. A reduction in the
30-metre setback from a high-water mark of a lake or a river shall not require an Amendment
to this Official Plan. However, the reduction in the setback will require either an Amendment
to the implementing Zoning By-law or a minor variance and shall be supported by an
Section 7
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Township of Ramara Official Plan
Page. 128
Environmental Impact Study or a natural hazard assessment, if applicable, to the satisfaction
of the Township.
10. For the purposes of this Plan, the High-water Mark is either the contour representing 219.15
m.a.s.l. elevation or the ordinary high-water mark observed in April, May or June, whichever
is greater.
7.11.7 Future Development Area
1. Future Development Areas are not required for planned development until 2051. Existing
uses may remain as zoned in the Township Zoning By-law. Land uses in the Future
Development Area designation shall be limited to those permitted in the Rural designation of
the Township of Ramara Official Plan.
2. Any proposal to change the existing land use shall require a planning justification study as
part of a planning application and where necessary an amendment to the Zoning By-law.
3. It is intended that the designated Future Development Areas shall be serviced with individual
private water supply and wastewater treatment facilities until land is designated for
development and an amendment to this Plan is approved.
4. This Plan discourages proposals for non-resource-based development within the designated
Future Development Area except for the creation of up to three residential lots by consent
where it is determined by the Township that it will not prejudice or impede the orderly and
proper development by subdivision plan in the future.
7.11.8 Infrastructure
1. The servicing solutions in the approved "Atherley-Uptergrove Secondary Plan Area/Rama
Road Corridor Master Servicing Plan" (October 10, 2006) apply to development within the
designated service areas.
2. New public and private infrastructure shall be designed, established and operated according
to the current Township's engineering design standards.
3. In each designated service area, Phases 3 and 4 of the Municipal Class Environmental
Assessment shall be completed prior to any planning approvals for subdivision plans,
condominium plans and site plans.
4. Water supply and wastewater treatment facilities are to be designed as communal facilities
and operated by the Township of Ramara according to the required development
agreements.
5. The source of the water supply shall be groundwater and/or surface water as determined by
the Phase 3 Class Environmental Assessment in each service area.
6. Treated wastewater shall be discharged to subsurface or direct discharge to surface water
as determined by the Phase 3 Class Environmental Assessment in each service area.
Section 7
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Township of Ramara Official Plan
Page. 129
7. Centralized stormwater management facilities as identified in the Master Servicing Study will
be further determined by consideration of site-specific development applications.
8. An environmental assessment shall be completed or approved prior to Planning Act or
Condominium Act approvals for any development involving the establishment of a new
sewage treatment plant, or an increase in the existing rated capacity of a sewage treatment
plant within the Lake Simcoe watershed
9. No new municipal sewage treatment plant shall be established in the Lake Simcoe
watershed unless:
a. The new plant is intended to replace an existing municipal sewage treatment plant; or
b. The new sewage treatment plan will provide sewage services to:
i. A development that is on partial services; or
ii. A development where one or more subsurface sewage works or on-site sewage
systems are failing.
10. No new non-municipal sewage treatment plans shall be established within the Lake
Simcoe watershed unless the person applying to establish the plant can demonstrate the
following:
a. The plant will result in a net reduction of phosphorous loadings to the watershed
from the baseline conditions for the property that would be serviced by the new
plant; or
b. The undertaking that the plan will service will not add phosphorous loadings to the
Lake Simcoe watershed
11. The broad conceptual road network is identified on Schedule 'B4' to this Plan. The location
and design of this road network shall be established by environmental assessments or
approved subdivision plans.
12. All new development shall be serviced by public streets with connected pedestrian walkways
and bikeways incorporated into rights-of-way and development shall be designed in a
manner that is supportive of transit services in the future.
13. The primary public road network serving the new development areas consists of:
County Road 44 - Rama Road
Concession Road 12
County Road 45 - Monck Road
Mara-Rama Boundary Road
14. Rama Road (County Road 44) within the Rama Road Economic Employment District of this
Secondary Plan will function as an Arterial Road serving designated Destination Commercial
projects and areas and acting as a main street. Site access to areas from Rama Road shall
be designed to maximize through movements and traffic flow and to minimize conflicts
between individual site accesses and other traffic operations, and access to Rama Road
shall be limited to the designated intersections as shown on Schedule 'B4' to this Plan.
Section 7
Land Use Policies
Township of Ramara Official Plan
Page. 130
15. Site specific traffic studies shall be required as part of planning applications to determine site
access, traffic impacts and to determine road needs including road widening, emergency
access, intersection improvements, turning lanes, mutual driveways, separation distances
between access points, and traffic control, as part of planning applications.
16. The site access requirements of Simcoe County and the Township of Ramara shall be
incorporated into planning approvals. Planning applications shall include the traffic and
transportation studies required by these agencies.
17. Separate adjacent properties within a Destination Commercial development area shall be
integrated with regard to internal access roads, joint public street access, common access
to parking areas, trails, walkways and bikeways.
18. New local streets and main private roads shall be based on a modified grid system that
provides even distribution of vehicular traffic and maximized ease of connectivity. Township
standards shall be used in design and location.
7.11.9 Design Principles
1. In all new development areas, building and land use design shall consciously be innovative
yet practical, and shall consider the design integration of individual projects within the final
built out development.
2. All new development shall be sensitive to the streetscape and visual presence to pedestrians
and motorists.
3. Development shall achieve diversity through a variety of lots and block sizes, building types
and styles along public street frontages.
4. New and improved public streets shall provide for all-season landscape features within the
public right-of-way.
5. In new destination commercial projects, the massing of buildings and building elevations
shall provide a positive visual presence with design, articulation and fenestration, and a
variety of rooflines where visible from public streets and residential areas.
6. Landscape strips incorporating landscaping features, berming, decorative fencing shall be
designed and located adjacent to public street edges to create aesthetic streetscapes.
7. Street corner buildings shall be designed as signature buildings to emphasize gateway
features and to incorporate increased height, roof features, building articulation, window and
finishing features.
8. Surface parking and loading areas are not permitted immediately adjacent to the
intersections of public streets and shall be buffered and muted by permanent landscape
features.
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Township of Ramara Official Plan
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9. Large, paved vehicle parking areas shall be divided into smaller defined sections with
landscaping and walkways.
10. Parking areas shall not exceed 20% of the land area in each development project.
11. In development projects, bicycle parking spaces shall be provided at a ratio of 1 bicycle
space for every 10 required vehicle parking spaces.
7.11.10
Special Designations
1. The following existing Special Designations in Section 7.10.10 of the Destination
Commercial designation continue to apply to the Rama Road Economic Employment District:
Rama Resorts (Section 7.10.10.1)
Chase (Section 7.10.10.2)
2. Mnjikaning Fish Weirs National Historic Site
This is a designated National Historic Site administered by the Parks Canada Authority. This
site is the "largest and best-preserved wooden fish weirs in eastern Canada, in use from
about 3300 B.C.". This Plan recognizes the cultural heritage significance of the site located
within the channel between Lake Simcoe and Lake Couchiching. The site is designated as
Natural Area" in this Plan and is zoned as "NAP" in the Township Zoning By-law.
The Township of Ramara will cooperate with the Mnjikaning First Nation, the Mnjikaning Fish
Fence Circle, Parks Canada Agency, Trent-Severn Waterway and the MNRF in the
preparation and implementation of a management Plan for this National Historic Site.
3. If the Special Designations are more restrictive than this Secondary Plan, then the Special
Designations in Sections 7.10.10.1 and 7.10.10.2 shall prevail.
4. Any new policies in this Secondary Plan that are more restrictive than the Special
Designations in Sections 7.10.10.1 and 7.10.10.2 shall prevail.
7.11.11
Implementation
1. Section 8.0 " IMPLEMENTATION MEASURES" applies to the implementation of this
Secondary Plan.
2. Phasing of development within each new development area shall be determined by the
Township and landowners according to the agreements following the completion of Phases
3 and 4 of the Class Environmental Assessment.
3. The Township of Ramara may initiate a comprehensive amendment to the Zoning By-law
and may apply holding provisions in new development areas and may require agreements
with landowners.
Section 7
Land Use Policies
Township of Ramara Official Plan
Page. 132
4. Pre-Application Consultation is encouraged according to the by-law and policy of the
Township for all development applications proposed within this Secondary Plan area.
