september 26, 2016 charles cheesman, mcip, rpp dear mr. … · 2020. 1. 8. · p.o. box 20148...

P.O. Box 20148 Perth, Ontario K7H 3M6 ph. 613-264-9600 fax: 613-264-9609 www.zanderplan.com

September 26, 2016

Charles Cheesman, MCIP, RPP

Manager of Planning Services

County of Renfrew

9 International Drive

Pembroke, Ontario

K8A 6W5

Dear Mr. Cheesman

RE: Planning Justification Report to Support a Plan of Subdivision

900 Mill Ridge Road

Part of Lot 9, Concession 7

Geographic Township of McNab

Township of McNab / Braeside

County of Renfrew

ZanderPlan Inc. has been retained by Mr. Robert Wachna on behalf of 2444681 Ontario Inc and

Ms. Patricia Felhaver to submit a Planning Justification to support a proposed Plan of

Subdivision for the lands located at 900 Mill Ridge Road, located in Part of Lot 9, Concession 7

in the Township of McNab / Braeside. The proposal is for a 30 lot rural subdivision on a parcel

with an area of 21.36 hectares. The property has approximately 218 metres of road frontage on

Mill Ridge Road and approximately 1042 metres of water frontage along the Madawaska River.

The site currently contains one residential dwelling and two accessory storage buildings.

The subject property is designated Rural, Environmental Protection and Madawaska River Flood

Plain in the Township of McNab/Braeside Official Plan. The site is zoned Rural (RU), Rural-

Exception Twenty-Six (RU-E26) and Environmental Protection (EP) in the Township of

McNab/Braeside Zoning By-law. This Planning Justification report will assess the proposal as it

relates to the policies of the Provincial Policy Statement (PPS) 2014, the Township of


McNab/Braeside Official Plan, and the Township of McNab/Braeside Zoning By-law to

determine if the proposed Plan of Subdivision represents good planning practices.

SUBJECT PROPERTY

The subject property is located at 900 Mill Ridge Road, falling in part of Lot 9, Concession 7 in

the Township of McNab/Braeside (See Figure 1). The subject property is comprised of Parts 1 &

2 on Plan 49R-17286, part of Part 1 on Plan 49R-17390, and part of Part 1 on Plan 49R-11188.

The area of the Proposed Subdivision Boundary, as shown in Figure 1, is approximately 21.36

hectares in size.

Figure 1 – Subject Property, Proposed Subdivision Boundary, and Underlying Lots

The property has an existing residential dwelling close to the River and two existing farm

buildings which are located closer to Mill Ridge Road. The site is comprised mainly of open,

vacant fields with some forest vegetation throughout portions of the property. Two

watercourses converge on-site forming one drainage channel that flows out to the Madawaska

River.


REGIONAL CONTEXT

The regional context of the surrounding area can be described as a mixture of small rural

residential lots, larger farm lots, and some rural subdivisions (See Figure 2). Lands to the north

of the subject property are mainly smaller residential lots with a few larger farm parcels

fronting onto Flat Rapids Road. Lands to the east include several small residential lots fronting

onto Mill Ridge Road. Beyond these lots are some larger tracts of land comprised of a mixture

of larger residential parcels and natural heritage features. Approximately 725m further east /

southeast along Mill Ridge Road is the start of a fully built 30 lot rural subdivision which extends

to the end of Mill Ridge Road. To the south another 14-lot rural subdivision fronting onto Pine

Ridge Drive directly abuts the subject property, eventually leading to the Madawaska River

which abuts the majority of the south end of the site. Lands to the west are comprised solely of

natural heritage features with no evidence of residential development. Given the extent of rural

subdivision development in proximity to the site, the proposed 30 lot subdivision would be

consistent with other lands uses in the area.

Figure 2 – Regional Context of Surrounding Properties


DEVELOPMENT PROPOSAL

The applicants are proposing to construct a 30-lot subdivision on the subject lands. Eighteen of

the lots would have frontage on the Madawaska River, nine of the lots would have frontage on

a new interior street to be created, and three of the lots would have direct frontage onto Mill

Ridge Road, which is an existing Township Road. All of the lots have a minimum area of 1 acre

(4,050 square metres), and a minimum of 45 metres of frontage on both the road and the River.

The proposed internal road has a width of 20.12 metres, sufficient to meet the Township's

requirements for a municipal road allowance. Based on discussions with Township staff, it is

understood that no land is required or requested for park purposes, and therefore cash-in-lieu

of parkland will be required as a Condition of Subdivision approval.

The proposal includes the creation of a 10 metre-wide right of way along the rear of four lots,

to facilitate access to the back of these lots. This right of way is in the location of a current

driveway that accesses the existing single family dwelling that is located close the River on the

subject property. Drainage easements as recommended by the Engineer are also depicted on

the Draft Plan.

PROVINCIAL POLICY STATEMENT (PPS) 2014

Section 3 of the Planning Act provides for the authority of The Provincial Policy Statement (PPS,

2014), which guides policy direction on matters of Provincial interest as they affect land-use

planning and development. Section 3 of the Planning Act requires that, in exercising any

authority that affects a planning matter, the council of a municipality, a minister or agency of

the government, including the Ontario Municipal Board, "shall be consistent with" policy

statements issued under the Act that are in effect on the date of the decision. The Provincial

Policy Statement guides the overall direction of land-use matters as they are declared to be a

matter of Provincial Interest.

While the Provincial Policy Statement is required to be read in its entirety, a number of policies

have specific bearing on a development of the type proposed. We have outlined these policies

below.

Section 1.1 Managing and Directing Land use to Achieve Efficient and Resilient Development

and Land Use Patterns

Section 1.1.1 references requirements relating to efficient development, and land-use, stating:


Healthy, Liveable and safe communities are sustained by:

a) promoting efficient development and land use patterns which sustain the financial well-

being of the Province and municipalities over the long term;

b) accommodating an appropriate range and mix of residential, employment (including

industrial, commercial and institutional uses), recreation, parks and open space, and

other uses to meet long-term needs;

c) avoiding development and land use patterns which may cause environmental or public

health and safety concerns;

d) avoiding development and land use patterns that would prevent the efficient expansion

of settlement areas in those areas which are adjacent or close to settlement areas;

e) promoting cost-effective development standards to minimize land consumption and

servicing costs;

f) ensuring that necessary infrastructure and public service facilities are or will be available

to meet current and projected needs.

The proposal of a rural subdivision is an efficient use of the subject property that is compatible

with other rural subdivisions in the area. The proposal will complement the range of existing

residential uses in the Township and add to the supply of available land for development. A

number of supporting studies including servicing and stormwater management, a

hydrogeological evaluation, an archeological assessment, a geotechnical study and an

Environmental Impact Statement have been prepared to assess natural heritage concerns and

constraints in order to avoid any environmental or public health and safety concerns. The

development is not in proximity to a settlement area and will propose modestly sized lots to

minimize land consumption over the 21.36 hectare property. The proposal is consistent with

the policies of Section 1.1.1 of the PPS.

Section 1.1.5 references Rural Lands in Municipalities and the policy context surrounding these

areas. The policies of Section 1.1.5 are as follows:

1.1.5.1 When directing development on rural lands, a planning authority shall apply the

relevant policies of Section 1: Building Strong Healthy Communities, as well as

the policies of Section 2: Wise Use and Management of Resources and Section 3:

Protecting Public Health and Safety.

1.1.5.2 On rural lands located in municipalities, permitted uses are:

a) the management or use of resources;

b) resource-based recreational uses (including recreational dwellings);

c) limited residential development;

d) home occupations and home industries;


e) cemeteries; and

f) other rural land uses.

1.1.5.3 Recreational, tourism and other economic opportunities should be promoted.

1.1.5.4 Development that is compatible with the rural landscape and can be sustained by

rural service levels should be promoted.

1.1.5.5 Development shall be appropriate to the infrastructure which is planned or

available, and avoid the need for the unjustified and/or uneconomical expansion

of this infrastructure.

1.1.5.6 Opportunities should be retained to locate new or expanding land uses that

require separation from other uses.

1.1.5.7 Opportunities to support a diversified rural economy should be promoted by

protecting agricultural and other resource-related uses and directing non-related

development to areas where it will minimize constraints on these uses.

1.1.5.8 Agricultural uses, agriculture-related uses, on-farm diversified uses and normal

farm practices should be promoted and protected in accordance with provincial

standards.

1.1.5.9 New land uses, including the creation of lots, and new or expanding livestock

facilities, shall comply with the minimum distance separation formulae.

The Official Plan places a cap of 30 building lots within a proposed Plan of Subdivision in order

to limit residential development in rural areas. Though the proposal is seeking the maximum of

30 lots, the subject property could easily accommodate more development. By limiting the

number of lots we are limiting residential development in the rural area. The proposal will

retain much of the natural heritage on the property and will be compatible with the rural

landscape. The proposal will not negatively affect nearby farm properties or limit the possibility

of expansion of these properties. The County of Renfrew identified five barns in their Planning

Checklist for MDS, only one barn located at 788 Mill Ridge Road, was shown to have or be

capable of housing livestock. The required MDS setback for 788 Mill Ridge Road was calculated

to be 198m. All proposed lots fall beyond this setback. This is described in greater detail later in

this Report.

Section 1.5 references Public Spaces, Recreation, Parks, Trails and Open Space policies. Section

1.5.1 states:

1.5.1 Healthy, active communities should be promoted by:

a) planning public streets, spaces and facilities to be safe, meet the needs of

pedestrians, foster social interaction and facilitate active transportation and

community connectivity;


b) planning and providing for a full range and equitable distribution of publicly-

accessible built and natural settings for recreation, including facilities, parklands,

public spaces, open space areas, trails and linkages, and, where practical, water-

based resources;

c) providing opportunities for public access to shorelines; and

d) recognizing provincial parks, conservation reserves, and other protected areas, and

minimizing negative impacts on these areas.

