3.7.1 – Villages
There are 26 Villages, scattered throughout the city’s rural area, identified on Schedule A. These Villages will continue to vary in size and character. Villages play a significant historical role: they typically developed at the junctions of major roads and railways where they could efficiently provide retail, educational and other services to the surrounding rural communities. Development in villages traditionally occurred on smaller lots serviced by private wells and septic systems. Today a number of the villages support development on full or partial municipal services. [Amendment 150, December 21, 2017]
Many of the larger Villages that have historically functioned as service centres for the surrounding rural areas will continue to do so. In these Villages, the City will encourage the delivery of municipal and community programmes and facilities, the development of residential uses in a variety of forms and modest employment opportunities, in the form of commercial, tourism and small-scale industrial development. Preservation of these villages and their traditional functions is critical to the continued vitality of the rural area. Large and medium scaled villages contain the majority of new housing in the rural area. Development in smaller villages may continue to develop at modest levels. [Amendment 150, December 21, 2017]
Locations and Distribution of Villages
- Villages are designated on Schedule A with the intent of permitting a variety of land uses to provide for the daily needs of the rural community and to ensure that they remain distinctly rural in character and scale.
- Villages vary in size and function and have different needs with respect to land-use plans. [OPA 76, OMB File # PL100206, November 25, 2011]
- Changes to Village boundaries will be considered in the context of Section 2.2.1 of this plan. [OPA 76, OMB File # PL100206, November 25, 2011]
Plans for Villages
4. The intensity and distribution of land uses within a Village will be determined in the context of:
a. Any plan for the Village contained in Volume 2, or a community design plan where such a plan has been undertaken;
b. The ability to support development on private water and wastewater services or on municipal services where such exist. [Amendment #150, December 21, 2017]
5. The City will undertake a review of Village Plans on a five year basis that includes:
a. an analysis of changes in the previous five years;
b. a review of any existing secondary plan or community design plan for the village;
c. at least one public meeting to consider needs and challenges;
d. a report to Council on the Village and any required policy initiatives.
[OPA 76, OMB File # PL100206, November 25, 2011]
6. Community design plans for Villages will be consistent with Section 2.5.6 of this Plan. First and foremost, the participants will develop a vision for the village and identify the qualities and characteristics of the village that should be preserved while recognising that other aspects may change. [OPA 76, OMB File # PL100206, November 25, 2011]
Permitted Uses in Villages
7. Permitted uses will include: residential and retail and commercial service facilities of up to 10,000 square metres gross leasable floor area, restaurants, offices and personal service establishments light industrial uses, institutional uses such as schools, community meeting and recreational buildings and facilities, places of worship, and public open space. Notwithstanding this limit, the Manotick Mews, as identified in the Manotick Secondary Plan, may accommodate up to 11,000 square metres gross leasable area. [Amendment 12, September 8, 2004; [Amendment #28, July 13, 2005] [Amendment #76, August 04, 2010] [Amendment #162, March 3, 2016] [Amendment #150, December 21, 2017]
8. The zoning by-law will establish zones that are consistent with the distribution of uses provided for in the Village plans found in Volume 2. The zoning by-law will also support development that reinforces the historical character of Village core areas and mainstreets by permitting a mix of land uses, encouraging a pedestrian-friendly streetscape and regulating the scale of development. [Amendment #28, July 13, 2005] [Amendment #76, August 04, 2010]
9. Industrial uses with characteristics that are likely to impact negatively on adjacent residential uses by virtue of matters such as noise, fumes, heavy equipment movement or external storage of large amounts of materials will not be permitted in a Village, but will be directed to an appropriate urban location or General Rural Area. [Amendment #76, August 04, 2010]
Building Liveable Communities
10. A wide range of housing forms to meet the needs of the Village’s population will be permitted in Villages. The form and scale of development will be limited by the available servicing methods and subject to the policies of Section 4.4 on water and wastewater servicing. [Amendment #14, September 8, 2004] [Amendment #76, August 04, 2010]
11. The City will encourage the achievement of affordable housing targets in villages, as defined in Section 2.5.2, to the extent that servicing methods allow for a variety of housing forms. [Amendment #76, August 04, 2010]
12. When reviewing development applications, the City will consider:
a. The relevant provisions of the village secondary plan or community design plan; [Amendment #150, December 21, 2017]
b. Those matters addressed in Section 2.5.1 and Section 4.11 related to compatibility and community design;[Amendment #28, July 13, 2005];
c. For development in the core area or mainstreet, how the development or use impacts the viability of these areas and enhances the typical mixture of residential, community and commercial uses;
d. Whether the proposed development is located on a road with sufficient capacity to accommodate the anticipated traffic generated;
e. How the development supports a pedestrian and cycling environment and links the site to the surrounding neighbourhood;
f. How the application of good design is used to ameliorate the effects of a higher intensity use of land on the surrounding uses;
g. The extent to which greenspace targets in Section 2.5.4 are met;
h. In the case of retail, commercial proposals:
i. The extent to which community-serving uses will be provided as part of the development,
ii. The orientation of multiple building entrances and storefront windows to the street,
iii. The use of minimal or no building setbacks from the street and location of parking to the side or rear of the building,
iv. The feasibility of achieving development of more than one storey. Where the predominant form of development is two storeys or more, single-storey development will be discouraged;
i. In the case of uses requiring large land areas for outdoor storage, sale or service of goods, other than uses that do not operate year-round and can be considered a common component of a permitted use, such as a garden centre in association with a retail use: [Amendment 28, July 13, 2005]
i. Such uses are only located on an arterial road but not located in identified core area or mainstreet locations,
ii. Most of the site’s street frontage is occupied by buildings,
iii. The visual impact of outdoor storage or parking on adjacent uses and from the street is minimized through appropriate means;
j. The demand that the use will raise to extend Public Service Areas or expand capacity in public water and wastewater services; and
k. Any other applicable policies found within the Official Plan related to development review.