5. The Township may amend and/or revise its Development Charges By-law as it applies to this
Secondary
Plan
area
and
may
require
cost
sharing
agreements
between
landowners/developers in order to implement infrastructure services in new development
areas pursuant to the Development Charges Act.
6. Plans of Subdivision and Plans of Condominium shall conform with the Ramara Official Plan
and this Secondary Plan and shall be designated to achieve sustainability objectives.
7. The Township of Ramara shall require landowners/developers to enter into a servicing
agreement with the Township to ensure the conveyance, cost-sharing, operations and
maintenance of communal water supply and wastewater treatment facilities, stormwater
management facilities and public roads.
8. The Township of Ramara may require the completion of an Environmental Site Assessment
and the filing of a Record of Site Condition pursuant to the Environmental Protection Act.
9. The Township of Ramara may impose conditions on the use, erection or location of land,
buildings and structures in any by-law passed under Section 34 of the Planning Act and may
require agreements to be registered on title.
10. The Township of Ramara shall require other information to be included in complete planning
applications as determined by the Ramara Official Plan.
Section 7
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Township of Ramara Official Plan
Page. 133
7.12
Highway Commercial
7.12.1 Purpose
The purpose of the Highway Commercial designation on Schedule 'A1' is to accommodate small
area and individual commercial activities that are located on main roads and at intersections to
provide convenient access and exposure.
7.12.2 Permitted Uses
Eating establishment, including drive through and take-out establishment
Motor vehicle service station
Motor vehicle gasoline sales
Convenience commercial establishment
Gift or antique establishment
Arts and craft establishment
An accessory dwelling for the owner or caretaker
Management of natural areas and natural resources for environmental management
purposes
Public and private infrastructure
Utilities
7.12.3 Location
Highway Commercial designations shall be limited to a Provincial Highway, County Road, and are
preferred at the intersection of a Township Road with a Provincial Highway or County Road to
achieve access to the Township Road.
7.12.4 Retail Commercial Floor Space
Retail Commercial establishments shall not exceed 500 m² total gross floor area for an individual
establishment or a grouping of permitted uses on a single lot.
7.12.5 Official Plan Amendment
1.
The creation of new or expanded Highway Commercial areas shall be considered by an Official
Plan Amendment.
2.
Any proposed Official Plan Amendment shall be subject to the objectives and policies of this
Plan and in particular, Section 5.8.
3.
A detailed planning study with supporting technical reports shall be submitted to the Township
by the proponent with each application that clearly establishes how the objectives and policies
of this Plan are satisfied and if the subject property can support the new or expanded use.
Section 7
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Township of Ramara Official Plan
Page. 134
4.
Any new or expanded Highway Commercial area shall be subject to a specific Zoning By -law
Amendment.
7.12.6 Lot Creation
1.
The creation of a new or expanded lot in a Highway Commercial designation is permitted
subject to Sections 4.1, 5.1, 5.2, and 6.1.9 of this Plan and the provisions of the Zoning By-
law.
2.
New lots shall not be created by plan of subdivision or plan of condominium in the Highway
Commercial designation.
7.12.7 Special Designations
1.
Part Lot 15, Concession 1 (Rama) (Johnston)
Notwithstanding Section 7.12.2 within the lands designated " Highway Commercial" and
identified as special designation 7.12.7.1 on Schedule 'A1' of this Plan, the only permitted uses
shall be an indoor self-storage business within the three existing buildings. The gross floor area
of the buildings shall not be permitted to be expanded, and no known noxious items shall be
stored on site.
The implementing Zoning By-law Amendment for this subject property shall include policies to
limit the area and size of the buildings and specify the number of required parking spaces.
The provisions of the Official Plan of the Township of Ramara, as amended from time to time
shall apply in regard to the interpretation of this amendment.
Section 7
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Township of Ramara Official Plan
Page. 135
7.13
Mineral Aggregate Extraction Area
7.13.1 Purpose
The purpose of the Mineral Aggregate Extraction designation on Schedule ' A1' is to recognize
provincially licensed and active sand and gravel and quarry operations, referred to as mineral
aggregate operations.
7.13.2 Permitted Uses
Agricultural use
Licenced sand and gravel pit
Licenced quarry
Accessory uses associated with the extraction operation and processing activity such as
crushing, screening, washing, stockpiling, blending, storage, weigh scales, packing and
on-site office facility
Ancillary uses associated with the extraction operation and processing activity such as
asphalt plant, concrete plant, aggregate recycling plant, and aggregate transfer station
Management of natural areas and natural resources for environmental management
purposes
Public and private infrastructure
7.13.3 Official Plan Amendment
1. New or expanded mineral aggregate operations shall be located in an area designated as
Mineral Aggregate Extraction Area by amendment to this Plan.
2. Any application to amend this Plan shall be considered by the Township subject to the
objectives and policies of this plan and in particular Section 6.5.4.
3. Any application that proposes extraction below the established groundwater table shall
require hydrogeological studies of the impact on water quality and quantity and be subject
to public consultation.
7.13.4 Licenced Mineral Aggregate Operations
1. All mineral aggregate operations licenced under provincial statute at the time of coming into
effect of this Plan shall be designated Mineral Aggregate Extraction Area on Schedule 'A1'.
2. All existing and proposed mineral aggregate operations shall be appropriately designated
and zoned in the Township's Official Plan and Zoning By-law, including all driveways
proposed for truck traffic to and from the operation within the licenced area. The Township
may require that driveways external to the licenced area, whose purpose is for the passage
of truck traffic to and from a licenced area, be zoned accordingly. The zoning of these
external driveways should be site specific and distinct from the zoning of the licenced area.
Section 7
Land Use Policies
Township of Ramara Official Plan
Page. 136
3. Any changes to an existing licence that add to or extend the boundaries of licenced mineral
aggregate areas may be subject to an amendment to this Plan and/or Zoning By-law.
4. The Township shall send comments and recommendations to the provincial agencies within
the legislative comment period relating to any application under provincial statute to change,
vary or add to the conditions in an existing licence and/or site plan that proposes to increase
the tonnage limit of annual extraction and/or that proposes to extract aggregate below the
groundwater table.
5. Proposals to add to or extend the boundaries of licenced mineral aggregate areas shall be
considered by the Township with regard to the land uses and natural heritage characteristics
of the surrounding environment.
7.13.5 Township Requirements
1. In consideration of any application to amend this Plan and/or the Zoning By-law to permit
aggregate extraction, the Township and the County shall require the applicant to provide the
following:
a. The submission of a study by the applicant indicating potential haul road
transportation impacts from the proposed extraction operation on the Township and
County Road systems and on local, county, district and regional roads in adjacent
municipalities;
b. If required, the submission of an Environmental Impact Study according to Natural
Heritage policies;
c. Demonstration that the proposed mineral aggregate extraction and rehabilitation are
in conformity with the policies of the County of Simcoe Official Plan and this Plan;
d. The submission of all reports required by the Province according to the Aggregate
Resources Act;
e. Consideration of the use of the proposed operation compatible with existing and
planned sensitive land uses in the area, the staging of extraction and rehabilitation
within the proposed licenced area, the entering into a registered development
agreement with the Township where work is required on County or Township land
and such other relevant matters as the Township deems necessary such as:
i.
the applicant in cooperation with the Township, the County, and adjacent
local, district and regional municipalities, will establish all haul routes for truck
traffic;
ii.
if a public highway is to be used as a haul route, the appropriate road
authority or authorities may require, in a suitable agreement, that any road
improvements, the timing of road works, and the responsibilities for road
maintenance during and after road construction are undertaken all at the
expense of the operator of the pit or quarry;
Section 7
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Township of Ramara Official Plan
Page. 137
iii.
the operator shall operate and maintain any private haul routes that are
external to the licenced area according to truck volumes and compatibility
with land uses, in accordance with a suitable agreement;
iv.
any improvements to the Township's surface water drainage system will
occur at the applicant's expense, where required.
f.
The Township will recommend licence conditions and/or notes on the site plan
through the approvals process under the Aggregate Resources Act, where
necessary:
i.
To ensure adequate buffers and/or screening along Township rights-of-way,
or adjacent to any existing or proposed residences or as determined through
the approval of required studies, adjacent to sensitive land uses to the
satisfaction of the Township;
ii.
