The land use policies established in Part II of this Official Plan shall apply to those areas so designated and identified on Schedule "A" - Land Use Plan.
The predominant use of land in this category shall be for agricultural activities, forestry, conservation, rural residential dwellings, golf courses, summer camps for children, fishing and hunting camps, recreational clubs and lodges, highway commercial uses, recreational and tourist commercial uses, private aircraft fields, major Crown and institutional lands, home occupations and industries, churches and cemeteries, mineral extraction including wayside pits and quarries, and waste disposal sites.
(a) To protect and enhance the natural amenities, character, and lifestyle of the rural area;
(b) To promote a viable tourist industry and its continuance as a major component of the economic base of Armour Township;
(c) To provide opportunities for limited and affordable residential uses in harmony with the rural area;
(d) To protect and promote viable agricultural operations; and
(e) To promote the planned development of commercial and industrial uses consistent with the needs of the Armour Township residents, both seasonal and permanent.
(f) To attain a high quality rural environment through optimal management of natural resources such as forestry, wildlife and mineral aggregate resources.
(g) Residential development should generally be directed to the Settlement Areas.
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(a) Rural Residential Uses
(i) In the case of existing lots of record which comply with the requirements of the Armour Township Zoning By-law, residential development may be permitted provided the lot meets the requirements of the Ministries of the Environment & Energy and Natural Resources and the relevant policies of the Official Plan.
(ii) The minimum rural residential lot size shall be 0.8 hectares (2 acres) unless otherwise specified by Council or any other ministry or agency with jurisdiction.
(iii) All rural residential uses shall comply with the setbacks dictated by the Minimum Distance Separation Formulae of the Agricultural Code of Practice except any farm dwelling located on the same lot as the subject livestock or poultry operation.
(iv) All rural residential uses shall comply with the sewage treatment requirements of the Ministry of Environment & Energy and with any flood protection or other environmental requirements of the Ministry of Natural Resources.
(v) Severances for any new rural residential lots shall be subject to the requirements of Section 3.1.1, Severance Policies, and shall be permitted on the basis of infilling. For the purposes of this section, "infilling" shall mean a rural residential lot located between rural residences which existed on the date this policy was approved by the Ministry of Municipal Affairs, which are no greater than 200 metres (660 feet) apart and are thereby close enough together to be considered, along with the potential lot(s) between them, as part of an associated group of houses.
(vi) Generally, extensions to linear (ribbon) development along roadways may be considered where the extension is considered minor in nature (creation of no more than two lots beyond those which existed on the date of the adoption of this plan) , does not take land out of agricultural production and complies with all other relevant policies of this Official Plan.
(vii) All rural residential plans of subdivision shall be subject to the requirements of Section 3.1.4.
(viii) Backlot severances shall not be permitted in the Rural Areas. Backlot severances shall be defined as those severances proposed for any lands which are contiguous with or within 20 m (66 ft.) of an existing waterfront lot(s) of record having a developable area sufficient in size to legally accommodate development.
(b) Agricultural Uses (See also Section 4.3)
The Agricultural Code of Practice, as amended from time to time, shall be utilized as a guide to livestock and poultry management. Existing and establishing livestock and poultry operations shall be encouraged to obtain a Certificate of Compliance from the Ministry of Environment & Energy and the Ministry of Agriculture and Food in accordance with the Agricultural Code of Practice. Separation distances between new or expanding livestock operations and non-farm uses in the rural area shall be in accordance with the Minimum Distance Separation Formulae of the Agricultural Code of Practice.
(c) Industrial Uses
(i) The industrial use of land in the Rural Area Designation shall be for manufacturing, assembly, processing, fabrication, warehousing and storage of goods and materials. This policy also permits compatible commercial, public and institutional uses deemed suitable and accessory to industrial operations such as factory outlets, offices, restaurants and caretakers apartments.
(ii) Industrial areas are proposed in this Plan to increase employment opportunities and to strengthen the municipal tax base. Council shall, however, exercise discretion in the zoning of such areas in order that those establishments deemed obnoxious will not be permitted in close proximity to residential uses.
(iii) Industrial uses in the Rural Area shall be encouraged to locate only where access to a major road is assured.
(iv) Industrial uses shall be sited so that outside storage is screened from view by means of buffering and setbacks.