The proposed subdivision will include a new subdivision road to provide access to the 30

proposed lots. This road will be used solely for subdivision access and should not experience

large traffic volumes, providing a safe medium for active transportation. As requested by the

Township, no park block is proposed within the subdivision, and a parkland contribution will be

provided for the Township's use at other recreation/park sites. Eighteen of the proposed lots

will front onto the water.

Section 1.6 references infrastructure and public service facilities, with Section 1.6.6 pertaining

to the planning of sewage, water and stormwater. The policies of section 1.6.6 relating to the

proposed development are as follows:

1.6.6.1 Planning for sewage and water services shall:

a) direct and accommodate expected growth or development in a manner

that promotes the efficient use and optimization of existing:

1. municipal sewage services and municipal water services; and

2. private communal sewage services and private communal water

services, where municipal sewage services and municipal water services

are not available;

b) ensure that these systems are provided in a manner that:

1. can be sustained by the water resources upon which such services rely;

2. is feasible, financially viable and complies with all regulatory

requirements; and

3. protects human health and the natural environment;

c) promote water conservation and water use efficiency;

d) integrate servicing and land use considerations at all stages of the

planning process; and

e) be in accordance with the servicing hierarchy outlined through policies

1.6.6.2, 1.6.6.3, 1.6.6.4 and 1.6.6.5.


1.6.6.3 Where municipal sewage services and municipal water services are not provided,

municipalities may allow the use of private communal sewage services and

private communal water services.

1.6.6.4 Where municipal sewage services and municipal water services or private

communal sewage services and private communal water services are not

provided, individual on-site sewage services and individual on-site water services

may be used provided that site conditions are suitable for the long-term provision

of such services with no negative impacts. In settlement areas, these services may

only be used for infilling and minor rounding out of existing development.

1.6.6.5 Partial services shall only be permitted in the following circumstances:

a) where they are necessary to address failed individual on-site sewage services

and individual on-site water services in existing development; or

b) within settlement areas, to allow for infilling and minor rounding out of

existing development on partial services provided that site conditions are

suitable for the long-term provision of such services with no negative impacts.

1.6.6.6 Subject to the hierarchy of services provided in policies 1.6.6.2, 1.6.6.3, 1.6.6.4

and 1.6.6.5 planning authorities may allow lot creation only if there is

confirmation of sufficient reserve sewage system capacity and reserve water

system capacity within municipal sewage services and municipal water services

or private communal sewage services and private communal water services. The

determination of sufficient reserve sewage system capacity shall include

treatment capacity for hauled sewage from private communal sewage services

and individual on-site sewage services.

1.6.6.7 Planning for stormwater management shall:

a) minimize, or, where possible, prevent increases in contaminant loads;

b) minimize changes in water balance and erosion;

c) not increase risks to human health and safety and property damage;

d) maximize the extent and function of vegetative and pervious surfaces; and

e) promote stormwater management best practices, including stormwater

attenuation and re-use, and low impact development.

In terms of the proposed development, municipal sewage services and municipal water services

are not available near the property, and communal sewer and water services are not an

economical option in this situation. Each lot will therefore have its own individual on-site


sewage system and individual on-site well, as permitted by Section 1.6.6.4. In order to ensure

site conditions are suitable for long term individual on-site sewage and water services, a

Hydrogeological Study along with a Site Servicing Report have been prepared to support this

proposal. These studies are described in greater detail later in this Report.

Section 3.0 of the Provincial Policy Statement addresses Protecting Public Health and Safety

with policies governing Natural Hazards found in Section 3.1. The Natural Hazard policies that

pertain to the proposed development are as follows:

3.1.1 Development shall generally be directed to areas outside of:

a) hazardous lands adjacent to the shorelines of the Great Lakes - St. Lawrence River

System and large inland lakes which are impacted by flooding hazards, erosion

hazards and/or dynamic beach hazards;

b) hazardous lands adjacent to river, stream and small inland lake systems which are

impacted by flooding hazards and/or erosion hazards; and

c) hazardous sites.

3.1.2 Development and site alteration shall not be permitted within:

a) the dynamic beach hazard;

b) defined portions of the flooding hazard along connecting channels (the St. Marys,

St. Clair, Detroit, Niagara and St. Lawrence Rivers);

c) areas that would be rendered inaccessible to people and vehicles during times of

flooding hazards, erosion hazards and/or dynamic beach hazards, unless it has

been demonstrated that the site has safe access appropriate for the nature of the

development and the natural hazard; and

d) a floodway regardless of whether the area of inundation contains high points of

land not subject to flooding.

The proposed development will not be located in hazardous lands adjacent to shorelines, rivers,

streams or small inland lake systems, nor is the property within any dynamic beach hazards or

flooding hazards. The Township’s Official Plan does identify some Environmental Protection

areas and steep slopes along the shoreline of the property, and since quite a few of the

proposed lots will front onto the water, a Geotechnical Report and Slope Stability Analysis have

been completed to address potential karst topography and slip clays, and identify safe water

access. These studies are described in greater detail later in this Report.

Based on the information provided, the development proposal conforms to the policies and

provisions of the Provincial Policy Statement (PPS) 2014. The proposal conforms to Section 1.1


by providing limited residential development and the presence of two other rural subdivisions

within 1 kilometre of the site shows the proposal will be compatible with surrounding uses.

Natural heritage on the site will be maintained with development generally directed toward the

existing open fields on the property. A hydrogeological Study and Site Servicing have been

completed to show individual on-site sewage and water services can function without any

impacts to surrounding natural heritage. Development will not be directed toward any of the

Natural Hazards identified in Sections 3.1.1 and 3.1.2 and a Geotechnical Study with Slope

Stability Analysis ensures the proposed waterfront lots are stable and suitable for development.

TOWNSHIP OF MCNAB/BRAESIDE OFFICIAL PLAN

The subject property is designated Rural, Environmental Protection and Madawaska River Flood

Plain in the Township of McNab/Braeside Official Plan Schedule A – West Half (See Figure 3).

Additionally, the Township’s Official Plan Schedule B – Natural Areas & Significant Features

shows the property contains steep slopes along the Madawaska River with Valley Lands

identified on portions of the property (See Figure 4). The Valley lands identified follow two

different watercourses which eventually converge and drain out to the Madawaska River. One

of these watercourses is identified as permanent and the other identified as intermittent in the

Township’s Official Plan Schedule B.

Figure 3 – Township of McNab/Braeside Official Plan Schedule A – West


Figure 4 – Township of McNab/Braeside Official Plan Schedule B – Natural Areas & Significant Features

A number of applicable Official Plan policies have been identified that pertain to the proposed

subdivision. Section 3.0 of the Official Plan deals with Rural Areas within the Township, with

policies for development found under Section 3.3. The policies of Section 3.3 that pertain to the

proposed subdivision are as follows:

3.3(1) The uses permitted on lands located within the Rural designation on the Land Use

Schedule(s) shall include agricultural, forestry, low density residential, rural commercial,

rural industrial, recreational and institutional uses subject to the location and

development criteria specified in the following sections.

3.3(2) Residential development permitted in the Rural designation shall be in accordance with

the following policies:

a) Development shall occur by plan of subdivision wherever possible, in accordance with

the relevant policies of this Plan.

b) Where a plan of subdivision is not considered necessary for the orderly development

of the land, a consent for a new lot which satisfies the Consent policies of this Plan

may be considered.

c) Residential development shall not be located on lands requiring major public expense

in opening up and/or maintaining access routes, providing drainage or providing

other public services.


d) Residential development will generally be low in density. Such growth should occur in

depth rather than in strips of lots along a road.

e) All new residential development is considered by Council to be a permanent use of

land and policies shall apply equally.

Based on the policies of Section 3.3, limited residential development is permitted within Rural

Areas in the Township. The development will occur by Plan of Subdivision and will not require

any major public expenses such as road openings or public services. Once constructed, the new

street will become a municipal street. The lot configuration will occur in depth through the lot

and will not result in strip development along Mill Ridge Road. Therefore, the proposal

conforms to Sections 3.3(1) and 3.3(2) of the Official Plan.

Section 3.3(4) addresses location and suitability for proposed residential plans of subdivision,

stating the following conditions are to be met:

3.3(4) In determining the location and suitability of any proposed residential plan of

subdivision, the following conditions shall be met:

a) the design of the subdivision shall provide for a range of lot sizes directly related to

the site's topography, vegetation and soil and drainage characteristics;

b) the maximum average density of lot sizes should be determined by a hydrogeological

and nitrate impact assessment and a terrain analysis;

c) the development must have direct access to a public road that is maintained year-

round and is improved to acceptable municipal standards;

d) the expansion of a Settlement Area will require an amendment to the Official Plan,

complete with a justification report providing a rationale or the expansion and a

review of the appropriate policies of Section 4.0 Settlement Areas;

e) in order to maintain the rural character of the landscape, the development should be

located in areas having natural amenities such as varied topography, mature tree

cover or scenic views, waterfront and should blend in with the natural landscape so

that the rural environment is left relatively undisturbed;

f) the retention of mature tree cover is encouraged;

g) the justification report and servicing policies of this Plan under Section 15.3(4) and

Section 14.4(22) respectively shall be considered;

h) a plan of subdivision outside of a settlement area should generally not be less than 6

lots and should not exceed more than 30 lots per subdivision application;

i) a plan of subdivision outside of a settlement area should not contribute to strip

development.


Based on the topography and natural heritage of the site, a range of lot sizes are provided for in

the proposed subdivision. The subdivision will front onto a municipal road (Mill Ridge Road)

which is maintained year-round, and three of the subdivision lots will front onto this Road. The

site landscape includes varied topography, areas of mature vegetation and scenic views of the

natural landscape and the Madawaska River. The subdivision will not adversely affect the rural

character as development is mainly directed towards open areas of the site. The larger forested

and vegetated areas will be retained as much as possible. The proposal is for a 30 lot

subdivision, which complies with the maximum lot number permitted by Section 3.3(4)h).

Therefore, the proposed development would be consistent with the policies found under

Section 3.3(4).