[Amendment #76, August 04, 2010]
13. Consistent with village rural character, drive-through facilities and principal use parking lots will not generally be permitted in Village Core areas. However, there may be exceptional circumstances where these uses may be located in a Village Core through concurrent applications for zoning by-law amendment and site plan control approval where the intent of the policies for the Village designation and all other policies in the Plan can otherwise be maintained. Under these circumstances, surface parking and drive-through facilities will not be permitted between the building and the street. When reviewing such applications to permit a drive-through facility or principal use parking lot, consideration must be given to the dimension, location and number of vehicular accesses, and appropriate means such as coordinated landscaping, tree planting and pedestrian amenities must be provided to minimize the interruption of the Village Core streetscape. The location of driveways and queuing lanes will also be considered with regard to minimizing impacts on adjacent uses, and fencing and landscape buffers abutting property lines will be used to address impacts on adjacent uses. Consideration will be given to the siting and design of buildings or structures and the location of driveways and queuing lanes when a drive-through facility or principal use parking lot is proposed in a heritage context.
14. The design of parking areas that are accessory to a permitted use in a Village Core that are subject to site plan control approval will be reviewed according to the same design considerations as a principal use parking lot in policy 220.127.116.11. [Amendment #101, July 17, 2012]
[Amendment #76, August 04, 2010]
3.7.2 – General Rural Area
The General Rural Area contains a variety of land uses, such as farms, rural housing, wood lots and forests, small industries, golf courses, and in many places, existing clusters of residential subdivisions and severances and commercial development. The intent of this designation is to accommodate a variety of land uses that are appropriate for a rural location and to limit the amount of residential development such that development will not preclude continued agricultural and or other non-residential uses. [Amendment #150, December 21, 2017]
- General Rural Areas are designated on Schedule A with the intent to provide:
- A location for agriculture and for those non-agricultural uses that, due to their land requirements or the nature of their operation, would not be more appropriately located within urban or Village locations;
- For a limited amount of residential development by severance and other rural and tourist service uses that do not conflict with a) above. [Amendment #150, December 21, 2017]
Environmental Impact Statement
2. Development proposals within the General Rural Area may impact on natural heritage features that are not designated in this plan. Development and site alteration as defined in Section 4.7.8 will not be permitted for :
a. Any development permitted under the policies of this plan within the feature;
b. Any development permitted under the policies of this plan within 120 metres of the boundary of a natural heritage feature ;
unless an Environment Impact Statement demonstrates that there will be no negative impacts as defined in Section 4.7.8 on the natural features within the area or their ecological functions. The requirements of the Environmental Impact Statement may vary, as described in Section 4.7.8.
[Amendment #76, Ministerial Modification #36, August 17, 2011]
3. Section 5 of this plan identifies those circumstances under which the City will acquire land in the General Rural Area designation when requested to do so by the landowner. [Amendment #76, OMB File # PL100206, April 26, 2012]
4. The following uses will be permitted within the General Rural Area without requiring a zoning by-law amendment:
a. Agricultural uses, forestry and conservation, and natural resource management activities;
b. Residential uses on existing lots of record and on new lots created by severance as provided for by this Plan;
c. Animal boarding, breeding, and training facilities, including stables;
d. Bed and breakfast establishments;
e. Open space;
[Amendment #76, August 04, 2010]
5. A zoning by-law amendment will be required where any of the following uses are proposed in General Rural Areas:
a. Agriculture-related industrial and commercial uses, such as farm equipment and supply centre, farm equipment repair shops and nurseries. [Amendment 180, November 8,2017]
b. New recreational commercial and non-profit uses, such as golf courses, driving ranges, mini putt operations, campgrounds, outdoor theme parks, sports fields or similar uses that do not constitute Major Urban Facilities as described in Section 3.6.7; [Amendment #76, August 04, 2010]
c. New sand and gravel pits and underground mining for any mineral resources, subject to Section 3.7.4;
d. Other new non-residential uses that would not be better located within a Village or Rural Employment Area and which are in keeping with the rural character or those uses that meet the needs of the travelling public, such as a restaurant; gas station; motel; retail not exceeding 300 square metres of cumulative total gross leasable floor area on a lot; or, similar use. This policy does not apply to lands where the Zoning By-law on the date of adoption of this Plan permits a total gross leasable floor area greater than 300 square metres. [Amendment #180, November 8, 2017]
e. New institutional uses such as places of worship and schools should ideally be located within a Village but may be considered in close proximity to a Village where Village land is insufficient or inappropriate. The expansion of existing institutional uses will be evaluated on their merits and by those matters included in policy 6 below; [Amendment #76, August 04, 2010]
6. Grandparented country lot subdivision as provided for in policy 8 below. [Amendment #76, August 04, 2010] [Amendment #150, December 21, 2017]
7. When considering an application to amend the zoning by-law to permit a new use identified in policy 5 of this subsection, the following matters must be considered: [Amendment #76, August 04, 2010]
a. The use would not be better located in a village, Rural Employment Area or the urban area; [Amendment #180, November 8, 2017]
b. If the use is to be located on a local road, it must be demonstrated that the volume and pattern of traffic flow anticipated from the development will not interfere with the proper functioning of the local road network;
c. The privacy of adjacent landowners or the amelioration of potential adverse impacts from lighting, noise, odour, dust or traffic can be achieved by separating the land uses, buffering or other measures as part of the development;
d. The potential for reducing possible impacts on neighbouring agricultural uses or nearby rural residential uses or Village communities, where relevant; [Amendment #180, November 8, 2017]
e. The development is in keeping with the surrounding rural character and landscape;
f. All those requirements of Sections 2 and 4 related to transportation, servicing, design and compatibility and environmental protection;
g. Noxious uses will only be considered where suitable screening and buffering can be provided and generally these uses will not be considered in locations within groundwater recharge areas or immediately adjacent to residential areas, Scenic-Entry Routes, or waterfront areas;
h. The impact that the development will have on the protection of tree cover and local wildlife movement, as result of proposed site clearing and grading, fencing, security lighting, and other similar site plan matters.
