In order to ensure and facilitate methodical and logical development within the Township of Armour, the following general policies shall be applied to all land use designations.
The uses permitted in this Plan, and regulations for such uses shall be set forth in the implementing Zoning By-law. Regard shall be had for the protection of existing or permitted uses, especially in the case of conflicting land use proposals.
Council shall consult with adjacent municipalities when considering land use development proposals which could have effects on the environment of any neighbouring municipality.
The following general policies shall apply in addition to specific development policies applicable to the designated areas in Part II of this Plan.
(a) Prior to considering any land severance application, Council shall establish that a plan of subdivision is not necessary for the proper and orderly development of the subject and surrounding lands.
(b) Rural Residential severances shall not be permitted in any areas subject to the danger of flooding, erosion or slumping, having a steep slope, being swampy, having organic soil or other physical hazard.
(c) Rural Residential severances shall not be permitted in any areas where there is an excess of water (as a result of a high water table) because of possible malfunctioning of septic tank disposal systems.
(d) Lots shall have sufficient area so that a private well for water supply can be located without danger of contamination by the sewage system, and so that a serious drawdown of groundwater levels beyond the boundaries of the lot itself can be avoided. Where considered desirable by the Township, a certificate shall be required from a qualified professional engineer to indicate that suitable conditions exist for the disposal of domestic wastes.
(e) Access to individual lots, wherever possible, shall be from Township roads and not from Provincial highways.
(f) Rural Residential severances shall be permitted only where they will not have an adverse effect on traffic movements on main roads.
(g) Rural Residential severances shall not be permitted without frontage to a road which is open year-round and publicly owned and maintained.
(h) Rural Residential severances shall be sufficiently separated from any extractive industrial operation and shall not be permitted upon highest potential mineral and aggregate resources as identified on Schedule "A" to this Plan.
(i) Lots should be well-proportioned and of regular shape and dimension. Long, narrow lots shall not be permitted.
(j) Except where no alternative exists, rural residential severances shall not be located on land suitable for agriculture as defined in Subsection 4.3
(k) In no case shall any severed parcel or remnant parcel be created which does not conform to the policies of this Plan or the provisions of the Armour Township Zoning By-law.
(l) No severance will be permitted which would degrade the inherent natural features and amenities of the surrounding area or adversely affect any environmentally sensitive areas such as significant wildlife or fisheries habitat as determined by the Ministry of Natural Resources.
(m) Severances will be discouraged if the establishment of the proposed use could lead to land use conflicts with existing non-conforming uses in the vicinity.
(n) All severances shall meet the requirements of the Minimum Distance Separation Formulae in the Agricultural Code of Practice.
(o) No severance shall impose an undue financial burden on the Township.
(p) Consents for minor boundary adjustments and easements shall be permitted provided a separate lot or parcel is not created. Consents shall also be permitted to increase the area of an undersized lot.
(q) All severances shall comply with the flood-proofing requirements of the Ministry of Natural Resources.
(r) A maximum of two new lots by consent per original 40.5 hectare (100 acres) original crown lot existing on March 16, 1993 shall be permitted to be created, even in situations where consents would not qualify as infilling in accordance with Sections 2.1.3(a) (v) and 3.1.6.
Return to the Official Plan Index Page.
View the Zoning Maps.
Industrial/commercial lots may be severed one lot at a time subject to development agreements, provided that the overall development pattern has been established within a secondary plan prepared at the cost of the applicant or Council deems the severance appropriate based on the merits of the application. However, Council shall encourage industrial/commercial subdivisions to provide for comprehensive development.
(a) Where four or more new residential lots are being created, or where a new roadway or roadway extension is necessary, Council shall encourage development by registered plans of subdivision pursuant to Section 51 of the Planning Act, rather than by individual land severances.
(b) Council shall recommend only those draft plans of subdivision which comply with the policies and land use designations of this Plan and which, to the satisfaction of Council, can be supplied with adequate services and maintain a sound municipal financial position.