Section 3.3(5) of the Official Plan sets forth additional policies for new residential waterfront

development within 300m of a waterbody. Given the development abuts the Madawaska River,

the following policies are also applicable to the proposed development:

3.3(5) New residential waterfront development generally within 300 metres (or approximately

1000 feet) of any waterbody shall be subject to the following additional policies:

a) In these residential developments, wherever possible, a portion of the waterfront

shall be reserved for public recreational open space or water access to be used by

nearby dwelling owners particularly when development is proceeding by way of a

registered plan of subdivision.

b) Where existing residential development contains no public access to water,

development shall not be permitted in a second tier.

c) A developer shall generally provide 6 metres (or approximately 20 feet) of water

frontage for each new back lot being created without water frontage. All such areas

must be of a type which will accommodate intensive outdoor recreation use. Council

may require a larger access to water if the characteristics of the site warrant it.

d) Where development does not directly front onto the water, increased lot sizes with

respect to frontage and area on a publicly open and publicly maintained road shall

be required.

e) The base standard waterfront residential lot shall generally be not less than 4000

square metres (or approximately 1 acre) in area and 45 metres (or approximately

150 feet) of water frontage and 45 metres (or approximately 150 feet) in public road

frontage.

f) Minimum water frontage lot requirements shall be increased for lots fronting on or

immediately adjacent to narrow waterbodies. A narrow waterbody shall generally be

defined as an area where the minimum general distance from shoreline to shoreline


is less than 150 metres (or approximately 500 feet) on a lake and less than 60 metres

(or approximately 200 feet) on a river.

g) Development shall not negatively impact upon significant natural heritage features,

such as significant wildlife habitat, and fish and fish habitat, through activities such

as dredging or filling, the removal of shoreline vegetation or the construction of

buildings and structures. The policies of Section 14.2 (23) of this Plan pertaining to

water setback and shoreline integrity shall be considered.

h) In reviewing development proposals on water bodies with substantial existing

development, Council may require the proponent to undertake a study to determine

the development capacity of the lake having regard to both environmental and

recreational factors.

i) Development shall satisfy the requirements of any relevant federal and provincial

legislation, and regulations and policies made thereto, e.g., the Canada Fisheries Act,

the Federal Fish Habitat Policy, the Endangered Species Act, Public Lands Act, etc.

Notwithstanding the policies above, in pre-consultation discussions the Township indicated that

they do not wish to have a municipal park located in the subdivision and would take cash-in-lieu

of parkland instead. Therefore, no park has been included in the development proposal. All

proposed lots are at least 1 acre (4,050m2) in size with a minimum of 45m of road frontage. All

proposed waterfront lots also have at least 45m of frontage on the water. There is no

significant wildlife habitat or fish habitat identified that may be impacted by the proposal and

all waterfront development will be directed away from any steep slopes along the property

boundary abutting the Madawaska River. The proposal conforms to the policies set forth in

Section 3.3(5) of the Official Plan.

Section 3.4 of the Official Plan pertains to Waterfront Development Policies within the

Township. These policies generally apply to lands within 150 metres of the shoreline of these

water bodies. The Waterfront Development Policies read as follows:

1. Development proposals along the Ottawa and Madawaska Rivers are subject to the

policies of Sections 14.2(14), Madawaska River Floodplain and 14.2(17) Ottawa River

Floodplain. Other lands not on these rivers may also be subject to flooding and

therefore subject to the Natural Hazard designation Section 10.0.

2. The minimum lot size for new lot creation shall be 0.4 ha. (1 acre) and the minimum

lot frontage shall be 45 metres. Lot creation on lands which are substantially bare

bedrock, swampy or low lying will be discouraged or prohibited.


3. The Township and/or County will require hydrogeological assessment (including

nitrate impact assessment) and terrain analysis investigations to be carried out for

plans of subdivision and may require them for consents.

4. Lots shall be properly proportioned, having sufficient depth and width to

accommodate the safe installation of a sewage disposal system.

5. Wherever possible, consolidation of existing lots of record to create larger lots will be

encouraged. Lots of record which are less than the minimum lot size may be

developed where they qualify for a sewage disposal system, preferably a Class 4

system and where other applicable zoning standards can be met.

6. The minimum setback for on-site subsurface sewage disposal beds from the shoreline

of White Lake or the bank of a watercourse shall be 30 metres (98.4 ft.). Minor

variances to the minimum setback for on-site sewage disposal beds may be

considered for existing lots of record only, provided such applications are

accompanied by report prepared by a competent professional engaged in the science

and design of subsurface sewage disposal systems that clearly indicates that a minor

variance is justified. Submission of a report does not guarantee acceptance or

approval nor will it serve to justify any reduction less than required by the Building

Code (ie. 15 metres – 49.2 ft.).

7. In reviewing development on waterbodies with substantial existing development,

Council may require the proponent to undertake a study to determine the

development capacity of the waterbody, having regard to both environmental and

recreational factors.

The development is abutting the Madawaska River, hence the policies of section 14.2(14)

pertaining to the Madawaska River Floodplain must be addressed. These policies will be

discussed in detail later in the report. All proposed lots comply with the minimum size and

frontage requirements and are not located in any bare bedrock areas or low-lying lands. The

proposed width and depth of each lot should function to accommodate the safe installation of

individual sewage and water services, which will be confirmed by the Hydrogeological Study.

Policies 5 through 7 do not pertain to the proposed development.

Part of the property along the Madawaska River is designated as Environmental Protection in

the Township of McNab/Braeside Official Plan. As such, the development proposal must comply

with Section 9.0. The policies of the Environmental Protection designation pertaining to the

development are found in Section 9.4. Section 9.4(1) and 9.4(2) outlines permitted uses within

the Environmental Protection Designation, with Section 9.4(9) addressing features in the

Environmental Protection Designation and Section 9.4(11) dealing with Threatened and

Endangered Species.


9.4(1) The uses permitted on lands within the Environmental Protection designation as shown

on the Land Use Schedule(s) shall be limited to conservation of soil and wildlife, non-

intensive outdoor recreation uses such as cross country skiing, hiking, etc., dams and

other water control devices, agricultural uses, nurseries, forestry, reforestation, boat

anchorages and moorings. Agricultural and forestry operations should maintain the

unique natural characteristics of such lands and must not contribute to problems of

erosion, flooding, pollution or the deterioration of the environment. Uses involving

disturbance of the soil, vegetation or stream banks, or uses which require the

construction of buildings greater than 9.0 square metres (or approximately 108 square

feet), shall not be permitted.

9.4(2) The placement or removal of fill whether originating on site or elsewhere shall not be

permitted, except where such fill is intended for flood or erosion control, duly approved

by Municipal Council. Council may adopt a Site Alteration By-law pursuant to Section 142

of the Municipal Act in this regard.

9.4(9) In the absence of more detailed mapping, the boundaries of the Environmental

Protection designation, as shown on the Land Use Schedule(s), will be used as guides for

the preparation of zoning by-law provisions. The Environmental Protection Designation

includes Natural Heritage Features and Natural Hazards such as:

- Provincially Significant Wetlands, Local Wetlands, Steep Slopes, and Areas of Natural

and Scientific Interest (ANSI). The locations of these features are mapped on Schedule B

to this plan. When more detailed mapping becomes available, the Municipality will

amend this Plan and the implementing zoning by-law as required.

9.4(11) Council recognizes the importance and value of the endangered and threatened species

in the municipality and supports their protection. Development, including site alteration

will not be permitted in significant habitat of endangered and threatened species.

Sensitive Areas of Concern are identified on Schedule B to this plan. Development and

site alteration may be permitted on adjacent lands only if it has been demonstrated that

there will be no negative impacts on the natural features or on the ecological functions

for which the area is identified.

The Ministry of Natural Resources will be circulated as a commenting agency for

development proposals within or adjacent to identified areas. An Environmental Impact

Study (EIS) may be required for development adjacent to endangered and threatened

species habitat in accordance with Section 9.6 of this plan. For the purposes of this


subsection, adjacent lands mean those lands within 50 metres of an identified habitat of

threatened or endangered species.

As new information/data is acquired, the mapping of the Sensitive Areas of Concern may

be updated without an amendment to this plan.

Though the subdivision proposal will result in a number of waterfront lots, the development on

each lot will be directed outside of the Environmental Protection Designation. Soil disturbances

and vegetation removal will be minimized within the EP Designation and the sloped topography

heading down to the Madawaska River. A Geotechnical Report and Slope Stability Analysis have

been conducted to assess the portion of the property fronting onto the Madawaska River to

ensure development is carried out safely. Regarding the issue of endangered and threatened

species, Official Plan Schedule B – Natural Areas & Significant Features does not identify any

Sensitive Areas of Concern on or abutting the subject property. There is no indication in any

Township Documentation that would suggest the presence of lands for endangered or

threatened species. The Environmental Impact Study prepared to support the development

proposal did not identify any Species at Risk on the property; additional field work is required in

2017. The development proposal can be considered compliant with Sections 9.4(1), 9.4(2),

9.4(9) and 9.4(11) of the Official Plan.

Section 10.0 of the Official Plan deals with Natural Hazard Lands within the Township with

applicable policies pertaining to the proposed subdivision found in Section 10.2. Any

development and site alteration within Natural Hazard Lands are subject to the following

policies:

10.2.1 Flood Plain Development:

Section 14.2(17) of the General Development Policies of this Plan, detail the policy

requirements for the Ottawa River Floodplain. The approximate location of the

floodplain is depicted on Schedule A – Land Use Map.

Section 14.2(14) of the General Development Policies of this Plan, detail the policy

requirements of the Madawaska River Floodplain.

The Municipality may require the applicant to enter into a Development Agreement in

order to ensure that the required conditions are carried out. This Agreement may be

registered on the title of the applicant’s land.


10.2.2 Erosion Hazards and Slopes

10.2.2.1 Erosion hazards and slopes are classified as:

1. Watercourse banks which are actively eroding or which may be subject to erosion by

water or ice during flooding runoff events.

