6)
An appeal of the
Committee’s decision may only be made to the Ontario Municipal Board by the
owner of the affected property.
7)
If the Committee
approves the application, a Site Plan Agreement will be prepared outlining the
conditions of the approval, if any. This Agreement must be signed by the
applicant and a representative of the Township. It may be a requirement of the
Committee, to have the Site Plan Agreement registered with the Land Registry
Office to ensure conformity with imposed conditions.
8)
The Township’s Site
Plan Control By-law, as implemented through the Ontario Planning Act, is recognized
under the provisions of the Ontario Building Code as “applicable law”. Accordingly,
the Township’s Chief Building Official (CBO) cannot issue a building permit
until the Site Plan Agreement has been entered into by the owner/applicant,
when applicable. Once this Agreement has been finalized, the CBO may issue a
building permit provided structural/design changes that may be required as part
of the Site Plan Agreement are incorporated into the application for a building
permit.
Commercial
Site Plan Applications
Applicants are
encouraged to review the Township’s Commercial Site Plan Design
Guidelines prior to the submission of a commercial site plan
application. These guidelines have been established to ensure that future
commercial development or redevelopment preserves and enhances the overall
aesthetic and natural quality of Rideau Lakes. Township staff welcome
applicants to schedule a preliminary review of their commercial development proposal
to identify possible constraints and opportunities.
Who will
review the Site Plan Application?
Township Council
has given approval authority for Site Plan applications to the Planning
Advisory Committee and to the Manager of Development Services. The Manager is
able to approve all applications which are fully-conforming with the Township’s
planning documents and the underlying principles of good land use planning.
The Planning Advisory Committee is the approval authority charged with
the task of reviewing all other applications. The Committee is comprised of 5
members of Council and the Mayor. Public meetings associated with the review of
planning applications generally occur on the second and fourth Wednesday of
each month. While the meetings are commonly held at the Township’s
municipal office, special circumstances may warrant the holding of a public
meeting at one of the municipal community centres. Applicants are advised to
consult with Township staff prior to their scheduled meeting to verify its time
and location.
How will the
public meeting be run?
1)
All applicants and
persons wanting to speak to an application are asked to wait outside the
meeting room until their application is called.
2)
The Chair of the
Committee will announce each application as it occurs on the meeting agenda.
3)
A staff member will
provide an overview of the application as well as a recommendation.
4)
The Chair will ask the
applicant if he/she has anything to add to the review of the application.
5)
The Chair will ask
members of the Committee if they have any questions for staff or the applicant.
Site Plan Control Applications are not circulated to the public; however,
anyone may attend a scheduled public meeting. It is up to the Committee to
decide if comments from the public will be entertained.
6)
Typically, a decision
will be made during the meeting and a copy of the decision will be sent to the
applicant. The Committee’s decision may be deferred if additional information
is required or if the proponent seeks to address issues/concerns raised by
Committee members or the public.
How Will
Staff Review Your Application?
ü Staff will first review the application to determine
the proposal’s conformity with the Township’s Zoning By-law and Official Plan,
as well as the policies of the Ontario Provincial Policy Statement.
Township staff will also have regard for the principles of good land use
planning (e.g. land use compatibility, health and safety, environmental impact,
etc.).
ü Following the initial review, staff will conduct an
on-site analysis of the unique aspects of the property which may affect the
proposal. Such aspects may include: site topography, environmental features,
site context, the location of hydro corridors, potential traffic impacts, the
location of the septic system and well; and any other factors as determined on
a case by case basis.
ü In reviewing the application, staff may have regard
for similar proposals that have been reviewed by the Committee to ensure
consistency in decision-making activities and general municipal standards.
ü When relevant, the Township will circulate the
application to outside commenting agencies which may include: the Conservation
Authority; Parks Canada; the County of Leeds and Grenville; and any Ontario
Ministry whose mandate may require consideration of the project (e.g. Ministry
of Transportation, the Ministry of Natural Resources, the Ministry of Municipal
Affairs and Housing, the Ontario Ministry of Agriculture, Food, and Rural
Affairs, etc.).
ü Pending receipt of comments from any outside agency;
and following the completion of an on-site review of the proposal, staff will
formulate a recommendation which will be presented to the Planning Advisory
Committee during the scheduled public meeting.