That no new excavation or processing will take place until all required buffers
and/or screenings have been constructed;
iii.
That no water from washing or screening operations will be directly
discharged into any watercourse;
iv.
That no new excavation or processing will take place until all required fencing
and/or security measures have been put in place;
v.
That any off-site discharge of surface and/or groundwater satisfies the
requirement of provincial statutes, regulations and standards and that the
applicant can obtain the necessary approvals; and
vi.
That the operator agrees to ensure off-site monitoring of private water
supplies to meet quality and quantity standards and requirements, and that
appropriate
mitigation
measures
are
included
in
agreements
with
landowners, where required.
2. That any agreement entered into with the Township shall be registered by the Township
against the land licensed for mineral aggregate operations.
7.13.6 Township Monitoring
1. The Township shall monitor all licensed mineral aggregate operations and may provide
comments to the provincial ministry responsible for licensing and may review the annual
compliance report required by provincial regulation.
2. The Township may determine whether the operator of the licensed operation complies with
any required off-site mitigation measures specified as conditions of the aggregate license
and/or as notes on the approved site plan.
Section 7
Land Use Policies
Township of Ramara Official Plan
Page. 138
3. The Township shall be satisfied that off-site traffic control, road improvements and/or surface
drainage measures as agreed to in the registered agreement have been satisfied by the
operator.
7.13.7 Deletion of Official Plan Designation
The Township may change any Mineral Aggregate Extraction Area designation on Schedule 'A1' to
an appropriate designation reflecting the characteristics of the subject lands, where the mineral
aggregate resource is no longer licenced in whole or part.
7.13.8 Rehabilitation
1. When considering an amendment to the Township's Zoning By-law that would enable the
establishment or expansion of a mineral aggregate operation, the Township will recommend
to the Province conditions to be included in the aggregate license or notations on the site
plan to ensure proper rehabilitation of the lands. Proper rehabilitation means:
a. Where the lands from which the extraction will occur are designated as "Agricultural"
on Schedule 'A1' of this Plan, rehabilitation shall require the restoration of the lands
to the previous agricultural capability of the lands in accordance with Section 7.3.7
of this Plan.
b. Notwithstanding the rehabilitation requirements on agricultural lands stated above,
complete rehabilitation to an agricultural condition is not required when the depth of
the planned extraction makes restoration unfeasible and agricultural rehabilitation in
the remaining areas is maximized.
c. Where the lands from which the extraction will occur, including extraction below the
established groundwater table, are within any designation other than "Agricultural"
designation on Schedule 'A1' of this Plan, rehabilitation shall be compatible with the
intended or sequential land use in terms of grading, post extraction elevations and
vegetation cover, and shall be compatible with existing and proposed land uses on
lands adjacent to and in the vicinity of the subject lands.
2. The Township encourages progressive rehabilitation whereby a sequence of extraction and
consequent rehabilitation would take place. Such a sequence shall minimize the area
affected at any one time by requiring rehabilitation in a progressive and phased manner as
extraction on portions of the site is completed.
3. Once final rehabilitation is completed and an Aggregate Resources Act (ARA) licence is
surrendered, the applicant shall rezone the subject lands to an appropriate use.
7.13.9 Lot Creation
The lands that are licenced or are proposed to be licenced may be severed by consent provided that the
retained parcel satisfies the requirements of this Plan and the Zoning By-law.
Section 7
Land Use Policies
Township of Ramara Official Plan
Page. 139
7.13.10
Special Designations
1. James Dick, Lots 11 to 14, Conc C and Lots 11 to 15, Conc D - Rama
Notwithstanding Section 7.13.2, within the lands designated "Mineral Aggregate Extraction
Area" and identified as Special Designation 7.11.12.1 on Schedule 'A1' of this Plan, the only
uses permitted shall be uses that support the operation of an adjacent pit or quarry. Those
uses may include processing, stockpiles, accessory buildings and structures, environmental
control facilities and haul routes. No extraction shall occur within this Special Designation.
2. James Dick, Lots 11 to 14 Con C and Lots 11 to 15, Conc. D - Rama
Notwithstanding Section 7.13.5, any proposed licenced aggregate operation within Lot 15,
Concession III, will be subject to an agreement within the Township. Notwithstanding any
provisions of this Plan to the contrary, any implementing Zoning By-law may incorporate a
Holding Provision until the developer has satisfied the following conditions:
a. a development agreement including such matters as road construction, letters of
credit and insurance has been registered on title of the land;
b. a letter has been received by the Township from the MNRF confirming compliance
of the quarry with the Ministry's requirements.
3. Fowler Quarry, Lots 11 to 15 inclusive and Part of Lots 16 and 17, Concession B (Rama)
and Part of Lot 15, Concession C (Rama)
Notwithstanding Section 7.13.5, any licenced aggregate operation within Lots 11 to 15
inclusive and Part of Lots 16 and 17 Concession B (Rama) and Part of Lot 15, Concession
C (Rama) shall provide and maintain access to and from the licenced quarry on Concession
Road B-C, which is designated as an aggregate haul road by the Township of Ramara.
Any proposed licenced quarry will be subject to an agreement with the Township of Ramara
regarding road improvements to Concession B-C and with Simcoe County regarding road
improvements to the intersection of County Road 169 and Township Concession B/C, timing
of road works, road maintenance, responsibility for the cost of the road improvements,
among other related matters.
Notwithstanding any provision of this Plan, the implementing Zoning By-law amendment shall
incorporate a holding provision until the owner has satisfied the requirement of entering into
an agreement with the Township of Ramara and entering into an agreement with Simcoe
County.
The provisions this Plan, as amended, shall apply with regard to the interpretation of this
Amendment.
4. NRK Holdings Inc. Parts of Lots 3 and 4, Concession C (Rama)
Notwithstanding Section 7.13.5, any licenced aggregate operation within Parts of Lots 3 and
4, Concession C (Rama), shall provide and maintain access to and from the licenced quarry
Section 7
Land Use Policies
Township of Ramara Official Plan
Page. 140
on Concession Road B-C, that is designated as an aggregate haul road by the Township of
Ramara.
Any proposed licenced quarry will be subject to a Haul Road Agreement with the Township
of Ramara regarding road improvements to Concession B-C, timing of road improvements,
road maintenance, responsibility for the cost of road improvements and maintenance,
among other related matters.
Notwithstanding any provision of this Plan, the implementing Zoning By-law amendment shall
be enacted by the Council of the Township of Ramara when the owner/applicant has satisfied
the requirements of entering into a Haul Road Agreement with the Township of Ramara.
The provisions of the Official Plan of the Township of Ramara, as amended, shall apply in
regard to the interpretation of this Amendment.
5. Reserved for future formatting.
Section 8
Implementation Measures
Township of Ramara Official Plan
Page. 141
IMPLEMENTATION
MEASURES
8.1
Official Plan Amendment
1. Any provision of this Plan may be amended according to the requirements of the Planning
Act.
2. Any initiative by Township Council to amend this Plan will be considered with a planning
appraisal explaining the need for the amendment and the implications on other components
of this Plan.
3. Any request by any landowner for an amendment to this Plan shall be accompanied by the
information required by the Township and other approval authorities according to their
policies and guidelines.
4. The Township shall carefully consider whether the need for the proposed amendment
satisfies the goals, objectives and policies of this Plan prior to deciding the appropriateness
of the proposed amendment.
8.2
Zoning By-law
1. The Township will enact a Comprehensive Zoning By-law that conforms with the
designations and provisions of this Plan and the County Official Plan.
2. A Zoning By-law shall establish regulations for the use of land, buildings and structures,
including land subject to flooding and natural hazards; contaminated land; land that is a
sensitive groundwater recharge area or headwater area; land identified as within the natural
heritage framework; land that is a significant archaeological resource.
3. Any request for an amendment to the Zoning By-law shall be accompanied by the required
planning application information required by the Township according to its policies and
guidelines.
8.3
Interim Control
1. The Township may by by-law or resolution, direct that a review or study is undertaken with
respect to land use and/or infrastructure in any area of the Township and enact an interim
control by-law. The period of the interim control by-law shall not extend one year from the
date of the passing thereof in accordance with the Planning Act.