(v) Industrial uses shall only be permitted by amendment to the Armour Township Zoning By-law and shall be subject to site plan approval under Section 41 of the Planning Act.
(vi) All new industrial uses must meet Ministry of Environment & Energy requirements for air, water and sewage emissions. The development of the following industries is not permitted without approval of the Ministry of Environment & Energy:
(d) Highway Commercial Uses
Commercial uses directly servicing the travelling public shall be permitted in the Rural Area within the Highway No. 11 corridor near interchanges with secondary roadways. Direct access to Highway No. 11 will not be permitted and commercial uses will only be considered at or near public road entrances which meet the spacing and setback requirements of the Ministry of Transportation. New Highway Commercial uses shall be subject to a zoning by-law amendment and site plan control under Section 41 of the Planning Act. Accessory residential uses may be permitted above or attached to any commercial or business use except an automotive use.
(e) Recreational Commercial Uses
Recreational commercial uses permitted in the Rural Area may include lodges, camps, clubs, golf courses, trailer parks, convenience stores and other similar uses devoted to serving the tourism industry. These uses will be zoned appropriately in the Armour Township Zoning By-law and certain uses such as trailer parks (see also Section 3.14) will be subject to regulation by the Township through other municipal by-laws passed pursuant to the Municipal Act. New recreational commercial developments will be subject to Site Plan Control under Section 41 of the Planning Act.
(f) Waste Disposal Sites
(i) Arrangements for the disposal of solid wastes in Armour Township will be reviewed from time to time with a view to the consolidation of disposal areas, the improvement of site operations, the rehabilitation of worked out sites and the establishment of future sites.
(ii) Under no circumstances will residential uses be permitted on any area of land formerly used for waste disposal.
(iii) New sanitary landfill sites must meet the requirements of the Ministry of Environment & Energy. They shall be permitted by amendment to the Zoning By-law. The area within 500 metres of the perimeter of the fill area of a landfill site is the area of potential adverse environmental impact. All proposed development in that area shall be subject to review by the Ministry of Environment & Energy. The Zoning By-law must limit the land uses to those without any buildings or structures. Sites should be screened from public view.
Closed waste disposal sites should also be shown on Schedule 'A'. Council, in consultation with the Ministry of Environment & Energy, will not allow development on or adjacent to (within 500 metres) of such sites for a minimum period of 25 years after closing.
(iv) All sanitary landfill sites in the Township shall be operated only by the Municipality or licensed owners, to Ministry of Environment & Energy standards.
(v) The development of salvage yards and similar uses will be regulated by by-laws passed pursuant to the Municipal Act. All such uses shall be licensed by the Municipality. The location of these uses will be controlled through Zoning By-law amendments.
(vi) Sewage lagoons for public purposes, or for the disposal of wastes from septic or holding tanks, may be established by amendment to the Zoning By-law. New or expanded sewage lagoons must meet the requirements of the Ministry of Environment & Energy. The area within 400 metres of the perimeter of a sewage lagoon is the area of potential adverse environmental impact. All proposed development in the area shall be subject to review by the Ministry of Environment & Energy.
Residential or recreational uses within that area should be well separated from the limits of the lagoons.
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Settlement areas have been selected on the basis of historic precedent, an existing residential build-up and the existence of community commercial and/or institutional uses.
Settlement Areas designated in Armour Township are Katrine, Burks Falls and Berriedale. Boundaries of Settlement Areas are determined in part by natural and man-made features and may be changed in accordance with Section 6.2, Interpretation.
The primary land use in Settlement Areas shall be for single family detached and semi-detached/duplex and low-rise multi-family dwellings including home occupations and non-profit or affordable housing developments. Accessory uses shall be permitted if they provide a service and may include commercial establishments, small scale industrial operations, schools, parks, community recreation facilities, churches, nursing homes, day nurseries and institutional uses.
(a) To provide a framework for residential development in the designated settlement areas while maintaining their character;
(b) To ensure that an adequate supply of land is available to accommodate growth and the changing demands for residential development;
(c) To ensure that new residential development or redevelopment is compatible with surrounding development, environmental constraints and conditions and land use conflicts are minimized; and
(d) To promote an efficient residential development pattern.
(a) Settlement Area boundaries as shown on Schedule "A" shall be considered general in nature such that if a development proposal is submitted which is largely within the boundaries of the Settlement Area, the boundaries shall be interpreted to include the whole of the development without requiring an amendment to this plan. In addition, all development proposals shall be subject to the requirements of Sections 3.1.1, 3.1.2, 3.1.3, and 3.1.4 (f) .