2. Unstable soils which are comprised of specific types of soil which, if developed upon,

may be prone to instability and slope failure. The presence of leda or slip clays along

the Dochart and Locha Creeks and their associated tributaries, underscores the

necessity of geo-technical investigations being conducted, where development is

proposed.

10.2.2.2 General Development Policies

1. Development and/or land uses that may be susceptible to damage from erosion or may

cause or aggravate bank erosion or slope failure will be prohibited.

2. A developer may be required to produce an engineer’s geotechnical slope evaluation, at

his own expense, for any new development proposed in the vicinity of erosion hazards

and slopes.

3. Development on existing lots of record containing erosion hazards and slopes shall be

subject to the following:

Where possible, the development shall be placed outside of the erosion hazard limits,

based on engineer’s geotechnical evaluation.

Where there is insufficient area to place the development outside of the erosion

hazard limits, development shall only proceed where an assessment, prepared by a

qualified geotechnical engineer determines the property can be safely developed. A

geotechnical evaluation must contain erosion control measures associated with all

structural, landscaping and surface drainage components of the development of the

property.

4. Additions to existing buildings and structures within the erosion hazard limit shall be

generally discouraged. Additions shall only be considered when:

The addition is supported by a geotechnical evaluation;

The addition does not extend further into the erosion hazard limit than the existing

structure;

The addition incorporates all identified erosion control measures associated with all

structural, landscaping and surface drainage components of the development of the

property.


5. The placement or removal of fill whether originating on site or elsewhere shall not be

permitted, except where such fill is intended for flood or erosion control, duly approved

by Council.

6. Council may consider a rezoning without the need for an Official Plan Amendment to

allow uses and development permitted in the abutting designation after taking into

account the nature, extent and potential impact of any physical hazard. An applicant

may be required to provide any information that Council, considers necessary to

determine that a physical hazard does not exist or will not have an impact on the

proposed development (eg. engineering study, environmental impact study, geotechnical

study or site elevation plan by an Ontario Land Surveyor).

Based on the Official Plan mapping, the flood limit for this site follows the boundary of the

property along the Madawaska River. Any lands falling beyond the property boundary are

within the flood limit. These lands have been expropriated by Ontario Power Generation. Based

on the provided mapping, the flood limit does not extend onto the property.

The Official Plan Schedule B identifies steep slopes along the waterfront leading down to the

Madawaska River. Contour mapping shows a significant drop in elevation along these steep

slopes. The County of Renfrew GIS Mapping identifies slip clays along these slopes across the

majority of the water frontage. A Geotechnical Report and Slope Stability Analysis have been

completed to ensure development is not subject to any forms of erosion or slope failure; these

reports and their associated recommendations are discussed later in this Report. There are no

existing lots of record or any additions proposed to existing buildings, therefore the policies of

Section 10.2.2.2.3 and 10.2.2.2.4 do not apply to the proposed development. The requirements

of the Madawaska River Floodplain as found in Section 14.2(14) of the General Development

Policies of this Plan will be detailed later in this report.

Section 13.0 of the Official Plan pertains to Transportation policies within the Township. Section

13.4 addresses functional classifications of roads, with local road policies found under Section

13.4(4). The policies of this section read as follows:

The Municipality is responsible for local roads.

Where a road is required to be upgraded, a professional engineer shall design and

supervise the upgrading of the road at the expense of the developer. Council may

assume or bring the road up to standard under local improvement provided all property

owners abutting the road sign the petition for local improvement purposes. Council shall


request that the district office of the Ministry of Transportation assist the Township in

determining the current standard required for the upgrading of the road.

The creation of a new road or a minor extension of an existing public road may be

undertaken, subject to the approval of Council. A professional engineer shall design and

supervise the construction of the road at the expense of the developer. Council shall

request that the district office of the Ministry of Transportation assist the Township in

determining the current standard required for the road construction. Once the

construction is completed, the road (except for a Private Road) shall be dedicated by the

developer and assumed by the Municipality.

The proposed subdivision will gain access off of Mill Ridge Road, classified as a local township

road. Mill Ridge Road provides access to a number of existing properties, including two other

rural subdivisions. Therefore, the current road should be suitable to service the subdivision

without the need for upgrades. As part of the subdivision, a new road will be constructed for

access to the proposed lots. The detailed design of the road will be completed as a condition of

Draft Plan Approval.

Section 14.0 of the Official Plan sets forth General Development Policies within the Township, a

number of which pertain to the proposed subdivision. Applicable Section 14.0 policies are as

follows:

14.2(2) Minimum Distance Separations Relating to Agriculture

All new farm and non-farm development in the Agricultural and Rural designation shall

comply with the Minimum Distance Separation I and Minimum Distance Separation II

requirements, as may be amended from time to time.

Minimum Distance Separation is calculated for all livestock facilities within 2 kilometres of a

proposed residential subdivision. In total, five properties with barns were identified within 2

kilometres without 4 or more intervening farm uses:

1. 768 Mountain View Road;

2. 385 Flat Rapids Road;

3. 701 Flat Rapids Road;

4. 788 Mill Ridge Road; and

5. Lands in Parts of lots 11 & 12, Con 6 on Stewartville Road


Each of the five property owners were approached to assess the number and type of livestock

present, and whether manure is stored on site. Of the five properties only one, 788 Mill Ridge

Road, was shown to have livestock. In total, two horses were present with the capacity to

house a total of 6, with no permanent manure storage. The resulting MDS calculation showed a

required setback of 198m from the livestock facility (See Figure 5). With development directed

toward the south end of the property along the available water frontage, there will not be any

lot encroachments into this MDS setback.

Figure 5 – MDS Setback in relation to the proposed development.

14.2(6) Cultural Heritage and Archaeological Resources

Significant built heritage resources and cultural heritage landscapes will be conserved.

Where appropriate, the Ontario Heritage Act Part IV and V provisions for heritage

property and/or heritage conservation district municipal designations shall be

considered by Council for the effective conservation and protection of properties having

heritage value or interest.


Development and site alteration may be permitted by Council on adjacent lands to

protected heritage property, where the proposed development and site alteration has

been evaluated and it has been demonstrated that the heritage attributes of the

protected heritage property will be conserved. Mitigative measures and/or alternative

development approaches may be required in order to conserve the heritage attributes of

the protected heritage property affected by the adjacent development or site alteration.

Council recognizes that there may be significant archaeological remains of prehistoric

and historic habitation within the township. Where new development is proposed within

an area which has been identified as containing known archaeological resources or

having high archaeological resource potential (generally within 300 metres of the

Ottawa & Madawaska Rivers), a proponent shall undertake an archaeological impact

assessment of the property in accordance with the archaeological assessment technical

guidelines of the Ministry of Culture. Such assessments shall be undertaken by a

qualified archaeologist licensed pursuant to the provisions of the Ontario Heritage Act.

Where necessary and appropriate, measures shall be undertaken to mitigate potential

impacts to identified significant archaeological resources associated with development

to an acceptable level. Impact mitigation may include either removal and documentation

of the archaeological resource, or avoidance and preservation on site.

Council may maintain the integrity of archaeological resources by adopting zoning by-

laws under section 34(1) 3.3 of the Planning Act to prohibit any land use activities or the

erection of buildings or structures on land which is a site of a significant archaeological

resource.

Council shall ensure adequate archaeological assessment and consult appropriate

government agencies, including the Ministry of Culture (MCL) and the Ministry of

Government Services (MGS), when an identified marked or unmarked cemetery is

affected by land use development. The provisions under the Ontario Heritage Act and

Cemeteries Act shall apply.

Council may also undertake the preparation of an Archaeological Master Plan. The Plan

will identify and map known archaeological sites registered with the Provincial

Archaeological Sites Database as well as lands within the township that have the

potential for the discovery of archaeological resources. The plan will also outline policies,

programs and strategies to protect significant archaeological sites.


Based on available mapping there are no built heritage resources or cultural heritage

landscapes identified on or abutting the subject property. Given the absence of heritage

resources there is no need for heritage conservation or protection. There have not been any

known archeological resources identified on the property, however the property does fall

within 300m of the Madawaska River. As a result, the property is considered to have high

archeological resource potential. As part of this development proposal, a Stage 1 and 2

Archaeological Assessment has been completed, and is described in greater detail later in this

Report.

14.2(14) Madawaska River Floodplain

The lands along the Madawaska River that are subject to flooding are not to be

developed. Although there are no Flood Damage Reduction Program (FDRP) maps

available for the Madawaska River, based on input from Ontario Power Generation and

the Ministry of Natural Resources, the following elevations based on flooding potential

have been established:

1. Along the Madawaska River between the Arnprior dam and the Stewartville dam,

lands below the 100.58 m geodetic contour may be susceptible to flooding; and

2. Along the Madawaska River above the Stewartville dam, lands below the 146.3 m

geodetic contour may be susceptible to flooding.

Council will determine, in consultation with the approval authority, whether the lands

are subject to the above contours; in some cases, a flood plain study prepared by a

qualified engineer should be required to be undertaken at the developer’s expense. An

elevation survey identifying the flood potential elevations, prepared by an Ontario Land

Surveyor, may be required for all building permit applications.

No buildings and structures nor the placing or removal of fill or any land originating on

the site or elsewhere shall be permitted except where such buildings, structures or fill are

intended for flood or erosion control or are normally associated with watercourse

protection works or bank stabilization projects as approved by the Ministry of Natural

Resources.

Any development along the Madawaska River is also subject to the policies of subsection

14.2(23).

Lands subject to the above contours shall be restrictively zoned.


The subject property is located along the Madawaska River between the Arnprior dam and the

Stewartville dam. The water levels between the two dams are tightly regulated and have little

variance throughout the year. Any lands within the subject property falling below 100.58m

geodetic would therefore be susceptible to flooding. Available contour mapping derived from

the County of Renfrew GIS mapping shows elevations along the shoreline and steep slopes of

the property range between 105m and 115m geodetic (See Figure 6). There are a few locations

where the elevation drops below 105m geodetic, but these areas are directly abutting the River

at the bottom of the steep slopes identified on Official Plan Schedule B. Development will be

directed toward the top of the slope where elevations are in the 115m geodetic range, well

above the flood limit of 100.58m.