(c) Council shall ensure that all new plans of subdivision provide a high standard of design compatible with adjacent existing planned development and that all costs associated with any development of the land are born by the developer, including all appropriate lot levies.
(d) Any subdivision development adjacent to an operating railway right-of-way shall be subject to the policy outlined in Section 3.4.
(a) It is the intent of this Plan to permit Rural Residential subdivisions on private services in those parts of the municipality that are clearly suited for such development based on the natural amenity of the area, subject to an Official Plan Amendment.
(b) Rural Residential subdivisions shall consist of large lot single family residential developments. Lots shall be at least 0.8 hectares (2 acres) in size or larger as may be required by the Ministry of Environment & Energy and shall not front directly onto any waterbody or river.
(c) Rural Residential subdivisions shall not be permitted on prime agricultural lands or where agricultural activities may be impacted. Nor shall development be permitted to negatively impact the natural environment including any environmentally sensitive areas. No rural residential subdivisions shall be permitted in Flood Plain Areas.
(d) Rural Residential subdivisions shall be appropriately zoned in the Armour Township Zoning By-law.
(e) Proposals for new Rural Residential subdivisions shall be subject to the following criteria:
(i) not be located in the vicinity of any incompatible land uses and in particular shall meet or exceed the minimum distance separation criteria of the Agricultural Code of Practice. In no case, shall the subdivision be located within 300 metres of a livestock or poultry operation;
(ii) be sufficiently separated from any Settlement Area as identified on Schedule "A" to this Plan;
(iii) be directed to areas that are provided with school bus service and are not near or adjacent to roads which are used extensively by heavy vehicles;
(iv) have suitable access to a public road, on the basis of one individual well and sewage disposal system per lot. The plan of subdivision shall be subject to Township design criteria indicated in the Armour Township Zoning By-law and shall not contribute to the creation of strip development along existing public roads;
(v) have an internal road system constructed to municipal standards and assumed into the municipal system with direct access to a public road, maintained year-round, such that ingress/egress movements will not result in adverse impacts of traffic circulation in the area;
(vi) blend with and be in close proximity to scenic natural areas, such as prominent stream valleys, or wooded areas and shall have reasonable topographic variation;
(vii) be sufficiently separated from any extractive industrial operation and shall not be permitted upon highest potential mineral aggregate resource areas as identified on Schedule "A" to this Plan;
(viii) have regard for impacts on historic and cultural features;
(ix) have regard for the effects of/on existing or proposed utility or transportation corridors;
(x) have regard for existing vegetation and prominent physical features;
(xi) the anticipated additional demand on municipal services shall be duly considered and;
(xii) be discouraged from locating on commercially viable woodlots as determined by the Ministry of Natural Resources.
(xiii) the proponent demonstrates through the reports/studies indicated in Section 3.1.4(f) , satisfactory to Council, in consultation with the Ministry of Environment & Energy, Ministry of Natural Resources, or other applicable agencies, that the site can support the services which will be needed.
(f) In addition to the requirements of the Planning Act, proposals for Rural Residential subdivisions should be accompanied by the following documentation:
(i) detailed site plan including existing uses in the area, topography, wooded areas, watercourses, wetlands, roads and utilities;
(ii) proposed development plan including lots, building envelopes, relationship to all natural features, roads, utilities and drainage features;
(iii) soil and ground water analysis performed by a professional hydrogeologist to determine the availability of ground water and the suitability of the proposed lots for private sewage disposal systems;
(iv) preliminary engineering report prepared by a qualified engineer to establish the feasibility of an adequate grading and drainage system and the means by which siltation and erosion will be prevented from adversely affecting water quality and fisheries habitat;
(v) acoustical noise study and groundborn vibration transmission tests setting out restrictions for development near any railway.
Return to the Official Plan Index Page.
View the Zoning Maps.
(a) A condominium is defined as a building or structure wherein the owner holds title to his/her own individual unit while sharing title to the land and other common areas of the project and maintenance/operating costs with other owners through a condominium corporation.
(b) New condominium projects shall be recognized as providing additional opportunity for residential and commercial development, ownership and private equity participation.