8. When creating more than three lots for rural industrial or highway commercial purposes, development will be by plan of subdivision in accordance with the following criteria:
a. Development will be subject to site plan control and particular attention will be given to physical design including signage, buffering, landscaping and fencing of the sites;
b. All of the applicable requirements of Section 4 will be satisfied. [Amendment #76, August 04, 2010]
9. Residential subdivisions are not permitted except in the following circumstances:
a. Applications lodged prior to December 31st 2009; or
b. New applications on the land identified by Parcel Identification Numbers 04446-1995, 04446-0636, 04446-1670, 04438-0313 and 04438-0314.
These applications will be assessed by the policies of this Section that were in force and effect on the 26th of November 2013 save and except for policies 8(d), 11 and 12 to the contrary. [Amendment #150, December 21, 2017]
10. The severance of up to two lots for residential purposes will be permitted, subject to the following criteria:
a. A maximum of two lots will be created from any lot in existence May 14th, 2003. No further severance will be permitted from a severed lot; [Amendment #76, August 17, 2011] [Amendment #150, December 21, 2017]
b. The retained land will have a minimum area of 10 hectares;
c. The severed lot will not be less than 0.8 hectares in area; however, a larger minimum lot size may be required in some areas to ensure no adverse effects on the quality or quantity of ground water and the safe operation of wastewater disposal systems;
d. The proposed lot does not have access to Provincial highways;
e. Where the lot has frontage on both an arterial road and a collector or local road, the proposed lot should not front on the arterial road;
f. The creation of any new lot must also conform to the Minimum Distance Separation as amended from time to time. In this instance, the separation distance is intended to reduced the likelihood of adverse impacts from new residential development on the operation of existing adjacent farm operations in either the General Rural or Agricultural Resource designations; [Ministerial Modification 18, November 10, 2003]
g. The lot will not impact on land designated Bedrock Resource Area, and will respect the separation distances from land designated Sand and Gravel Resource Area as required by Section 3.7.4, policies 9 and 10 except as provided for in Section 3.7.4 policy 13. [Amendment # 58, December 07, 2007] [Amendment #76, August 17, 2011] [Amendment #150, December 21, 2017]
h. The house and private services are located in an area that will minimize the removal of mature vegetation.
11. Notwithstanding policy 10b.above where the lot being severed is located within a registered plan of subdivision the minimum size for the severed and retained parcels will be 0.8ha and the applicant must demonstrate that both the severed and the retained lots can be adequately serviced. When reviewing the severance application the City will consider those matters, related to subdivisions, identified in policy 8 above. The servicing study accompanying the application for severance shall include a review of the approved hydrogeological and terrain analysis report for the subdivision. Based upon findings of the servicing study the City shall determine whether the hydrogeological and terrain analysis report must be revised prior to the certificate of consent being issued. [Amendment #76, August 19, 2011] [Amendment 140, December 29, 2017]
Development near Village and Urban Boundaries
12. Development proposals within 1 kilometre of a Village and/or urban boundary will be reviewed with respect to lot size, type of use and other characteristics, to ensure that they do not adversely limit potential expansion of the boundary at that location or create a long-term demand for the extension of municipal services. [Amendment #76, August 04, 2010] Notwithstanding the foregoing, a plan of subdivision is permitted on lands municipally known as 471 Sangeet Place. [Amendment #85, May 26, 2010] [Amendment #114, May 28, 2013] [Amendment #150, December 21, 2017]
Restriction of Normal Farm Practice
13. Nothing in this plan is intended or may be applied to restrict a normal farm practice carried on as a part of an agricultural operation on lands designated Agricultural Resource Area in accordance with the Farming and Food Production Protection Act, as amended from time to time. [Amendment # 58, December 07, 2007]
14.All new farm and non-farm development, including severances, will comply with the Minimum Distance Separation (MDS) formulae, as amended from time to time, as described in policies 12 and 13 of Section 3.7.3. Agricultural uses must respect the requirements of policy 2 in Section 3.7.3 Agricultural Resource Area, regarding provisions for the establishment and operation of farms. [Amendment #76, August 19, 2011]
Infill in Historical Settlements [Amendment #76, August 04, 2010]
15. Limited residential and non-residential infill, including the severance of lots, will be permitted within small historical settlements, which typically comprise clusters of housing and in some cases, non-residential and institutional uses, and exist at a number of crossroads and other locations. Some of these settlements are identified by names but do not include rural residential subdivisions typified by large residential lots (0.8 hectares or larger). The boundaries of these clusters will be defined in the zoning by-law and in making this determination the City will be guided by the extent of existing development.
16. Notwithstanding the provisions of policy 10 above, the minimum lot size shall be in keeping with adjacent lots or the requirements of the Ministry of Environment to support private services. [Amendment #76, August 04, 2010]
17. Lot creation that has the effect of extending development beyond the boundaries of existing development as defined in the zoning by-law will not be permitted.
18. Any rezoning to permit a new non-residential use within an area defined in policy 18 will be considered in light of the criteria of policy 6 above. [Amendment #76, August 04, 2010]
Infill Outside of Historical Settlements
19. Limited residential infill through the severance of lots, will be considered in areas meeting the following criteria:
a. The proposed severance has road frontage on a paved and maintained public road; and
b. The proposed severance is opposite residential lots with frontage on the same road; and
c. The proposed severance is a vacant lot between two existing dwellings that are situated on the same side of the road and are not more than 250 metres apart; and
d. The lot(s) created, including the retained parcel, should be of a similar size to the existing surrounding lots, but must be at least 0.8 ha in size. [Amendment #76, August 19, 2011] [Amendment #150, December 21, 2017]
20. In reference to policy 19, no more than two lots will be created from any lot in existence on 13 May 2003, or from a lot that was approved by Council under its grandparenting policies after that date. In addition, no further severances will be permitted from either the severed lots or retained lot.[Amendment #76, Ministerial Modification #39, August 19, 2011] [Amendment #150, December 21, 2017]
21. Despite the provisions in this Plan, on lands described as Part Lot 2, Concession 4, Osgoode (PIN 04319-0593) a mobile home park shall be permitted provided that Council shall not pass a zoning by-law permitting this use until Council has considered, but not limited to the following; [Amendment #76, August 04, 2010]
a. the satisfactory provision of communal sewage and water systems; and
b. a satisfactory traffic impact study. [OMB decision #253, Februrary 9, 2005]
22. Notwithstanding policy 9, the properties known as 800 and 848 Cedarview Road and 4497 O’Keefe Court, located abutting the urban boundary, can be developed as a Country Lot Subdivision (with a golf course component), with one (1) acre lot sizes, with a larger number of lots than 40, subject to appropriate studies and municipal approvals. [Amendment #57, November 28, 2007] [Amendment #76, August 04, 2010]
23. Notwithstanding Policy 5a, for the lands designated General Rural Area around the interchange at Highway 417 and Rockdale Road, a Zoning By-law amendment will be required where a new industrial and commercial use, such as farm equipment and supply centres, machine and truck repair shops, building products yards, landscape contractors and nurseries are proposed. [Amendment #180, November 8, 2017]
3.7.3 – Agricultural Resources
Farmland is an important land use in Ottawa, occupying about 40 per cent of the municipality’s rural lands. Located on these extensive areas of good soil – totalling more than 120,000 hectares – is a mixture of cash crop and livestock farms producing agricultural products with a value in 2001 of over $150 million. The approximately 1300 farmsteads in Ottawa also create economic activity for related businesses, such as agricultural supplies, equipment stores and processing plants for farm products.