Figure 6 – Contour Mapping for the Subject Property

14.2(22) Servicing Policies

a) It is the intent of Council to minimize the costs of services to be provided by public

agencies. Development will be encouraged for which services may be provided


economically or which may assist in paying for existing services. Development should be

discouraged which would contribute to a service demand that would be uneconomical to

provide, improve, or maintain. Where new or improved services are required for

development, Council may require their provision at the developer's expense.

b) Development should be serviced by full municipal sewage and water services where

feasible. Where full municipal sewage and water services are not provided, and where

site conditions permit, multi-lot/unit development should be serviced by communal

services. Where the use of communal services is not feasible, and where site conditions

permit, development may be serviced by individual on-site systems.

Partial services shall only be permitted in the following circumstances:

1. Where they are necessary to address failed individual on-site sewage services and

individual on-site water services in existing development; and

2. Within settlement areas to allow for infilling and rounding out of existing

development on partial services provided that:

i. the development is within the reserve sewage system capacity and reserve water

system capacity; and

ii. site conditions are suitable for the long term provision of such services.

Servicing for new residential subdivisions, institutional, commercial and industrial uses

shall be determined through a servicing options report which evaluates various methods

of servicing. In cases where private servicing is the preferred option, only low water uses

shall be considered.

c) Communal water and sewage systems shall be allowed, operated and managed by the

municipality or another public body. Where ownership by a municipality or another

public body cannot be achieved, then a condominium corporation can enter into a

responsibility agreement with the municipality or public body which requires

municipal/public body assumption of the communal services in the event of default.

Depending on the nature of the proposed development, the municipality may require

studies, including a servicing strategy, to determine if a proposed servicing system

satisfies the above-note criteria. Holding zones, site plan control and development

agreements may be utilized to ensure that the policies are achieved and that any

possible negative impacts upon the municipality are mitigated. Securities may be

required to ensure policy achievement and performance of servicing systems. The local

municipality must be satisfied that the proposed communal system is:


i. an efficient servicing system;

ii. a system that is easily and efficiently monitored;

iii. a reliable and safe system;

iv. a system which can be modified and adapted to the changing needs of the

development and/or the municipality; and

v. a system that operates without cost to the municipality if a responsibility

agreement is involved and at minimal cost if municipal ownership is involved.

Subdivisions or conversions to condominium or multiple freehold ownerships will

not be permitted without the municipality’s approval and satisfaction that the

above criteria will continue to be met.

Permanent, freehold residential development will require municipal ownership /

operation for communal water and/or sewage systems.

d) The Municipality shall be assured that necessary utilities, waste disposal facilities, fire

protection and police protection will be provided before any development is approved.

Approval will be given only in locations where such services are feasible to maintain

without creating an undue additional financial burden on existing residents.

The subdivision development will include individual on-site water and sewage services on each

of the proposed lots. There are no available municipal water and sewage services in the area

which could be utilized by the development. There are no partial services or communal services

proposed and this approach would not be feasible or economical in this situation. A detailed

Servicing Options Report has been prepared to support this proposal and is described in greater

detail later in this Report.

14.2 (23) Water Setback and Protection of Shoreline Integrity

a) Generally all buildings and structures and associated private waste disposal systems

shall have a minimum setback of 30 metres (or approximately 100 feet) from the high

water mark of a waterbody. This requirement may be increased or in very limited

situations decreased, depending on site conditions, if it is considered as infilling between

two existing residential dwellings, the particular use proposed and the comments from

the County of Renfrew. In the case of existing lots, where the setback cannot be met, the

setback shall be as remote from the high water mark as the lot will permit and from

Ontario Power Generation lands if it is by the Ottawa River and the Madawaska River

and their tributaries.


b) All new permits issued by the Township Sewage Inspector for private waste disposal

systems which involve construction of tile beds will be conditional upon the use of a fill

material known to have a good phosphorus retention capability.

c) The property between the shoreline of the water body and the dwelling or private waste

disposal system should be retained in its natural state to serve as a buffer which will

assist in minimizing the land-surface transport of nutrients to the lake. Council shall

encourage the retention of the natural soil mantle and mature tree cover within 30

metres (or approximately 100 feet) of the shoreline of the lake. Boathouses along the

waterfront shall be prohibited however; boat docks, boat launching facilities, and flood

and erosion control devices shall be permitted.

d) Dredging and/or filling activities involving the littoral zone shall be discouraged in order

to avoid the re-suspension of nutrients from the lake sediments and the destruction of

fish habitat. Any such dredging or filling shall require the prior approval of Council and

the Ministry of Natural Resources.

e) White Lake naturally produces algae and therefore caution should be taken when new

development is proposed with water frontage. To protect the water quality, significant

development proposals along the shoreline of White Lake should be accompanied with a

Lake Impact Assessment. The impact assessment should address issues such as the

nature of the development, existing water quality of the lake, surface water run-off,

impact and loadings of phosphorous, setbacks from the high water mark, topography

and the maintenance of trees and vegetation. For the purposes of this subsection,

significant development includes but is not limited to a plan of subdivision for 6 or more

lots, new or expanding campground/recreational vehicle park, and industrial or

commercial uses.

As part of the proposed subdivision, all buildings, structures and sewage systems on waterfront

lots will maintain the minimum 30m setback from the high water mark. Due to the steep slopes

and slip clays along the shoreline, the lands between the water and any proposed dwellings

would be retained in their natural state to help mitigate any run-off toward the water. Any

natural soils or mature tree cover along these slopes will remain. There would also be no

disturbance to any of the land along the shoreline expropriated by Ontario Power Generation.

No dredging or filling activities are proposed as part of the development. Additional details and

recommendations are included in the Geotechnical Investigation and Slope Stability

Assessment which is included in this application package and described later in this Report.


14.2(25) Hazardous Slopes and Unstable Soils

Many of the river and stream corridors within the Township such as Dochart and Locha

Creeks and portions of the Madawaska River, possess sensitive marine clays which may

become unstable and prone to failure when heavily saturated. Council, in consultation

with the County of Renfrew, may require that development applications adjacent to

these river and stream corridors be accompanied by a geotechnical study prepared by a

qualified geotechnical engineer, indicating how development can be accommodated on

this site.

A Geotechnical Investigation and Slope Stability Assessment has been prepared to address

slope hazards. A summary of the assessment is included later in the Report.

Section 15.0 of the Official Plan sets forth Land Development Policies within the Township, a

number of which pertain to the proposed subdivision. Applicable Section 15.0 policies are as

follows:

15.3 Plan of Subdivision Development Criteria

The County of Renfrew processes plans of subdivision. However, the Municipality must

approve of each plan of subdivision through recommendations to the County, passage of

the necessary zoning by-law amendment and by entering into a subdivision agreement.

In considering a plan of subdivision, Council shall be guided by the following policies:

1. Any predesignated area of national, provincial, or local historical significance shall

be protected from any possible negative impacts resulting from subdivision

development.

2. A plan of subdivision shall not be recommended for approval unless all lands

intended to be used as building sites can be used safely for building purposes

without danger from flood or other inundation or other adverse conditions so as to

be a danger to the health and safety of the present and future ratepayers of the

Township.

3. In determining which areas are suitable for development, several reports, either

singly or together, may be required by Council or a reviewing agency during the

review of the plan of subdivision (i.e. prior to draft approval or approval of any

required Official Plan amendment). The reports may include a hydrogeological and

terrain analysis report, a servicing options report or an environmental impact study.

4. The demand for the type and scale of development is justified based on population

projections for the municipality for a planning horizon of 15-20 years and the


amount of suitable land available for the proposed type of development in

settlement areas within the municipality; and

5. All lots not connected to municipal sewer and water shall have sufficient area so

that a private well for potable water supply can be located without danger of

contamination by the sewage system and to ensure that a serious drawdown of

groundwater levels beyond the boundaries of the lot and the total site is avoided.

6. Development shall only be permitted where convenient access to a public road is

available so as to ensure ready accessibility for school buses, ambulances, fire

trucks and other essential service vehicles. A minimum of two access points is

considered desirable to a publicly maintained open road allowance.

7. All lots shall be provided with direct access to a road developed to municipal

standards and Ministry of Transportation standards for subsidy purposes.

8. Any proposed lots may not landlock any parcel of land and must be designed to

allow for the integration with future development.

9. Upon draft approval of a plan of subdivision by the County of Renfrew, the

developer shall be required to enter into an agreement with the Municipality

covering among other items:

a) road requirements;

b) drainage requirements;

c) access requirements;

d) financial requirements;

e) insurance requirements;

f) servicing requirements; and

g) parkland requirements.

10. Where land being developed by a plan of subdivision abuts a Provincial highway or

collector road the layout of the subdivision should be designed in order that lots

back on to the Provincial highway or collector Road and front on to the interior

street. In such a case, no direct access from the lots to the provincial highway or

County Road will be permitted.

11. Notwithstanding the above, residential plans of subdivision along major

waterbodies shall be governed by the policies outlined in Section 3.3 of this Plan.

The subject property does not have any predesignated areas of national, provincial, or local

historical significance identified in any available mapping. To help mitigate flood and inundation

concerns, development will be directed toward the top of the steep slopes along the shoreline

where contour mapping shows an elevation greater than 115m geodetic. The high water mark

for this portion of the Madawaska River, falling between the Arnprior Dam and the Stewartville

Dam, is 100.58m geodetic. Development will be situated well above this flood elevation, and


the slope will be protected through the implementation of the recommendations included in

the geotechnical report.

Proposed lot sizes are all greater than 1.0ac (4,050m2) to provide sufficient area for individual

water and sewage services. The subdivision road will be designed by a qualified engineer with

access onto Mill Ridge Road, a maintained local road. The portion of the property not slated for

development will retain some frontage along Mill Ridge Road, ensuring no portions of the

property will become landlocked.