(c) Conversion to condominium ownership shall require that the building be upgraded to meet the current standards of the Ontario Building Code and regulations of the Fire Code.
(d) In considering an application for condominium conversion, the following should be considered:
i) the vacancy rate,
ii) social characteristics of the tenants,
iii) existing building conditions,
iv) geographic location.
(e) Adequate provisions should be made for storage, work and meeting areas and other common areas for owners and tenants.
(f) Adequate off-street parking areas and delivery and loading facilities shall be provided as required by the implementing zoning by-law.
(g) Condominium developments of five or more units shall be provided with on-site water supply and sewage disposal systems approved by the Ministry of Environment & Energy.
If a proposed condominium development of five or more units is to be serviced by communal sewage and/or water, then the owner/builder shall obtain approvals for the proposed communal systems in accordance with the provisions of the Environmental Assessment Act. Ownership of the systems must be acquired by Council at no cost to Council. Council, in consultation with the Ministry of Environment & Energy, may enter into an agreement with the proponent for the operation and maintenance of the systems.
(h) All condominium projects shall enter into a site plan agreement under Section 41 of the Planning Act, and such agreement shall be registered on title.
(i) All proposals for condominium projects shall be accompanied by technical documentation as also specified in Section 3.1.4 (f) of this Plan.
(j) Except for the provisions of this section to the contrary, condominium developments shall conform to the applicable provisions of Section 3.1.4 - Rural Residential Plans of Subdivision.
Where infilling (see also Sections 2.1.3 (a) (v) and 3.1.1 (s) ) is considered appropriate in the Township, the suitability of proposed infilling shall be determined by evaluating the physical condition of the site and general consistency in style and character with existing surrounding development.
No new development shall be recommended for approval if in the opinion of the Council such development would result in an undue financial burden to the Township. Proponents of any development shall be required to enter into a subdivision agreement or other agreements in order to recognize the financial impact of each proposed development, and to protect the existing stable financial position of the Township while meeting the social, recreational and environmental needs of the Municipality.
Return to the Official Plan Index Page.
View the Zoning Maps.
It is the intent of Council to encourage the development and maintenance of a safe and efficient transportation system within Armour Township as set out in Schedule 'B' to this Plan. This system primarily consists of two provincial highways and the local road system.
(a) To develop and maintain a suitable road hierarchy within the Township.
(b) To maintain the road system within the Township's jurisdiction in accordance with the Road Management Study.
(a) The road network within the Township shall consist of two Provincial highways (Highway No. 11 and 520) , and the local road system. Provincial policies, including optimum right-of-way widths, shall prevail over the policies of this Plan for roads within the Township jurisdiction.
(b) The road network shall be planned and implemented in accordance with the following functional classification:
(i) Provincial Highways
Highway No. 11 is a provincial highway which serves as the main north-south transportation route, entirely bisecting the Township. It is classified as a "Major Provincial" roadway. Future plans entail the twinning of Highway No. 11 through Perry and Armour Township. Highway No. 520, classified as a Class III Highway-Staged Freeway/Expressway (of 2 or 4 lanes) functions to enable through traffic and to provide local access. This type of access afforded is in accordance with local land use decisions, provided geometrics and safety standards are satisfactory.
(ii) Local Roads
Local roads provide direct access to abutting properties and complete the road network within the Township. The right-of-way width of local roads shall be 20 metres.
(c) To ensure the structural and functional integrity of the local road system, Council shall maintain an up-to-date Road Management Study in order to prioritize necessary road improvements and make available Ministry of Transportation subsidies for road maintenance to the Township. Only those new roads constructed to the standards of the Ministry of Transportation of Ontario will qualify for future maintenance subsidies.
(d) Access location and design shall be properly controlled by the Ministry of Transportation and the Township of Armour to prevent traffic hazards and restrictions to roadside drainage.