(b) Lot sizes may be determined on the advice of a qualified soils engineer at the request of the Chief Building Official in conjunction with the Ministry of Environment & Energy, but in no case shall be smaller than 3250 square metres (35,000 square feet) with lot frontages not to be less than 30 metres (100 feet) . Development shall be contiguous with existing development.
(c) Accessory uses in the Settlement Areas may be permitted where such a use is compatible with the surrounding land uses in general, and specifically based on the following criteria:
(i) The residential character, appearance and amenity of the area shall not be significantly altered.
(ii) Adjacent residents shall not be adversely affected by way of traffic generation, parking, storage, noise or other nuisance factors which may be generated by the proposed accessory land use.
(d) Development within Settlement Areas shall not exceed the capability of soils and bedrock to provide a dependable potable groundwater supply and to safely accommodate a sewage disposal system in accordance with the requirements of the Ministry of Environment & Energy. When a proposal will result in more than four units to be serviced on individual private water and/or sewage systems, an Environmental Impact Report may be required by the Ministry of Environment & Energy and Council prior to consideration. Such a report should address the following:
(e) Future growth should be encouraged in depth rather than in linear strips along existing roads.
(f) Any residential development adjacent to an operating railway right-of-way shall be subject to the policy outlined in Section 3.4.
(g) Development proposals shall ensure that adequate provisions for services such as school busing and fire protection have been made.
(h) Existing commercial and industrial uses within designated Settlement Areas shall be recognized as permitted uses and zoned accordingly.
(i) New commercial and small scale industrial uses shall be permitted only by an amendment to the Zoning By-law.
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The predominant use of land in this category shall be for permanent dwellings and cottages. This category may include recreational uses, marinas, tourist establishments, trailer parks (see also Section 3.14) , and retail service commercial uses of limited extent which provide primarily for the day-to-day commercial needs of the local lakeshore residents.
The Waterfront Areas designation shall be defined as those lands extending inland 150 metres (500 feet) from any waterbody or river so designated on Schedule "A" to this Plan with the exception of lands with topographic constraints (i.e. steep slopes, swamps) or man-made constraints (i.e. highways, railways, hydro or gasline corridors, right-of-way, property boundaries) which would orient the use of such lands away from the waterbody or river.
(a) To promote controlled public access to the recreational lakes in the Township;
(b) To control the development of recreational/commercial uses in lakeshore areas;
(c) To evaluate shoreline development proposals on the basis of their impact on water quality and the natural and human environment; and
(d) To correct existing and prevent potential sources of pollution.
(a) It is intended that Waterfront Areas will be zoned in part for permanent use and in part for seasonal use.
(b) New uses shall be a set back sufficiently from the shoreline of any lake or water course to ensure adequate protection from flooding and protection of these waters from pollution. The regulations of Section 2.4.3 shall apply to all waterfront development.
(c) New development proposals shall be reviewed by the Ministry of Natural Resources with regard to fisheries as set out in policy 2.5.3(c) of this Plan. The Municipality supports the no net loss policy of the Canada Fisheries Act.
(d) Any new residential development approved after the date of adoption of this Official Plan with lots created to front directly on a lake shall (see also Section 3.1) :
(i) Not exceed the waterbody development limits established in Section 2.3.5; and
(ii) Proceed by registered plan of subdivision if more than 2 lots are proposed; and
(iii) Have a minimum lot area of 0.8 hectares (2 acres) , unless otherwise increased by Council; and
(iv) Have a minimum frontage on the lake of 122 metres (400 feet) in any deer winter habitat area identified on Schedule 'A' to this Plan, with current confirmation by the Ministry of Natural Resources.
This minimum frontage may be reduced to not less than 91 metres (300 feet) , based upon consideration of:
(v) Have a minimum frontage on the lake of 61 metres (200 feet) , unless otherwise increased by Council, for any lots not in deer yarding areas identified on Schedule 'A' to this Plan with current confirmation by the Ministry of Natural Resources.
