city of brockville comprehensive zoning by

Transcription

BROCKVILLE
CITY OF BROCKVILLE
COMPREHENSIVE ZONING
BY-LAW REVIEW
DISCUSSION PAPER
D14-13-010
OCTOBER 2013 | FINAL
TABLE OF CONTENTS
1.
INTRODUCTION ......................................................................................... 1
1.1
Purpose and Goals of this Project ................................................................................................. 1
1.2
Study Process ................................................................................................................................ 2
1.3
Purpose of this Paper .................................................................................................................... 3
2.
PLANNING CONTEXT ................................................................................. 4
2.1
Provincial Planning Framework .................................................................................................... 4
2.2
City of Brockville Official Plan ....................................................................................................... 5
2.2.1
Goals and Objectives ............................................................................................................. 5
2.2.2
Land Use Policies ................................................................................................................... 7
2.2.3
Zoning Policies....................................................................................................................... 9
2.3
3.
Overview of the Current Zoning By-law...................................................................................... 10
KEY ISSUES & OPPORTUNITIES ................................................................ 13
3.1
Pre-Zoning as an Approach to Implementing the Official Plan................................................... 13
3.2
Neighbourhood Development Areas (New Areas) ..................................................................... 14
3.3
Neighbourhood Areas (Existing Areas) ....................................................................................... 16
3.4
Downtown and Central Waterfront Area ................................................................................... 16
3.5
Mixed Use Commercial Areas ..................................................................................................... 19
3.6
Mixed Use Corridors ................................................................................................................... 20
3.7
Application of Holding Prefix ...................................................................................................... 20
3.8
Development Permit System ...................................................................................................... 21
3.8.1
Background and Description of the Development Permit System ..................................... 21
3.8.2
Examples of Other Development Permit Systems .............................................................. 23
3.8.3
Requirements for Implementing a Development Permit System in Brockville .................. 24
3.8.4
Options for a Development Permit System in Brockville .................................................... 24
3.9
Minor Variances .......................................................................................................................... 25
3.10
Modernization of Definitions ...................................................................................................... 27
3.11
Exceptions ................................................................................................................................... 28
3.12
Parking and Loading .................................................................................................................... 29
3.13
Natural Hazards........................................................................................................................... 29
3.14
Natural Heritage Conservation ................................................................................................... 31
City of Brockville Comprehensive Zoning By-law Review | Discussion Paper | October 2013 | i
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4.
Other Considerations (Consultation) .......................................................................................... 32
MAPPING REVIEW & OPTIONS ................................................................ 35
4.1
Conformity with Land Use Designations ..................................................................................... 35
4.2
Mapping Format Options ............................................................................................................ 36
4.3
Use of GIS .................................................................................................................................... 37
4.4
Web Integration .......................................................................................................................... 37
5.
ZONING BY-LAW STRUCTURE & FORMAT ................................................ 38
5.1
Structure ..................................................................................................................................... 38
5.2
Format ......................................................................................................................................... 39
5.3
Accessibility ................................................................................................................................. 41
5.4
Zoning Amendment versus New Zoning By-law ......................................................................... 41
6.
CONCLUSIONS & RECOMMENDATIONS ................................................... 43
7.
NEXT STEPS ............................................................................................. 45
APPENDIX
Appendix A: Zoning Overlaid onto Schedule 1 of the City of Brockville Official Plan
ii | Prepared by MMM Group Limited for the City of Brockville
1.0
Introduction
The City’s new Official Plan establishes a new course for planning the City of Brockville. The City’s Official
Plan is a comprehensive policy document used primarily to guide decisions regarding land use planning
and physical change in the City. Based on the principles of sustainability, the Plan identifies areas of
regeneration and growth, new neighbourhood areas, as well as policies guiding the development of
more attractive, walkable communities, the protection of the character of stable neighbourhoods, and
the development of transit-oriented nodes and corridors.
The Zoning By-law is considered one of the primary means to implement the policies of the Official Plan.
The Zoning By-law is a detailed, site-specific regulatory document, which prescribes the types of uses,
lot and building requirements for all property within the municipality. The Zoning By-law must conform
to the policies of the Official Plan, which provides more high-level guidance on land use and community
design.
The City of Brockville has initiated a review and update to its Comprehensive Zoning By-law to
implement the City’s new Official Plan. This Discussion Paper introduces the purpose of this project and
forms the basis for preparing the Draft Zoning By-law.
1.1
Purpose and Goals of this Project
The primary purpose of this project is to bring the City’s Comprehensive Zoning By-law into conformity
with the City’s new Official Plan and to implement the policies of the Official Plan. Additionally, there is
an opportunity to address other issues with the Zoning By-law, such as issues related to clarity,
administration, interpretation, enforcement or site-specific issues. There may also be opportunities to
implement the directions of other policies, plans, principles and guidelines, such as the City’s new
Sustainability Plan and the Downtown and Waterfront Master Plan and Urban Design Strategy. This
project will result in either an amendment to the existing Zoning By-law or a new Zoning By-law. One of
the issues examined in this paper is the evaluation of whether the study should result in an amendment
to the existing Zoning By-law or a new Zoning By-law, based on an assessment of the pros and cons of
each approach.
The study should be guided by general goals, to ensure that the purpose of the study is being achieved,
and that any opportunity to improve the Zoning By-law is being considered. The goals of this study are
as follows:
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To prepare a contemporary , progressive Zoning By-law, with improvements to clarity,
administration and interpretation;
City of Brockville Comprehensive Zoning By-law Review | Discussion Paper | October 2013 | 1
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1.2
To ensure that the Zoning By-law conforms with the Official Plan and effectively implements its
policies;
To understand and reflect the needs and interests of the community, including private property
owners and residents;
To identify opportunities to implement other relevant legislation, policies, guidelines and
studies, as appropriate; and
To consult with staff, stakeholders and the public to ensure that their needs and issues are
appropriately addressed.
Study Process
The process for this project was outlined in the Terms of Reference, which was approved by Council on
February 12, 2013. The process consists of three stages, as follows:
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Stage 1: Background research and review of the existing Zoning By-law;
Stage 2: Preparation of the Draft Zoning By-law; and
Stage 3: Refinement of the Draft Zoning By-law and final enactment.
In Stage 1, the Discussion Paper (this paper) will be completed in draft. The key outcome of this stage is
to identify the key issues and opportunities that can be addressed through this project, based on a
detailed review of the existing Zoning By-law, the Official Plan’s policies and other policies, guidelines,
legislation and regulations that may need to be implemented in the Zoning By-law. It will be important
to consult with City staff, stakeholders, Council and the public to develop a complete understanding of
the issues and opportunities that should be addressed through this process.
Stage 2 involves the preparation of the Draft Zoning By-law, using the Discussion Paper (this report) as a
basis. Additionally, a Summary Report will be prepared to outline the key recommendations and
directions for the Draft Zoning By-law. The Summary Report may function as a consultation tool, used to
clearly and concisely communicate the key changes to the Zoning By-law to a broad audience.
Stage 3 involves revisions and refinement to the Draft Zoning by-law, to consider input from City staff,
the public and other government stakeholders. The By-law will be brought forward for approval by
Council in accordance with the requirements of the Planning Act.
Consultation is an important aspect of this project, and is considered to be an on-going activity. Public
open houses and meetings with stakeholders are planned to be held in each of the three stages of this
project. Additionally, opportunities for the public and stakeholders to provide written input and to
provide input via the Internet will be provided on an on-going basis. Consultation with City staff is also
an important element of this project, and meetings with various City departments will be held at each
stage of the project, where it is appropriate.
2 | Prepared by MMM Group Limited for the City of Brockville
1.3
Purpose of this Paper
This Discussion Paper is intended to establish the basis for preparing the Draft Zoning By-law. Based on
a detailed review of the in-effect Zoning By-law, the new Official Plan and other relevant policies,
guidelines and regulations, this Paper identifies and evaluates the key issues and opportunities that
need to be addressed as part of this project. Many of the issues that will be identified will relate to
issues of conformity between the Zoning By-law’s provisions and the Official Plan’s policies. Other
issues, however, may relate to implementing other studies, or improving the clarity, format or ease of
administering the Zoning By-law. The Paper recommends preliminary directions for addressing the
issues that are identified.
This paper is not intended to be an exhaustive evaluation of all changes that need to be made to the
Zoning By-law. Rather, this report focuses on the key issues and opportunities, to develop a common
understanding of the major changes that will be required to the Zoning By-law. Other minor issues are
expected to be considered and addressed as the Draft Zoning By-law is drafted and refined.
The paper is organized into the following Sections:
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Section 2 describes the current Zoning By-law, the Official Plan, and the framework for planning
in Ontario.
Section 3 identifies major issues and opportunities that need to be addressed through this
study, based on a review of the Zoning By-law, Official Plan and other studies, as well as
preliminary consultation with staff.
Section 4 reviews the existing mapping for the Zoning By-law and identifies options for
alternatively presenting or improving the mapping.
Section 5 provides options for the structure and format of the Zoning By-law, and evaluates
whether an amendment to the Zoning By-law or a new Zoning By-law is required.
Section 6 summarizes the preliminary recommendations and conclusions of this report.
Section 7 identifies the next steps in the project.
2.0
Planning Context
The Planning Act authorizes Ontario municipalities to regulate land, buildings and structures through
zoning by-laws. Zoning by-laws must also conform to the City’s Official Plan, and be consistent with the
Provincial Policy Statement. This section discusses this policy framework and describes how it affects
zoning.
2.1
Provincial Planning Framework
The Planning Act is the primary legislation that describes how municipalities can plan, manage and
regulate land use in Ontario’s communities. The Planning Act outlines matters of Provincial interest and
enables the Province to issue Policy Statements to provide direction to municipalities on matters of
Provincial interest.
The current Provincial Policy Statement (2005) is a statement of the Provincial government’s position on
land use planning matters. The Provincial Policy Statement contains policies on community
development, employment areas, housing, public space, infrastructure, economic development, energy,
resource management, natural heritage, agriculture, cultural heritage and public health and safety. It
promotes the development of healthy, liveable and safe communities, and the efficient use of land and
infrastructure through higher densities, mixed uses and access to multiple modes of transportation.
Decisions on land use planning matters, including the goals, objectives and policies of Official Plans,
must be consistent with the Provincial Policy Statement. It is intended that Official Plans are the primary
vehicle for implementing the Provincial Policy Statement.
The Planning Act enables municipal councils to pass a variety of tools to plan and regulate the use of
land. Under Section 16 of the Planning Act, most municipalities, including the City of Brockville are
required to prepare and adopt Official Plans in accordance with the requirements of the Act. Official
Plans contain goals, objectives and policies to guide decision making on land use planning matters.
Municipal decisions, by-laws and public works are required to conform to the Official Plan (Section
24(1)), or otherwise require an amendment to the Official Plan.
Section 34 of the Planning Act enables councils to pass zoning by-laws to regulate the use of land and
the location, height, bulk, size, floor area, spacing, character and use of buildings and structures, as well
as parking and loading requirements and lot area. Additionally, zoning by-laws may be used to prohibit
the use of land or erection of buildings and structures:
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In marshy lands, lands with steep slopes or otherwise hazardous land;
In contaminated lands or in areas with sensitive groundwater or surface water features;
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In significant natural features and areas; and/or
In significant archaeological resource sites.
In accordance with Section 24(1), Zoning By-laws must also conform to the Official Plan and be
consistent with the Provincial Policy Statement. Zoning By-laws are viewed as one of the primary
implementation tools of the Official Plan, effecting its policies.
Zoning By-laws are legally enforceable documents with very precise requirements for each property in
the municipality. A property owner is not entitled to obtain a building permit unless their proposed
building, structure or change in land or building use is consistent with the requirements of the Zoning
By-law. Further, persons who have erected a building or structure or changed the use of land or the use
of a building which is not consistent with the Zoning By-law that is in effect may be subject to penalties
as outlined in the Planning Act.
If a person wishes to use their property or construct a building or structure that is not consistent with
the Zoning By-law, they may apply for a minor variance or a Zoning By-law Amendment. Minor variances
may be granted by the Committee of Adjustment in accordance with Section 45(1) of the Planning Act,
provided the variance satisfies the four tests of the Planning Act. Major deviations from the
requirements of the By-law require an amendment to the Zoning By-law.
As an alternative to Zoning By-laws, Council may direct the preparation and adopt a Development
Permit By-law. Development Permit By-laws are discussed in Section 3.8 of this paper.
2.2
City of Brockville Official Plan
Brockville’s Official Plan is a comprehensive tool for
managing physical change in the City. The plan outlines
goals, objectives and policies on a wide range of
matters, including environmental protection, growth
management, land development, community design,
economic development, housing, public services,
infrastructure, transportation, and direction on planning
administration. As the Zoning By-law will be one of the
primary tools to implement the Official Plan, and the
Zoning By-law must conform to the Official Plan, the
Plan’s goals, objectives and policies must be carefully
considered.
2.2.1
Goals and Objectives
The Plan’s goals, objectives and policies are rooted in
the principles of sustainability, ensuring that land use
planning decisions are considerate of environmental, social and economic impacts. The goals of the
Official Plan are organized around four strategic themes:
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A sustainable, healthy and vital city;
An economically strong and diverse city;
A high quality of City services and amenities; and
A well-planned and responsive City.
The goals of the Official Plan are supported by more detailed objectives, many of which are relevant to
the preparation of the Zoning By-law, including but not limited to:
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Identifying, protecting and enhancing natural forms, features and functions and protecting
significant natural features;
Recognizing and respecting environmental hazards in development;
Providing for accessible and affordable housing choices that support a diverse demographic;
Conserving and enhancing the City’s cultural heritage and built heritage and protecting
archaeological resources;
Revitalizing the Downtown and Central Waterfront Area as a key destination;
Developing compact and efficient land use patterns, encouraging a mix of uses where
appropriate, and efficient use of infrastructure;
Maintaining and enhancing the character of Brockville;
Reduce land use conflicts through thoughtful urban design measures such as buffering, setbacks
and other measures;
Maximizing employment opportunities through supportive and flexible land use permissions;
Direct commercial and employment uses to appropriate locations with suitable infrastructure;
Capitalize on economic development opportunities with Highway 401 exposure;
Provide for emerging retail needs through flexible land use permissions;
Focus major commercial uses to suitable areas;
Improve the accessibility and walkability of Brockville, including pedestrian-oriented built forms
and promote active modes of transportation;
Manage parking issues;
Encourage sustainable built forms;
Ensure excellence in urban design;
Protect views and vistas; and
Achieve increased densities for development.
While there are no direct implications of the goals and objectives on the Zoning By-law, the Zoning Bylaw should generally contribute towards achieving the goals and objectives, through land use provisions
that are consistent with and supportive of the statements. For example, encouraging a greater mix of
land uses in commercial zones will help to support the objectives of creating more sustainable built
forms, achieving increased development densities, and maximizing employment opportunities through
flexible land uses.
2.2.2
Land Use Policies
Schedule 1 of the Official Plan indicates the City’s structure, including land use designations for all lands
within the City as well as structural elements overlaid on the land use designations. The land use