Several supportive studies have been prepared as part of the subdivision application, including:

a) a Site Servicing Report for individual on-site services,

b) a Hydrogeological Investigation and Terrain Analysis to assess the potential for impacts

on and abutting the site,

c) a Stage 1 and 2 Archeological Assessment to test for archeological potential,

d) a Geotechnical Study and Slope Stability Analysis to address the steep slopes, karst

topography and slip clays along the shoreline which may affect development,

e) conceptual grading and drainage plans for the roadway, and

f) an Environmental Impact Study to address impacts on the natural environment and

water quality of the Madawaska River.

15.5 Development Criteria

1. When considering an application for development that involves an official plan

amendment, a zoning by-law amendment or a site plan approval, Council shall be

satisfied that the proposal is appropriate, compatible with adjacent uses, in the

public interest and not premature.

2. Council also shall be satisfied that the site has the capability to meet the foregoing

policies:

a) All new commercial, industrial, institutional, medium and high density

residential uses shall be subject to Site Plan approval. Lands being developed

under the Condominium Act shall also be subject to Site Plan approval. Lands

being redeveloped or additions being added onto existing structures may also

be subject to Site Plan Control. The following information and technical

investigations may be required with the submission of a site plan application:

A landscape plan prepared by a professional landscape architect.

Landscaping will be required along public roads adjacent to the site and

vegetation landscaping should be integrated with parking areas.

Sites possessing trees may require a tree preservation plan prepared by a

professional arborist.


Sites located adjacent to arterial or collector roads may require sidewalks

parallel to the street, to safely separate pedestrian and vehicular traffic.

A Stormwater Management Plan using Best Management Practices.

An Erosion and Sediment Control Plan

Site design shall place a high priority on locating buildings adjacent to

streets and providing parking in rear and interior side yards.

The conservation of energy and the utilization of renewable energy

technologies, shall be an important consideration in the location, design,

construction and orientation of buildings to maximize solar gain in new

development.

3. The adequacy of school facilities and services to satisfy any new demand should be

ascertained before Council commits its support for significant residential

development.

4. (a) Council may consult with such experts and agencies as it considers necessary

before passing amendments or making recommendations to the approval

authority.

(b) The Township may require the developer to supply reports on matters such as

soils, geology, hydrology, vegetation, ecology, and drainage; and to supply

surveyed elevation information in order that the on-site and off-site impacts of the

development may be assessed. Thus, Council can determine which areas are

suitable for development.

The development criteria policies as described in Section 15.5 are geared more toward urban

site plan applications and their requirements. This proposal is for a 30 lot Plan of Subdivision in

the rural area, and does not involve any commercial, industrial, institutional, medium or high

density residential uses. Buildings will be located along the frontage of the proposed

subdivision road, with access onto Mill Ridge Road which is neither an arterial nor collector

road. The studies as identified in the previous section will be submitted as part of the proposal.

Detailed design will be completed after Draft Plan Approval has been issued, and a Zoning

Amendment will be submitted if required. Local facilities and services will be circulated for

comment during the review process, and any recommendations that arise can be considered in

the subdivision design and/or the subdivision agreement.

15.7 Sustainable Development

1. Council will encourage sustainable development, which means development that is

energy efficient, maintains a balance of environmental assets in the community,

promotes the conservation of resources and ensures an enhanced quality of life for


future generations. Other policies of this Plan will be interpreted so as to adhere to

these principles of sustainable development.

2. In addition, Council will promote sustainable development by:

a) supporting developments that are sensitive to natural environments such as

shorelands, wetlands, streams, and significant fish and wildlife habitat.

b) encouraging developers to design for energy efficiency by taking into account

solar orientation, prevailing winds, vegetative protection from wind and sun,

topography, and the potential to cluster buildings;

c) supporting developments that will create a healthy, more livable community

by encouraging outdoor physical activity, cycling and walking;

d) requiring that developers provide for the control of storm runoff during

construction and in the final design;

e) requiring developers to preserve a "treed community" through protection,

replacement and augmentation;

3. a) On balance, a development should result in some environmental gain, as

measured by the following:

I. movement toward community self-sufficiency with respect to housing,

employment, goods and services, recreation and other needs;

II. creating advantageous arrangements of uses and buildings so that the

relative nearness enables more social needs to be met and energy

savings to be achieved within developments;

III. reduced dependency on automobile;

IV. replacement of inefficient buildings and technologies;

V. increased population density (infilling, apartments, smaller lot sizes,

etc.)

VI. creation of new habitat for fish and wildlife;

VII. increased ratio of "green space" to "built space".

b) Council may require the proponent of a development of significant scale,

intensity or potential impact (e.g., plan of subdivision, industrial use,

waterfront location) to supply an Environmental Impact Statement as part of

the planning approval statement. Such statement need not be a thorough

environmental assessment but it should identify the existing environmental

condition of the site, the components of the development that promote

sustainability and the anticipated environmental gains.

4. Any development that satisfies the sustainable development criteria set out by this

Plan, and any Sustainable Development Strategy adopted by Council, will be given

priority consideration.


The development proposal will be situated in a rural area along the shoreline of the Madawaska

River. Natural resources on site will be preserved and access to the River will be limited to the

residential lots within the subdivision. The plentiful open spaces, forested areas, and water

access will serve to promote a healthy, liveable community through activity and active

transportation such as walking and biking. An Environmental Impact Statement has been

completed to address natural heritage features and potential for impacts. The proposed

development satisfies the sustainable development criteria as set forth in Section 15.7 and

complies with all applicable Official Plan policies. Overall, the proposed 30-lot subdivision

complies with the policies in the Township's Official Plan.

TOWNSHIP OF MCNAB / BRAESIDE ZONING BY-LAW

The subject property is zoned Rural (RU), Rural-Exception Twenty-Six (RU-E26) and

Environmental Protection (EP) in the Township of McNab / Braeside Zoning By-law Schedule A

Map 1 – West Half (See Figure 7). The purpose of the Rural-Exception Twenty-Six (RU-E26) Zone

is to permit an accessory building prior to the main permitted use. This Exception Zone covers

only a portion of the property. The wording of the Exception Zone as found in the Zoning By-law

is as follows:

Figure 7 – Zoning By-law excerpt of the Subject Property


Rural - Exception Twenty-Six (RU-E26) Zone

Notwithstanding any other provision of this By-law to the contrary, for those lands

described as part of Lot 9, Concession 7, in the geographic Township of McNab and

delineated as Rural-Exception Twenty-Six (RU-E26) on Schedule “A” (Map 1) to this By-

law, the existing accessory building shall be permitted prior to the main permitted use.

All other provisions of the RU Zone shall apply.

It is noted that a Zoning Amendment may be required as a Condition of Draft Plan Approval, to

place the entire subdivision in a consistent and appropriate Zone. A number of applicable

Zoning By-law provisions have been identified that pertain to the proposed subdivision. Section

3.0 of the Zoning By-law addresses General Provisions within the Township which apply to all

zones, except as indicated.

Section 3.13 of the Zoning By-law pertains to Lots to Front on Streets. The policies of Section

3.13.1 are applicable to the proposed subdivision:

3.13.1 No person shall erect or use any building or structure on a lot in any zone unless the lot

fronts on and has direct access to an improved street being a Provincial Highway, County

Road, or Township Road.

As part of the proposed development, a subdivision road, designed by a qualified engineer, will

be constructed to provide access to each lot in the subdivision. The road will be designed and

constructed to meet the requirement of Section 3.13.1 and to meet the Township's road

standards.

Section 3.22 addresses separation distances with Section 3.22(a) setting forth provisions for the

separation distances of dwelling. These provisions read as follows:

3.22(a) Dwellings

i. No dwelling shall be erected within the minimum distance from a livestock facility

required by the Minimum Distance Separation I (MDS I).

ii. No dwelling shall be erected within 60 metres of any Industrial Zone or Industrial-

Holding Zone.

iii. No dwelling, senior citizens home, nursing home, school or hospital shall be erected

within 150 metres of any Extractive Industrial or Extractive Industrial Reserve Zone.

iv. No dwelling, senior citizen home, nursing home, school or hospital shall be erected

within 300 metres of a quarry.


v. No dwelling shall be erected within 200 metres of a hauled sewage disposal site,

unless it is the owner's dwelling in which case the required separation distance shall

be 60 metres.

vi. No dwelling shall be erected within 100 metres of any animal hospital or kennel.

vii. No dwelling shall be erected within 500 metres of a waste disposal site.

MDS data was collected for five properties that had barns within 2km of the property without 4

or more intervening uses. Investigation led to an MDS calculation on the abutting property to

the north, with a civic address of 788 Mill Ridge Road, while the other four properties were

deemed to not contain buildings that were capable of housing livestock. As seen in Figure 5

found earlier in this report, the proposed area for subdivision development falls well beyond

the required 198m MDS setback for the livestock building on the lot abutting the subject

property.

The Township’s Zoning By-law Schedule A Map 1 – West Half and Schedule A Map 2 – East Half

do not identify and Industrial Zones or Industrial-Holding Zones within 60m of the property.

There are no Extractive Industrial or Extractive Industrial Reserves Zones within 150m of the

property. Additionally, no quarries, hauled sewage disposal sites, animal hospitals, kennels, or

waste disposal sites are found within their respective separation distances noted above.

Therefore, the proposed subdivision development would comply with all required separation

distances as found in Section 3.22(a).

Section 3.22 of the Zoning By-law deals with setback requirements which any building or

structure must show compliance with. These setback provisions read as follows:

3.22(a) Provincial Highway

Any development which is to occur adjacent to a Provincial highway shall be carried out

in accordance with the setback requirements, access and building permit controls of the

Ministry of Transportation. Any proposed access to the highway will be subject to the

prior approval of the Ministry of Transportation.

3.22(b) County Road

Any development which is to occur adjacent to a County Road shall be carried out in

accordance with the setback requirements, access and building permit controls of the

County of Renfrew Public Works and Engineering Department. Any proposed access to

the road will be subject to the prior approval of the County of Renfrew.


3.22(c) Other Road

The setback requirement shall be 10 metres from the road centreline plus the minimum

front yard depth required for such use in the Zone where it is located. Any proposed

access to the road will be subject to the prior approval of the Township of

McNab/Braeside.