(e) Registered plans of subdivision shall also be permitted in Waterfront Areas with lots created in cluster groupings designed to conserve all lake front areas as communal open space with no individual lots fronting directly on the water's edge. Cluster development plans shall be designed to:
(i) Not exceed the waterbody development limits established in Section 2.3.5; and
(ii) Have a minimum area of 0.4 hectares (1 acre) per lot; and
(iii) Have a maximum density of 10 metres (30 feet) of undeveloped open space shoreline per lot; and
(iv) Have regard for the deer yarding areas identified on Schedule 'A' to this Plan subject to current confirmation by the Ministry of Natural Resources.
(f) All new non-residential uses in the Waterfront Area shall be subject to Site Plan Control under Section 41 of the Planning Act, 1990.
(g) Major development or redevelopment in the Waterfront Area shall be required to prepare stormwater management/siltation control plans to the satisfaction of the Municipality, the Ministry of Natural Resources and/or the Ministry of the Environment.
(h) Where warranted by Armour Township in consultation with the Ministry of Natural Resources, proponents of waterfront development shall be required to have a professional wildlife and fisheries habitat assessment completed to the satisfaction of the Township and the Ministry of Natural Resources prior to approval, to assess the impact of development and means by which adverse impacts may be prevented or mitigated.
(i) Backlot development shall not be permitted in the Waterfront Areas. Backlot development shall be defined as the development of land by subdivision or severance or by any other means within 150 m (500 ft.) of a waterbody that is separated from that waterbody by an existing lot(s) of record having a developable area sufficient in size to legally accommodate development.
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The intent of these policies is to permit the conversion of cottages to permanent dwellings by means of special provisions in the Armour Township Zoning By-law.
(a) The cottage lot shall have access by means of an open roadway maintained on a year-round basis.
(b) Conversions shall be permitted only if the existing cottage is suitable for such a conversion and can be brought up to the standard of a permanent home in the opinion of the Chief Building Official.
(c) Council may request a report from the Ministry of the Environment in order to determine the ability of any well or septic system to adequately serve a cottage which is to be converted to a permanent residence. The use of holding tanks shall be discouraged.
(a) Before approving any development proposal adjacent to a lake, the Council of Armour Township must be assured that the proposed development will not exceed the ecological capacity of the lake to accommodate development. Particular attention must be paid to the present water quality, the sensitivity of the lake ecosystem to changes in water quality, and the impact the proposal will have on the fishery.
The ability of a lake to assimilate phosphorus without substantially altering the trophic status of that lake, and others within the same watershed, shall be the primary test applied in this Plan to identify the capability of a lake to accommodate new development or redevelopment.
(b) In concert with the lake management objectives of the Ministries of Natural Resources and Environment & Energy, this Plan establishes lakeshore development limits to maintain or enhance water quality levels to:
(i) Support naturally producing populations of fish and other aquatic species;
(ii) Maintain or reduce the trophic status levels measured by the Ministry of Environment & Energy;
(iii) Prevent environmental pollution;
(iv) Prevent over-use of natural recreational features;
(v) Preserve a desired degree of isolation;
(vi) Preserve unique natural features;
(vii) Protect vegetation and wildlife.
(c) Council shall consult with adjacent municipalities and with the Ministries of Environment & Energy and Natural Resources where a lake or its watershed extends into more than one municipal jurisdiction. Responsibility for its development limits must therefore be shared. In such instances Council shall encourage the fair allocation of new development (lots or units) on the basis of the proportion of lake surface area located within each municipal jurisdiction.
(d) Where a lake front development proposal for a severance, plan of subdivision or plan of condominium has been supported by resolution of Armour Township Council, the subject lands shall be given a specified number of lots or units to be reserved within the approved lake development limits established by this Official Plan.
The rights to such reserved lots within the above lake development limits shall lapse after three years unless the final development plans have been approved and registered pursuant to the requirements of the Planning Act.
In the event, however, that the three year limit expires during the time required for an Ontario Municipal Board Hearing, the allocations for the proposal shall not be permitted to lapse. Time will be allowed, and the allocations will be reserved, until the Board's order has been issued in respect of the appeal or referral related to the development which has been granted such allocations.
Subject to a positive Board order, the proponent shall be allowed a further six months from the date of the order to register the plans, failing which, the allocation shall be allowed to lapse and the lots or units shall be made available to others.