Application
Fees
All fees are required at the time of making an
application to the Township and are not refundable. The fees for Site Plan Control are
as follows:
|
Residential – deck only with no site inspection
required
|
$120.00
|
|
Residential –
total construction is less than 500ft2
|
$355.00
|
|
Residential –
total construction is greater than 500ft2 but less than 2000ft2
|
$540.00
|
|
Residential – total construction is greater than
2000ft2
|
$725.00
|
|
Commercial – total construction is less than 5000ft2
|
$540.00
|
|
Commercial –
total construction is greater than 5000ft2 but less than 20,000ft2
|
$960.00
|
|
Commercial – total construction is greater than
20,000ft2
|
$2,600.00
|
Conservation
Authority Fees
Site Plan
Applications may be subject to review by the Cataraqui Region Conservation
Authority (CRCA) or the Rideau Valley Conservation Authority (RVCA) depending on
the location of the affected property and associated development. Consultation
with CRCA/RVCA staff is strongly recommended to determine whether or not a
permit is required. Failure to obtain a permit from the conservation authority
can lead to subsequent delays in the Township’s issuance of a building permit.
Specialized
Studies:
Please be advised
that the Township may require that specialized studies be completed. Such
studies may include: an Environmental Impact Study (EIS); land use
compatibility study; a hydrogeological and/or geotechnical assessment; a
traffic assessment; a lake impact study; archaeological report or another form
of analysis used to ensure that a proposal will not result in negative impacts
to the public or the environment, amongst other factors. The need for such
studies may be determined from the outset based on the location of proposed
development, or following a site inspection through which staff may identify
potential hazards or conditions requiring consideration. Consultation with
staff is again encouraged.
|
5 KEY FACTORS that may facilitate the approval of your
application:
1)
Meet with a Township
Planner prior to the submission of your Site Plan Application. Staff may be
able to identify potential issues and opportunities which could affect your
project. In addition, staff may be able to present you with options to make
your proposal more acceptable.
2)
Ensure that the Site
Plan Application is complete and that the information provided is
accurate. Delays in the Township’s review of an application commonly stem
from a lack of detailed information. Remember to provide an inventory of all
structures on the affected property and their respective dimensions.
A detailed and accurate site plan drawing can be extremely beneficial in the
overall review of a particular development proposal.
3)
Contact the Township
prior to the scheduled public meeting to obtain a copy of the staff report
and to more-fully understand the recommendation being provided to the
Committee.
4)
It is highly
recommended that you attend the public meeting to answer questions from the
Committee or any other member of the public.
5)
Contact Township
staff the day following the meeting to determine how to proceed with the
completion of a building permit or any subsequent planning approval.
|
Other
Frequently Asked Questions
1.
How can I find
out if my application will be approved before I make an application?
Staff are available to review
the application prior to its submission. Staff will provide as much guidance
as possible based on their knowledge of the Township’s planning documents, the
history of Committee decisions on similar applications, and the circumstances
of the individual property. Applicants should be advised that while staff have
a good understanding of the Township’s regulations and policies and how the
Committee has reviewed similar applications in the past, it is not always
possible or advisable for staff to be absolutely confident of how successful an
application will ultimately be.
2.
When do I need
to have my application in to get on an agenda?
Generally, 20 days prior to the meeting is sufficient to allow
staff enough time to fully-review the application. Periods of peak development
activity throughout the summer months may cause an increase in the time
required to review and schedule an application for a public meeting.
3.
What is my
recourse if the application is denied, or I’m dissatisfied with the conditions
of approval?
An appeal to the Ontario
Municipal Board is your recourse. Contact staff to find out more about how to
make an appeal or visit the Ontario Municipal Board’s website at www.omb.gov.on.ca .
4.
Who has the
right to appeal a decision regarding a Site Plan Application?
Only the applicant can appeal
the decision to the Ontario Municipal Board.
5.
How is the fee
determined?
Council sets the fee schedule
each year. The fee is set based upon a calculation of staff time, mileage to
travel to the site, Committee member stipends, file storage costs, notices sent
to adjacent property owners, and general administration of the process.
6.
How long is my
Site Plan Control approval good for?
The Township policy is to
respect all previously approved Site Plan Control applications.
7.
Can someone else
besides the owner apply for Site Plan approval?
The owner can authorize another individual/firm to act as their agent
throughout the site plan application process.
8.
Do I need to have a
professional prepare and submit my application?
