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 traditionally occurred on smaller lots serviced by private wells and septic systems.
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. Smaller Villages may continue to grow at modest levels.
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 public services where such exist.
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 leaseable 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]
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. Those matters addressed in Section 2.5.1 and Section 4.11 related to compatibility and community design;[Amendment #28, July 13, 2005];
b. 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;
c. Whether the proposed development is located on a road with sufficient capacity to accommodate the anticipated traffic generated;
d. How the development supports a pedestrian and cycling environment and links the site to the surrounding neighbourhood;
e. How the application of good design is used to ameliorate the effects of a higher intensity use of land on the surrounding uses;
f. The extent to which greenspace targets in Section 2.5.4 are met;
g. 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;
h. 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;
i. The demand that the use will raise to extend Public Service Areas or expand capacity in public water and wastewater services; and
j. 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 22.214.171.124. [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, small clusters of residential and commercial development. The intent of this designation is to accommodate a variety of land uses that are appropriate for a rural location and a limited amount of residential development where such development will not preclude continued agricultural and non-residential uses.
- 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 and other rural and tourist service uses that do not conflict with a) above.
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 or by country lot subdivision as provided for in policy 7 below:
a. New industrial and commercial uses, such as farm equipment and supply centres, machine and truck repair shops, building products yards, landscape contractors, and nurseries;
b. 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;
c. New recreational commercial and non-profit uses, such as golf courses, driving ranges, mini putt operations, campgrounds, outdoor theme parks, sportsfields or similar uses that do not constitute Major Urban Facilities as described in Section 3.6.7; [Amendment #76, August 04, 2010]
d. New sand and gravel pits and underground mining for any mineral resources, subject to Section 3.7.4;
e. Other new non-residential uses that would not be better located within a Village 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 of up to 1,000 square metres gross leaseable area or similar use; [Amendment 28, July 13, 2005]
f. 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]
g. Country lot subdivision as provided for in policy 6 below. [Amendment #76, August 04, 2010]
6. When considering an application to amend the zoning by-law to permit a new use indentified 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 or the urban area;
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 or Village communities, where relevant;
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.
7. 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]
8. Country lot subdivisions will be considered within the General Rural Area designation subject to the following criteria. The extent to which any of these apply will be determined through pre-consultantion with the applicant:
a. All development will conform with the requirements from Section 4 of this Plan, including, but not limited to, protection of vegetative cover, water and wastewater services, erosion prevention and so on;
b. All development will be evaluated within the context of any existing subwatershed studies or groundwater studies approved by the City;
c. The minimum lot size shall be 0.8 ha but studies may indicate the requirement for larger lots; [Amendment #76, Ministerial Modification #37, August 04, 2010]
d. Subdivisions may not impede the ability of Villages and urban areas to expand over the planning period, and; may not located within 1 kilometre of an approved urban and Village boundary; Notwithstanding the foregoing, a plan of subdivision is permitted on lands municipally known as 1175 Manotick Station Road and 471 Sangeet Place. [Amendment #85, May 26, 2010][Amendment #114, May 28, 2013]
e. Subdivisions will not create conflicts with non-residential uses that need to locate in the rural area, and the proposed location of country lots will be evaluated relative to:
i. Agricultural operations and Agricultural Resource Area designations in the context of the Minimum Distance Separation guidelines,
ii. Mineral operations and Mineral Resource Area designations,
iii. Adjacent non-residential uses such as rural industrial subdivisions, whose expansion potential may be impeded by the presence of residential uses,
iv. Avoiding locations at existing or planned interchanges with Highways 7, 416 and 417 which will be better suited to non-residential uses in the long term;
f. Subdivisions will develop where there is the least impact on municipal operations, and:
i. May not have direct access to an arterial road where there is the possibility of accessing a local road,
ii. May not locate where their construction will require the City to pave or upgrade an existing road,
iii. May not require the construction of a new public road on an unopened road allowance;
g. Subdivisions will be planned on the basis of assessments of sufficient detail to ensure the long- term quality and quantity of the groundwater:
i. Development will not be permitted where studies prepared by the City indicate that the aquifer is considered to be of high vulnerability to contamination (e.g. areas of very thin overburden),
ii. All development will be on the basis of a hydrogeology study and a terrain analysis in accordance with Section 4.4,
iii. Information from the hydrogeology study and terrain analysis will be enhanced through the evaluation for the performance of private systems in the vicinity and in the same sort of geology, including drawing from the same aquifer, as the proponent;
h. Notwithstanding policies 6, c and d, 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) acres lot sizes, with a larger number of lots than 40, subject to appropriate studies and municipal approvals. [Amendment #57, November 28, 2007]
9. Conservation subdivisions are intended to reduce the footprint of residential development while at the same time conserving existing areas of the natural environment and open space, preserving rural character and enhancing ecological linkages and networks. To achieve these environmental goals the City may consider subdivisions with lots that are smaller than 0.8 ha, as required by Policy 8(c) above, and provided the following requirements are met:
a. The lots are part of a subdivision that contains a component of the natural heritage system or a feature of the landscape of the rural area, which is to be preserved and zoned accordingly;
b. The development has an average lot size of not less than 0.8 ha per dwelling unit when averaged over all of the land in the development, including the lot that contains the conservation feature;
c. The development satisfies the policies for country lot subdivisions except for policy 8c.