(e) Council will not approve any new development proposals which could reduce the water quality of any lake or would result in the increase of the trophic status levels established by the Ministry of Environment & Energy. In order to implement this control, Council will not permit any development that would have the effect of raising the phosphorus concentration of the lake water, measured by the Ministry of Environment & Energy in milligrams per cubic metre (mg/m3) , more than 10% above the existing measured amounts as of September 1, 1993. In no instance, however, shall such an increase be allowed if it results in a change to the trophic level classification of the lake determined by the Ministry of Environment & Energy.
(f) It is the intent of Council to achieve the water quality objectives of this Plan and to protect the existing environmental values and community character of the lakefront areas against the negative cumulative effects of over-development.
In addition, it is recognized that there is an established trend towards cottage conversions and to build lakefront cottages to the four-season standards of permanent homes, notwithstanding the fact that the majority of lakefront cottages are currently used only on a seasonal basis.
Following are the maximum numbers of new lots/dwelling units (seasonal or permanent) which shall be permitted with water frontage on the specified lakes of Armour Township.
Lake Name |
Maximum New WaterfrontLots* |
Vacant WaterfrontLots of Record(Existing 1994) |
|
Pickerel |
18 |
25 |
|
Jack's |
28 |
8 |
|
Three Mile |
0 |
38 |
|
Deer |
14 |
6 |
|
Little Doe |
23 |
48 |
* These figures are in addition to the existing vacant waterfront lots of record in the adjacent column, and shall include any residential dwelling units created by developments other than registered plans of subdivision or consents to sever (such as lease-back co-operatives or corporations) .
(g) (i) The fourteen (14) maximum new waterfront lots allocated for Deer Lake in Subsection 2.3.5(f) of this Plan, shall be reserved as a maximum for the total Waterfront Area of Lots 23 and 24, Concession I; and
(ii) Such reservation shall be for a temporary time period of three (3) years from the date of approval of Section 2.3 of this Plan, with the timing of the reservation subject to paragraphs two, three and four of Subsection 2.3.5(d) of this Plan; and
(iii) Such temporary reservation shall in no way guarantee that the maximum of fourteen (14) lots will be approved for the Waterfront Area of Lots 23 and 24, Concession I, within the subdivision process under the Planning Act; and
(iv) All other relevant policies of this Plan, with the exception of the first paragraph of Subsection 2.3.5(d) , shall remain in effect as they apply to the Waterfront Area of Lots 23 and 24, Concession I.
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Development proposals involving condominium ownership may be considered on their own merits. Such development shall take place in accordance with the policies contained in Section 3.1.5 hereof.
Development involving condominium ownership will generally be evaluated based on conformity with the following criteria:
(a) Access is by public or private road which is maintained on a year-round basis;
(b) The Municipality may require a detailed waterbody capacity study, conducted at the applicant's expense; to accurately determine the impact of the proposed development on the remaining capacity of the waterbody;
(c) Maximum structure height shall not exceed three storeys;
(d) The proposed development is characterized by generous open space or natural areas along the shoreline, with building coverage kept to a minimum;
(e) Cluster type development shall generally be preferred so as to avoid the complete development of the shoreline;
(f) Contiguous open shoreline should generally exceed 200 linear metres (650 feet) for any plan of condominium;
(g) The maximum density of any specific condominium proposal shall be subject to the policies of Section 2.3.5 Waterbody Development Limits of this Plan and shall also be limited to a minimum area of 0.4 hectares (1 acre) per dwelling unit and a minimum of 30 metres (100 feet) of undeveloped open space shoreline per dwelling unit and will be evaluated on the basis of:
(i) The general suitability of the shoreline for water oriented activities;
(ii) The planned use of the open space shoreline;
(iii) The topography and vegetation cover of the site; and
(iv) The adjacent shoreline fisheries habitat and wildlife values.
(h) Compatibility with adjoining land uses.
(i) The Municipality shall require that a stormwater management siltation control plan be prepared by the proponent to the satisfaction of the Municipality, the Ministry of Natural Resources and/or the Ministry of Environment & Energy.
On waterfront lots where access by road would be either impractical or impossible, Council may permit seasonal development of such lots by zoning amendment where separate mainland parking is available and navigable water frontage of each lot is a requirement in the provisions of the Zoning By-law.
(a) Expansion of Existing Commercial Operations
(i) In the case of existing commercial operations which comply with the requirements of the Armour Township Zoning By-law, proposals for expansion and/or redevelopment of lands, buildings or structures zoned for such uses shall be permitted provided such expansion or redevelopment also meets the requirements of the Ministries of Environment & Energy and Natural Resources, and conforms with the relevant policies of this Official Plan.