In order to protect this resource for future generations, the City will protect prime agricultural areas from loss of lands to other uses. This protection entails policies that strictly limit permitted land uses and lot creation on all lands identified as Agricultural Resource Areas. These lands are shown on Schedules A and B. Their identification is based on the Ottawa-Carleton Land Evaluation and Area Review (LEAR) evaluation system. The LEAR system uses four factors to determine the agricultural potential of land:
- Soil capability for agriculture (large areas predominantly of soils of Classes 1, 2 and 3);
- Land use (existing use of individual properties);
- Parcel size (flexibility of parcel size to accommodate different farm activities);
- The presence of conflicting land uses in the area (e.g., adjacent to Villages or residential uses).
Farm operators need to be assured that their investment in and commitment to agricultural production will not be adversely affected by conflicting land uses. For example, non-farm residences in agricultural areas may create problems for farmers, such as unleashed dogs, increased traffic volumes that conflict with slow-moving farm machinery, and uncontrolled growth of noxious weeds. Conversely, non-farm households may find farm odours and noises objectionable. While the City recognizes that there is a right to farm on farmlands, certain types of agricultural operations will be subject to a greater degree of regulation due to their potential impact on neighbours and the natural environment. [Amendment # 58, December 07, 2007]
Within Agricultural Resource Areas, clusters of non-farm houses occur at crossroads and other locations. Some of these small hamlet-like collections of residences are identified with place names such as Leonard, Bear Brook, Dalmeny, Baxters Corner and Woodlawn. They often have histories dating back to the 19th century or earlier when they originated to serve the needs of the rural population, providing not only housing but also services like a post office, school house or small cheese factory. In other locations these clusters of lots are of more recent origin and consist only of residential uses. In the future, growth in these clusters will be limited to new development on existing lots of record only. [Amendment #76, OMB File #PL100206, Ministerial Modification #40, November 25, 2011]
- Lands designated Agricultural Resource are shown on Schedules A and B. The purpose of this designation is to: [Amendment #180, November 8, 2017]
- Protect major areas of agricultural and other lands suitable for agriculture from loss to other uses;
- Ensure that uses, which would result in conflicts with agricultural operations, are not established in productive farming areas. [Amendment #180, November 8, 2017]
2. Within the Agricultural Resource Areas designation all types, sizes and intensities of agricultural uses and normal farm practices shall be permitted. This includes best management practices and activities related to the conservation or management of the natural environment. Agricultural uses should respect the Provincial Guidelines on Permitted Uses in Ontario’s Prime Agricultural Areas. [Amendment #180, November 8, 2017]
3. On-farm diversified uses and agriculture-related uses that are compatible with, and do not hinder surrounding agricultural operations, may be permitted subject to the criteria below and the Provincial Guidelines. [Amendment #180, November 8, 2017]
a. On-farm diversified uses are secondary to the principle agricultural use of the property. They are to be limited in area and include but are not limited to; home-based businesses, home industries, agri-tourism and uses that produce value-added agricultural products from the farm operation. [Amendment #180, November 8, 2017]
b. Agriculture-related uses are those small-scale commercial and industrial uses that are intended serve and are compatible with local farm operations and do not hinder surrounding agricultural operations. Applicants for new agriculture-related uses require a zoning amendment and the applicant must demonstrate that the use needs to be located in the Agricultural Resource Area and that every effort has been made to locate the use in an area of poorer soils. [Amendment #180, November 8, 2017]
4. Residential uses will be permitted either in the form of farm housing or as a detached dwelling on a lot fronting on an existing public road. Accommodation for full- time farm labour is permitted when the size and nature of the operation requires additional employment. It may be located on the same lot as the farmhouse and should preferably take the form of a mobile home as defined in the zoning by-law, so that it can be removed once the farm help is no longer required. If more than one farm-help dwelling is required, the second and subsequent dwelling(s) must be mobile homes. Alternatively, the farm help may be permitted on a separate parcel but, in this case, must always take the form of a mobile home. To ensure that mobile homes for farm help are removed once they are no longer required, the farmer may be required to enter into an agreement with the City. Housing may be restricted in the case of the severance of a surplus dwelling as per policies 8 and 9. [Amendment 14, September 8, 2004] [Amendment # 58, December 07, 2007] [Amendment #180, November 8, 2017]
Pits and Quarries
5. New mineral aggregate extraction operations may be permitted as an interim use in the Agricultural Resource Area designation subject to a site specific exemption in this plan and only where the provisions of Section 18.104.22.168 of the Provincial Policy Statement and Section 3.7.4 of this plan have been addressed. Wayside pits and quarries, portable asphalt plants and portable concrete plants are permitted subject to Section 3.1 of this Plan. [Amendment #180, November 8, 2017]
6. The City will permit lot adjustments in Agricultural Resource Areas for legal or technical reasons. For the purposes of this section, legal or technical reasons include 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. Subject to proper planning considerations, minor boundary adjustments may occur between farms, between a farm and a non-farm lot, or between two non-farm lots. [Amendment #58, December 07, 2007]
Severances of a Surplus Dwelling due to Farm Consolidation [Amendment #76, August 04, 2010]
7. Farm consolidation means the acquisition of additional farm parcels to be operated as one farm holding. A severance may be granted by the City for the creation of a new lot on which is located a dwelling and immediately adjacent farm buildings made surplus through farm consolidation. Where the property with the surplus house is abutting the main farm property, the recommended method of separation of the surplus house from the land is the use of a boundary line adjustment between the two properties as this avoids the creation of a new lot.