2. The council of the municipality may amend an interim control by-law to extend the period of
time during which it will be in effect, provided the total period of time does not exceed two
years from the date of the passing of the interim control by-law.
Section 8
Implementation Measures
Township of Ramara Official Plan
Page. 142
8.4
Temporary Use
1. The Township may by by-law authorize the temporary use of land, buildings or structures
that are otherwise prohibited by the Zoning By-law and conform with the permitted uses in
this Plan.
2. The Township shall consider the temporary use subject to satisfying the following relevant
criteria:
a. the use is clearly transitory in nature and would be authorized for up to three years;
b. the use is compatible with existing and proposed land uses in the area;
c. that the requirements for temporary buildings or structures are according to building
standards;
d. the impacts on adjacent roads, access and parking requirements are minimal;
e. infrastructure servicing requirements are existing;
f.
alterations to topography shall be limited in order that using the property is possible
as designated and zoned; and
g. there is general conformity with provisions of this Plan.
3. A temporary use by-law may be enacted to authorize the temporary use of a garden suite
for up to twenty years, subject to Section 8.4.2.
4. The Township may require the owner to enter into an agreement with the municipality dealing
with such matters related to the temporary use of the garden suite as the Council considers
necessary.
5. The Township may amend the temporary use by-law to extend its effective period for up to
three years, subject to Section 8.4.2.
6. When the Temporary Use By-law has expired and has not been extended, the temporary
uses shall not continue as legally non-conforming and must cease.
8.5
Holding Provisions
1. The Township may enact a Zoning By-law that establishes a holding symbol " H" in
conjunction with any zone and/or permitted use specifying the use to which the land, building
or structure may be put until amendment to the by-law removes the holding symbol.
2. The conditions under which the holding symbol may be applied shall be determined by
Council. The " H" symbol may be lifted if Township Council is satisfied that municipal or
communal services are readily available, or can be readily extended or upgraded, and that
Section 8
Implementation Measures
Township of Ramara Official Plan
Page. 143
the orderly and logical extension or upgrading of municipal or communal services can be
ensured through the execution of a Subdivision Agreement or Site Plan Agreement.
3. Township Council may apply the "H" symbol to include the following conditions to be satisfied
by the proponent:
a. a development proposal for the subject lands has been first approved, where
necessary by all relevant municipal, county and provincial agencies;
b. all necessary agreements have been first entered into with the Township and, where
necessary the County and/or province, to ensure that all provisions of this Official
Plan and all relevant By-laws of the Township have been complied with, and that all
requirements concerning the provision of roads, installation of services including
sewer and water services, where applicable, and drainage on and to the subject
lands, have been met;
c. any necessary approvals or conditions have been obtained or met to the satisfaction
of the affected Provincial agency and/or Simcoe County.
4. The Township may enact a by-law to remove a holding symbol on all or part of the lands
subject to the "H" symbol in compliance with provisions of the Planning Act.
8.6
Site Plan Control
Site Plan control helps ensure that development takes place in a safe, efficient, convenient and
aesthetically pleasing manner, and that new development and redevelopment is compatible is
existing neighbouring properties.
1. The whole of the Township of Ramara is established as a proposed site plan control area.
The Township may by by-law, designate the whole or any part of the Township as a site plan
control area, according to the Planning Act.
2. Where a site plan control by-law is in effect, approval of site plans shall be required in
accordance with the Township policy prior to the issuance of a Building Permit.
3. Development or alteration of any lands that are designated within a site plan control area are
subject to the site plan approval process, unless otherwise exempted by the Township.
4. As a prerequisite or as a condition of approval of site plans, the Township may require
developers to provide sufficient information pertaining to any or all of the item related to
development of a site as provided for in Section 8.17.3 of this Plan.
5. In this Plan, for purposes of site plan control, "development" or "redevelopment" shall mean
development as defined by Section 41 of the Planning Act, and any amendments thereto.
6. The By-law establishing a site plan control area may also establish classes of developments
that are subject to or exempted from site plan control, requirements for plan review and
conditions related to site plan approval. These conditions may include entering into one or
Section 8
Implementation Measures
Township of Ramara Official Plan
Page. 144
more agreements with the Township, the County or Province establishing easements for
works and utilities, dedicating lands for the widening of any highways abutting the land,
obtaining entrance permits and providing and maintaining all of the facilities and works to
which the site plan approval applies.
7. In considering a site plan, the Township shall have regard to the accessibility for persons
with disabilities to all facilities, services and matters subject to the site plan control by-law.
8. Where land is adjacent to a County Road, the County may require a road widening as a
condition of approval.
9. All existing Township Roads shown on Schedule 'F' of this Plan shall have a standard road
width of twenty (20) metres. In order to achieve this standard, a maximum road widening of
five (5) metres from each side of such road, may be required as a condition of the approval
of plans and drawings, at no expense to the Township. Where any portion of the land
proposed for development abuts such road, a maximum five (5) metre wide road widening
may be required, with existing and proposed road widths, road grades, side slopes, drainage
requirements and sight lines being major considerations in determining what road widening,
if any is to be required.
10. Other Provincial, County and Township Road dedication requirements may include sight
triangles, intersection turning lanes, 0.3 metre reserves and required intersection
improvements.
11. Any agreement entered into regarding the approval of any site plan may be registered
against the land to which it applies.
12. Where possible, natural areas, natural infiltration techniques, surface water source controls,
cycling and pedestrian features should be incorporated into site plans, subject to Township
approval.
8.7
Parkland
1. The Township shall require parkland dedication from development applications (including
consent and subdivision plans) according to the following:
a. Five (5) percent of the lands included in a residential development proposal are to
be dedicated for parkland purposes;
b. Two ( 2) percent of the lands included in an industrial and/or commercial
development proposal are to be dedicated for parkland purposes; and
c. Cash-in-lieu of parkland dedication to the value of the land otherwise required to be
dedicated may be required by the Township where appropriate.
2. Council may pass a by-law pursuant to the Planning Act and other applicable legislation
outlining the rates of parkland dedication that are to be applied as a condition to the
development of land for residential, commercial or industrial purposes.
Section 8
Implementation Measures
Township of Ramara Official Plan
Page. 145
3. Significant natural features, hazard lands and stormwater management facilities may not
necessarily be accepted as parkland dedication but may otherwise be accepted by the
Township to satisfy objectives and policies of this Plan. Where parkland dedication is
required, the land must be suitable for development as a public park.
8.8
Community Improvement Plan
1. Council may by by-law designate part or all of the Township as a community improvement
project area and may prepare a community improvement plan that comes into effect
according to the Planning Act, as amended.
2. The designation of a community improvement project area by by-law and the adoption of a
community improvement plan will be influenced by the availability of government assistance
programs as well as the relative needs for improvements in specific areas.
3. Community improvement initiatives may be undertaken by the Township to address the
following issues:
a. a deficiency or deterioration in the availability and/or condition of municipal
infrastructure;
b. existing non-compatible land uses that detract from its viability and vitality;
c. an area where buildings and structures are in physical, functional and/or economic
decline and need rehabilitation;
d. an area where community or recreational facilities are deficient or where existing
facilities require upgrading;
e. an area where off-street parking and access to roads are inadequate;
f. vacant land with development potential;
g. an area subject to flooding;
h. a natural area that should be protected or conserved;
i.
the revitalization of abandoned, underused or contaminated lands; and
j.
any other environmental, social or community economic development reasons.
4. Community improvements will be phased in order to prevent unnecessary economic
hardship to landowners, users and the Township.
5. A community improvement plan shall include implementation measures for the maintenance,
rehabilitation, repair and establishment of public and privately-owned facilities and lands and
may include provisions for financial assistance, grants and loans by the Township.
6. A community improvement plan will assist in achieving the goals and objectives of
Community Improvement in Section 3.12.
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8.9
Cultural Heritage Resources
1. The Township, with Simcoe County may develop and maintain an inventory of designated
cultural heritage resource features in the Township and encourage local groups, with
Council's endorsement to develop and inventory other cultural heritage resources, and to
determine their local significance based on criteria developed with and supported by
Township Council.
2. Development and site alteration shall not be permitted on lands containing archaeological
resources or areas of archaeological potential unless significant archaeological resources
have been conserved.