(ii) Any proposal for expansion and/or redevelopment of any existing commercial operation shall only be considered in consultation with the Ministry of the Environment & Energy as to the impact such development would have on the water quality objectives of the effected waterbody. Therefore, in reviewing such proposals, Council shall be receptive to the application of innovative waste treatment technology designed to prevent the artificial input of phosphates, nitrates and carbonates (plant nutrients) to any waterbody.
(iii) On the assurances of Subsection 2.38(a) (ii) above, proposals for expansion and/or redevelopment of existing commercial operations shall not be subject to, or have any reciprocal effect upon, any numerical limits established by Section 2.3.5 Waterbody Development Limits of this Official Plan.
(iv) Expansion and/or redevelopment of existing commercial operations shall be subject to Site Plan Control under Section 41 of the Planning Act.
(b) New Commercial Operations
(i) Proposals for new commercial operations on lands not zoned for such uses shall each be subject to a site-specific Zoning By-law Amendment, and to Site Plan Control under Section 41 of the Planning Act.
(ii) New commercial operations shall have no negative impact on the water quality of any waterbody. Therefore, in reviewing proposals for new commercial operations, Council shall be receptive to the application of innovative waste treatment technology designed to prevent the artificial input of phosphates, nitrates and carbonates (plant nutrients) to any waterbody.
(iii) On the assurances of Subsection 2.3.8(b) (ii) above, approval of new commercial operations shall not be subject to, or have any reciprocal effect upon, any numerical limits established by Section 2.3.5 Waterbody Development Limits of this Official Plan.
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The Flood Plain Areas on Schedule "A" include lands having inherent environmental hazards such as poor drainage, organic soils, flood susceptibility, erosion, steep slopes and other physical conditions which lead to the deterioration and degradation of the environment and which may be severe enough to cause property damage and/or potential loss of life if those lands were built upon.
(a) To direct development away from natural environmental hazard areas.
(b) To correct existing and to prevent potential sources of pollution.
(c) To support the objectives of the provincial Flood Plain Policy Statement.
(a) Lands zoned Flood Plain have been identified as lands susceptible to flood hazards. The Regulatory Flood Elevations used to delineate these Flood Plain zones include:
WATERWAY |
REGULATORY FLOODELEVATION (CGD) |
|
Little Doe Lake Doe Lake Channel Pickerel Lake Magnetawan River - Katrine 1 Magnetawan River - Katrine 2 Magnetawan River - Katrine 3 Magnetawan River - Katrine 4 Magnetawan River - Katrine 5 Magnetawan River - Katrine 6 |
297.75m 297.50m 323.80m 296.90m 296.90m 297.00m 297.10m 297.20m 297.40m |
(CGD: Canadian Geodetic Datum)
All lands situated below these Regulatory Flood Elevations are situated in the Flood Plain designation.
Where land is designated Flood Plain on Schedule 'A' to the Official Plan and zoned as such in the Armour Township Zoning By-law, the intent is to ensure that new or expanded development does not occur.
(b) Flood Proofing
Where existing structures and/or vacant lots of record are situated within the flood Plain, all redevelopment, reconstruction, alteration or expansion permitted by the Zoning By-law, shall be flood-proofed in accordance with the Regulatory Flood Elevations specified in Section 2.4.3(a) . Alterations to existing development shall not increase the ground floor area.
All flood-proofing measures shall be undertaken to the satisfaction of the Municipality and the Ministry of Natural Resources. In areas of significant flooding, flood-proofing plans, prepared for the landowner by qualified professional engineer, may be required.
(c) As Flood Plain areas are more accurately defined, Council shall redefine the boundaries of the Flood Plain designation as shown on Schedule 'A' to the Official Plan and as implemented in the Armour Township Zoning By-law.
(d) In the case of a natural flood where a building is destroyed in a Flood Plain Area, permission will be granted by Council to permit the building to be rebuilt on the same site provided that it is flood-proofed to the appropriate flood-proofing elevations specified by the Ministry of Natural Resources to the same ground floor area.
(e) Any proposed development or change of land use within or adjacent to a Flood Plain Area shall be reviewed by the Ministry of Natural Resources.
(f) Where any land within a Flood Plain Area is privately owned, this Plan shall not be interpreted that such areas are open and free to the general public or that they will be purchased by the Township or any other public agency.