8. Where an application to sever a surplus dwelling is made, for lands that abut the main farm or not, the City will require the following:
a. To avoid land speculation, applications for severance will be considered after the purchase of the lands to be consolidated by the farm operator, or where a legally binding offer of purchase is demonstrated;
b. The vacant agricultural parcel so created be rezoned to prohibit any residential use and no subsequent rezoning to allow a new dwelling unit will be permitted. This housing restriction is intended to limit a pattern of lot creation in Agricultural Resource Areas that would see a new residence being constructed on a vacant farm property, the house being declared surplus and severed from a lot and the pattern so repeated. [Amendment #58, December 07, 2007]
c. The severed lot be of a size that minimizes the loss of agricultural land. [Amendment #58, December 07, 2007] [Amendment #76, August 04, 2010]
Severances for Agriculture-related uses
9. The severance of lots for small-scale farm-related industrial and farm-related commercial uses described in policy 4b above, will be permitted in areas of poor soils where all of the following criteria are met: [Amendment #76, August 04, 2010] [Ministerial Modification #43, December 24, 2009] [Amendment #180, November 8, 2017]
a. A site-specific zoning by-law amendment permits the use. A rezoning will be required as a condition of consent where the use is not permitted at the time of severance;
b. The soils have a capability rating for agriculture predominantly of Class 4 or poorer as determined from the soils maps of Ottawa as shown in Ontario Institute of Pedology, The Soils of the Regional Municipality of Ottawa-Carleton Excluding the Ottawa Urban Fringe – Report 58 and the Soils, Capability and Land Use in the Ottawa Urban Fringe – Report 47, as amended;
c. The land is part of an identified poor pocket of at least 10 hectares in area and is identified on soil maps of Ottawa as shown in Ontario Institute of Pedology, The Soils of the Regional Municipality of Ottawa-Carleton Excluding the Urban Fringe – Report 58 and the Soils, Capability and Land Use in the Ottawa Urban Fringe – Report 47, as amended;
d. The land is not being used or capable of being used as part of an adjacent agricultural operation;
e. The lot has frontage on a public road;
f. The land is sufficiently wooded with trees so that development can be buffered from adjacent farm operations. Where sufficient tree cover does not exist, tree planting will be required as a condition of development;
g. The new lot will be limited to a minimum size needed to accommodate the use. [Ministerial Modification #22, November 10, 2003] [Amendment #58, December 07, 2007]
Severance of a New Farm Holding
10. The City will permit the severance of a lot creating a new farm holding that will be used exclusively as an agricultural operation. The lot proposed to be created and the remaining parent parcel must both be of sizes that are sufficiently large to maintain flexibility for future changes in the type and size of agricultural use. In this regard, the minimum lot size will be approximately 36 hectares for each of the severed and retained parcels. [Ministerial Modification #44, December 24, 2009] [Amendment #76, August 04, 2010]
Minimum Distance Separation
11. All new farm and non-farm development, including severances, will comply with the Minimum Distance Separation (MDS) formulae, as amended from time to time, except in the case of:
a. the development of an existing lot of record that falls almost all or completely within a calculated MDS I separation distance from a neighbouring livestock facility; or
b. the creation of a new lot containing an existing dwelling and that dwelling falls partially or completely within a calculated MDS I separation distance from an existing livestock facility on a neighbouring parcel of land. [Amendment #76, August 04, 2010]
12. The City may consider a variance to the Minimum Distance Separation MDS II required for new or expanding livestock operations on a case-by-case basis where the intent if not the precise separation distance of the MDS II formula is achieved. The Circumstances in which a variance may be considered apply to the expansion or replacement of existing structures and:
a. the variance aids in the reduction of potential odour conflicts; or
b. the variance allows for the mitigation of other environmental impacts (e.g. water quality, flood plain issues, adjacent natural heritage features); or
c. the variance is to a lot line or road allowance and allows the MDS setback requirements from a neighbour's dwelling or other type of land use to be achieved. [Amendment #76, August 04, 2010]
Restriction of Normal Farm Practice
13. Nothing in this plan is intended or may be applied to restrict a normal farm practice carried on as a part of an agricultural operation on lands designated Agricultural Resource Area in accordance with the Farming and Food Production Protection Act, as amended from time to time.