d. Where the conservation feature is part of the natural heritage system, an Environmental Impact Statement is required in accordance with Policy 2 above.
e. The City may require a management plan that identifies who is responsible for the ongoing maintenance of the conservation feature and ensures that mitigation measures are implemented. The City may secure such arrangements by an agreement, covenant or other similar mechanism.
f. The City will monitor these subdivisions and may alter or remove this policy if it does not achieve the desired results.
[Amendment #76, August 19, 2011]
10. The City will monitor the residential development activity in the rural area on an annual basis to determine if Villages are remaining as the primary focus of rural development. Based on the assessment, City Council may revisit these policies for country lot subdivisions.
Moratorium on Country Lot Development
11. Notwithstanding policies 7, 8 and 9 permitting the creation of country lot subdivisions and conservation subdivisions, a moratorium is placed on the creation of any new ones, which moratorium shall end at the earlier of five years from the date of adoption of this Plan or the coming into force of an official plan amendment that removes this moratorium and reinstates the existing policies or replaces them with new policies. Any changes will be based on a critical review of country lot subdivision policies and in particular the proposal to cluster country lot subdivisions and will examine, but not be limited to:
a. The impact on existing villages;
b. The potential impact on groundwater;
c. The development potential in these clusters;
d. The implications for the demand for communal services;
e. The costs to taxpayers;
f. The impact on rural character. [OPA 76, OMB File # PL100206, November 25, 2011]
Notwithstanding the foregoing, a plan of subdivision is permitted on lands municipally known as 1175 Manotick Station Road. [Amendment #85, May 26, 2010]
12. To be consistent with the Provincial Policy Statement the critical review referred to in policy 11 shall also take into consideration that New Country Lot Subdivisions must be limited in scale, both in the context of the amount of development in the Rural Area as a whole and in the context of specific proposals for individual sites. [OPA 76, OMB File # PL100206, Ministerial Modification # 38, November 25, 2011]
13. The severance of a single lot for residential purposes will be permitted, subject to the following criteria:
a. Only one lot will be created from any lot in existence at the date of adoption of this Plan and no further severance will be permitted from either the severed or retained land; [Amendment #76, August 17, 2011]
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 Limestone Resource Area, and will respect the separation distances from land designated Sand and Gravel Resource Area as required by Section 3.7.4, policy 10 except as provided for in Section 3.7.4 policy 14.[Amendment # 58, December 07, 2007] [Amendment #76, August 17, 2011]
h.The house and private services are located in an area that will minimize the removal of mature vegetation.
14. Notwithstanding policy 13b.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. [Amendment #76, August 19, 2011]
Development near Village and Urban Boundaries
15. 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 1175 Manotick Station Road and 471 Sangeet Place. [Amendment #85, May 26, 2010] [Amendment #114, May 28, 2013]
Restriction of Normal Farm Practice
16. 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]
17. 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]
18. 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.
19. Notwithstanding the provisions of policy 13 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]
20. 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.
21. 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
22. 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 lot to be created is 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, must be at least 0.8 ha in size
[Amendment #76, August 19, 2011]
23. In reference to policy 22, 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 grandfathering policies after that date. In addition, no further severances will be permitted from either the severed lot or retained lot.
[Amendment #76, Ministerial Modification #39, August 19, 2011.]
24. Despite the provisions in this official 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. satisfactory traffic impact study. [OMB decision #253, Februrary 9, 2005]
25. Notwithstanding policies 7c, 7d and 7e, 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]
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 with the intent of:
- Protecting major areas of agricultural and other lands suitable for agriculture from loss to other uses;
- Ensuring that uses, which would result in conflicts with agricultural operations, are not established in productive farming areas.