(a) A land use which was lawfully in existence prior to the passage of the Armour Township Zoning By-law and which continues to be utilized for such purpose may continue as a legal non-conforming use or may be deemed to conform to the intent of the Plan for the purpose of the By-law. In the latter case, such uses may be zoned in accordance with their present use and performance standards provided:
(i) the zoning does not permit any significant change of use or performance standards that will result in or aggravate any situation detrimental to adjoining land uses; and
(ii) the use does not constitute a danger to surrounding uses by its hazardous nature or the traffic which it generates.
(iii) the criteria of subsection (b) following are satisfied.
(b) In accordance with Section 34(10) of the Planning Act, and notwithstanding the Flood Plain policies of the Plan, Council may amend a By-law passed under Section 34 to permit the extension or enlargement of any land, building or structure prohibited by the Zoning By-law provided the following requirements are met. The Committee of Adjustment will be similarly guided in considering applications under Section 45 of the Planning Act:
(i) it is not possible to relocate such a use to a place where it will conform to the By-law;
(ii) the proposed extension or enlargement will not unduly aggravate the situation already created by the existence of the use and should, if possible, be designed to alleviate adverse effects of the use such as outside storage;
(iii) the abutting uses will be afforded reasonable protection by the provision of appropriate buffering and setbacks;
(iv) the proposed extension or enlargement should be in appropriate proportion to the size of the non-conforming use;
(v) adequate provision will be made for safe access and adequate off-street parking and loading facilities; and
(vi) all services, including private sewage disposal and water supply systems, shall be or can be made adequate.
Return to the Official Plan Index Page.
View the Zoning Maps.
Noise and vibration sensitive areas may be considered to be those areas of land abutting or adjacent to rail right-of-ways having a passive recreation or residential component. Sensitive areas for noise generally include lands lying within 300 metres of rail right-of-ways and for vibration, generally include lands lying within 75 metres of rail right-of-ways.
Specific land use controls respecting rail impacts shall be exercised on lands abutting or adjacent to rail right-of-ways and the following policies shall apply:
(a) Prior to approval of applications for official plan amendments, zoning by-law amendments or subdivisions or condominiums that result in or permit the creation of new residential units or lots or the conversion of rental residential units to freehold, cooperative or condominium ownership;
(i) said application(s) shall be circulated to the appropriate rail company for comments with regard to the recommended noise, vibration and impact mitigation measures; and
(ii) the municipality may require that the owner/developer engage a consultant to undertake an analysis of noise and/or vibration and to recommend abatement measures necessary to achieve the maximum noise level limits set by the Ministry of Environment & Energy to the satisfaction of the Township and in consultation with the appropriate rail company and the Ministry of Environment & Energy.
(b) As a condition of approval of applications detailed in (a) preceding, provision shall be made where possible, for the registration on title and insertion in Agreements of Purchase and Sale or Lease of a warning clause with regard to the existence of and potential impacts of rail use and operations and mechanisms to ensure the ongoing maintenance of the required measures and;
(c) As a condition of approval of applications as detailed in (a) above preceding and as outlined hereafter, setbacks to address rail safety concerns shall be required for any new residential structure or a place of public assemblage from the railway right-of-way. The appropriate safety setback will be determined in consultation with the railway company and will take into account provision for safety berms, topography and intervening structures between the railway right-of-way and the new residential dwelling or building, addition to an existing residential structure or place of public assemblage.
(d) As a condition of approval of applications as detailed in (a) above preceding, the developer may be required to install and maintain combined security and acoustical fencing of a minimum height necessary to prevent trespass onto the adjacent railway right-of-way and attenuate noise to acceptable levels. As a minimum requirement, chain link security fencing or 1.83 metres height will be required along the common property boundary with the railway right-of-way.
Major transmission corridors of Ontario Hydro and TransCanada Pipelines are not given specific land use designations on Schedule "A" to this Official Plan. Any new development which is proposed in the vicinity of Ontario Hydro facilities shall be designed in consultation with Ontario Hydro. In general, any structural development proposed near the right-of-way of TransCanada Pipelines shall be setback at least 10 metres from the lands containing the pipeline right-of-way and all such development shall be subject to the detailed development guidelines ("Urban Development Adjacent to Pipeline Facilities") provided by TransCanada Pipelines Limited.