14. Notwithstanding policies above regarding permitted uses in Agricultural Resource Areas, a self-storage warehouse will be permitted on the property known municipally as 2775 Moodie Drive. [Amendment 75, April 08, 2009]
15. Notwithstanding policies above regarding permitted uses in Agricultural Resource Areas and policies in this section regarding new lot creation, the severance of a 0.8 hectare lot and development of an institutional use at 2761 Moodie Drive will be permitted. [Amendment 34, September 14, 2005] [Amendment #76, August 04, 2010]
16. Notwithstanding policies 8 and 9 above regarding the severance of a Surplus Dwelling in Agricultural Resource Areas, the severance of 1886 O’Toole Road may be permitted provided that the retained lot consists of the significant woodlot and the existing dwelling and a restrictive covenant is provided to the City at no cost providing for the preservation of the woodlot. The severed lot containing the vacant agricultural land is to be rezoned to prohibit a new dwelling in accordance with policy 9b above. [Amendment #150, December 21, 2017]
17. Notwithstanding the provisions of this Section, the lands identified by Parcel Identification Numbers 045510209 and 045510210 in the vicinity of Thomas A. Dolan Parkway and John Shaw Road may be severed, subject to meeting the following conditions:
a. the minimum lot size for the severed and retained parcels is 0.8 ha;
b. the applicant demonstrates that both the severed and retained lots can be serviced; [Amendment #180, November 8, 2017]
18. Notwithstanding the policies in this section that limit lot creation, the severance of one lot is permitted on the lands located at 4109 Viewbank Road, Property Identification Number 045920062, on the condition that the severed and retained lots comply with the MDS 1 setback requirements and have a minimum lot area of 0.8 ha. [Amendment #180, November 8, 2017]
3.7.4 – Mineral Aggregate Resources
The major mineral aggregate resources in Ottawa are bedrock, sand and gravel. Aggregate resources are used to build and repair houses, schools, shopping centres, factories, roads, sewers, and water pipes. They may be used in a relatively natural state for fill or as a road base, or they may be processed into materials for the construction industry, such as concrete, asphalt, or brick. In addition, aggregates can be recovered during demolition, processed and recycled into new aggregate products such as asphalt or concrete. In many cases these recycled aggregate products offer a suitable alternative to primary aggregates while also reducing the need for new aggregates. [Amendment #150, December 21, 2017]
Mineral aggregates are a non-renewable resource that the City will steward for future generations. Lands designated as Sand and Gravel Resource Area or Bedrock Resource Area have deposits of aggregates that may be available because they are:
- Of a good quality and quantity;
- Located sufficiently close to local markets;
- Situated in relation to existing residential development such that they can be extracted with minimal impacts on most residential land uses.
Since hauling costs are a significant component of the final price of aggregates, protecting resources close to local markets helps to ensure the availability of the resource at reasonable prices. Keeping hauling distances short will also minimize the environmental and community impacts of this traffic. Care must be taken to ensure that the environmental and social impact of mineral resource extraction is minimized. To this end, extractive operations must maintain good operating standards as well as have a viable rehabilitation plan.
Existing licensed extraction sites make up much of the supply of aggregate. The City will protect their continued operation and expansion by preventing any new development in their vicinity that would preclude or hinder aggregate extraction.
In Ottawa, sand and gravel pits are generally smaller-scale and shorter-term operations than bedrock quarries. They do not involve drilling, blasting or rock crushing and therefore pits may not need to be as widely separated from incompatible uses as quarries. Sand and gravel pits are permitted in the Sand and Gravel Resource, the Bedrock Resource, the General Rural Area. [Amendment #150, December 21, 2017] [Amendment #180, November 8, 2017]
A deposit of high-grade silica sand has been identified in the former City of Kanata (Lot 20, Concession 3). Silica is a mineral used in the manufacture of glass and artificial abrasives and in foundries and smelters. Silica is also used in the production of skid-resistant asphalt. At present, the need to designate the particular deposit in Ottawa is not clearly established. Nevertheless, any proposed development that would preclude the possibility of future extraction of the deposit will be reviewed before deciding whether or not development should proceed. [Ministerial Modification #24, November 10, 2003] [Amendment #76, OMB File # PL100206, July 21, 2011.]
- Sand and Gravel and Bedrock Resource Areas are designated on Schedules A and B with the intent to:
- Protect non-renewable mineral aggregate resources, located close to markets, for future use;
- Protect mineral aggregate resource and aggregate operations from incompatible activities;
- Minimize community and environmental disruptions from aggregate extraction activities.
Permitted Uses in Sand and Gravel Resource Area
2. The City will permit pits and wayside pits as the main land uses for those lands identified as Sand and Gravel Resource Areas subject to the provisions of the Aggregate Resources Act. Additional related uses are also permitted, such as portable asphalt plants and other uses associated with sand and gravel extraction operations. Existing or new farming, forestry, small-scale open-air recreational uses and conservation and natural resource management activities are permitted provided they do not create difficulties for the future extraction of mineral aggregates from any lands in the designation. Temporary non-residential uses and recycling uses may be permitted if they can be demonstrated not to preclude or otherwise render the site unusable for future mineral extraction. All of these non-aggregate related uses will only be permitted if any issues of public health, public safety and environmental impact are addressed to the City’s satisfaction. [Amendment #76, August 04, 2010]
3. In recognition of existing lots of record, the City will permit the construction of a detached dwelling and accessory buildings subject to the following conditions:
a. The lot fronts on a public road;
b. The lot was created under the Planning Act prior to July 9, 1997;
c. The use is shown as permitted in the zoning by-law;
d. All requirements for private servicing requirements are met;
e. New development will be sited on existing lots in order to minimize the impact upon future extraction of mineral aggregate resources.
Permitted Land Uses in the Limestone Resource Areas
4. In addition to the uses allowed in Sand and Gravel Resource Areas, in Bedrock Resource Areas, the following uses are also permitted: quarries, wayside quarries subject to policy 12 in Section 3.1, and underground mining. Secondary uses directly related to the extraction operation are also allowed, such as a portable asphalt plant or concrete batching plant.
5. The use of space created by underground mining for storage of non-hazardous substances is permitted, subject, among any other requirements, to satisfying any concerns of the City relating to waste disposal and to the provision of water, wastewater treatment and transportation.
Zoning of Pits and Quarries
6. The City requires that all pits and quarries licensed under the Aggregate Resources Act with the exception of wayside pits and wayside quarries be zoned for mineral extractive use in the City’s zoning by-law. This applies whether the pit or quarry is located in a Sand and Gravel Resource, Bedrock Resource, Agricultural Resource, General Rural or other designation. All or part of properties with a licensed pit or quarry may also be zoned for aggregate-related uses, such as asphalt and concrete batching plants. As stated in Section 3.1, wayside extraction of aggregates, portable asphalt plants and temporary concrete batching plants used on public authority contracts will however be permitted without the need for a rezoning. Wayside pits and quarries will be subject to the Aggregate Resources Act and as such the public consultation process and the rehabilitation of the site must be carried out in conformity with the provisions of that Act. [Amendment #150, December 21, 2017]
7. The City will require that all lands in the Sand and Gravel Resource or Bedrock Resource Areas not presently licensed for a pit or quarry be zoned in the City’s zoning by-law so that it is clear that extraction of mineral aggregate use may occur on these lands. Prior to the establishment of any new pit or quarry, the City will require that the lands be rezoned to specifically permit the mineral aggregate extraction use and other related uses. The rezoning requirement and policy 8 below apply to wholly new proposed pits or quarries or proposed expansions to existing ones. In certain circumstances, there may exist lands already zoned and licensed for a pit or quarry but none is yet in operation or not in operation on all portions of a property. [Amendment #150, December 21, 2017]
8. The City requires the completion of an Environmental Impact Statement as per Section 4.7.8 prior to making a decision on any application for rezoning or commenting on a licensing request to establish a new or expanded pit or quarry that may potentially affect the significant features or ecological functions of the environmental designations shown on Schedule A.