Site plan applications associated with
small-scaled development do not typically require the assistance of a
professional (e.g. engineer, planner, architect, designer, etc.). However,
larger-scaled projects may benefit from the expertise of someone who has an
understanding of the planning process and the requirements of the Ontario
Planning Act, Provincial Policy Statement; and other related regulatory
documents as administered by the Township of Rideau Lakes, the County, and the
Province.
9.
How does the
public become involved in the process?
Unlike other planning
applications, the Planning Act does not require any public notice of an
application made under the Site Plan Control By-law. While in some instances
applications may be presented to the Township’s Planning Advisory Committee,
they are not generally reviewed as part of a formal public meeting. It is the
Committee’s discretion to notify the public of an application that they believe
may affect the greater public interest. There are no formal appeal rights for
the public.
10.
Will there be
conditions placed upon my Site Plan approval?
It is common for conditions to
be placed on the approval of a site plan application. Such conditions may include:
the replanting of native trees and shrubs along the shoreline, the movement of
hydro lines (which should be coordinated with Hydro One), a reduction of the
building footprint to more-adequately respect on-site constraints, landscaping
requirements, financial contributions due to a determined impact on municipal
infrastructure, lighting restrictions, and the upgrading of an existing septic
system to meet the requirements of the current Ontario Building Code.
11.
Where can I find
the regulations and restrictions for my property?
The Township’s Zoning By-law is
the most important document with respect to the regulation of development and
land use activities occurring/proposed within the municipality. The Zoning
By-law is designed to implement the policies of the Township’s Official Plan.
The Official Plan is used as a guide to the future growth of the Rideau Lakes’
Community. A copy of the Zoning By-law and Official Plan (both hard copies and
electronic/CD copies) can be purchased from the Department of Development
Services. The Zoning By-law and Official Plan can also be accessed through the
Township’s Website (www.twprideaulakes.on.ca)
via the Development Services Department link.
12.
Will a staff
planner visit my property prior to an application being submitted to assess the
potential development proposal?
The Development Services
Department strives to provide such a service dependent upon other workload
priorities. Generally, staff are able to communicate the intent and purpose of
the Township’s regulatory documents by reviewing a particular proposal with the
applicant and use of the municipality’s Geographic Information System (GIS).
This preliminary review can save time and associated costs for both the
Township and the applicant. However, when on-site considerations cannot be
adequately understood by using the Township’s mapping system, staff will make
every effort to schedule an on-site inspection to review existing and potential
development constraints. In all cases, staff will visit the property once a
site plan application has been received by the Township. Applicants may be
required to provide access to the property should such a need arise (e.g.
island lots).
SITE PLAN CONTROL APPLICATION
– CHECKLIST –
The following must be provided in order for
the application to be deemed “complete”:
ð
Application Form [all sections must be
complete]
ð
Site Plan drawing including:
o
Title (owners name, property address, north
arrow, scale, and legend)
o
Property boundaries and dimensions
o
All existing and proposed structures with their
dimensions and the setback distances between each structure and adjacent
property lines/waterbodies
o
Location of existing or proposed septic system
and drilled/dug well on site; and within adjacent properties if known
o
Location of entrance/driveway and any existing
rights-of-way/easements
o
Location of existing or proposed landscaping,
trees, naturalized areas, etc.
o
Identification of steep slopes, rock
outcroppings, low-lying areas and other topographical features that may affect
drainage patterns on and off site
o
Identification of natural features (e.g.
wetlands, woodlots, watercourses, etc.)
o
Identification of artificial features (e.g. roads,
hydro corridors, ditches, etc.)
o
Description of adjacent land uses (e.g.
residential, commercial, open space, etc.)
ð
Township Fee [see applicable “Application Fees”
listed on page 3]
ð
Copy of Property Transfer / Deed of Land
ð
Copy of septic permit or “Request for File
Search” as provided by the Health Unit (generally applicable to systems
installed between 1973 and 1998)
ð
Floor Plans and Building Elevations (discuss
with staff to determine applicability)
NOTE: Full size drawings may be submitted however in all cases copies of
the drawings must be provided on Ledger-sized paper (11” x 17”) or smaller
for copying purposes and for inclusion in the final Site Plan Agreement.
The Township may require additional information to ensure
conformity with provincial and other regulatory documents. Applicants are
encouraged to consult with staff from the relevant conservation authority to
determine whether or not approvals/permits are required. The Township may not
be able to issue a building permit until such approvals/permits are obtained.
Site Plan Application Form