2. The primary use of land in Agricultural Resource Areas will be agriculture. Additional permitted uses are forestry and those activities related to the conservation or management of the natural environment. Farm uses should respect the provincial Guide to Agricultural Land Use, and applicable provincial regulations governing farm operations. [Ministerial Modification 20, November 10, 2003] [Amendment #76, August 04, 2010]
3. 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 farm help is also permitted. It may be located on the same lot as the farmhouse and should preferably take the form of a mobile home that 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 10 and 11. [Amendment 14, September 8, 2004] [Amendment # 58, December 07, 2007]
4. In addition to a house and accessory buildings, the City will permit further secondary uses and agriculture-related uses provided they are compatible with, and do not hinder, surrounding agricultural operations. These uses shall be limited in scale and include: [OPA 76, OMB File # PL100206, November 25, 2011]
a. Uses secondary to the principle use of the property including but not limited to; home-based businesses, home industries, and uses that produce value-added agricultural products from the farm operation on the property. [OPA 76, OMB File # PL100206, November 25, 2011]
b. Farm-related commercial and farm-related industrial uses that are small scale and directly relatedto the farm operation and are required in close proximity to the farm operation. These uses will require a rezoning and should be located on areas of poor soils wherever possible. [OPA 76, OMB File # PL100206, November 25, 2011]
c. Market Gardens that involve the small scale growing of produce such as fruits, vegetables and flowers as cash crops that are subsequently sold directly to consumers and restaurants. [OPA 76, OMB File # PL100206, Ministerial Modification #41, November 25, 2011]
5. Policies for generally permitted uses, such as secondary dwelling units, are found in Section 3.1. [OPA 76, OMB File # PL100206, November 25, 2011]
Wayside Pits and Quarries
6. In the Agricultural Resource Areas, the City will permit pits, wayside pits and quarries and portable asphalt plants as interim uses. Rehabilitation of the site must be carried out so that substantially the same areas and same average soil quality for agricultural are restored. The policies of Section 3.7.4 on Mineral Resources will apply. [Amendment #76, August 04, 2010]
[Deleted as per Amendment #58, December 07, 2007]
Farm Retirement Lots
[Deleted as per Amendment #58, December 07, 2007]
7. 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]
8. 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.
9. 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]
Severance of Two Dwellings on One Lot
[Deleted as per Amendment #58, December 07, 2007]
[Deleted as per Ministerial Modification #42, December 24, 2009][Amendment #76, August 04, 2010]
Severances in Areas of Poor Soils
10. The severance of lots for small-scale farm-related industrial and farm-related commercial uses, and market gardens described in policy 4b and 4c 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]
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
11. 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]
Infill in Hamlets
[Deleted as per Amendment #76, August 04, 2010]
Minimum Distance Separation
12. 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]
13. 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
14. 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.
Site Specific Policies
15. 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]
16. Notwithstanding the policies above regarding permitted uses and new lot creation in the Agriculture Resource Area, a residential care facility will be permitted at 1883 Bradley Side Road provided it is generally located in the area of the property at the northeast corner of Bradley Side Road and Oak Creek Road, and the severance of a 10 hectare lot at 1883 Bradley Side Road along the corner of Oak Creek Road and Bradley Side Road for this use will also be permitted. [Amendment #151, June 12, 2015]
17. 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]
3.7.4 – Mineral Resources
The major mineral aggregate resources in Ottawa are limestone, 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.
Aggregates are a non-renewable resource that the City will steward for future generations. Lands identified as Sand and Gravel Resource Area and Limestone Resource Area have deposits of aggregates that may be viably extracted 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 uses.
Since hauling costs are a significant component of the final price of aggregates, protecting resources close to local markets will help 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 future 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 limestone quarries. They do not involve drilling, blasting or rock crushing and therefore pits do 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 Limestone Resource, the General Rural and the Agricultural Resource Areas. Whenever reference is made to permitting mineral aggregate extraction elsewhere in this Plan, Section 3.7.4 will apply.
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 Limestone 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 Limestone 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 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, Limestone 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 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.
7. The City will require that all lands in the Sand and Gravel Resource or Limestone 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 requires that the lands be rezoned to specifically permit the mineral extraction use. The rezoning requirement and policy 9 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.
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 New Pits or Quarries
9. Any new pit or quarry will be licensed and operate in accordance with the Aggregate Resources Act, which is administered by the Ministry of Natural Resources. Studies and the site plans required under the Aggregate Resources Act are reviewed to ensure that the effects on the natural environment and other resources and existing development are fully considered prior to the Ministry approving a license for the establishment of new or expanded pit or quarry and the City approving any required zoning modifications. 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. The required studies, as are determined to be appropriate considering the type of extraction proposed, will provide 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;
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.