Establishing or Expanding Pits or Quarries
9. As part of a complete application, studies and the site plans required under the Aggregate Resources Act will also be required by the City. The areas of influence generally are 500 metres around quarries, 150 metres for pits above the water table and 300 metres for pits below the water table and the proposed haul route. The required studies, as are determined to be appropriate considering the type of extraction proposed, may include those identified in the Aggregate Resources Act and will be defined in a pre-consultation process. Studies may include those described elsewhere in this Plan as well as, but are not necessarily limited to additional information on: [Ministerial Modification 25, November 10, 2003]
a. Anticipated noise, dust and vibration levels that illustrate that the Ministry of Environment guidelines and criteria will be satisfied;
b. Rationale for proposed haul routes, expected traffic volumes and entrance/exit design to show that the road system can safely and efficiently accommodate the proposed truck traffic. This may include provision for upgrading of local City roadways leading to an arterial road and on-going maintenance requirements along such route so long as the pit or quarry is in operation;
c. Impact on neighbours from noise, dust, vibration, truck traffic, etc., due to the duration of the extraction operation in hours per day and number of days per week;
d. The elevation of the groundwater table on and surrounding the site;
e. Any proposed water diversion, water taking, storage and drainage facilities on the site and points of discharge to surface waters. An impact assessment will address the potential effects on the following features on or adjacent to the site, where applicable:
i. Water wells,
iv. Surface watercourses and bodies;
v. Wetlands, woodlands, and fish and wildlife habitat;
vi. Water balance;
vii. The cumulative effects of two or more bedrock quarries with 1 km of each other.
f. Adjacent and nearby land uses and an assessment of the compatibility of the proposed development with existing land uses. This includes possible completion of an Environmental Impact Statement as referenced in Section 4.7.8;
g. If within an Agricultural Resource Area on Schedule A, the agricultural classification of the proposed site and the proposed agricultural rehabilitation techniques if the site is Class 1, 2 or 3 soils and extraction is not below the water table;
h. The proposed after-use and rehabilitation plan;
i. Mitigation measures that may be necessary to address the potential impacts of the operation. [Amendment #150, December 21, 2017]
Development Restriction on Adjacent Lands-
10. Limited types of new development may be approved within 500 metres of a Bedrock Resource Area or within 300 metres of a Sand and Gravel Resource Area, provided such development does not conflict with future mineral aggregate extraction. Examples of conflicting land uses that will not be considered include the creation of new lots or rezoning to permit dwellings or lodging places (motels, camp grounds, nursing homes, etc.) and farming or small-scale business uses where animals, equipment or employees are affected by pit or quarry activities. Where applicable, the policies for the construction of a detached dwelling on an existing lot of record will continue to apply as per Section 5.3. [Ministerial Modification 26, November 10, 2003] [Amendment #76, August 04, 2010]
11. Where there is an existing licensed pit or quarry, development may be approved within the area of potential impact, referenced in policy 10, where an impact assessment study is completed and demonstrates that the mineral aggregate operation, including future expansion in depth or extent, will not be affected by the development.
12. The Ministry of Natural Resources will be consulted in review of studies necessary. [Ministerial Modification 27, November 10, 2003]
13. Where the City approves the development of land in accordance with policies above, the City may impose conditions to ensure the development provides adequate buffering and/or separation between the new proposed use and the mineral aggregate area/operation. [Amendment #150, December 21, 2017]
Lot Severance Policies
14. The City will permit the creation of new lots in the Sand and Gravel and Bedrock Resource Areas and on land within the influence areas, identified in Policy 10, where the following criteria are met::
a. The intention is to sever a lot for a house existing as of July 9, 1997; and
b. The vacant parcel that remains within the Sand and Gravel Resource Area, the Bedrock Resource Area or within an influence area identified in Policy 10, is rezoned to prohibit the construction of a new residential building; and
c. Where the severance is within an influence area identified in Policy 10 it must also be permitted by and be consistent with the policies of the underlying designation of the land. [Amendment #76, August 04, 2010] [Amendment #150, December 21, 2017]
Rehabilitation and New Use of Depleted Sites
15. Where the sand, gravel or bedrock mineral aggregate resources of a property have been fully extracted, the site fully rehabilitated and an aggregate license surrendered, the property may be used for other purposes. Under this circumstance the City will not require the proponent to amend the Official Plan; instead the Plan will be amended to accurately reflect the new use at the time of the next comprehensive Official Plan update or through a general Official Plan amendment. [Amendment #150, December 21, 2017]
Sites Not Suitable for Exploitation
16. Where lands are designated Sand and Gravel Resource Area or Bedrock Resource Area and alternative uses are proposed through amendment to the Official Plan or Zoning By-law the following will be required as part of a complete application:
a. A technical study demonstrating that the Sand and Gravel or Bedrock Resource Area for which the area has been designated is not suitable for exploitation. This study will be prepared by a person qualified to assess the condition and marketability of mineral aggregate resources and to provide an assessment of aggregate resources shall undertake the technical study.
b. A planning justification demonstrating that the proposed use will not hinder potential mineral aggregate extraction from other designated or licensed adjacent lands including the future expansion in depth or extent of any current or future licensed pit or quarry, issues of public health, public safety, environment impact and quality of life. This may necessitate the submission of other supporting information such as but not necessarily limited to, geo-technical and groundwater studies, noise, vibration and dust studies and, environmental impact assessment.