(g) An amendment to this Plan will not be required to permit an amendment to the Zoning By-law in those areas designated Flood Plain on Schedule 'A' to the Official Plan where:
(h) Permitted Uses
Where land is designated Flood Plain by this Plan and zoned as such in the Armour Township Zoning By-law, the intent is to ensure that new or expanded development does not occur.
Uses permitted in the Flood Plain include:
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The purpose of this section is to recognize that certain areas of Armour Township have special environmental values which should be taken into account when applications for new or extended development are considered by Council. Such areas include mineral aggregate resource deposits, deer yarding areas and significant fish habitat. These features are shown on Schedule "A" to this Plan as environmental constraint overlays within which the land uses permitted are those permitted in the underlying land use designations. Timber resources and wetlands are also to be considered in the review of development proposals.
To encourage development to locate in areas which are not environmentally sensitive and to strive to protect such areas through careful review of all development proposals.
(a) Mineral Aggregate Resource Areas
(i) Council shall have regard for the availability of mineral aggregate resources to meet future local and provincial needs. Detailed mineral aggregate resource mapping is not available for Armour Township. However, Ontario Geological Survey Map P.3161 identifies ice-contact deposits and glaciolacustrine deposits. For the purpose of this Plan, ice-contact deposits represent the "highest potential" for aggregate resources.
Glaciolacustrine deposits generally represent a resource of secondary significance. Highest potential mineral aggregate resource lands are designated on Schedule "A" to this Plan. The establishment of new pits or the expansion of existing pits and quarries shall not require an official plan amendment but shall be accommodated by means of a rezoning in accordance with Section 3.7 of this Plan. Temporary pits and quarries opened by a public road agency will require no amendments to the Official Plan or the Zoning By-law.
(ii) In assessing proposals for alternative land uses in areas with aggregate potential, the following factors shall be considered:
(b) Deer Yards
(i) It is the intent of the Plan to ensure at a minimum an undiminished diversity of self-sustaining wildlife populations and the natural communities which support them and to provide continuous public access to, and benefits from, wildlife. This management will be in part accomplished wherever feasible, by protecting areas of significant deer habitat on both private and public lands as identified on Schedule "A" to this Plan.
(ii) Where development is proposed on a site deemed to be a deer yard, an assessment may be conducted by the applicant in co-operation with the Ministry of Natural Resources to determine if the proposal will result in an adverse impact on the deer population.
(c) Significant Fish Habitat
(i) It is the intent of the Plan to promote the wise management and sustainable use of fisheries so as to provide recreational and economic benefit to Armour Township and the Province of Ontario, consistent with the maintenance of healthy aquatic ecosystems and the no net loss policy of the Canada Fisheries Act.
(ii) In considering an amendment to the Official Plan or a development proposal on or adjacent to a body of water, Council shall, in consultation with the Ministry of Natural Resources, consider the following:
(iii) Prior to making a final decision on amendments or development proposals referred to above, Council may require additional studies, special engineering works or design controls to ensure that the resulting development does not adversely affect the ability of the natural habitat to sustain healthy fish populations. Where it cannot be demonstrated that the anticipated negative environmental impacts can be eliminated or sufficiently minimized, Council shall discourage development which results in the destruction of fish habitat areas.
(iv) Notwithstanding applicable flood-proofing elevations, all new waterfront buildings or structures except docks, uninhabited boat houses or those intended for flood or erosion control shall be set back as follows with such setbacks measured horizontally from the water's edge;
Setbacks required by Section 2.5.3 (c) (iv) above may be decreased by means of a zoning amendment or minor variance without an Official Plan amendment subject to approval by the Ministry of Natural Resources.
(d) Forest Resources
It is the intent of the Plan to maintain a commercial forest base so as to provide a continuing contribution to the economy of Armour Township and the Province of Ontario by forest based industries. Forest management will be encouraged on both public and private lands and will be in accordance with harvest techniques and management techniques recommended by the Ministry of Natural Resources.
(e) Wetlands
Wetland areas are a significant environmental resource, which contribute to the ecological, recreational, social and economic well being of the Township of Armour. It is the intent of this Plan to protect significant wetland areas within the Township from incompatible land uses. When considering land use changes within or directly adjacent to wetland areas, the Municipality shall consult with the Ministry of Natural Resources.
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