Development Restriction on Adjacent Lands-
10. Limited types of new development may be approved within 500 metres of a Limestone 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. The Ministry of Natural Resources will be consulted in review of the impact assessment study. [Ministerial Modification 27, November 10, 2003]
12. Where the City approves the development of land in accordance with policies 10 and 11 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.
Lot Severance Policies
13. The City will permit the creation of new lots in the Sand and Gravel and Limestone Resource Areas and on land within the influence areas, identified in Policy 10, where the following criteria are met::
a. The intention is to severe 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 Limestone 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]
Rehabilitation and New Use of Depleted Sites / Sites Not Suitable for Exploitation
14. Where the sand, gravel or limestone aggregate resources of a property have been fully extracted, the property may be used for other purposes. Similarly, if a technical study demonstrates that the aggregate resources of a site are not suitable for exploitation, then alternative land uses may be permitted pursuant to policy 15 and 16 below. .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. However, in either scenario, the City requires that ; [Ministerial Modification 45, December 24, 2009]
a. A person qualified to assess the condition of the aggregate resources and to provide an impact assessment shall undertake the technical study. The technical study must demonstrate that the resource has been fully extracted from the lands or that it is not suitable for exploitation. The impact assessment component will demonstrate that the proposed use will not limit the possibility of mineral aggregate extraction from other adjacent lands including the future expansion in depth or extent of any licensed pit or quarry;
b. Any license applying to the land has been surrendered or modified so as not to apply to the land and it can be demonstrated that the land has been suitably rehabilitated to permit the development.
c. Any issues of public health, public safety and environment impact are addressed. This may necessitate the submission of other supporting information such as, geotechnical and groundwater studies.
d. The City may impose conditions to ensure the development provides adequate buffering and/or separation between the new proposed use and any mineral aggregate area/operation.
[Amendment #76, August 04, 2010]
15. In Sand and Gravel Resource Areas that 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]
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;
16. In Limestone Resource Areas that 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 Limestone Resource Area,
b. issues of public health, public safety and environmental impact are addressed to the satisfaction of the City.
17. Notwithstanding the General Rural Area designation, the City will seek the advice of the Ministry of Northern Development and Mines, the Ministry of Natural Resources and other appropriate agencies when reviewing any development applications affecting land in or within 450 metres of Lot 20, Concession 3, in the former City of Kanata as shown on Schedule A, to determine whether or not the proposal should be permitted having regard to the importance of the silica sand deposit on the property compared to other deposits in eastern Ontario. [Ministerial Modification 30, November 10, 2003] [Amendment 14, September 8, 2004] [Amendment #76, August 04, 2010]
Dunrobin Road Setback
18. The City will require a minimum 150 metre buffer between Dunrobin Road and any extraction activity, for the Limestone Resource Area designated in Concession 3, Lots 22 and 23, former City of Kanata.
Site Specific Policies
19. 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 Limestone Resource Area, subject to studies that include hydrogeology, blast design and impact, and noise that demonstrate that:
a. The opportunity to extract the limestone 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]
3.7.5 – Carp Road Corridor Rural Employment Area
[Amendment 7, June 9, 2004]
Due to its strategic location and accessibility (anchored by the Highway 417 interchange in the south and the Carp Airport in the north), the Carp Road Corridor Rural Employment Area offers a unique and diverse range of employment and industrial opportunities. This is evident with the presence of a full range of industry sectors, which includes, but is not limited to, manufacturing, mining (aggregates), retail trade, construction, agriculture, transportation as well as personal, professional and business services. Also, new industries such as high technology businesses, environmental services, some value-added processing, wood and metal fabrication, and other activities choosing to relocate in rural employment areas will add to the diversification of both the urban and rural economies. The Carp Road Corridor provides opportunities for attracting industries that favour large amounts of land and the openness of a more rural site.
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 wide variety of industries has been one of the strengths of the Corridor. In order to remain successful in the future, this area must maintain the ability to allow for a diverse range of industrial uses while developing an appealing environment for those new industries willing to expand or relocate.
- The Carp Road Corridor Rural Employment Area is designated on Schedule A with the intent to reserve the land for rural industrial and commercial uses.
- New development applications will conform to the policies in the Community Design Plan.
- The Community Design Plan for the Carp Road Corridor shall provide direction to the zoning by-law for future land uses.
- New industrial development will generally be by way of plans of subdivision/business parks. [Amendment #7, June 9, 2004]