17. The City will impose conditions to ensure the development provides adequate buffering, mitigation measures and/or separation between the proposed new uses and any mineral aggregate area/operation in addition to warning clauses on title as described in Section 4.8.7. [Amendment #150, December 21, 2017]
18. In Sand and Gravel Resource Areas where it is shown that resources are depleted or not suitable for exploitation, the property may be used for purposes listed in Section 3.7.3 or additional new uses as follows: [Ministerial Modification 28, November 10, 2003] [Amendment #150, December 21, 2017]
a. If the lands are predominantly surrounded by an Agriculture Resource designation, the uses identified in Section 3.7.3 for Agricultural Resource Areas may be permitted. Where a pit licence has been surrendered and the pit was located on prime agricultural lands, the site will be rehabilitated for productive agricultural use except where extraction has occurred below the water table; or if the lands are predominantly surrounded by designations other than Agricultural Resource, the uses in Section 3.7.2 for the General Rural Area, including farming, may be permitted;
b. In all cases, a rezoning to an appropriate zone will be required;
19. In Bedrock Resource Areas where it is shown that resources are depleted or not suitable for exploitation, the property may be used for purposes listed in Section 3.7.3. Other new uses, except residential, are permitted, subject to Section 3.7.2. A rezoning to an appropriate zone will require that: [Ministerial Modification 29, November 10, 2003]
a. The proposed use will not limit the possibility of mineral aggregate extraction from other lands designated Sand and Gravel Resource Area or Bedrock Resource Area,
b. issues of public health, public safety and environmental impact are addressed to the satisfaction of the City. [Amendment #150, December 21, 2017]
Dunrobin Road Setback
20. The City will require a minimum 150 metre buffer between Dunrobin Road and any extraction activity, for the Bedrock Resource Area designated in Concession 3, Lots 22 and 23, former City of Kanata.
Site Specific Policies
21. Notwithstanding policy 10 above, City Council may consider an application for a country lot subdivision deemed to be complete by December, 2008 on parts of lot 14 and 15 Concession IX Goulbourn that are within 500 m of a designated Bedrock Resource Area, subject to studies that include hydrogeology, blast design and impact, and noise that demonstrate that:
a. The opportunity to extract the bedrock resource in the future will not be restricted by the proposed development;
b. The design of the proposed development mitigates the anticipated impacts of noise, vibration, and dust to an appropriate level;
c. The quality and quantity of groundwater on the site proposed for development will not be compromised by future extraction activities. [OMB decision #1582, June 17, 2005] [Amendment #76, August 04, 2010] [Amendment #150, December 21, 2017]
3.7.5 – Rural Employment Area
[Amendment #180, November 8, 2017]
This Plan anticipates that 5% of the city’s employment will be located in the rural area. The majority of non-farm employment will be encouraged to locate in villages and in Rural Employment areas.
Rural Employment Areas are intended to support and encourage clustering of primarily industrial uses not suitable in the Urban Area or General Rural Area. The existing rural employment areas provide for a full range of industry sectors, which includes, but is not limited to, manufacturing, mining (aggregates), construction, agriculture, transportation as well as other professional and business services and ancillary retail. Rural Employment Areas add to the diversity of opportunities for economic development and those seeking large sites and proximity to the urban area.
Those rural employment areas located in close proximity to 400 Series Highway interchanges are uniquely suited to transportation facilities such as truck terminals, warehouses, courier and freight facilities that support inter – and intra-provincial movement of goods.
Rural Employment Areas reflect long established rural industrial clusters and apply predominantly in existing locations in rural areas of the City.
- The Rural Employment Areas are designated on Schedule A with the intent to reserve the land for rural industrial and ancillary commercial uses.
- Uses permitted within rural employment areas include:
New heavy and light industrial uses, such as steel and concrete fabrication, farm equipment and supply centres, machine and vehicle sales service and repair, construction yards, building products yards, landscape contractors, nurseries;
New transportation, warehouse and storage operations; these uses are encouraged to locate on sites in close proximity to Arterial roads and Highway interchanges;
Uses that are noxious by virtue of their noise, odour, dust or other emissions or that have potential for impact on air quality or surface water or groundwater, such as salvage or recycling yards, composting or transfer facilities; concrete plants; the treatment of aggregate products; and abattoirs; these uses shall not be located adjacent to a highway unless suitable screening and landscaping are provided;
New commercial uses that primarily provide services to employees of the rural business park or the travelling public such as a restaurant, gas station, a retail store up to 300 square metres gross leasable space, or similar uses. A commercial use involving the display and sale of products manufactured or warehoused on the site are permitted provided that the retail floor space does not exceed the greater of, 300 square metres or 25% of the gross floor area of the building.
Development will be subject to Site Plan Control and particular attention will be given to the physical design of the building and site including signage, buffering, landscaping and fencing. In particular, the City shall require that suitable screening and landscaping is provided for any new external storage areas for goods, material and equipment that abut a highway or arterial road.
All new development must be supportable on individual well and septic systems unless the City agrees to the development of a number of sites on the basis of a small water and wastewater works as described in Section 22.214.171.124.
All new development proposed within the Ministry of Transportation’s permit control area must address driveway access proximity to the interchange that is in keeping with the Ministry’s Access Management Guidelines.
126.96.36.199 Carp Road Corridor Rural Employment Area
The Carp Road Corridor Rural Employment Area plays an important role in the development and well-being of the local economy. The diversity and the ability to attract a range of traditional and high technology industries as well as environmental services, some value-added processing, wood and metal fabrication and commercial uses has been one of the strengths of the Corridor. The vision for this area is contained in the Carp Road Corridor Community Design Plan.
In order to remain successful in the future, this area must maintain the ability to allow for a diverse range of uses while developing an appealing environment for those new industries willing to expand within or relocate to the corridor.
- New development applications will conform to the policies in the approved community design plan.
- The community design plan for the Carp Road Corridor shall provide direction to the Zoning By-law for future land uses. [Amendment #180, November 8, 2017]