3. The Township may require archaeological assessments for plans of subdivision and
condominium, official plan amendments, site plan approvals, consent applications, and
Zoning By-law Amendments in areas of archaeological potential, as determined by the
Province, the County of Simcoe Archaeological Management Plan, or through the
completion of an Archaeological Management Plan by the Township.
4. The Township may create and appoint and consult with a Local Architectural Conservation
Advisory Committee (LACAC) on matters related to cultural heritage conservation.
5. Through consultation with LACAC and in cooperation with Simcoe County, the Township
may develop and maintain a comprehensive inventory of cultural heritage resources.
6. Land, buildings and structures that are of historic, architectural or archaeological value shall
satisfy at least two of the following criteria:
a. It is a good, representative or rare example of the work of an outstanding local,
national or international architect, engineer, builder, designer, landscape architect,
interior designer, sculptor or another artisan and is well preserved;
b. It is associated with a person who is recognized as having made a significant
contribution to the Township's social, cultural, political, economic, technological or
physical development or as having materially influenced the course of local, regional,
provincial, national or international history;
c. It dates from an early and/or important period in the development of the Township;
d. It is directly associated with an historic event recognized as having local, regional,
provincial, national or international importance;
e. It is a well-preserved representative example of a method of construction now rarely
used;
f. It is a good representative example of its architectural style or period of a building;
g. It is a well preserved and an outstanding example of architectural design;
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h. It makes an important contribution to the composition or streetscape of which it
forms a part; and
i.
It is recognized as an important Township landmark.
8.10
Community Planning Permit System
1. The Township may amend this Plan to designate an area as a proposed community planning
permit area.
2. Pursuant to a regulation enacted under the Planning Act, the Township may enact a
community planning permit by-law under the Planning Act.
8.11
Servicing Feasibility Study
1. The Servicing Feasibility Study shall investigate and determine the appropriate methods of
water supply and wastewater treatment necessary to service proposed and existing
development and to maintain ground and surface water resource quality and quantity. All
reasonable servicing alternatives, preferably full municipal or private communal services,
shall be considered within the context of a settlement servicing strategy that establishes
servicing alternatives for development scenarios.
2. The study shall provide that for any proposed development the following issues shall be
addressed by a proponent:
a. the potential to connect to existing and proposed water supply and wastewater
treatment systems as well as existing capacity and feasibility of the extension and
expansion, if required, the necessity for and feasibility of new facilities, and the
analysis of comparative performance of similar facilities;
b. environmental, financial and administrative
implications of multiple systems
regardless of whether the systems discharge to surface water or groundwater;
c. where individual on-site wastewater treatment services are proposed, the suitability
of the site shall be investigated, and environmental constraints evaluated. This
includes the suitability of terrain, hydrological suitability, soils suitability and where
subsurface disposal is proposed, hydrogeological suitability; and
d. consideration of the assimilative (carrying) capacity of the Lake Couchiching and
Lake Simcoe ecosystems and the phosphorous management for Lake Simcoe ,
including conformity with the requirements of the Lake Simcoe Protection Plan.
8.12
Settlement Capability Study
1. The Settlement Capability Study identifies the capability of a defined area to accommodate
growth and development on individual water supply and wastewater treatment systems or
partial water supply and wastewater treatment systems.
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2. The study shall include:
a. the ability of soils and groundwater to assimilate sewage effluent;
b. appropriate limits on the extent and timing of system expansion; and
c. the appropriate density and intensity of development and/or design parameters
to ensure no negative impact on natural heritage features and functions and to ensure
protection and enhancement of ground and surface water quality.
8.13
Public Consultation Procedures
1. Prior to considering any application for amending this Plan, the Township shall provide
opportunities for any individual, group, agency and organization with an interest in the
matter, to submit in writing or otherwise, any expression of concern, support, opposition and
information.
2. The Township shall conduct a public hearing and shall make information available to the
public according to provisions of the Planning Act with respect to any planning matter.
3. The Township may conduct one or more public hearings on any matter to be considered
under this Plan or the Planning Act.
8.14
Municipal Fiscal Measures
1. The Township will assess Development Charges according to the Development Charges
Act, as a means of recovering appropriate growth-related capital costs for the delivery and
provision of Township services and facilities.
2. The Township may impose uniform user fees as a means of recovering appropriate operating
and capital costs associated with the delivery of Township services.
3. The Township's capital expenditure forecast, and budget will reflect the goals, objectives
and policies of this Plan.
8.15
Development Adjacent to the First Nation Reserve
1. On lands abutting the Mnjikaning First Nation Reserve, where development requires a
planning approval by the Township, the Township shall require a condition that a 0.3 metre
reserve abutting the First Nation Reserve, shall be dedicated to the Township without cost
to the Township.
2. Any 0.3 metre reserve abutting the First Nation Reserve, shall be used for regulating vehicle
and pedestrian access and controlling joint development.
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3. The Township may lift the 0.3 metre reserve in whole or in part where it deems appropriate
for the proper and reasonable development of lands in the Township.
8.16
Delegation of Authority
In an effort to streamline planning decisions and in accordance with Section 39.2 of the Planning
Act, Council may by by-law delegate decisions dealing with minor amendments to Zoning By-Laws
to a committee of Council or to an individual who is an officer, employee or agent of the municipality.
For clarity, By-Law Amendments that are minor in nature may include, but are not necessarily limited
to:
1. the removal of a holding symbol.
2. the authorization of a Temporary Use By-Law applicable to land, buildings or structures.
3. A housekeeping by-law for the purpose of making clerical or other changes to assist in the
interpretation of the zoning by-law.
4. other minor Zoning By-Law Amendments as may be deemed appropriate by the
Municipality.
A delegation of authority made by Council may be subject to conditions and may be withdrawn in
respect of one or more of the By-Laws described above, as outlined in the Delegation of Authority
By-Law.
8.17
Pre-Consultation and Complete Application
Pre-consultation and completing studies early in the planning process is essential to making good
land use decisions, identifying potential concerns, and resolving issues. Through pre-consultation,
the Township and applicable agencies shall identify information that will be required as part of a
complete application.
1. Consultation with Township Staff prior to the submission of an application requiring Planning
Act approval is strongly encouraged for applications for an Official Plan Amendment, Zoning
By-law Amendment, Draft Plan of Subdivision, Draft Plan of Condominium, Site Plan
Approval in accordance with the Township's Pre-Consultation By-law.
2. The pre-consultation process is intended to identify applicable legislation and policies, scope
the issues associated with a development proposal and set out clear submission
requirements for a complete application.
3. For the purposes of deeming an application complete, the Township shall have the authority
to request information upon review of a development proposal during the pre -consultation
process or following receipt of a Planning Act application.
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If, during the processing or evaluation of the application, matters arise which require
additional studies, the Township shall request them from the applicant. The cost of any
studies and/or peer review will be borne by the applicant. This Plan identifies, but is not
limited to, the following studies, plans and/or assessments:
Affordable Housing Report
Aggregate Potential Assessment/Compatibility Study
Agricultural Impact Assessment and/or MDS Calculation
Archaeological Assessment
Cultural Heritage Report and/or Heritage Impact Study
D-4 Landfill Study
Environmental Impact Study
Environmental Site Assessment including Record of Site Condition
Erosion and Sediment Control Plan
Fisheries Impact Study
Forest Management Plan/ Woodland Evaluation
Geotechnical/Soils report
Hazard Assessment
Hydrogeological Study including Water Balance/Water Budget
Hydrology Study regarding flooding, erosion, slope stability
Landscape Plan
Lighting Plan/Photometric Study
Master Servicing Study/Functional Servicing Report
Natural Heritage Evaluation
Neighbourhood Plan
Noise Impact and/or Vibration Study
Odour, Dust and Land Use Compatibility Study
Ontario Building Code Matrix
Parking Needs Study
Planning Justification Report
Public Consultation Strategy
Public Service Facility Needs Analysis
Settlement Area Intensification Analysis
Shoreline Protection Plan
Site Grading Plan
Site Servicing Plan / Servicing Options Report
Species at Risk Study
Stormwater Management/Functional Servicing Report
Topographic and Boundary Survey
Traffic Impact Study
Transportation Master Plan including linkages to trails and parks system
Tree Preservation Plan
Tree Survey/Inventory
Urban Design Report including 3D renderings and illustrations
Water Resource Management Report
Wellhead Protection - Risk Assessment Report
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Digital Plans as applicable, including Concept Plans, Draft Plans, Condominium
Plans, Consent Sketch, Site Plans and/or plans which visually depict the application,
or as required under the Planning Act.