(a) Land Conveyances:
Where an approval by the Municipality is required for the division of land or for the development or redevelopment of any land the Municipality shall request the appropriate agency to require the owner to convey 5 per cent of such lands for park purposes. Lands having environmental problems may not be acceptable. All lands conveyed for parks purposes shall be approved by the Municipality. Where a waterbody adjoins such lands, adequate space shall be provided for maintenance of the park and its operation.
(b) Alternative Conveyances:
Where the size, shape, location or condition of the lands to be divided, developed or redeveloped is unsuitable for parkland acquisition, the Municipality, with the approval of the appropriate agency, may require the owner to convey cash in lieu of such lands. The cash value of such lands will be determined by an appraisal authorized by the Municipality. All such monies collected by the Municipality shall be used in accordance with the Planning Act.
(c) Locations for Acquisitions:
Due to the abundance of recreational facilities to serve the permanent population, normal open space requirements are not applicable to the Planning Area. However, parks on the shores of the larger lakes should be acquired through land conveyances and Municipal purchases. Consideration should also be given to the acquisition of park lands for the preservation of unique natural features.
Return to the Official Plan Index Page.
View the Zoning Maps.
(a) The extractive industrial uses permitted in the Rural Area may include quarrying and the extraction of sand, gravel and other aggregates. Associated operations such as crushing, screening, aggregate storage, concrete batching and asphalt making may also be permitted.
(b) The location of extractive operations shall be controlled by the Zoning By-law. When considering new operations, Council will ensure that the extractive use can be well separated from any neighbouring residential or recreational development.
(c) Development of new sites shall be controlled by appropriate Municipal by-laws and development agreements. The following provisions should be among those included in such agreements:
(i) Posting of performance bond to ensure compliance with agreement;
(ii) Rehabilitation of worked out sites;
(iii) Control of access points for traffic safety;
(iv) Control of truck routes;
(v) Erection of adequate signs and fences for public protection;
(vi) Buffering from adjacent uses; and
(vii) Control of drainage.
(d) Wayside pits and wayside quarries may be permitted in extractive industrial and rural zones so as to preclude the necessity of rezoning for new wayside pit or wayside quarry operations. A wayside pit is a temporary pit, opened solely for the purpose of a particular contract for road construction by a public roads authority.
(a) Mobile home parks may be permitted in the Rural Areas of this Plan by amendment to the Armour Township Official Plan. Uses permitted in such developments will be primarily year-round dwellings comprising factory assembled single or double wide mobile homes or modular homes.
(b) Planned retirement communities designed as mobile home parks with lease-back agreements shall also be permitted in the Rural Areas by amendment to the Official Plan.
(c) Other permitted uses within the mobile home park may include an accessory dwelling, a home occupation or profession, accessory services such as a laundromat, management office, recreation facility, open space uses and public uses and similar accessory uses which are considered necessary to serve the residents of the mobile home park. Travel trailers and any other recreational vehicles shall not be permitted in a mobile home park as dwellings.
(d) Any application for the development or expansion of a mobile home park shall be subject to the following policies:
(i) All development proposals shall include a site plan which shows park design, lot size, road layout and surfacing, drainage, parking, topography, existing landscaping, walkways, buffering and common facilities.
(ii) Water supply and sewage disposal systems shall be designed and constructed to the satisfaction of the Ministry of Environment & Energy.
(iii) The proposed park shall be designed so as to preserve natural features and existing vegetation, especially trees, to the greatest possible extent.
(iv) The proposed site shall be compatible with adjacent land uses. An adequate open space area should be included around the perimeter of the mobile home park, to provide a noise and visual buffer more specifically, where adjacent land uses are commercial or industrial, regard should be had for the Ministry of Environment & Energy guidelines.