3.22(d) Water Setback

A minimum water setback of 30 metres from the high water mark shall be provided.

Accessory boat docking or boat launching facilities shall not be required to meet the

water setback.

For an existing lot of record which has less than 64 metres of lot depth, the minimum

water setback shall be 20 metres. For the purposes of this subsection, lot depth is the

average distance between the front and rear lot lines.

For an existing lot of record situated between two existing dwellings separated by not

more than 100 metres, the minimum water setback may be reduced to the building line

established by the two existing dwellings, provided that it shall not be less than 15

metres from the high water mark.

3.22(e) Provincially Significant Wetland

120 metres from the boundary of the provincially significant wetland as shown on

Schedule “A”.

The provisions of Sections 3.22(a) – (c) and 3.22(e) do not apply to the development proposal as

the subdivision will front onto a Township Road. There are no Provincial Highways, County

Roads, Other Roads or Provincially Significant Wetlands on or abutting the property. The site

does have water frontage, and any proposed development is required to maintain the

appropriate water setback per Section 3.22(d). The proposed waterfront lots within the

subdivision will have greater than 64m in depth. Coupled with the steep slopes and contours

along the shoreline, development constraints would prohibit any development within 30m of

the High Water Mark. There are no existing lots of record situated between two existing

dwellings that may lead to reduced water setbacks. All waterfront development within the

subdivision will maintain a 30m setback.

Section 3.27 of the Zoning By-law addresses the Madawaska River Floodplain provisions, which

are very similar to the Madawaska River Floodplain provisions found in Section 14.2(14) of the

Official Plan. These floodplain provisions read as follows:


The lands along the Madawaska River that are subject to flooding are not to be

developed. Although there are no Flood Damage Reduction Program (FDRP) maps

available for the Madawaska River, based on input from Ontario Power Generation and

the Ministry of Natural Resources, the following elevations based on flooding potential

have been established:

1. Along the Madawaska River between the Arnprior dam and the Stewartville dam,

lands below the 100.58 m geodetic contour may be susceptible to flooding; and

2. Along the Madawaska River above the Stewartville dam, lands below the 146.3 m

geodetic contour are susceptible to flooding.

An elevation survey identifying the flood potential elevations mentioned above and

prepared by an Ontario Land Surveyor shall be required for all building permit

applications, unless Ontario Power Generation owns the lands up to or above the stated

elevation. Based on the findings of any required flood plain study or elevation survey,

land below the above contours shall be used in accordance with the permitted uses and

provisions of the Environmental Protection (EP) Zone.

As stated earlier, the subject property falls between the Arnprior Dam and the Stewartville

Dam, making any lands below 100.58m geodetic subject to flooding. Contour mapping shows

the site elevations at the top of slope along the shoreline are around 115m geodetic. Any

development would be placed beyond this elevation. The topography and soils found below the

115m geodetic elevation would not be conducive to development on-site. Therefore, all

proposed development should be located well above the flood elevation of 100.58m.

Section 17.0 of the Zoning By-law addresses requirements for the Rural (RU) Zone, with

permitted uses listed in Section 17.1 and Zone Provisions listed in Section 17.2.

17.1 Permitted Uses

No person shall use land or erect, alter or use a building or structure in any RU Zone

except for:

a) Residential Uses

single detached dwelling

semi-detached dwelling

duplex dwelling

a limited service dwelling on an existing lot of record

group home


b) Non-Residential Uses

Cemetery

private airfield

farm

farm limited

farm produce sales outlet

forestry

home industry

hunting and fishing camp

contractors yard or shop

logging hauler

mineral exploration

private club

public building

religious education facility

retail uses accessory to a permitted use

bed and breakfast establishment

17.2 Zone Provisions

No person shall use any lot or erect, alter or use any building or structure in any RU Zone

except in accordance with the following provisions:

Zone Provisions for the Rural (RU) Zone Zoning Section Zone Provision Requirement

17.2(a)

Lot Area (minimum)

i. single detached, semi-detached, limited service dwelling, home industry or duplex dwelling

ii. semi-detached dwelling (each unit on a separate lot)

iii. other permitted uses

4,047sq.m

2,024sq.m

2 hectares

17.2(b) Lot Frontage (minimum)

i. single detached, semi-detached or

45m


duplex dwelling, or other uses

ii. semi-detached dwelling (each unit on a separate lot)

23m

17.2(c) Front Yard Depth (minimum) 7.5m

17.2(d) Side Yard Width (minimum) 3m

17.2(e) Exterior Side Yard (minimum) 7.5m

17.2(f) Rear Yard Depth (minimum) 7.5m

17.2(g) Dwelling Unit Area (minimum) 65sq.m

17.2(h) Gross Floor Area (maximum) for Mineral Exploration

9.3sq.m

17.2(i) Lot Coverage (maximum) 33%

Additional requirements for the Rural (RU) Zone, as found in Section 17.2, are as follows:

j) No land on the lot of a logging hauler use, a contractor's yard or shop, a forestry

use, or a home industry shall be used for any other purpose than for a buffer strip

within,

15 metres of a lot in any Zone other than an Industrial Zone

12 metres of any street line.

k) Open Storage: In accordance with the provisions for Open Storage in Section 3 -

General Provisions of this By-law.

l) Parking and Loading: In accordance with the provisions for Parking and Loading in

Section 3 - General Provisions of this By-law.

m) Separation Distance: In accordance with the provisions for Separation Distance in

Section 3 - General Provisions of this By-law.

n) Setbacks: In accordance with the provisions for Setbacks in Section 3 – General

Provisions of this By-law.

o) Accessory Uses, Buildings and Structures: Notwithstanding any Zone Provision of

this Zone to the contrary, uses, buildings and structures that are accessory to the

permitted uses of this Zone shall be permitted in accordance with the requirements

for Accessory Uses, Buildings and Structures in Section 3.0 General Provisions of this

By-law.

The development proposal is for a rural subdivision fronting onto Mill Ridge Road. Of the

residential uses permitted under Section 17.1, only single-detached dwellings would be

constructed on the subdivision lots. Duplex dwellings, group homes and limited service

dwellings on existing lots of record will not be residential uses within the subdivision. Of the


Non-residential uses permitted in Section 17.1, none are anticipated as being part of the

development. Structures built within the subdivision will be lower density residential uses with

individual on-site servicing.

Each of the 30 lots proposed as part of the subdivision will have at least the minimum required

area of 4,047sq.m and the minimum required frontage of 45m in the Rural zone. Any built

development on the subdivision lots will comply with the zone provisions as found in Section

17.2(c) – 17.2(i). Any parking requirements, separation distances, setbacks or accessory uses

will be provided in accordance with their relevant provisions as found in Section 3.0 – General

Provisions of the Zoning By-law.

Section 17.3 Exception Zones

A portion of the property falls within the Rural-Exception Twenty-Six (RU-E26) zone on the

Township Zoning By-law Schedule A. Site specific provisions for the RU-E26 Zone can be found

under Section 17.3(z) of the Zoning By-law. The wording of the exception zone is as follows:

17.3(z) Rural - Exception Twenty-Six (RU-E26) Zone

Notwithstanding any other provision of this By-law to the contrary, for those lands

described as part of Lot 9, Concession 7, in the geographic Township of McNab and

delineated as Rural-Exception Twenty-Six (RU-E26) on Schedule “A” (Map 1) to this By-

law, the existing accessory building shall be permitted prior to the main permitted use.

All other provisions of the RU Zone shall apply.

Therefore, the exception zone is merely to permit an accessory building without a main

permitted use. The RU-E26 zone and its provisions should not have any marked effect on the

proposed subdivision; however, it is understood that it may be necessary to remove this site-

specific provision from the property as a condition of Draft Plan Approval.

Section 20.0 of the Zoning By-law addresses requirements for the Environmental Protection

(EP) Zone, with permitted uses listed in Section 20.1 and Zone Provisions listed in Section 20.2.

20.1 Permitted uses

No person shall use land or erect or use a building or structure in any EP Zone except for:

a) Residential Uses

a single detached dwelling existing at the date of passing of this By-law.

b) Non-Residential Uses

dam or other water control structure


erosion control structure

existing farm

limited farm

passive recreation

no new buildings or structures other than for flood or erosion control

20.2 Zone Provisions

No person shall use any lot or erect, alter or use any building or structure in any EP Zone

except in accordance with the following provisions:

a) Front Yard Depth (minimum) 10.5 metres

b) Side Yard Width (minimum) 5 metres

c) Rear Yard Depth (minimum) 15 metres

d) Lot Coverage (maximum) 1%

e) Building Height (maximum) 5 metres

Environmental Protection lands are identified across the majority of the water frontage on the

property. Much of the EP zone rests on the Ontario Hydro expropriated lands which are

alongside the water's edge. No building is permitted on the expropriated lands. Impacts on the

EP zone will be considered in the placement of development on each lot.

The proposed subdivision development complies with the applicable sections of the Township’s

Zoning By-law. The development will comply with the provision of Section 3.13.1 dealing with

lot frontage on municipal streets. The development will comply with the Minimum Distance

Separation requirements of Section 3.22(a), the setback provisions of Section 3.23(d) and the

Madawaska River floodplain requirements of Section 3.27. Uses on the property will be limited

to low density residential development that will comply with the Zone Provisions of the Rural

(RU) Zone set forth in Section 17.2.

SUPPORTING STUDIES

Archaeological Assessment

A Stage 1 and 2 Archaeological Assessment was prepared by Past Recovery Archaeological

Services Inc in Perth (September 2016). During the Stage 1 Assessment, the archaeology team

conducted "historical, environmental and archaeological research" to evaluate the

archeological potential of the subject property. As part of the Stage 1 work the potential for

both pre-Contact and post-Contact resources on the property was identified, and therefore a


Stage 2 Assessment was warranted. The Stage 2 Assessment included "both the pedestrian

survey of ploughed fields as well as shovel test pit survey at 5 m intervals of unploughable

areas". In this review, two archaeological sites were found, one consisting of a single biface

(stone implement) from the Late Archaic period and the second consisting of "a scatter of late

nineteenth century domestic refuse associated with the remains of a stone foundation." After

further analysis, the archaeology team concluded that the biface was an isolated find; it was

sufficiently documented and no further assessment is recommended.