4. These broad categories of plans, drawings, documents, reports, and studies ( supporting
information) as set out in policy 8.17.3 are not intended to preclude Council and its delegated
approval authorities from requiring additional reports and studies as part of a complete
application, or from identifying additional reports or studies during the planning process, if
circumstances necessitate the need for such information as part of the decision-making
process. The more specific scoping of plans, drawings, documents, reports and studies to
be submitted by the applicant will be identified by appropriate staff at the pre -consultation
stage.
The Township and/or other authority having jurisdiction or an interest in the matter may
establish Terms of Reference, Standards and Guidelines, or other guidance documents to
specify the technical standards and format for any of the supporting documents/information
required in policy 8.17.3.
Where Terms of Reference pursuant to policy 8.17.3 are not available, the Township may
require applicants to prepare and obtain approval of a Terms of Reference from the
Township, and/or any other authority having jurisdiction or an interest in the matter for any
supporting information required as part of a complete application, as identified through the
pre-consultation process to the satisfaction of the Township and/or other authority.
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8.18
TRANSITION
1. Any application or matter that was commenced before this Plan comes into force shall be
continued and be finally disposed of under the previous Township of Ramara Official Plan
2003) as it read on the day the determination of a complete application or matter was
commenced. Any application to amend the previous Official Plan that has not be disposed
of at the time of this Official Plan coming into effect, shall also amend this Official Plan.
2. Notwithstanding 8.18.1 above, proponents with applications that meet the requirements of
8.18.1, are encouraged to work with the Township to make those applications meet the
objectives and policies of this Plan as best as possible.
3. Commenced as referenced in Section 8.18.1 shall be determined as follows:
a. An application for an Official Plan Amendment - was deemed to be complete,
in those instances where the Official Plan Amendment is not adopted prior to
the adoption of this Plan;
b. An application for a Zoning By-law Amendment - the day the application was
deemed to be complete, in those instances where the Zoning By-law
Amendment is not approved prior to the adoption of this Plan; and
c. An application for a Plan of Subdivision/Condominium - the day the application
was deemed to be complete, in those instances where the Plan of
Subdivision/Condominium is not approved prior to the approval of this Plan
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Definitions
Township of Ramara Official Plan
Page. 153
DEFINITIONS
Words and terms that have a particular meaning in this Plan or are intended to provide a reasonable
interpretation have been italicized and included in this Glossary. They do not include those words
and terms of ordinary English usage. Those terms and definitions contained in legislation, guidelines,
or companion documents such as the Planning Act, the Provincial Planning Statement, 2024, the
Aggregate Resources Act and the Environmental Protection Act are not necessarily included and
should be referred to for precision.
Abutting means that parcels of land have a common boundary or that a lot borders on a public road.
Accessibility means the removal and prevention of barriers to persons with disabilities.
Accessory Use is any land, building or structure that is subordinate to and exclusively devoted to
the principal use that is permitted and that is located on the same lot.
Active Recreation is a large-scale outdoor use or activity with buildings and structures and services
and includes such activities as golf course, playing field, campground, trailer park and conservation
area, and shall not include an outdoor and/or an indoor gun (shooting) club and/or shooting range.
Active Transportation is human-powered travel, including but not limited to, walking, cycling, inline
skating and travel with the use of mobility aids, including motorized wheelchairs and other power-
assisted devices moving at a comparable speed.
Additional needs housing 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
additional needs housing may include, but are not limited to long-term care homes, adaptable and
accessible housing, and housing for persons with disabilities such as physical, sensory or mental
health disabilities, and housing for seniors.
Additional Residential Unit means:
a. a second residential unit in a detached house, semi-detached house or rowhouse on a parcel
of land on which residential use, other than ancillary residential use, is permitted, if all
buildings and structures ancillary to the detached house, semi-detached house or rowhouse
cumulatively contain no more than one residential unit;
b. a third residential unit in a detached house, semi-detached house or rowhouse on a parcel
of land on which residential use, other than ancillary residential use, is permitted, if no
building or structure ancillary to the detached house, semi-detached house or rowhouse
contains any residential units; or
c. a residential unit in a building or structure ancillary to a detached house, semi-detached
house or rowhouse on a parcel of land on which residential use, other than ancillary
residential use, is permitted, if the detached house, semi-detached house or rowhouse
contains no more than two residential units and no other building or structure ancillary to the
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detached house, semi-detached house or rowhouse contains any residential units. 2022, c.
21, Sched. 9, s. 9.
Adjacent means in the vicinity, contiguous, or adjoining.
Adverse Effect has multiple meanings and includes one or more of the following:
Impairment of the quality of the natural environment for any use that can be made of it;
Injury or damage to property or to plant and animal life;
Harm or material discomfort to any person;
An adverse effect on the health of any person;
Impairment of the safety of any person;
Rendering any property or plant or animal life unfit for any use by humans;
Loss of enjoyment of normal use of property; or
Interference with the normal conduct of business.
Agricultural System means a system comprised of a group of inter-connected elements that
collectively create a viable, thriving agri-food sector. It has two components:
1) An agricultural land base comprised of prime agricultural areas, including specialty crop
areas. It may also include rural lands that help to create a continuous productive land base
for agriculture; and
2) An agri-food network which includes agricultural operations, infrastructure, services, and
assets important to the viability of the agri-food sector.
Agricultural use means the growing of crops, including nursery, biomass and horticultural crops;
raising of livestock; raising of other animals for food, fur or fibre, including poultry and fish;
aquaculture; apiaries; agri-forestry; maple syrup production; and associated on-farm buildings and
structures, including, but not limited to livestock facilities, manure storages, value-retaining facilities,
and accommodation for full-time farm labour when the size and nature of the operation requires
additional employment.
Agri-tourism use means those farm-related tourism uses, including limited accommodation such as
a bed and breakfast, that promote the enjoyment, education or activities related to the farm
operation.
Agriculture-related use means those farm-related commercial and farm-related industrial uses that
are directly related to farm operations in the area, support agriculture, benefit from being in close
proximity to farm operations, and provide direct products and/or services to farm operations as a
primary activity.
Aquifer refers to saturated soil that contains groundwater. There can be separate aquifers near the
ground surface (shallow) and deeper in the bedrock (deep).
Area of Natural and Scientific Interest (ANSI) is an area of land and/or water that contains natural
landscapes or features identified as having life science or earth science values related to protection,
scientific study or education.
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Archaeological Resources includes artifacts, archaeological sites and marine archaeological sites,
as defined under the Ontario Heritage Act. The identification and evaluation of such resources are
based upon archaeological assessments carried out by archaeologists licensed under the Ontario
Heritage Act.
Areas of Archaeological Potential means areas with the likelihood to contain archaeological
resources, as evaluated using the processes and criteria that are established under the Ontario
Heritage Act.
Arterial Road carries larger volumes of traffic and provides a continuous route across and through
the Township.
Bedrock is the solid rock formed in the Precambrian age. In the Township, the bedrock is under the
sedimentary limestones, shales, and sandstones. Where this Precambrian bedrock is on the surface,
it is referred to as the Canadian Shield.
Built Heritage Resource is a building, structure, monument or installation or remains associated with
architectural, cultural, social, political, economic or military history.
Carrying Capacity is a concept in environmental management that involves a level of resource use
that allows for long term maintenance of some prescribed level of quality within a predefined level of
management determined by the cost of maintaining that quality at a level that will provide resource
user satisfaction.
Clay is a rock or mineral particle of any composition having a diameter of less than 0.004 millimetres.
Clay Plain is a relatively level, featureless topographic feature.
Collector Road carries lower volumes of traffic than arterial roads and provides continuous access
in the Township and connects to arterial roads.
Communal Services are water supply and wastewater treatment facilities and systems that are
privately owned and that are commonly used for more than five residential lots or units.
Compatible Use is any use of land, building or structure that avoids creating adverse effects for
adjacent sensitive land uses. Compatible uses should be at least highly tolerant of adjacent land
uses.