(v) Mobile home parks should be developed in close proximity to existing Settlement Areas where employment, commercial, educational and recreational facilities are established. A mobile home park should not locate in close proximity to a water body, or where it would constitute backlot development around a lake (See also Section 2.3.3 (i) )
(vi) Access to mobile home parks shall be from a public road maintained on a year round basis. Access to the individual sites within the mobile home park shall be from an internal road network that is maintained year round by the developer and/or operator of the mobile home park.
(vii) All mobile home park proposals should include underground hydro and streetlighting services. The design and installation of these services is to be approved by the Municipality and Ontario Hydro.
(viii) Mobile home parks shall be subject to site plan control and the Municipality may request the owner to enter into an agreement to ensure the provision of any proposed facilities, works or matters.
(e) Detailed background studies providing a hydrological analysis, drainage and impact on financial considerations of the Municipality may be required by Council when considering the development of mobile home parks.
Return to the Official Plan Index Page.
View the Zoning Maps.
Uses such as public parks and similar recreational facilities, and the installation of facilities essential to the operation of a public utility, with the exception of landfill and/or waste disposal sites, shall be permitted within all designations of this Plan, provided that such uses will be compatible with surrounding uses to the extent practicable.
All uses should have safe and adequate vehicular access from a permanently maintained public road at a standard appropriate to that use. New permanent development should only be permitted fronting onto an open public roadway or with access to such a roadway in the case of condominium or co-operative developments. The roadway must be suitably able to accommodate any increased traffic that may result from the proposed development.
Home occupations may be permitted in any designation where residential uses are recognized. A wide range of activities may be permitted, provided that the use is accessory and incidental to the principal residential use and the area occupied by such a use shall be limited to a maximum of 25 per cent of the gross floor area of the dwelling.
Home industry may be permitted in the Rural Area. The activities permitted as home industry shall be established in the Zoning By-law provided that the uses are accessory and incidental to the principal rural residential use.
Bed and Breakfast establishments in Settlement and Rural Areas may be permitted based upon the following criteria:
(a) A Bed and Breakfast establishment shall be located in areas where there is convenient access to a major road;
(b) A Bed and Breakfast establishment shall have sufficient site area to accommodate on-site recreation amenities, adequate on-site parking and provide adequate buffering for any adjacent use; and
(c) A Bed and Breakfast establishment shall be located in an existing residential building which requires no significant external modifications to accommodate the proposed tourist facility.
(a) Trailer parks for seasonal use only will be permitted by amendment to the Armour Township Zoning By-law.
(b) Trailer Park areas and regulations for such uses shall be set forth in appropriate sections of the Zoning By-law and in By-laws passed pursuant to the provisions of The Municipal Act which permit the Municipality to control and licence trailers and trailer camps. Provisions will therefore be made for adequate setbacks from property lines, for lands to be set aside in certain cases for landscaping and buffering purposes, for offstreet parking facilities, prohibition of nuisances and control over outside storage.
(c) The implementing amendment to the Zoning By-law shall contain a site plan of the proposed development. The By-law and site plan shall include regulations and provisions concerning the following matters:
(i) the true shape, topography, contours, dimensions, acreage and location of property to be developed;
(ii) the location, height, dimensions and use of all buildings or structures existing or proposed to be erected on the property;
(iii) existing and anticipated final grades shown by contours where necessary;
(iv) drainage provisions;
(v) all entrances and exits; and
(vi) the layout of the internal vehicular and pedestrian circulation system and the location and layout of proposed trailer sites.
(d) It shall be a policy of this Plan that an applicant who wishes to establish a Trailer Park must enter into a development agreement with the Municipality. This agreement shall be entered into prior to Council's enactment of the implementing Zoning By-law. Such an agreement should include:
(i) a guarantee that the operation of the park will continue to conducted in accordance with the latest and highest standards of Canadian Mobile Home and Travel Trailer Association of Ontario, the Canadian Standards Association, The Tourist Establishment Act, and any other governing or regulating agency concerned with the establishment or conduct of seasonal trailer parks; and
(ii) the posting of a performance bond to assure that development takes place in accordance with the approved development plan will form a part of the development agreement.
Return to the Official Plan Index Page.
View the Zoning Maps.