The late nineteenth century find meets the Provincial requirements for a Stage 3 Assessment.

It is recommended that the affected portion of the subject property (shown in Figure 8 below)

be avoided and protected so that the balance of the development can proceed. This area

affects all of Lot 1 and portions of Lot 30 as shown on the Draft Plan. The protection area

includes a 20 metre protective buffer and a 50 metre monitoring buffer. Other protective

measures are detailed in the Archaeological Assessment Report included as part of this

submission package. The Archaeological Assessment has been submitted to the Ministry of

Tourism and Culture for review.

Figure 8: Draft Plan including areas subject to archaeological protection


Geotechnical Investigation and Slope Stability Assessment

A Geotechnical Investigation and Slope Stability Assessment was completed for the subject

property by Houle Chevrier Engineering (September 2016). The investigation was conducted "to

identify the general subsurface conditions at the site by means of a limited number of test

holes and, based on the factual information obtained, provide engineering guidelines on the

geotechnical design aspects of the project, including construction considerations that could

influence design decisions." A total of twenty-four test holes were excavated across the site, in

conjunction with the Hydrogeological Assessment and Terrain Analysis completed by the same

firm (described further below).

Soils and groundwater levels were evaluated by the project team. Silt, sand, clay, glacial till and

other materials were evident in various parts of the site, along with organic materials. Inferred

bedrock was also encountered in several locations, and the groundwater was also evaluated.

Groundwater chemical testing was completed for three water samples.

The Report provides general guidelines and recommendations for future construction on the

site, including the following:

- The grade raise across the site should be limited to approximately 3 metres due to the

silty clay/silt and clay that is evident on the site

- Careful consideration of site material and side slopes should be given for the excavation

of foundations

- Conventional strip or pad footings foundations should be used, and imported granular

material may be required in some locations

- At least 1.5 metres of earth cover for frost protection should be provided around all

exterior footings and the unfinished portions of dwellings, or a combination of earth

cover and polystyrene insulation

- Several backfill alternatives for the foundations walls and around the garage areas are

proposed in the Report

- Due to potential impacts on the silty clays, no deciduous trees should be planted closer

to the buildings than the ultimate height of the trees

- During roadway construction, all topsoil, organic material and any deleterious material

should be removed first and appropriate subgrade material used to raise the road if

necessary; a qualified geotechnical engineer should be involved during the road

construction process

- Embankment construction will be required for the ravine crossing on site

- Specific recommendations for granular material and pavement design are included in

the Report


The Slope Stability Assessment included in the Report was completed using the results of the

Geotechnical Investigation described above. Soils used in the Slope Stability Assessment

included sand/silty sand and weathered silty clay, along with assumed groundwater conditions.

Using modeling, the project team concluded that "the east-west aligned southern slope along

the Madawaska River are considered stable under conservative static loading conditions [and]

the ravine side slopes are considered stable under conservative static loading conditions."

Seismic loading conditions were also modelled, and no concerns were raised.

Setbacks from unstable slopes, also known as the "erosion hazard limit" were considered; this

includes stable slope allowance, toe erosion allowance, and erosion access allowance. No

stable slope allowance is required. A toe erosion allowance of 3 metres is recommended along

the ravine, while no toe erosion allowance is required along the Madawaska River. An erosion

access allowance of 3 metres is recommended.

Detailed recommendations and the results of the field testing are included in the Report.

Preliminary Environmental Impact Study

A Preliminary Environmental Impact Study was prepared by Jp2g Consultants Inc in partnership

with Muncaster Environmental Planning (September 2016). The Study was completed in order

to evaluate the potential environmental impacts of the proposed subdivision and to define the

scope of work for a full Environmental Impact Study to be completed at a later date (likely in

the spring of 2017). A number of Species at Risk (SAR) were identified by the Ministry of

Natural Resources and Forestry as having the potential to occur on or adjacent to the subject

property.

The Report recommends that a full EIS be completed in 2017, to include the following:

- Targeted surveys for Barn Swallow

- Targeted surveys for Whip-poor-will

- Breeding bird surveys

- Further assessment for Butternut Trees

The Report also provides specific recommendations for onsite mitigation to reduce the impacts

on the environment for any site development work be done prior to the 2017 EIS being

completed. The detailed recommendations are included in the Report.


Hydrogeological Investigation and Terrain Analysis

Houle Chevrier Engineering completed a Hydrogeological Investigation and Terrain Analysis of

the subject property (July 2016). The Study considered the local geology, topography and

surface and ground water, as well as looking at water well records within a 1 km radius. A total

of twenty-one water well records were considered in the Study, along with two onsite test wells

and one onsite private well. The average well depth in this area is 29 metres below ground

surface. Four boreholes and twenty test pits were excavated as part of the terrain analysis on

the site. Soil and water samples were submitted for testing and evaluation.

Using conceptual modelling, the engineering team evaluated the hydrogeological conditions on

the site. The overburden on the site ranges from 3 to 12.4 metres in thickness and generally

consists of low permeability soils. The experts concluded that "the majority of the site is

hydraulically isolated from the surficial impacts of development due to the relatively thick,

continuous layer of low permeability soils across the subject site and adjacent lands. However,

due to the variable overburden thickness (0.15 to 3.0 metres) above the marble bedrock in the

western portion of the site, the bedrock aquifer is not completely isolated and therefore

measures should be implemented in the design of septic systems to add additional protection

above the bedrock."

It is assumed that Class IV sewage systems will be installed on each lot, although tertiary septic

systems may be considered. The Report notes that "the septic leaching bed design [on each

lot] must ensure that the bottom of the absorption trenches is at least 0.9 metres above low

permeability soils (such as silty clay), bedrock and at least 0.9 metres above the seasonally high

groundwater table. Based on the soil conditions which were observed in the test pits, it is

expected that some or all of the septic leaching beds at this site will be partially or fully raised."

Further, "due to the potential for shallow bedrock conditions in the western portion of the site,

it is recommended that a compacted clay seal (with a minimum thickness of 0.15 metres) be

placed below the leaching bed and sand mantle on any lots where there is less than 0.3 metres

of suitable native soil above the surface of the bedrock."

Potential nitrate impacts were evaluated and modelled, and the potential nitrate impacts were

assessed to be below the Provincial standard. Extended well casings and/or compacted clay

liners under the septic systems can help to minimize impacts.

Groundwater quality and quantity was assessed using test wells and test pits on site. Two new

test wells were drilled, and the existing private well on the property was used, along with

available hydrogeology data from the abutting subdivision. The water samples all met the


Ontario Drinking Water Standards for potable water from the water supply aquifer. The

concentration of hardness was higher than the ODWS, however, still within an acceptable range

for consumption. Treatment through water softeners or other means may be considered. The

level of manganese in the water also exceeded the aesthetic objection in the ODWS standards,

however, there are no health related concerns. Water quantity was evaluated through a series

of pump tests, and sufficient quantity of water was evident to meet the needs of the

subdivision. Drawdown impacts on abutting wells was also monitored and modelled, showing

sufficient capacity with no measurable impacts on neighbouring wells.

A list of specific recommendations around well construction, well ownership, septic system

construction and septic ownership is included in Section 8 of the Report.

Servicing Brief

A Servicing Brief was prepared by Kollaard Associates to support the project (September 2016).

There are no municipal sanitary services available to the site and therefore the lots will be

serviced with individual septic systems. While a septic system can readily be accommodated

on each proposed lot, individual lots should be assessed for soils and overburden prior to the

issuance of a septic permit. Individual drilled wells will be installed on each lot.

Recommendations for the design and installation of wells and septic systems are summarized in

the Servicing Brief, in consultation with the Hydrogeological Investigation prepared by Houle

Chevrier Engineering. Stormwater management is described in general terms to include

roadside ditches, swales and best management practices to minimize impacts on the

Madawaska River and surrounding lands; the details of the proposed stormwater management

methods are described in greater detail in the separate Conceptual Stormwater Management

Design Report prepared by Kollaard Associates and described below. Erosion and sediment

controls measures are recommended during construction, and utilities including hydro and

telephone will be designed after Draft Plan Approval is issued.

Conceptual Stormwater Management Design

Kollaard Associates completed a Conceptual Stormwater Management Design to support the

proposed subdivision (September 2016). The receiving water body for runoff from the site is

the Madawaska River. As noted above, roadside ditches, swales and best management

practices will be used to minimize sedentary flow, and the design is based on a one hundred

year storm event. An enhanced level of quality treatment is recommended due to the receiving

water body containing fish habitat. Silt fence barriers are recommended during construction,

with straw bale check dams in the ravine areas; these measures should be installed prior to any


construction on the site. An emergency spill kit is also required on site. Sediment and erosion

control measures should also be used on individual lots as development proceeds, and left in

place until construction is completed and vegetation is established.

SUMMARY

A 30-lot residential subdivision is proposed on the subject lands located off Mill Ridge Road in

the Township of McNab/Braeside. Lots will be serviced by individual wells and septic systems,

and stormwater will be managed through roadside ditches, swales and best management

practices. The subdivision is a permitted use in the Official Plan of the Township of

McNab/Braeside, and the proposed lots comply with the provisions of the Rural zone. The

proposal can be considered consistent with the policies in the Provincial Policy Statement

(2014). All supporting studies and reports, along with preliminary lot grading and drainage

design, has been completed to support the project. Additional environmental analysis will be

required in 2017. The development can be considered compatible with surrounding rural

residential land uses.

Should you require any additional information, please do not hesitate to contact the

undersigned.

Sincerely,

Tracy Zander, M.Pl, MCIP, RPP

september 26, 2016 charles cheesman, mcip, rpp dear mr. … · 2020. 1. 8. · p.o. box 20148...

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