Complete Community means places such as mixed-use neighbourhoods or other areas within cities,
towns, and Settlement Areas that offer and support opportunities for people of all ages and abilities
to conveniently access most of the necessities for daily living, including an appropriate mix of jobs,
local stores, and services, a full range of housing, transportation options and public service facilities.
Complete communities are age-friendly and may take different shapes and forms appropriate to
their contexts.
Concordance refers to the sections of this Plan that are to be read together.
Consent means an approval under the Planning Act for purposes of land severance, addition to lot,
easement, right-of-way and long-term lease of land.
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Conserve and Conservation refers to the management of human activities and the human use of
resources in order to restore, enhance, protect and sustain the quantity and quality of natural
heritage functions.
Contaminant means any solid, liquid, gas, odour, heat, sound, vibration, radiation, or their
combination that results from human activities causing an adverse effect.
Core Area means an area with concentrations of significant natural features and functions. The area
is a habitat that is essential in breeding, nesting and rearing of young species. This area is necessary
for the survival of one or more species and functions.
Cultural Heritage Landscape means a defined geographical area that may have been modified by
human activity and is identified as having cultural heritage value or interest by a community,
including an Indigenous community. The area may include features such as buildings, structures,
spaces, views, archaeological sites or natural elements that are valued together for their
interrelationship, meaning or association.
Cultural Heritage Resource is an artifact or landform that is of significance to the understanding of
the history of a people or a place and the cultural identity of a people.
D-4 Approval Authority for all County owned or operated waste management sites with Fill Areas
the County is the D-4 Approval Authority. For all private and local municipality owned or operated
waste management sites, the local municipality, within which the property is located, is the D-4
Approval Authority.
D-4 Assessment Area refers to the lands generally within 500 metres of the waste disposal site, or
more specifically, the area shown on the applicable schedules in this Official Plan. The D-4
Assessment Area may vary according to the actual waste cell location, depth and type of waste and
existing conditions. The County will also prepare and make available for information purposes, a
map showing the D-4 Assessment Areas for all waste management sites.
D-4 Study is a study required to evaluate the presence and impact of any adverse effects or risks to
health and safety and any necessary remedial measures necessary for a proposed development in
compliance with the Guideline D-4 including, but not limited to, ground and surface water
hydrogeology and hydrology), noise, odour, and dust, methane gas migration, traffic impact, land
use compatibility, and other studies considered appropriate.
Designated Growth Area means lands within settlement areas designated for growth or lands added
to settlement areas that have not yet been fully developed.
Development is the creation of a new lot, a change in land use and the construction, erection or
placing of buildings or structures on the land but does not include activities that create or maintain
infrastructure authorized by approvals under legislation other than the Planning Act.
Dwelling and Dwelling Unit mean a room or group of rooms occupied and designed as an
independent and separate self-contained housekeeping unit.
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Definitions
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Dynamic Beach is an area of inherently unstable accumulation of shoreline sediment along Lake
Simcoe and Lake Couchiching and the inland lakes. The hazard limit includes the flood hazard limit
and a dynamic beach allowance.
Employee refers to a person hired by another, or a business company or firm, to work for another
for wages, salary, commission or other consideration.
Erosion is the wearing away of the surface of the land by water, wind, ice or other agent of
transportation.
Erosion Hazard means the loss of land, due to human or natural processes, that poses a threat to
life and property. The erosion hazard limit is determined using considerations that include the 100-
year erosion rate (the average annual rate of recession extended over a one hundred year time
span), an allowance for slope stability, and an erosion/erosion access allowance.
Extraction is the removal of mineral aggregate resources from a licenced pit or quarry.
Firearm is a barrelled weapon from which any shot, bullet or other projectile can be discharged and
that is capable of causing serious bodily injury or death to a person, and includes a prohibited and/or
restricted firearm, and anything that can be adapted for use as a firearm, according to the Criminal
Code of Canada.
Fish Habitat as defined in the Fisheries Act, c.F-14, means spawning grounds and any other areas,
including nursery, rearing, food supply, and migration areas on which fish depend directly or
indirectly in order to carry out their life processes.
Flooding Hazard means the inundation, under the conditions specified below, of areas adjacent to
a shoreline or a river or stream system and not ordinarily covered by water:
a. along the shorelines of the Great Lakes - St. Lawrence River System and large inland lakes,
the flooding hazard limit is based on the one-hundred-year flood level plus an allowance for
wave uprush and other water-related hazards;
along river, stream, and small inland lakes 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 Hurricane Hazel storm (1954) or the Timmins storm (1961),
transposed over a specific watershed and combined with the local
conditions, where evidence suggests that the storm event could have
potentially occurred over watersheds in the general area;
ii. the one-hundred-year flood; and
iii. a flood which is greater than (i) or (ii), which was experienced in a particular
watershed or portion thereof as a result of ice jams, and which has been
approved as the standard for that specific area by the Minister of Natural
Resources and Forestry.
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b. except where the use of the one-hundred-year flood or the actually experienced event has
been approved by the Minister of Natural Resources and Forestry as the standard for a
specific watershed (where the past history of flooding supports the lowering of the standard).
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.
Groundwater is the water that moves down into the soil and the underlying strata from the upper
layers of soil following rainfall or snow melt. Groundwater is stored in aquifers. The boundary
between aquifers and the overlying unsaturated soils is the water table level. Groundwater moves
underground in streams or by seepage.
Groundwater Discharge occurs where groundwater seeps into a watercourse, lake or pond through
springs or areas.
Groundwater Recharge is the addition of water by natural or artificial processes to the groundwater.
Gun ( Shooting) Club is a for-profit or not-for-profit organization whose activities include target
practice or target shooting competitions using restricted firearms or prohibited handguns at an
identified approved shooting range.
Habitat is a natural area (water, earth, air) upon which organisms depend to carry out their life
processes.
Hazard Land is land that may be inappropriate for development because of susceptibility to flood or
erosion, poor drainage, unstable soils, steep slopes or other physical condition or constraint. If
developed, the hazard may cause deterioration or degradation of natural heritage features and
functions or cause damage to property or danger to human and animal life.
Hazardous Lands means property or lands that could be unsafe for development due to naturally
occurring processes. Along the shorelines of the Great Lakes - St. Lawrence River System, this
means the land, including that covered by water, between international boundaries, where
applicable, and the furthest landward limit of the flooding hazard, erosion hazard or dynamic beach
hazard limits. 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 further landward limit of the
flooding hazard, or erosion hazard limits.
Hazardous Sites means property or lands that could be unsafe for development and site alteration
due to naturally occurring hazards. These may include unstable soils ( sensitive marine clay's,
organic soils) or unstable bedrock (karst topography).
Home Industry means a small-scale commercial or industrial establishment that operates entirely
within a separate accessory building on the same property as the home of the proprietor. Home
industries shall include uses such as a carpentry shop, a metal working/welding shop, an electrical
shop, a plumbing shop, a small engine repair, a landscaping or landscape contracting business, a
nursery greenhouse, a bus/truck parking or maintenance facility.
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Home Occupation means the use of part of a dwelling unit for an occupation that provides financial
gain or support for at least one of the permanent occupants of the dwelling unit and that is secondary
to the main or principal use of the dwelling unit.
Hydrologic Function means the functions of the hydrological cycle that include the occurrence,
circulation, distribution and chemical and physical properties of water on the surface of the land, in
the soil and underlying rocks, and in the atmosphere, and water's interaction with the environment
including its relation to living things.
Hydrology and the hydrologic cycle refer to the circulation of water from the atmosphere to the earth
and its return through precipitation, runoff, infiltration, groundwater flow and evapotranspiration.
Functions include the occurrence, circulation, distribution and the chemical and physical properties
of water on the surface of the earth, in the soil and underlying rocks, in the atmosphere and its
interaction with natural areas and living things.
Impulsive Shooting Sound is a single pressure pulse or a single burst of pressure pulses or the sound
from a firearm that lasts a very short period of time.
Infiltration is the passage of water into the soil.
Infill Development is development of vacant lots or portions of vacant lots in established settlement
areas.
Infrastructure means physical structures ( facilities and corridors) that form the foundation for
development. Infrastructure includes sewage and water systems, septage treatment systems,
stormwater management systems, waste management systems, electricity generation facilities and
electricity
transmission
facilities,
electricity
transmission
and
distribution
systems,
communications/telecommunications, transit and transportation corridors and facilities, oil and gas
pipelines and associated facilities.
Inland Lakes and Streams are hydrologic features protected via the LSPP.
Intensification means the development of a property, site or area at a higher density than currently
exists through:
a. Redevelopment, including the reuse of brownfield sites;
b. The development of vacant and/or underutilized lots with previously developed areas;
c. Infill development; and,
d. The expansion or conversion of existing buildings.
Key Hydrologic Features are permanent streams, intermittent streams, inland lakes and their littoral
zones, seepage areas and springs and wetlands.
Key Natural Heritage Features are habitat of endangered species and threatened species; fish
habitat; wetlands; life science areas of natural and scientific interest (ANSIs), significant valleylands,
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significant woodlands, significant wildlife habitat (including habitat of special concern species); sand
barrens, savannahs, and tallgrass prairies; and alvars.
Landfilling means the disposal of waste by deposit, under controlled conditions, on land or on land
covered by water, and includes compaction of the waste into a cell and covering the waste with
cover materials at regular intervals (R.R.O. 1990, Reg. 347: General - Waste Management).
Non-landfilling means any permitted use or activity in a waste management site other than landfilling
and includes, but is not limited to, recycling facilities, transfer stations, and processing sites.
Legal or Technical Reasons means severances for purposes such as easements, corrections of
deeds, quit claims, and minor boundary adjustments, which do not result in the creation of a new
lot.
Lot is a parcel of land that legally exists or that has been created by consent.
Major Development is the creation of four or more lots, the construction of a building or buildings
within a ground floor area of 500m2 or more or the establishment of a major recreational use.
Mineral Aggregate is 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.
Mobile Home is a transportable, single or multiple section dwelling that is used for permanent
occupancy. It conforms to the Canadian Standards Association published standard at the time of
manufacture.
Multi-Unit Resort Dwellings refer to resource-based recreational dwellings for four-season
accommodation and/or fractional ownership resort residential units permitted or constructed in
conjunction with a four-season destination resort establishment.
Municipal Comprehensive Review means an official plan review, or an official plan amendment,
initiated by a municipality that comprehensively applies the policies and schedules of this Plan.
Natural Features and Areas means features and areas including wetlands, fish habitat, woodlands,
valleylands, habitat of endangered species and threatened species, significant wildlife habitat,
hydrologic features, and significant areas of natural and scientific interest, which are important for
their environmental and social values as a legacy of natural landscapes of an area.
Non-Farm refers to the uses and activities of land, buildings and structures that are unrelated or not
connected to a farm and farming or agriculture.
On-Farm Diversified Use means a use that is secondary to the principal agricultural use of the
property and is limited in area. On-farm diversified uses include, but are not limited to, home
occupations, home industries, agri-tourism uses, and uses that produce value-added agricultural
products.
Park Model Trailer is a seasonal recreational dwelling that conforms to the Canadian Standards
Association published standard at the time of manufacture.
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Partial Services mean the connection to one water supply or wastewater treatment system that is
private communal or municipal and the other service is an individual, private on-site system.
Passive Recreational is a low-intensity outdoor use or activity that does not require the construction
of significant structures, significant alteration of the site, and services, and includes non-motorized
trails, open spaces, natural areas and un-serviced tent camping.
Prime Agricultural Area means areas where prime agricultural lands predominate. This includes:
areas of prime agricultural lands and associated Canada Land Inventory Class 4-7 soils; and
additional areas where there is a local concentration of farms which exhibit characteristics of
ongoing agriculture. Prime agricultural areas may be identified by the Ontario Ministry of Agriculture
and Food using evaluation procedures established by the Province as amended from time to time,
or may also be identified through an alternative agricultural land evaluation system approved by the
Province.
Prime Agricultural Land means specialty crop areas and/or Canada Land Inventory Class 1, 2, and
3 lands, as amended from time to time, in this order of priority for protection.
Provincial Planning Statement and any other policy statements are issued under Section 3 of the
Planning Act. In the Provincial Planning Statement in effect, there are definitions that are applicable
to the interpretation of this Plan.
Provincially Significant Wetlands (PSW) are identified as "Wetlands" on Schedule 'A2'. The precise
boundary and location of a PSW shall be determined in consultation with the MNRF.
Public Service Facilities means land, buildings and structures for the provision of programs and
services provided or subsidized by a government or other body, such as social assistance,
recreation, police and fire protection, health and educational programs, childcare centres, long-term
care services, and cultural services. Public service facilities do not include infrastructure.
Rail Facilities means rail corridors, rail sidings, train stations, inter-modal facilities, rail yards and
associated uses, including designated lands for future rail facilities.
Residence surplus to a farming operation means an existing habitable farm residence that is
rendered surplus as a result of farm consolidation (the acquisition of additional farm parcels to be
operated as one farm operation).
Redevelopment means the creation of new units, uses or lots on previously developed land in
existing communities, including brownfield sites.
Renewable Energy Facility means a facility as defined in the Electricity Act, 1998, S.O. 1998, C. 15
Sched A, and not exempt under Section 62(1) of the Planning Act, R.S.O, 1990, c. P.13.
Resort Residential Unit resource-based recreational dwellings for four-season accommodation
and/or fractional ownership resort residential units permitted or constructed in conjunction with a
four-season destination resort establishment.
Safe Access is the unobstructed direct or elevated access for pedestrians and/or vehicles in an area
that may be covered by water at the regulatory storm or designated flood level.
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Sensitive Land Use means buildings, amenity areas or outdoor spaces where routine or normal
activities occurring at reasonably expected times would experience one or more adverse effects
from impulsive sounds and other nuisances caused by a Gun (Shooting) Club and/or Shooting
Range. Sensitive Land Uses may include, but are not limited to, permanently and seasonally
occupied dwellings, childcare centres, educational, religious and health facilities and any uses that
are sensitive to dust, odour, noise, and vibration emissions.
Shoreline means the area abutting the landward side of a river or a lake.
Site Alteration means activities such as filling, grading and excavation that changes the landform
and vegetative characteristics of a site, but it does not include activities that create or maintain
infrastructure authorized by approvals under legislation other than the Planning Act.
Species at Risk are identified as extirpated, endangered, threatened, or species of special concern
on the "Species at Risk in Ontario List."
Stormwater Management describes the procedures to control the quantity and quality of surface
water runoff to recharge or discharge areas. Management is used to control flooding and to reduce
amounts of contaminants that may discharge into a watercourse or other water body.
Strip Development is lot creation in the Rural Designation:
a. Along roads that are part of the originally surveyed concessions and side roads grid or are
other more recently surveyed arterial or collector roads which are not part of an internal local
road system; and
b. which is arranged in linear configurations of more than three non-farm lots within 200 metres
of the proposed lot line as measured along the frontage of one side of the road.
Surface Runoff is that part of precipitation that flows into watercourses and other channels.
Surface Water Feature means water-related features on the earth's surface, including headwaters,
rivers, permanent and intermittent streams, 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.
Wetlands which have not been identified as Provincially significant are nonetheless important at a
regional or local level and are regarded as surface water features.
Variance refers to permission granted under the Planning Act to vary the provisions of the Zoning
By-law in effect.
Waste includes ashes, garbage, refuse, domestic waste, industrial waste, or municipal refuse, and
such other materials as are designated in the regulations of the Environmental Protection Act. For
the purposes of this Plan, waste does not include liquid waste other than the capture and treatment
of leachate.
Waste Management Site means a site and facilities to accommodate solid waste from one or more
municipality and includes one or more of the following activities or uses: (a) landfilling activities; (b)
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non-landfilling activities ( c) a Fill Area and the Buffer Area of a property which has been or is
suspected to have been used as a landfilling; (d) any land upon, into or through which, or building
or structure in which, waste is deposited, disposed of, handled, stored, transferred, treated or
processed; and (e) any operation carried out or machinery or equipment used in connection with
the depositing, disposal, handling, storage, transfer, treatment, or processing referred to in clause
a) to (d).
Wastewater Treatment refers to the change in the quality of water that is a product of human,
industrial, commercial and agricultural activities and the discharge of treated water to surface and
ground water.
Water Supply refers to the production, treatment and distribution of water intended to be used for
human consumption and for industrial, commercial and agricultural purposes.
Wetlands are 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.
Wildlife Habitat includes 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 that are important to migratory or non-migratory species.