designations and structural elements are supported by policies that help to achieve the goals and
objectives of the Plan. The policies provide for the types of uses and the general character and intent of
the land use designation. The following land use designations are identified on Schedule 1 (see Figure
2.1):
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The Downtown and Central Waterfront Area (Section 4.2) includes the City’s historic core, and
a broad mix of uses and concentration of activity. Schedule 2 to the Official Plan indicates a
more specific design strategy for building heights and development areas. This area is further
subject to the guidelines contained in the Downtown and Waterfront Master Plan and Urban
Design Strategy.
The Neighbourhood Areas (Section 4.3) are the existing stable residential neighbourhoods of
the City, which may include some neighbourhood-scale commercial uses.
The Neighbourhood Development Areas (Section 4.4) are the new neighbourhood areas
contemplated for development over the horizon of the Official Plan.
The Mixed Use and Commercial Areas (Section 4.5) include the commercial uses on Parkedale
Avenue and Stewart Boulevard in close proximity to Highway 401, including both the Brockville
Shopping Centre and 1,000 Islands Mall and other standalone retail and commercial uses. It is
intended that a mix of commercial and residential uses be provided in these areas in a
pedestrian-oriented, transit-supportive form.
The Corridor Commercial Areas (Section 4.6) include commercial uses on Stewart Boulevard
north of Parkedale Avenue as well as other commercial areas on William Street north of the
Downtown Area, and various other commercial sites on arterial and collector roads throughout
the City. These areas are intended to accommodate uses that serve the travelling public, but
also optimize existing infrastructure and transit access.
The Employment Areas (Section 4.7) are intended to accommodate a range of manufacturing,
warehousing, logistics, offices and related industrial and business park uses.
The Institutional Areas (Section 4.8) include institutional uses of a regional nature, such as
secondary and post-secondary schools, major places of assembly and administrative facilities.
The Institutional designation is not intended to include all institutional areas, as many smallscale institutional uses such as elementary schools, libraries and places of worship are
permitted in other designations, such as the Downtown and Central Waterfront Area and
Neighbourhood Areas, for example.
Parks and Open Space Areas (Section 4.9) includes a range of parks, natural hazards,
Provincially Significant Wetlands and the City’s natural heritage system. Subject to policies
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ensuring safety and the protection of sensitive natural features, recreational facilities, parks,
community centres, cemeteries, marinas and other recreational uses may be permitted in the
Parks and Open Space areas.
Urban Reserve Areas (Section 4.10) are intended for long-term development, and are not
contemplated for development over the 20-year planning horizon of the Official Plan. Only
existing uses and agricultural uses are permitted in these areas until there is a need to include
these areas in the Urban Area, which will be subject to further studies.
Three contiguous Mixed Use Nodes are identified and overlaid onto the land use designations on
Schedule 1, including the entirety of the Downtown and Central Waterfront Area (primary node) and
both of the Mixed Use and Commercial Areas (secondary nodes). In these areas, transit-oriented
development with higher densities and a mix of commercial, residential and community services are
encouraged.
Several Mixed Use Corridors are also identified, including King Street West, from the limits of the City to
the Downtown and Central Waterfront Area, King Street east from the Downtown and Central
Waterfront Area to just west of the City’s limits; north of the Downtown and Central Waterfront Area
along William and Wall Streets; along Park Street; and along Parkedale Avenue, between the two Mixed
Use Nodes. Development along these corridors is intended to be transit-supportive, with higher
densities and a greater mix of uses. Compatibility with adjacent Neighbourhood Areas is an important
development consideration.
Figure 2.1 | Brockville City Structure (Schedule 1, Brockville Official Plan, February 9, 2012)
The land use structure and detailed policies form a major consideration for the Zoning By-law Review.
Conformity with the permitted uses and development standards for the land use designations and
nodes and corridors will need to be considered, and may require adjustments to permitted uses, the
definitions of uses, as well as lot and building requirements.
2.2.3
Zoning Policies
Section 6.4.2 of the Official Plan provides policies specifically regarding the Zoning By-law. Under this
Section, a Comprehensive Zoning By-law is required to be prepared within 3 years of adopting the
Official Plan. The By-law is to include development standards which are consistent with the Official Plan,
and the specific zones and permitted uses are to reflect the policies and land use designations of the
Plan. In support of the policies, the By-law may regulate minimum and maximum height and density
requirements to help achieve the Plan. The Plan specifies that more than one zone may apply to each
land use designation to ensure the proper implementation of the Plan’s policies. Additionally, it is not
the intent of the Plan that all land be zoned for the uses designated in the Official Plan. Existing uses
may also be recognized in the Zoning By-law, notwithstanding the policies of the Official Plan.
Zoning is referenced nearly 100 times in the Official Plan. In some cases, the Official Plan provides
direction that the Zoning By-law is to address certain matters, including:
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The specific uses in each of the land use designations are to be determined by the Zoning Bylaw. Additionally, as the land use designations provide guidance on community design, building
heights, densities and other lot and building requirements, consideration will need to be made
to conform to these policies.
The urban design policies of the Plan are to be implemented through zoning, such as density,
land uses at grade, continuous and intermittent building frontages and angular planes.
Zoning provisions are to be developed that provide for a varied range of housing forms, types,
sizes and tenures in municipally serviced areas.
The policies require that provisions be developed to regulate special needs housing to ensure
compatibility with the surrounding neighbourhood.
Parking standards and design standards for the Downtown and Central Waterfront Area need to
be identified.
Provisions for bed and breakfast operations should be developed.
General separation of industrial uses and sensitive land uses should be considered.
Provisions for industrial uses abutting Highway 401, arterial roads, collector roads, such as
building orientation, design, setbacks, landscaping, access, restrictions on permitted uses and
outside storage should be considered to recognize their visual prominence and compatibility.
Provisions for garden suites should be developed.
Provision for future road widenings through adequate setbacks for all new development should
be included to implement the City’s planned road network. The provisions should balance the
future width of the road and the urban design policies of the Plan.
The Zoning By-law may recognize legally existing uses, even in some circumstances where they
do not conform to the Official Plan.
The Official Plan also references the types of zoning provisions that may be developed on a site-specific
basis to address the specific issues raised as part of development proposals. For example, consideration
may be made to include provisions for matters such as setbacks from hazards, prohibition of uses on
archaeological resource sites, special standards to facilitate the use of historic buildings (increased
height/density, exemption from parking requirements), source water protection, etc. Consideration may
be made to incorporate general provisions on some of these issues, where appropriate.
2.3
Overview of the Current Zoning By-law
The City’s current, in-effect Zoning By-law (194-94) was passed on August 16, 1994, replacing the former
Zoning By-law 47-82, approved by the Ontario Municipal Board in 1983. Zoning By-law 194-94 is a
typical Zoning By-law and includes a similar format and structure as the Zoning By-laws of many other
Ontario municipalities. The Zoning By-law consists of the following sections:
1. Interpretation: The interpretation section includes brief notations on how the By-law is to be
applied and interpreted, such as the intent of the definitions, and the application of the by-law
to all lands in the City.
2. Definitions: This section includes definitions of nearly 250 terms used in the Zoning By-law, and
is intended to aid in interpreting the By-law and ensuring consistent application of terminology.
3. General Provisions: The general provisions include regulations that apply to the whole
municipality. The General Provisions are organized into thirty subsections, addressing a wide
range of matters, such as requirements for accessory buildings and structures, parking
requirements, provisions for home occupations, provisions for fences, and so on. In most cases,
the provisions are only applicable under certain circumstances. For example, the provisions for
accessory buildings and structures only apply to any proposed accessory buildings and
structures.
4. Zone Classifications and Permitted Uses: This section lists the various classifications of zones
and the symbols for the zones, including the prefix symbols (holding symbols, temporary use
symbols). This section also includes provisions for interpreting the location of the zone
boundaries.
5. Residential Zones: This section lists the types of uses permitted in each of the residential zone
classifications in a table format. Various provisions restricting density apply to certain types of
uses in (as notations to the permitted uses). This section also lists the various provisions for each
of the permitted uses (lot area, frontage, yard requirements, height, etc.), with accompanying
provisions respecting certain uses in certain zones.
6. Commercial Zones: This section similarly describes the uses permitted for each of the
commercial zone classifications in a table format, with accompanying provisions as notations to
the table. The zone provisions are organized by zone classification, rather than by use, and also
include accompanying provisions.
7. Non-Residential and Non-Commercial Zones: This section is similarly organized, with permitted
uses for each of these 9 zone classifications and provisions organized by zone classification
rather than by use.
8. Special Exception Zones: This section lists each of the Special Exception Zones, which are sitespecific zones with special use, lot or building requirements. The special exception zones are
organized into one of nine Planning Districts, which is illustrated on an accompanying map. The
Official Plan no longer organizes the municipality into Planning Districts.
9. Compliance with the By-law: This section includes three provisions regarding application and
compliance with the By-law under specific circumstances.
10. Administration, Enforcement and Penalties: This section includes provisions regarding the
procedures for administering and enforcing the by-law, and the penalties for illegally
contravening the requirements of the By-law.
11. Repeal of By-law 47-82 as Amended and Effective Date: This section repeals the previous bylaw and effects by-law 194-94.
The accompanying Zoning Map (Plate “A” to Zoning By-law 194-94) zones all land in the municipality
into a Zone category or a special exception zone. The provisions associated with the zoning apply where
the zoning is shown. The roadways and railways of the municipality, including Highway 401 and its
interchanges, are not zoned. The St. Lawrence River is also not zoned, though some zone boundaries
appear to extend into the water, reflecting water lots. Butlers Creek and Buells Creek are shown on
Plate “A” and their corridors are zoned Environmental Protection (EP). Islands within the St. Lawrence
River are zoned OS – Open Space.
3.0
Key Issues & Opportunities
A number of key issues and opportunities have been identified based on the review of the policy
framework, the zoning By-law and initial consultation with City staff. As noted in the introduction, this
section is not intended to be an exhaustive list of matters to be addressed through this project. Rather,
this section focuses on the key issues and opportunities which will require further discussion and
consultation. Preliminary recommendations for addressing the issues and opportunities is identified, but
will be subject to consultation and further discussion. Additional key issues and opportunities may also
be identified through consultation.
3.1
Pre-Zoning as an Approach to Implementing the Official Plan
Pre-zoning means applying different heights, densities, or a set of permitted uses to a specific site or an
area through the Zoning By-law Update, in accordance with the policies of the Official Plan, rather than
requiring landowners to submit a rezoning application on a site-by-site basis. When the Comprehensive
Zoning By-law is passed, the pre-zoned properties are zoned for future development and/or
redevelopment, and are generally only subject to site plan approvals and building permits (and meeting
conditions to remove holding symbols, if applied). Pre-zoning could be considered as an option to
implement increased heights, densities and/or a greater range of uses where these provisions are
contemplated for the City’s Downtown and Central Waterfront Areas or the Mixed Use Nodes and
Corridors, for example.
One significant benefit to pre-zoning is that it may help to encourage development to occur more
quickly, by eliminating the need for the Zoning By-law Amendment. Additionally, it helps the City to
articulate its expectations for development on a property or in an area. An amendment or variances are
required where a deviation is proposed from the pre-zoned standards.
There are several risks and potential issues associated with pre-zoning. Without the submission of
supporting studies associated with a Zoning By-law Amendment, the new zoning may not be considerate
of site-specific issues, such as compatibility with adjacent neighbours, traffic impacts, servicing
constraints, or other matters normally addressed as part of a development application. Even where a
property is pre-zoned for future development or redevelopment, applicants would still be subject to site
plan control, which would be the only opportunity to address certain matters, in accordance with
Section 41 of the Planning Act. Another issue arising from pre-zoning includes the inability to properly
address conditional policies of the Official Plan. That is, many policies are criteria-based, necessitating
study through development application review to ensure the policies are satisfied. When zoning entitles
a use, there are limits on development review, and it is difficult to ensure that the policies of the Official
Plan are being achieved.
Pre-zoning for the Downtown and Central Waterfront Area is discussed in more detail in Section 3.4.
3.2
Neighbourhood Development Areas (New Areas)
The City’s Neighbourhood Development Areas are intended to be the focus of new low and medium
density residential development in the City over the horizon of the Official Plan. Currently, development
of some of these areas would require a Zoning By-law Amendment.
The Neighbourhood Development Areas are subject to holding provisions and are zoned with a
corresponding base residential zone, such as R1. The Neighbourhood Development Area located on the
north side of King Street West and the east side of Centre Street is zoned a special exception to the M1
zone, recognizing that the property is a former industrial use, the former Phillips Cable manufacturing
plant.
There are two options for zoning the Neighbourhood Development Areas:
1) that they be zoned such that only existing uses will be permitted (e.g., a Future Development
Zone or other similar zone), or
2) that the existing zoning be maintained (currently, the City applies a holding symbol to most of
these areas).
In either case, the developer should still be required to come forward with a Zoning By-law Amendment
in order to proceed with development. However, the City is still able to provide a ‘template’ of new zone
standards for the Neighbourhood Development Areas in the Zoning By-law, which can serve as the
model for future development proposals in these areas. Developing this model zoning will also assist in
the City’s review of development applications within Neighbourhood Development Areas.
Consideration will need to be made to developing zone standards that implement the policies of the
Official Plan, such as providing for more compact development forms (smaller lot sizes, wider range of
unit types), more attractive design standards (garage setbacks/widths, smaller front yard setbacks, etc.),
as well as provisions that address compatibility between the Neighbourhood Development Areas and
existing Neighbourhood Areas (such as uses/forms permitted adjacent to existing housing, application of
an angular plane to limit heights and protect privacy, and so on). Figure 3.1 illustrates some examples of
neighbourhoods which have implemented zoning standards to permit the types of development
intended by the Official Plan.
Figure 3.1 | Examples of neighbourhoods with higher density development standards and
contemporary design measures
Example of single and semi-detached homes under
construction in Stouffville, Ontario.
Low-rise stacked townhomes in Ottawa, Ontario.
Example of new single detached homes in Kingston,
Ontario. The homes have rear laneways.
Example of medium-density stacked townhomes
in Pickering, Ontario.
Townhouses in Ottawa, Ontario.
Street-oriented new commercial development in
Ottawa, Ontario.
3.3
Neighbourhood Areas (Existing Areas)
With regard to the City’s existing Neighbourhood Areas, the key issue will be to ensure that the zoning
protects and conserves neighbourhood composition and form in accordance with the policies of the
Official Plan. It is not anticipated that these areas will change substantially over the horizon of the
Official Plan, with the exception of minor infilling, rounding out or potential additions to, or
redevelopment of, existing homes.
There are essentially two options to zone these areas:
1) retain the zoning as status quo; or
2) to refine the zoning to reflect the characteristics of the established neighbourhoods.
In some cases, the status quo zoning may well reflect the character of the existing neighbourhoods, but
in other cases, the existing zoning may not address the specific aspects of the community that
contribute to the distinctiveness of the neighbourhood character. For example, the R3 zone applies
broadly to many historic residential neighbourhoods with minimal front yard setbacks and no garages or
detached garages, as well as to some larger-lot, newer subdivisions with large front yard setbacks and
attached garages (e.g., historic Bartholomew Street versus Fitzsimmons Drive). Consultation with City
departments and residents will be valuable to ensuring that neighbourhood-specific concerns are
addressed.
The application of the residential zones to the stable neighbourhood areas should be reviewed and
considered in detail relative to the neighbourhood character, thereby ensuring that the zoning is
appropriate and does not permit undesirable physical change.
3.4
Downtown and Central Waterfront Area
The Downtown and Central Waterfront Area is the City’s historic core area, with a dense built form and
a concentration of a wide range of land uses and mixed-use buildings. The Official Plan provides detailed
guidance on the character and development in the Downtown and Central Waterfront Area, in
accordance with the policies of Section 4.2.3. The design strategy is also supported by Schedule 2,
which illustrates the Downtown and Waterfront Master Plan and Urban Design Strategy, and provides
supportive, detailed guidelines for this area. The policies and guidelines address matters such as
building frontages, transitions in height and massing, ground floor uses, and building heights. Schedule
2 to the Official Plan identifies more detailed design elements in the Downtown and Central Waterfront
Area, including building heights for highly visible potential Skyline Development Area sites. It is intended
that the Zoning By-law implement the Plan’s Urban Design policies through tools including, but not
limited to floor space index or other measures of density, land uses at grade, continuous/intermittent
frontage and angular planes to manage compatibility (Policy 4.2.3.20).
Figure 3.2 | Design Strategy for the Downtown and Central Waterfront Area (Schedule 2, Brockville
Official Plan, dated February 9, 2012)
The Zoning By-law currently zones the Downtown and Waterfront Commercial Areas in a number of
zone classifications, reflective of the varied heights and broad range of uses in this area. The zones
applied to the Downtown and Waterfront Area are summarized as follows:



The C2D Zone applies primarily to properties along King Street (the Primary Main Street), from
Clarissa Street to just west of Park Street. This zone permits a wide range of commercial uses,
including existing automobile service uses (new uses require a special exception), as well as
parking lots and parking garages as principal uses, but excluding many larger retail uses. These
lots are intended to be dense, with lot coverage at 80%, and building heights ranging from 4 to 6
storeys, and subject to the angular plane.
The C3A – C3E zones apply to the waterfront areas. The uses permitted are the same for all of
these five zone categories, and are inclusive of a wide range of commercial uses, but exclude
automobile service uses. The lot requirements require a maximum lot coverage of 80%,
indicating a compact development form. The zones are primarily differentiated by the maximum
height provision, which ranges from 2 to 6 storeys, and by Floor Space Index (FSI) provisions,
which range from 1 to 2. The angular plane also applies to these zones.
Other zones are applied to various sites based on their use, including but not limited to R3, R4,
R9, I1 and OS zones.
There is an opportunity to consolidate the zones, to differentiate between the Main Street Areas and
Waterfront Areas, in particular, through for example “MD” and “MW” zones for “Mixed Use –
Downtown” and “Mixed Use – Waterfront”, respectively. These examples of potential zone symbols are
provided for discussion purposes only. Although some older Zoning By-laws use “M” zones for
employment zone categories, “M” is increasingly being used to symbolize mixed use zone categories.
Employment uses could be symbolized by “E”.
The other key issue that needs to be addressed is how to appropriately implement the design policies of
the Official Plan and the guidelines contained in the Downtown and Waterfront Master Plan and Urban
Design Strategy (DWMPUDS). The Official Plan contemplates greater heights than are currently
permitted by the Zoning By-law, including the heights planned for the skyline properties as shown on
Schedule 2. The Zoning By-law currently implements some design tools, such as build-to-planes,
minimum building heights and the angular plane concept as a tool for managing transition and
compatibility, but it does not address other important tools for addressing other character and design
issues, such as:






regulating density through floor space index or other measures (note that density provisions are
used to differentiate residential zones);
continuous and intermittent building frontages (i.e., ensuring creation of a street wall on King
Street);
minimum ground floor height (i.e., a minimum ground floor height of 4.5 metres is required for
new development on Main Streets, Water Street and Secondary Streets);
providing for a consistent building height of 2-3 storeys at the street edge (though generally
achieved through build-to-planes and angular planes);
restricting uses at grade, including limiting where at-grade residential uses are permitted;
and/or
provisions for home occupations, which are permitted as an accessory use within any main
dwelling unit.
There is a limited opportunity to pre-zone the Downtown and Central Waterfront Area to implement the
Official Plan’s urban design policies and the guidelines of the DWMPUDS. The Official Plan requires a
site-specific Zoning By-law Amendment for development over three storeys (Sections 3.4.1.3 and
4.2.3.17). Development over five storeys is also subject to an Official Plan Amendment. Further, since
the development of the Skyline Development Areas is to be in accordance with the heights established
on Schedule 2 and Policy 4.2.3.17 (refer to Figure 3.2 above), the development of these areas will be
subject to at least a site-specific Zoning By-law Amendment and potentially a site-specific Official Plan
Amendment. Additionally, there are many criteria-based policies that speak to transitions and
compatibility in height and massing and other development conditions, which are difficult to implement
in zoning, since they are conditional and zoning is prescriptive. For example, the criteria under Sections
4.2.3.17 and 4.2.3.18 provide criteria for development over three storeys and five storeys, respectively.
It would therefore not be appropriate to pre-zone for greater heights and densities.
However, the special design provisions could be implemented in the By-law as general provisions, or as
special provisions for the Downtown and Waterfront mixed use zones. Requirements for continuous
and intermittent frontages (i.e., Policies 4.2.3.13, 4.2.3.14, 4.2.3.15), minimum building heights of 2
storeys (Schedule 2, Policy 4.2.3.22), and requirements for build-to lines and other measures can be
implemented in the Zoning By-law, or reviewed where there are existing provisions. The extent of
applicability of these provisions may need to be supported by illustrations on a map schedule as an
overlay or a separate schedule, or alternatively described in detail in the text (e.g., a simplified example
may read as “A continuous building frontage of 100% shall apply to both sides of King Street West in the
‘MD’ zone”). Specific provisions to address these policies will be developed as part of the Draft Zoning
By-law.
Overlay zoning and form-based zoning could be used to address building height and other design
provisions. For example, “MD-3” could apply to Mixed Use – Downtown zones with a maximum building
height of 3 storeys. Overlay zoning introduces zone standards into the zone maps, providing for more
site-specific standards. Form-based zoning provides more detailed standards, intending on achieving a
specific built form rather than focusing on land use. In form-based zoning, land uses are only
generalized. The use of these more contemporary approaches would reduce the number of zones while
retaining the detailed provisions for built form.
3.5
Mixed Use Commercial Areas
The Official Plan contemplates a mix of residential, commercial uses and transit-oriented development
design for the Mixed Use and Commercial Areas. These are also considered to be Mixed Use Nodes and
subject to the policies of Sections 3.2.2.1 and 3.2.2.2. There are clear differences between the current
zoning for these properties and the Official Plan’s intent. The current zoning does not provide for
residential uses, and the lot and building requirements are more consistent with the current uses
(commercial shopping areas), rather than transit-oriented development, which would require small
front yard setbacks, rear or side yard parking, greater heights and density requirements and similar
design measures.
Consistent with the discussion in Section 3.1, pre-zoning these lands for the desired transit-oriented
development is not considered an appropriate option for implementing the Official Plan. Applications
for the type of development that is contemplated by the Official Plan should proceed through a sitespecific zoning by-law amendment to ensure that the specific issues of the development proposal are
properly addressed. Furthermore, the Official Plan intends for the preparation of a secondary plan
and/or an urban design strategy to more specifically guide development in the node and ensure that a
coordinated plan will be achieved (Policies 3.2.6.2.3 and 3.2.6.3.5).
However, there may be an opportunity to pre-zone the mixed use and commercial areas to
accommodate “transitional development”, such as stand-alone restaurants and retail uses at the street,
and to consider appropriate reductions to parking requirements. This would permit these areas to
respond to changing retail and market needs and help to support the viability of the commercial areas.
3.6
Mixed Use Corridors
The Official Plan identifies several Mixed Use Corridors, consisting of various land use designations,
including Neighbourhood Area, Corridor Commercial Areas, Open Space, Employment Areas and
Institutional Areas. The Mixed Use Corridors are intended to transform to a mix of uses, higher densities,
and transit-supportive development, helping to connect the Mixed Use Nodes. As in the case of the
Mixed Use Nodes, pre-zoning for the types of uses and development standards intended by the Official
Plan would not be an appropriate means of implementing the Official Plan’s policies. Applications for
redevelopment or infill development should proceed through a site-specific zoning by-law amendment,
particularly to address the issues of compatibility with adjacent, low-rise and stable Neighbourhood
Areas. Further, although not stated by the Plan explicitly, secondary plans or urban design strategies
may be prepared to help guide redevelopment in the Mixed Use Corridors, as indicated in Policy
6.4.1.1.1, or in coordination with such plans for the Mixed Use Nodes.
3.7
Application of Holding Prefix
Under Section 36 of the Planning Act, municipalities may apply holding symbols to zoning to provide for
future land uses upon removal of the holding symbol by by-law. While considered to be a by-law under
Section 34 of the Planning Act, holding by-laws have different appeal and notice requirements than
Zoning By-laws, in accordance with the Section 36.
The City of Brockville’s Zoning By-law applies five holding prefix categories, as shown in Table 3.1 below:
Table 3.1 | Summary of Holding Categories
Symbol
Name
Servicing holding
Description
Servicing agreement required
to Council’s satisfaction.
H2
Special design
features holding
H3
Phasing holding
H4
Land assembly
holding
H5
Environmental
hazard holding
Special features need to be
incorporated into the
development.
Council must be satisfied
development is not
premature.
Lands must be assembled to
meet frontage/lot area
requirements or to eliminate
landlocked parcels
(presumably parcels with no
access).
MOE must be satisfied that
remedial measures are taken
to remove contamination.
H1
Use/Application
Most frequently used holding
provision. Used frequently in
new development areas.
Frequently applied to new
development areas.
Applied to several properties
based on their circumstances.
Under Section 36(2) of the Planning Act, the Official Plan must contain provisions regarding the use of
Holding Symbols to be able to utilize them. Policy 6.4.2.1 addresses holding zones, enabling their use for
the purposes of ensuring that various conditions are met, to allow the City to support a development in
principle, but prevent development from occurring until certain conditions or actions are completed.
This may relate to the provision of municipal services, phasing of development, provision of roadway
infrastructure, land assembly, installation of noise attenuation measures, completion and confirmation
that environmental contamination works are completed, completing of supporting studies, confirmation
that various other permits/approvals from external authorities are received, completion of
development, site plan approval, compliance with specific Official Plan policies and other actions as
determined through a site specific amendment.
The current By-law’s applications of the holding symbol are generally consistent with the Official Plan.
There may be a need to modify the holding symbols and provisions to address administrative issues or
to address other conditions. Other holding symbol categories could be developed to address other
conditions as described in the Official Plan or as required under applicable legislation.
3.8
Development Permit System
The Brockville Official Plan contemplates the implementation of a Development Permit System, which
streamlines the zoning, minor variance and site plan approvals processes into a single development
application process. However, the Official Plan does not outline the specifics for developing the system.
This section describes the background and purpose of a Development Permit System, describes how and
why a Development Permit System might be implemented in Brockville, and evaluates whether the City
should consider implementing the Development Permit System as part of the Zoning By-law Review.
3.8.1
Background and Description of the Development Permit System
The Province permits municipalities to implement a Development Permit System in accordance with
Ontario Regulation 608/06, which went into effect on January 1, 2007, as part of changes to the
Planning Act through Bill 51. Prior to this regulation, only five “pilot” municipalities were allowed to
implement a development permit system.
A development permit process is an alternative municipal planning approvals process, which essentially
replaces zoning, minor variances, and site plan approvals for an area that is subject to a development
permit by-law. The development permit by-law can apply to either a part of the municipality or the
whole municipality. Before passing a development permit by-law, however, the City’s Official Plan must
contain policies regarding the use of development permit systems. The policies must address which
area (or areas) of the municipality are considered to be a development permit area. The policies must
also outline the City’s goals, objectives and policies for development permit areas, as well as policies
about what types of “conditions” can be imposed in development permits.
Once the Official Plan policies are in place, the development permit by-law may be prepared and passed
by the City. The development permit by-law can address all of the matters normally addressed by Zoning
By-laws under Section 34 of the Planning Act, and all of the matters addressed by Site Plan Control Bylaws under Section 41 of the Planning Act. Like a Zoning By-law, a development permit by-law must
prescribe permitted uses. Unlike a Zoning By-law, however, the development permit by-law may also
list discretionary uses, which may be permitted subject to compliance with the conditions specified in
the development permit by-law. Where an applicant is proposing a discretionary use, the applicant will
typically be required to submit additional information and technical studies in support of their
application, to illustrate that their proposed development implements the recommendations of
technical studies, such as buffering requirements.
Further, like a Zoning By-law, the development permit by-law prescribes maximum and minimum
standards for building heights, parking requirements, setbacks, etc. However, unlike a Zoning By-law,
the development permit by-law may also indicate acceptable variations from the prescribed minimums
and maximums, which can be approved subject to fulfilling specified conditions. For example, the
development permit by-law could indicate that a 10% variance from the minimum required side yard
setback is acceptable if appropriate buffering is put into place. If a proposed development does not
comply with either the prescribed minimum or maximum standards or the acceptable variances (or the
conditions), an amendment to the development permit by-law is required to permit the development.
The development permit by-law may address matters dealt with through the site plan approval process,
including the submission of detailed plans and drawings in support of the development permit
application. As in the case of site plans, the City may pose conditions on development permit approval.
Development Permit By-laws may impose a very wide range of conditions to help meet the City’s
planning objectives. Conditions may need to be cleared prior to receiving approval (i.e., they must be
addressed prior to receiving the permit) or they may be conditions attached to approval (i.e., the
conditions must be addressed on an on-going basis). However, the Official Plan’s policies must address
the types of conditions that the development permit by-law may use, and these conditions must be
clear and quantifiable. Furthermore, the conditions cannot deal with building interiors (with some
exceptions) or construction standards. Anyone is able to appeal the conditions proposed in the Official
Plan or the development permit by-law while the OPA or the by-law is being prepared; however, only an
applicant can appeal any imposed conditions on a development permit after the by-law is in effect.
The development permit system is considered to have several benefits over traditional zoning and site
plan approvals processes. For example:



The system is considered to provide more certainty to applicants/developers, since the by-law
clearly outlines what is permitted, and what can be permitted subject to meeting pre-set
conditions.
The system is intended to be more flexible, since it provides for a range of discretionary uses up
front, subject to meeting conditions. It also provides for a range of variations from normally
accepted lot and building requirements, subject to meeting pre-set conditions.
The system is intended to be more efficient, incorporating zoning, minor variances and site plan
approval into a single application process. The approvals process is intended to be shorter, with



3.8.2
approvals for development permits taking about 45 days versus 120 days for zoning by-law
amendments.
Since development is defined to include site alteration and removal of vegetation, the
development permit by-law can directly address site alteration and tree cutting, which is
normally addressed through separate by-laws and processes (thus a development permit is
required to permit these activities).
Approval of development permits may be delegated to municipal staff or a committee, which
may be easier to administer.
It should also be noted that the development permit system emphasizes an up-front
consultation process. It is expected that significant consultation take place during the
preparation of the Official Plan policies for the development permit system and during the
preparation of the development permit by-law, to ensure that landowner concerns are
considered. When a municipality makes a decision on a development permit application, only
the applicant will have a right to appeal a decision to the OMB, emphasizing the need for upfront consultation on the development permit by-law.
Examples of Other Development Permit Systems
Only a handful of municipalities have implemented a development permit system. The Township of Lake
of Bays was the first municipality to implement the system, identifying only the areas designated
“Waterfront” by the Official Plan as Development Permit Areas. The Town opted to implement the
system due to its effectiveness in implementing design policies and the ability of a Development Permit
By-law to regulate site alteration and vegetation removal. The By-law identifies two categories of
development permits, which have different levels of approvals: one category is for relatively straightforward applications in which staff are the approval authority; the other category includes more
significant applications in which Council is the approval authority and a public notification applies. The
By-law identifies both permitted and discretionary uses for a range of shoreline-related residential,
commercial and recreational zones, and applies permitted standards as well as possible variations
subject to approval by staff or Council, depending on the category of permit.
The Town of Carleton Place has implemented a Development Permit system for their whole
municipality, meaning that the Town no longer administers a Zoning By-law or Site Plan Control By-law.
The Town’s Official Plan outlines objectives, development permit application requirements, and enables
the Development Permit By-law to outline discretionary uses in addition to permitted uses. The policies
allow the Permit to provide variations from the required standards. Finally, the Official Plan policies
enable the Town to impose a wide variety of conditions on approval. The By-law itself provides for three
“classes” of development permits, ranging from straight-forward permits (including minor variations)
which can be approved by staff, to more complex applications for discretionary uses which involve
public notification and Council approval. The By-law provides very detailed requirements for exterior
design, supportive of photographs and illustrations.
The Town of Gananoque has also implemented a development permit system for their whole
municipality. The By-law is largely similar to Carleton Place, enabling the use of discretionary uses in
addition to permitted uses, and allowing for variations from the specified lot and building standards. The
By-law also identifies three classes of development permits – class I permits are subject to approval by
staff, class II permits by the Planning Advisory Committee and Class III permits are considered by
Council. The By-law also provides very detailed criteria for exterior design, inclusive of illustrations.
3.8.3
Requirements for Implementing a Development Permit System in Brockville
The Official Plan currently requires an Official Plan Amendment to implement a Development Permit
System (Policy 6.4.7.2). The OPA would need to address the following matters, which are consistent
with the matters that municipalities must address in accordance with the Development Permit
regulation:





3.8.4
The development permit area would need to be identified;
The scope of authority that may be delegated and limitations on delegation, should the City
choose to delegate any authority under the development permit by-law (e.g., delegation of
development permit approval authority to staff or a committee);
The goals, objectives and policies for the development permit area(s);
The types of criteria that may be included in the by-law to help evaluate development permit
applications; and
The types of conditions that may be included in the by-law.
Options for a Development Permit System in Brockville
There are several potential development permit areas that could be considered in Brockville:



A City-wide development permit system;
A development permit system just for the Downtown and Waterfront area; or
A development permit system for the Downtown and Waterfront area and the City’s nodes and
corridors (intensification areas).
The development permit system is best suited to evaluating and processing applications for infill
development and intensification in the City’s designated intensification areas. The development permit
process helps the City to establish very clear expectations for development in these areas, which is
essential to ensuring attractive design and compatibility with neighbouring stable neighbourhoods. In
particular, the City may use conditions to allow for mixed use development as well as for requiring
building step-backs (angular plane), buffering, etc. The shorter timeframes and simplified process may
also help to encourage applications for intensification to come forward. The City can also set a wide
range of conditions that must be met prior to approval, including conditions for the provision of
community services, conditions for streetscape improvements, and conditions for the provision of
community facilities in exchange for additional height and density. These tools can help the City to best
achieve its objectives for intensification areas.
The Zoning By-law continues to remain suitable for processing development applications in the City’s
Neighbourhood Development Areas and in the Neighbourhood Areas. Under the current process,
developers would need to come forward with a Zoning By-law for the development, which could better
address a proposal involving a range of different unit types and lot standards. As discussed in our memo
to you dated May 22, 2013, the Comprehensive Zoning By-law can still establish template zones as a
basis for reviewing development applications. In the stable areas, the current system allows for a public
process in association with variances from the current zoning, which is desirable for ensuring the
character of these areas is maintained. Consideration will be made to update some of these standards
as part of the Zoning By-law review.
It is recommended that a development permit system could be most appropriate for the downtown and
waterfront area and possibly for the nodes and corridors, where intensification is encouraged.
However, an OPA is required to implement the system. Additionally, the development permit by-law
would need to be prepared through a thorough public consultation process, particularly since third
parties do not have appeal rights in respect of development permit applications. It is further
recommended the development permit system be considered as part of the City’s five-year review of its
Official Plan. The standards being reviewed and updated through this Zoning By-law review could help
inform the standards that could be used in a future Development Permit System, should it be desired by
the City.
3.9
Minor Variances
In accordance with the Planning Act, the Committee of Adjustment may grant minor variances to permit
development that is not consistent with the Zoning By-law, provided the deviation is only minor in
nature and the proposal conforms to the general intent of the Official Plan and Zoning By–law. The City
maintains a complete history of minor variances since By-law 194-94 was approved. Minor variances, to
date, are summarized in Table 3.2 below:
Table 3.2 | Summary of Minor Variance Applications
Requirement
Number of
Applications*
Number
Approved*
Side yard setback
96
96
Front yard
setback
49
47 (1 was
appealed
and
withdrawn)
Number
Denied
*
0
2
Characterization / similarities in applications
Many zones, but primarily R1-R4;
Many relate to permitting garage/carport
encroachments. Some relate to recognizing existing
non-complying structures (such as in association
with a severance). Several relate to accessory
buildings/structures such as sheds or decks.
Variety of zones, primarily R1-R4; several
commercial variances relate to permitting awnings
and reducing the setback to proposed parking
spaces; residential variances relate to permitting
structures in the front yard, especially porches, or to
recognize dwelling encroachments
Requirement
Number of
Applications*
Number
Approved*
Number
Denied
*
Rear yard
setback
42
40
2
Minimum lot
area
26
24
2
Minimum lot
frontage
Maximum lot
coverage
Minimum retail
floor area
Parking spaces
19
19
0
3
3
0
1
1
0
Primarily relates to R1-R4 zones; most variances to
recognizing existing structures and to accommodate
accessory structures (sunrooms, decks)
Relate primarily to R3 and R4 zones; varying
circumstances, often relating to severances, others
relating to proposed development which require lot
reductions (e.g., converted dwellings or duplexes)
Variety of zones, mostly R3, R4, RU; relate primarily
to severances
Two commercial and one residential zone; various
reasons
Reduction to accommodate a temporary trailer
74
70
4
Apply to variety of commercial, institutional,
industrial and residential zones. Commercial:
primarily reductions in required # of parking spaces.
Industrial: permit parking in the front yard.
Residential: relief from parking spaces, reductions in
parking dimensions and permission for parking in
front/exterior side yards primarily.
Visibility
triangles
Home
occupations
Driveways
11
11
0
3
3
0
18
18
0
Change in use or
addition of use
10
10
0
Fencing and
plantings
Non-conforming
uses
Non-complying
buildings and
structures
6
6
0
16
16
0
16
16
0
Landscaped open
space
13
12
1
Residential units
12
12
0
Variety of zones; various permissions for buildings,
driveways, etc. to encroach in visibility triangle
R2 and R3 zones; recognition of various specific
types of home occupations
Variety of zones; variety of issues; several variances
relate to reduction in required distance between
driveway and intersection
Varied types of uses in a variety of commercial,
industrial, but mostly low-density residential zones.
Some are for permission for a change of use to
another legally non-conforming use.
Varied increases/relief from fences and planting
strips based on site specific conditions.
Various expansions of legal non-conforming uses or
permissions to similar legal non-conforming uses.
Various further relief of non-complying buildings,
structures and parking areas to accommodate minor
additions. All relate to residential zones and one
commercial zone.
Various reductions in landscaped open space to
accommodate additions, consents, parking areas,
etc. All relate to residential zones and one
commercial zone.
Permission for accessory apartments in commercial
zones. Various permissions in residential zones.
Relates to a mix of commercial zones, residential
Requirement
Number of
Applications*
Number
Approved*
Number
Denied
*
Definitions
Retail
3
2
3
2
0
0
EP Zone
Accessory
buildings and
structures
Relief –
permissions
Open storage
Seasonal use
Density
Buildings
1
12
1
12
0
0
42
42
0
1
3
4
6
1
3
3
0
0
0
1
0
Services
1
1
0
zones and one industrial zone.
Variations on definitions to add related uses
Reduction in min. retail area and to permit retail
sales in a home occupation
Permit porch
Various yard relief, height increases, and permission
to construct accessory structures in the front yard.
Primarily for residential zones.
Various permissions for parking spaces and
structures in front and exterior side yards,
Increase allowable open storage in an M1 zone
Permissions for garden centres
All three approved are for R4 zones – townhouses
Minor increases to building heights for various
purposes; various commercial and residential zones
Relief from requirement for water and sanitary
sewers in an RU zone
*Note that there may be some duplications, as some minor variances fall into more than one category.
There are no major, clear issues or patterns that emerge from the list of minor variances which would
indicate a need to modify the zoning provisions to prevent unnecessary minor variances. Most of the
variances appear to relate to site-specific issues that were appropriately considered by the Committee
of Adjustment through a public process. However, changes to the Zoning By-law’s provisions completed
as part of this project may also help to eliminate the need for future minor variances. For example, if
smaller side yards are considered in the new development areas, there may not be a need for side yard
variances in these areas. Furthermore, modernization of the definitions and regulations for commercial
and industrial areas (refer to the section below) may also eliminate the need for some future land use
variances.
3.10 Modernization of Definitions
Definitions are an important part of a Zoning By-law which ensure consistent interpretation and
application of the By-law’s provisions. A comprehensive set of clear definitions is desirable for a
Comprehensive Zoning By-law. An issue raised by City staff is the need to modernize the definitions
contained in the Zoning By-law, which will include the following tasks:




Ensuring that all permitted uses are defined;
Using contemporary terminology that reflects more current types of retail stores, commercial
and industrial uses and making adjustments to definitions as necessary to reflect more recent
terminology or legislative changes;
Ensuring consistency with the definitions in the Official Plan, where terms are defined in the
Official Plan;
Clarify and simplify definitions; and

Supporting the technical definitions with illustrations to assist in interpretation and ensure
consistent interpretation.
3.11 Exceptions
Site-specific zones are created where special provisions are necessary for site-specific circumstances, or
as the result of a site-specific Zoning By-law Amendment in which the provisions of the Zoning By-law
Amendment do not conform to the provisions of the Zoning By-law. It is common for Comprehensive
Zoning By-laws to include hundreds of zone exceptions. The Brockville Zoning By-law has 168 sitespecific exceptions (as of May 15, 2013), in Table 3.4 as follows:
Table 3.3 | Number of Exceptions by Zone Type
Zone Type
(includes one or
more zone
classifications)
Residential
Commercial
Industrial
Open Space
Institutional
Rural
Number of Exceptions
54
67
19
2
18
8
The site-specific exception zones are included in Section 8 of the Zoning By-law, and organized into one
of nine Planning Districts, which are illustrated on a map. The Planning Districts were based on the
organization and mapping of the previous Official Plan. Since the new Official Plan no longer references
the Planning Districts, the zone exceptions should be organized by Zone category. The exceptions are
indicated on Plate “A” – the Zoning Map. It is therefore recommended that the Planning Districts Map
not be carried forward into the new Zoning By-law, and that the exceptions be illustrated as part of the
Zone Map.
Opportunities to consolidate and eliminate some exceptions should be considered in the Zoning By-law
Review. Since new zones are being introduced, or provisions or permitted uses may be modified, some
of the exceptions may no longer be required under the new Zoning By-law. However, since each sitespecific amendment was subject to a planning process, the site-specific amendments should generally
be preserved where they cannot be consolidated due to changes in provisions. Further, the Official Plan
states that existing uses may be recognized in the Zoning By-law notwithstanding the policies of the Plan
(Section 6.4.2.6).
3.12 Parking and Loading
Parking and loading is regulated in detail in the Brockville Zoning By-law, under Sections 3.7 to 3.9 in the
General Provisions. The required minimum number of parking spaces is regulated for each land use, and
provisions regarding the design of parking areas, loading areas, driveways, ingress and egress are
provided. It will be important to ensure that parking standards for each permitted use in the Zoning Bylaw is addressed to ensure clear interpretation and contemporary standards.
Section 5.2.3 of the Official Plan provides policies on parking. The Plan recognizes the importance of
providing sufficient parking in the City, recognizing that the automobile will continue to be the principal
mode of transportation in the City. Detailed standards on parking and loading are to be addressed in the
Zoning By-law. Additionally, the Plan promotes shared parking between residential and non-residential
uses to promote efficient use of parking spaces.
Special consideration will need to be made for parking standards for the Downtown and Central
Waterfront Area. The Official Plan requires that the Zoning By-law establish appropriate standards for
this area. The Downtown and Central Waterfront Area may be suitable for reduced parking standards,
due to the availability of shared parking facilities, transit accessibility and walkability.
As the Zoning By-law currently provides parking requirements based on use, the special parking
provisions would need to apply to uses only permitted in the Downtown and Central Waterfront Area
(e.g., mixed use buildings), or the reduced parking provisions would need to be provided as part of
general provisions or zone provisions. Alternatively, reduced parking requirements may only be
considered on a site-specific basis as part of a development application and Zoning By-law Amendment.
It is noted that a detailed review of parking space and parking area provisions is required to ensure that
they are consistent with any changes that may be made to permitted uses, and to ensure that all
permitted uses are addressed in the parking provisions. This ensures consistent application of parking
requirements.
3.13 Natural Hazards
The Official Plan intends that development not be permitted in areas that are susceptible to hazards,
including flooding hazards, erosion hazards or human-made hazards (Section 3.7.1). Natural hazards
include flooding hazards as well as steep slopes and areas susceptible to erosion. Schedule 3 generally
identifies flood hazards in Brockville (Figure 3.3).
The current zoning By-law addresses hazards related to the creeks by zoning them Environmental
Protection (EP) to prohibit development. The EP zone is intended to be consistent with the floodplain,
which is defined in the By-law as “the horizontal area on either side of a watercourse.” The EP zone
appears to include the flood hazards overlay on Schedule 3 of the Official Plan. In most cases, the EP
zone is larger than the flood hazards overlay in the Official Plan, indicating that the EP zone is inclusive
of the watercourse and adjacent valleylands.
A permit from the Cataraqui Region Conservation Authority is required for development or site
alternation under the following circumstances:





The development is located in the channel of a watercourse or drain, in a lake, pond or in any
wetland;
The development is within 15 m of the floodplain;
The development is within 50 m of the top of bank of a river, stream, lake or other watercourse;
The development is within 120 m of a provincially significant wetland; and
The development is within 30 m of any other wetlands greater than 0.5 hectares.1
The regulated area is delineated on Schedule 3 of the Official Plan as the Screening Area for the
Cataraqui Region Conservation Authority, and includes lands adjacent to watercourses and the shoreline
area of the St. Lawrence River. While the Zoning By-law currently identifies the flooding hazards
associated with watercourses, there are no provisions related to the shoreline as a potential natural
hazard. However, a permit would still be required from the Cataraqui Region Conservation Authority.
Municipalities have adopted a number of approaches for addressing flood hazards and steep slopes in
their zoning by-laws. For example, the City of Ottawa illustrates the Flood Plain as an overlay, and
subjects anything within the flood plain to general provisions, which prevail over the provisions of the
underlying zone. Another common approach is to apply a Floodplain or natural hazard suffix to the zone,
and the suffix is tied to a General Provision, stating that development is subject to approval by the
Conservation Authority. This approach is used by the Town of Smith’s Falls, for example.
This approach may be used to address potential hazards in Brockville which are not zoned EP, such as
the shoreline. This makes it clear that approval by the Conservation Authority is required without
affecting development entitlement. Currently, the Zoning By-law includes a general setback from the St.
Lawrence Shoreline, which is to be 5 metres measured from and perpendicular to the 1:100 year
“stillwater” geodetic elevation of 75.8 metres (248.7 feet). The Conservation Authority will be consulted
in this project to discuss whether the status quo provisions are suitable, or whether it would be
beneficial to include an overlay corresponding to the Conservation Authority’s regulated area.
1
Source: http://www.cataraquiregion.on.ca/management/landuse.htm; Ontario Regulation 148/06
Figure 3.3 | Natural Heritage System Open Space and Constraints (Schedule 3, Brockville Official Plan,
dated February 9, 2012)
3.14 Natural Heritage Conservation
The Official Plan requires the protection of significant natural heritage features, and promotes the
protection of other natural heritage features (Section 3.6.5). Schedule 3 to the Official Plan maps the
location of known significant natural heritage features, including significant woodlands and Provincially
Significant Wetlands. Other significant features, such as significant valleylands, significant habitat of
endangered and threatened species, are not shown on Schedule 3, but are identified through an
environmental impact assessment when required as part of a development application. In other words,
not all natural heritage features that should be conserved in accordance with the policies of the Official
Plan are identified on Schedule 3.
There is currently no specific zone category that applies to conserve natural features. Rather, the
features are zoned a mixture of Open Space, Rural exceptions, and other zone categories, based on their
current land use. Some features are also captured in the Environmental Protection (EP) zone, where the
feature is located within a stream corridor, noting that the EP zone relates to the floodplain. Protection
of the features generally occurs when a development application is brought forward and an
Environmental Impact Study is prepared, which results in specific recommendations for protecting the
feature. This may include a change in zoning to apply to a feature and a protective buffer.
As noted in Section 3.13, development or site alteration within wetlands and adjacent to a Provincially
Significant Wetland is subject to approval by the Conservation Authority. However, no wetlands are
identified in the Official Plan other than the Provincially Significant Wetlands. Development or site
alteration between 30 metres and 120 metres from a Provincially Significant Wetland may be permitted
provided there are no negative impacts on the wetland, subject to the Conservation Authority’s
Guidelines for Implementing O.Reg. 146/06. Development or site alteration is prohibited in or within 30
metres of a Provincially Significant Wetland, with the exception of public infrastructure and
conservation works, subject to the Guidelines. As was proposed in Section 3.13, an overlay may also be
used in the Zoning By-law to indicate where Conservation Authority approval is required with respect to
development or site alteration proposed between 30 metres and 120 metres of Provincially Significant
Wetlands. Ongoing consultation with the Conservation Authority should take place through this process
to discuss zoning options (refer to Section 3.15).
3.15 Other Considerations (Consultation)
The study team has conducted initial consultations with Council, stakeholders, City staff and residents of
the community. A series of consultation meetings were held over September 24-25, 2013. The purpose
of the meetings was to provide a summary of the findings of this report, and to consult on the issues and
opportunities that should be addressed through this Review process.


Several comments and questions were raised by City Council on September 24, 2013. One issue
raised by Council was the need to ensure that the Zoning By-law is supportive of economic
development and economic growth. The Zoning By-law should be reviewed and revised to
ensure that it is permissive of a wider range of compatible uses, providing for flexibility in
commercial and employment areas. Council further noted the need to ensure the Zoning By-law
is a modern, cutting-edge document. This issue will be addressed through contemporary
formatting, clear (accessible) language, more flexible zoning and clear interpretation (such as
through the use of illustrations).
A number of issues were raised by stakeholders and City staff in two meetings held on
September 25, 2013. Following is a brief summary of some of the key issues raised:
o Noted that if a new By-law is being prepared, members of the public who have recently
had a minor variance approved should be notified to ensure that their project is
proceeding;
o Need to address compatibility between new development and existing development;
o Need to consider standards for lanes;
o Need to review standards for paved surfaces;
o May need to improve and build upon general provisions;
o Need to consider zoning approaches that help conserve heritage buildings;
o Need to ensure consistency between zoning standards and the Building Code, where
appropriate, such as side yard setbacks, treatment of uses in comparison with Building
Code variations (e.g., hotel, motel, bed and breakfast);
o
o
o
o
o
o
o
o
Need to consider means of encouraging more active transportation through zoning
standards, such as bicycle parking and pedestrian-oriented design;
Need to address Fire Code/Building Code issues with respect to rooming houses
(definition and maximum number of persons);
Need to address converted dwellings and secondary suites and affordable unit
permissions in the context of the Strong Communities Through Affordable Housing Act;
Need to consider modern parking requirements, recognizing the need for parking in the
downtown in consideration of the use and availability of public parking;
Need to address treatment of sea/shipping containers as accessory structures in the
Zoning By-law;
The Conservation Authority noted their interest in issues of water quality, water
quantity, natural heritage conservation, water source protection and hazard avoidance.
 Setbacks from watercourse and the St. Lawrence River need to be reviewed.
 There is an option to apply a Floodplain Zone and utilize the EP zone for natural
heritage features only.
 Setbacks from top of bank may also be considered to address erosion hazards.
 Additionally, minimum water frontage requirements may be considered to
reduce development intensity on the waterfront (where appropriate).
 The definition for boathouses should be reviewed to ensure boathouses do not
permit living accommodations.
 It was noted that the Provincially Significant Wetland should be provided with
the most restrictive zone (i.e., EP rather than OS). The Conservation Authority is
able to provide data with respect to map watercourses.
 Input regarding source water protection will be provided at a later date.
 Lot coverage requirements may also be reviewed with respect to limiting
development intensity in sensitive areas
 It was suggested that an overlay may be used to illustrate where a permit is
required from the Conservation Authority (i.e., as an informational tool).
 The challenge in Brockville is that a 30 metre waterfront setback may overtake a
whole lot, so this setback would not be appropriate in some areas, and only
applicable in undeveloped areas.
 The treatment of ‘front yards’ in the context of waterfront lots may need to be
reviewed.
The school board provided information regarding the use of portables, need for parking
and desirability of green space areas. The definition of ‘school’ may need to be
reviewed. Modern treatment of schools as community centers and a component of
mixed use may be considered in the Zoning By-law. Repurposing of old, closed schools
may also represent a zoning issue.
With regard to public housing, the following zoning issues were raised:
 The issue of public housing regeneration may have zoning implications.



The need for flexibility and integration of public housing in the existing urban
fabric represent zoning issues for public housing projects.
 There may be implications from the recent Housing and Homelessness Plan
prepared by the United Counties.
 There should be flexibility in public housing repurposing, allowing for greater
integration of community facilities and income levels.
 Parking standards may be considered to address increased use of scooters and
electric bikes. The Zoning By-law should be flexible to allow for alternative
modes of transportation.
 A definition of not-for-profit may be required in the Zoning By-law. Other
related housing permissions should be clarified.
A questions and answers session was held at a public open house held on September 25, 2013.
The key discussion topics included the following:
o The public requested clarification regarding the meaning of legal non-conforming uses
and the Development Permit System.
o The public also requested clarifications about what happens with minor variances if a
new By-law is enacted.
o Questions were raised regarding treatment of land use/transportation corridors.
o A resident raised concerns about the process undertaken with regard to waterfront
condos and further zoning permissions in the waterfront area.
o Parking standards and the general trend towards a greater mix and intensification of
uses was discussed.
o A resident requested clarification regarding whether the Zoning By-law addresses cashin-lieu of parking.
o A concern about economic decline was raised and should be addressed as much as
possible.
Several online surveys and questionnaires were received from the public. A questionnaire noted
that the Zoning By-law was difficult to read (too complicated), which relates to the need to
improve the clarity of the By-laws. Many of the online surveys submitted were left blank. One
online survey indicated that waterfront condos were not supported by the participant.
4.0
Mapping Review & Options
The Planning Act permits the use of maps to form an operative part of the Zoning By-law. Maps are
used to indicate the applicability of zone regulations to individual parcels in the City. The following maps
are included in the current Zoning By-law:




4.1
The zoning for the City of Brockville is shown on Plate “A”, a large map showing zoning for the
entire City. Plate “A” includes a list of site specific exceptions on the right side of the map.
Plate “H” illustrates zoning for the City’s islands in more detail. This map could be fully
incorporated into the overall zone map.
Plate “I” illustrates the building heights, setbacks and floor plates for the C3A-3 zone, which
applies to 6 Broad Street and 10 St. Andrew Street. Should performance or form-based zoning
be used in the Downtown and Central Waterfront Area, this map could be incorporated into the
overall zone map.
The Planning Districts Map is used as the basis for organizing the Zone exceptions in Section 8.
As discussed in Section 3.14, it is recommended that the Planning Districts Map be discontinued
in the new Zoning By-law, and that the exceptions be organized by Zone category.
Conformity with Land Use Designations
Appendix A to this report illustrates the current zoning overlaid onto the Official Plan land use map
(Schedule 1). Generally speaking, most of the existing zoning categories are related to the corresponding
land use designation. Some land use designations consist of more than one zone category, including
both commercial and residential categories in the Neighbourhood Areas, for example. It is appropriate
to have more than one zoning category in a land use designation, particularly where a land use
designation permits a variety of different land uses. The Official Plan also states that more than one
zoning category may be established for each land use designation (6.4.2.4). Table 4.1 below summarizes
all of the zone categories that are located in each land use designation, based on Appendix A.
Table 4.1 | Summary of Zoning within each Land Use Designation
Land Use Designation
Downtown and Central
Waterfront area
Neighbourhood Area
Neighbourhood Development
Area
Mixed Use and Commercial Area
Corridor Commercial Area
Employment Area
Institutional Area
Parks and Open Space Area
Urban Reserve Area
Zone Categories Located in the Designation
(generally in order of the most common to the
least common zone category; includes only
base zones, not exceptions)
C2D, C3C, I1, R9, C3E, R3, R4, R5,
R6, R8, C3A, C3B, C2, OS
R1, R2, R3, R4, R5, R6, R7, R8, R9, I1, OS, RU
R1, R2, R3, OS, I1, R5, C1, M1 (i.e., Phillips
cable property is M1)
(note: typically associated with holding
symbols)
C7, C2A, C2, C4, C6, R2, R5, R6, OS, EP
C2, C4, C5, C2A, EP, RU
M1, M2, M3, I1
I1, OS, C2, M3, R3
OS, EP, C3A, R1, R9
RU
There are some issues of alignment between the Official Plan’s land uses and the corresponding zoning.
However, where the alignment issues are minor (i.e., related to the parcel fabric), changes to the
mapping in the Zoning By-law or the Official Plan is not required. The Official Plan states that minor
adjustments to land use boundaries do not necessitate an amendment provided that the general intent
of the Official Plan is being maintained (1.5.6). It is important, rather, to ensure that the Zoning By-law’s
mapping is aligned with the current parcel fabric and the location of public rights-of-way. Since the
Zoning By-law is the legally enforceable document, its boundaries need to be more exact and
adjustments to the zone boundaries made to match the Official Plan’s designations are not necessarily
appropriate.
4.2
Mapping Format Options
There is an opportunity to improve the mapping or change the approach to mapping as necessary
through this project. In addition to the large, black and white version of Plate “A”, the City of Brockville
maintains both a coloured version of Plate “A” and a multi-page (indexed or tiled) version of Plate “A”.
Each version has its benefits. The benefit of a large, black and white map is that it provides a complete
picture of the City’s zoning, and is relatively easy to administer. The benefit of indexed (tiled) maps is
that they may be printed on smaller paper and gives greater control with regard to scale. Coloured
maps provide a greater ability to add overlays and detail to the maps while maintaining legibility, but the
maps may lose their clarity when printed in black and white.
Section 4.3 below discusses the use of GIS to maintain the Zoning maps. In GIS, the mapping is
maintained in a database and can be presented and reformatted relatively easily into colour, black and
white or tiled maps. The City may wish to prepare and maintain colour, black and white and indexed or
non-indexed maps to suit its administrative purposes. However, it is recommended that coloured,
indexed maps be included with the Zoning By-law for Council’s adoption. The coloured maps will
provide for the greatest level of detail, which will be necessary when using overlays, overlay zoning and
form-based zoning. It will be important to ensure that coloured maps remain legible when printed in
black and white.
Other minor formatting and layout changes can be considered in the development of the maps. It is
generally not necessary to list the amendments on the zone map, as are included on the right side of
Plate “A”, but the City may wish to continue with this approach to help track amendments to the map.
4.3
Use of GIS
There are benefits to maintaining the zoning maps in a geographic information system (GIS). Currently,
the mapping is maintained in AutoCAD. GIS offers advantages with regard to display/formatting options
and analysis tools. GIS also allows for web integration, should this be desired by the City in the future to
develop an online interactive Zoning By-law map. Additionally, since the Official Plan schedules were
prepared using GIS, it may be logical to continue to use GIS for future planning initiatives.
4.4
Web Integration
The Zoning By-law document should be developed to be easily web-enabled, to ensure future
integration with any future online mapping tool. This will mean that as much of the content as possible
should be easily transferred and managed in a database, so that the application can call up specific
provisions in the By-law. For example, when a user clicks on a property in a web-based mapping
application (should one be developed), the application could provide the property’s zoning, permitted
uses and lot/building requirements based on the zoning, as well as any applicable general provisions,
and any definitions mentioned in any of those provisions.
The administration of a web-enabled Zoning By-law will depend on technical constraints and staff
resource considerations. Any amendments to the Zoning By-law that affect definitions, general
provisions or zone regulations will require equivalent updates to the web-enabled database for the
online By-law to kept updated. The mapping for the Zoning By-law would need to be administered
through GIS, and linked to the database which manages the text of the Zoning By-law.
5.0
Zoning By-law Structure & Format
The current structure of the Zoning By-law is similar to other Zoning By-laws in Ontario. In order to
address the changes recommended in this report, as well as the overall goals of this project, changes to
the current By-law will be required. This section discusses anticipated structural changes, zoning by-law
format, and evaluates whether the changes should be implemented through a Zoning By-law
Amendment or that a new Zoning By-law be prepared.
5.1
Structure
Based upon the initial findings of this report, Table 5.1 below summarizes the anticipated types of
changes that will be required through this project:
Table 5.1 | Summary of Changes Recommended to the Zoning By-law
Current Section
1.0 Interpretation
2.0 Definitions
3.0 General Provisions
4.0 Zone Classifications and
Permitted Uses
5.0 Residential Zones
6.0 Commercial Zones
7.0 Non-Residential and NonCommercial Zones
Nature of Anticipated Changes
This section is not anticipated to change substantially, except to
address administrative issues
The definitions will be modified, some definitions will be deleted and
others will be added. Graphics and supporting illustrations will be
added.
The general provisions may be modified to address issues, and new
general provisions may be added. Graphics and supporting
illustrations will be added.
This section will be edited to note changes to the zone categories.
Structural changes to these sections may be required. There may be
a need to introduce “Mixed Use” (or similar) zones as a category, or
to incorporate them into the Residential or Commercial Zones
sections.
Other modifications will be required to introduce new zones,
consolidate zones, and to modify permitted uses/regulations as
required. Graphics or supporting illustrations may be added to
explain regulations.
Further, it is noted that the permitted uses tables (Plates “B”, “D”
and “F”) and the zone regulations tables (Plates “C”, “E” and “G”) are
associated with provisions. These provisions may be modified,
incorporated into general provisions, or addressed through
definitions.
Current Section
8.0 Special Exception Zones
9.0 Compliance with the By-law
10.0 Administration,
Enforcement and Penalties
11.0 Repeal of Former By-law
5.2
Nature of Anticipated Changes
This organization of this section will change substantially, since it was
recommended that the Planning Districts no longer be used as the
basis for organizing the exceptions. The exceptions may be moved
into the sections above, so that they are organized by Zone category.
Alternatively, they may be kept in a separate section, but organized
by Zone.
address administrative issues
address administrative issues.
This section will need to be modified depending on whether a new
Zoning By-law is prepared (refer to Section 5.4).
Format
One of the goals of this project is to create a contemporary, progressive Zoning By-law to complement
the Official Plan. Recently, municipalities have been preparing and adopting more user-friendly zoning
by-laws, with supportive illustrations, photographs, plainer text and language, and improved formatting.
It must be recognized, however, that the Zoning By-law is a legal document, and it must be clear and
enforceable, above all other considerations. Recognizing that the Zoning By-law must be clear and
enforceable, the ability to adapt short form wording or concise summaries from the provisions of the
By-law is desirable. Convoluted language should be avoided in all cases, and complex provisions should
be broken down into several shorter provisions where possible.
Where included, interpretive illustrations and photographs should not be considered to form part of a
Zoning By-law. The exclusion of illustrations and photographs from the operative part of the By-law can
be addressed with an up-front provision in the Administration section of the By-law.
The wide use of illustrations is desirable to assist in the interpretation of the Zoning By-law. Illustrations
can help to describe the intent of a set of general provisions, or to describe the meaning of a definition,
such as a type of measurement. Illustrations are being used commonly in Zoning By-laws, and typically
illustrations will not form an operative part of the By-law. The figure below provides some examples of
illustrations used in other Zoning By-laws.
Figure 5.1 | Examples of Illustrations in Other Zoning By-laws
Illustration of lot and building measurements,
North Oakville Zoning By-law (Source: Town of
Oakville)
Illustration of porch provisions, North Oakville
Zoning By-law (Source: Town of Oakville)
Illustration of Railway setbacks, City of
Ottawa Zoning By-law (Source: City of
Ottawa)
Illustration of waterfront lot regulations, Town
of Innisfil Draft Zoning By-law (Source: Town of
Innisfil)
Photographs have only been used sparingly in Zoning By-laws in Ontario. In the North Oakville Zoning
By-law, for example, photographs are used rarely to help clarify certain definitions. On the other hand,
photographs are used extensively in Development Permit By-laws, to help illustrate the meaning and
intent of a wide variety of provisions.
The use of photographs should be limited in a Zoning By-law to help illustrate what is meant by a
definition, especially where the term is not common. Photographs may also be used to indicate the
desired intent of a set of provisions, or to illustrate the purpose of a particular zone (e.g., a photo of an
apartment building associated with the R9 zone). Again, photographs, if used, should not form an
operative part of the Zoning By-law.
5.3
Accessibility
Accessibility should be considered in the format and layout of the Zoning By-law and maps. As of 2010,
public organizations are required to comply with the legislation, and private organizations were required
to comply with its requirements by January 1, 2012. As a result of the Accessibility for Ontarians with
Disabilities Act, organizations are required to train workers for providing service to persons with
disabilities, and to develop policies and procedures in this regard. The City of Brockville implemented its
2012-2017 Accessibility Plan in November 2012. It provides objectives with regard to providing
accessible services, and a wide variety of accessibility standards, policies and procedures for providing
accessible customer service,
The key potential barrier for accessibility with regard to the Zoning By-law is that the document may not
be readable by a person with a vision-related disability. As such, the template for the Zoning By-law
should use readable fonts, and incorporate colours that provide good contrast and clarity. The mapping
should similarly ensure legibility and clarity.
The City is also required to bring its website into conformity with the World Wide Web Consortium Web
Content Accessibility Guidelines (WCAG) 2.0 to the Level A standard by January 1, 2014. This standard
provides numerous guidelines and standards at three levels (A, AA, and AAA). These standards should be
considered in the development and design of an online mapping tool, should it be developed.
5.4
Zoning Amendment versus New Zoning By-law
The outcome of this project will be either a new Zoning By-law or a Zoning By-law Amendment. Each
approach has its own advantages and disadvantages, as follows:


A new Zoning By-law repeals and replaces the former Zoning By-law, including all amendments
and variances. This means that any uses and structures that no longer comply with the new
provisions would become legal non-conforming or legal non-complying, respectively. However,
site-specific zones could be carried forward and retained. The entirety of the new Zoning By-law
is subject to appeal, which would mean that the former by-law would remain in effect should
the entirety of the By-law be appealed. A new Zoning By-law is perhaps more ideal where there
are major changes to the By-law being proposed, including structural changes.
The amendment to the Zoning By-law is a detailed list of all changes to the By-law that are
proposed as an outcome of this project. This may not be ideal where major or numerous
changes are proposed, since there is a higher risk of making errors in the amendment. Any
errors may need to be addressed through a subsequent housekeeping amendment. However,
the amendment to the By-law means that all former amendments and minor variances are
retained. Another advantage is that only components of the By-law which are amended are
subject to appeal to the Ontario Municipal Board, allowing the remaining components of the Bylaw to remain effective in the event of an appeal.
It is noted that these approaches can be combined as a third option. A new Zoning By-law may be
prepared and adopted, but a specific area may be identified as being excluded from the new Zoning Bylaw, and therefore still subject to the former Zoning By-laws and any amendments. The difficulty is that
the City would need to continue to administer both the new Zoning By-law and Zoning By-law 194-94 as
it applies to the identified exclusion area. This approach should only be used for a specific area where it
is desirable to precisely retain the current zoning, inclusive of definitions, general provisions, variances
and amendments.
The initial recommendation of this report is to bring forward a new Zoning By-law, recognizing that this
project is intended to implement the City’s new Official Plan. Further, substantial changes to the Bylaw’s structure and format are proposed, likely resulting in a complicated amendment. However, it is
noted that many of the current definitions, provisions and zones will be carried forward into the new
Zoning By-law, where these provisions are appropriate and in conformity with the Official Plan. The
third option noted above may be considered to address any particular areas where it is desirable to
retain the current zoning.
6.0
Conclusions & Recommendations
The key issue being addressed by this project is ensuring conformity between the Zoning By-law and the
policies of the Official Plan. Other broad project goals, such as developing a contemporary Zoning Bylaw document, and making other enhancements, are to be considered through this project.
This paper has considered a wide range of issues and opportunities that may be addressed through the
Zoning By-law, based on a review of the By-law and policy framework, initial consultation with City staff
and consideration for approaches used by other municipalities in addressing similar issues. As
mentioned, it is not intended to be a comprehensive list of issues and directions, but a preliminary
review of the By-law to begin to establish the directions for the Draft Zoning By-law.
The key recommendations of this report are as follows:
1. It is recommended that form-based zoning and overlay zoning be considered to implement the
standards in the Downtown and Central Waterfront Area. Pre-zoning the standards may be
considered to implement certain minimum requirements in the Waterfront Master Plan and
Urban Design Strategy and the policies of the Official Plan, such as minimum building heights
and continuous/intermittent frontages.
2. It is recommended that pre-zoning for “evolutionary” changes to Mixed Use and Commercial
Areas be considered, including provisions for street-related commercial uses. This will help
contribute to the adaptability of these areas in response to changing retail and market needs.
3. It is recommended that the Neighbourhood Development Areas be zoned either as status quo
or for Future Development. It is recommended that a template of new zone standards be
established as a model for future development in these areas, based on the policies of the
Official Plan.
4. It is recommended that the Neighbourhood Areas be zoned as status quo, or be zoned to
address the specific characteristics of each individual neighbourhood.
5. It is recommended that the definitions and general provisions be reviewed in detail, and
modernized, expanded and improved, where appropriate.
6. It is recommended that a Development Permit By-law not be considered at this time, but may
be considered at the next review of the Official Plan, since policies for the By-law will need to be
developed through a thorough consultation program. It is further recommended that a
Development Permit By-law would be best applied to the Downtown and Central Waterfront
Areas, and potentially to the Mixed Use Corridors and Nodes.
7. It is recommended that a new Zoning By-law be prepared rather than a Zoning By-law
Amendment. However, consideration may be made to retain the existing by-law for an area,
where it is desirable to retain the existing zoning.
8. It is recommended that overlays be considered on the zone mapping to indicate the extent of
the Cataraqui Region Conservation Authority’s regulated area.
9. It is recommended that the exceptions be organized by zone category and that reference to the
Planning Districts be removed from the By-law.
10. It is recommended that the parking standards be reviewed to implement the policies of the
Official Plan, especially with regard to the Downtown and Central Waterfront Area, and to
ensure that all permitted uses are addressed.
11. It is recommended that Zoning By-law mapping be completed in GIS, with coloured, indexed
maps. It is further recommended that the Zoning By-law be structured to prepare for a potential
future web-ready Zoning By-law.
12. It is recommended that the format of the Zoning By-law be improved as a more user-friendly,
attractive document. Accessibility needs to be considered in the design of the document to
consider vision disabilities. Note that a template will be developed for further discussion.
7.0
Next Steps
This paper has been prepared in consideration of a detailed review of the Official Plan, the in‐effect Zoning By‐law, as well as consideration of consultations to date. Initial consultation on issues and opportunities with stakeholders, City staff and the public was conducted on September 24‐25, 2013. This paper forms the basis for the Draft Zoning By‐law, providing directions on key issues and changes that will be required. In addition, a Summary Report will be prepared based on this paper, and presented prior to preparing the Draft Zoning By‐law. The Summary Report will be intended as a consultation tool to clearly describe the directions for the Draft Zoning By‐law. The content of the Summary Report will be drawn directly from this paper. City of Brockville Comprehensive Zoning By‐law Review | Discussion Paper | October 2013 | 45 Appendix A: Brockville Zoning By-law Review Discussion Paper (Final - October 2013)
Ü
TO W N S H I P O F E LI ZAB E TH TO W N - K IT LE Y
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BY-LAW 019-2006 ___-MILLWOOD AVEN UE - East Side_____________OS and R 4-X8-3
(L IFTIN G O F H 1 -H O LD IN G
BY-LAW 033-2006 ___-HU NTERS H ILL SUBD.-PHASE 1-WILD WOOD CR ES._____________
BY-LAW 079-2006 ___-6 BROAD ST EET AND 10 ST.ANDREW STREET_______H2, H5-C3A-3
CR ES
T ON
D AVE
A CT
R1
R1
EPL
KIN G ST E
R1
R6-X3-1
C2-X3-2
R5-X3-1
E FUL FOR D
R1
(P)
R1
R1
Mixed Use Node (See Section 3.2.2.1)
088-2007 ___-260 KING ST REET WEST____________________T-C2D-X1-1
100-2007 ___-100 STEWART BOULEVARD____________________C2-X5-4
002-2008 ___-1333 NORTH AU GU STA ROAD___________________RU-X9-1
003-2008 ___-161 BARTHOLOMEW STR EET___________________M 3-X3-2
Mixed Use Corridor (See Section 3.2.2.1)
BY-LAW 016-2008 ___-Lots 91 to 112 incl., Lots 166,167, 203, 204, and ____R2,R3, andR3-X1-2
and 205, Lots 207 to 212 incl. plan 388 ( BROCKWOODS SUBDIVISION )
BY-LAW 055-2008 ___-Part of Lots 4 and 14, Lots 5 to 13 incl., and Lots 66 to 73 incl.,___R2
Plan 375, being Parts 1 to 26, R eferenc e Plan 13180
( BRID LEWOODS SUBD IVISION )
BY-LAW 063-2008 ___- 590 KING STREET WEST ________________________R4
BY-LAW 064-2008 ___-16 BROCK ST REET..________________________C2-X2-5
BY-LAW 079-2008 ___-23 KIN G STREET WEST_______________________C2D-9
Future Employment (See Section 3.2.5)
BY-LAW 080-2008 ___-North Eas t C orner of PARKEDALE AVE. & BROOME R D._____C 7-X9-4
BY-LAW 097-2008 ___-Remov al of the "H4" Holding Sy mbols ______________R 5-X2-2
10 JOHN ST REET and 31 SAINT PAUL SREET
BY-LAW 101-2008 ___-Remov al of the "H1" and " H2" Holding Symbols____________R 2
Lot 90 and Lot 165, Plan 388 ( BROCKWOODS SUBDIVISION )
#
BY-LAW 103-2008 ___-440 CENT RAL AVENUE WEST ___________________M 2-X6-6
BY-LAW 042-2009 ___-Part Lot 11, Conc. 2 (Extens ion of F LAND ER S RD .)____R2, R3, R4-x8-4
BY-LAW
BY-LAW
BY-LAW
BY-LAW
BY-LAW
BY-LAW
Waste Disposal Site (See Section 5.4)
Removal of the "H 1"
Sy mbol
068-2009 ___-Park Holding
Lot 17, Plan
9 Part 1, R P 28R -11781, PARKEDALE AVE.___C2-X9-1
090-2009 ___-4 SCH OF IELD AVENUE__________________________R3
091-2009 ___-Lot 261, Plan 375 - BRIDLEWOOD SUBDIVISION_____________R3
Removal of the "H 1"
Holding Sy mbol
112-2009 ___-WALL STREET VILLAGE (WALL, JAMES & PEARL)_________R 9-X2-4
044-2010 ___-Lots 44 to 50 inc lusive, Bloc k 48 Reg. Plan 67, Parts 1,2 & 3__R4-X1-6
RP 12668 ( South Side of Dow ney Street )
065-2010 ___-Remov al of the "H1" & "H5" H olding Sym bols - 6 BR OAD STREET,
BR OC KVILLE - Phas e 1, Tall Ships Landing Project.
Waste Site Buffer - 500m (See Section 5.4)
BY-LAW 073-2010 ___-Remov al of the "H2" Holding Sy mbol - 119 Water St. / 20 Henry St.
BR OC KVILLE LAND INGS PROJEC T.
BY-LAW 022-2011 ___-31 Pearl Street West__________________________R7-X2-2
Provincial Highway
BY-LAW 050-2011 ___-Lot A and Part of Lot 23, Block 44, Plan 67, City of Brock ville, County of Leeds
(South East C orner of Gilmour and George Streets )_______R 9-X1-1
BY-LAW 050-2011 ___-Part of Lot 23, Block 44, Plan 67, City of Broc kville, County of Leeds
(South Wes t Corner of Clariss a and George Streets )______R9-X1-1
BY-LAW 067-2011 ___-108 WALTH AM ROAD________________________M1-X9-4
BY-LAW 068-2011 ___-605 KING STREET W EST ______________________R4-X1-7
BY-LAW 090-2011 ___-R em oval of the "H 1" Symbol - McCLU RE CR ESCEN T________R 2 and R3
BY-LAW 097-2011 ___-158 PERTH STREET_________________________C2-X6-2
Future Roads
BY-LAW 005-2012 ___-244 ORMOND STREET._______________________R5-X4-1
BY-LAW 031-2012 ___-42 BARTHOLOMEW STR EET.____________________R3-X2-1
BY-LAW 032-2012 ___-2360 PARKEDALE AVENUE___________________T-C2A-X8-2
BY-LAW 033-2012 ___-30 DELHI STREET _____________(R EM OVAL OF THE "H 2" Symbol)
BY-LAW 057-2012 ___-2213 PARKEDALE AVENUE .________(REMOVAL OF THE "H2" Sy mbol)
BY-LAW
BY-LAW
BY-LAW
BY-LAW
I1 GENERAL INSTITUTIONAL
I2 INSTITUTIONAL RESIDENCE
I3 ST.LAWRENCE COLLEGE/SPECIAL EDUCATION
HAR DY C RES
ROCKCLIF FE RD
(P)
BY-LAW
BY-LAW
BY-LAW
BY-LAW
EP ENVIRONMENTAL PROTECTION
OS OPEN SPACE
RU RURAL
ERE PL
N PL
AVE
AV E
SO N
KING ST E
EL AIN
BY-LAW 059-2007 ___-63 WAVERLY D RIVE_______________________ R 3-X4-2
BY-LAW 086-2007 ___ST EWART BOU LEVARD . (Part of Lot 15, C onc ession 2, _____RU -X8-1
being Part 1, RP 28R-1838; a Portion of Part 1, R P 28R -7206;
and Part 1, R P 28R -12476)
M1 INDUSTRIAL PARK
M2 GENERAL INDUSTRIAL
M3 RESTRICTED INDUSTRIAL
DR
BELV ED
T AVE
R1
R1
FA IRK
NO W E
DR
I1
ET
CT
F IRS
R1
CO CH R
R1
GE NEVA
CH AL
BY-LAW 031-2007 ___-PART of Lot 11, CONC.2 "Part of D eer Trails Subdvis ion"_R3, R4x8-4
BY-LAW 043-2007 ___-6 C OU RT H OU SE T ERRACE____________________R4-X2-9
TOWNSHIP OF
ELIZABETHTOWNKITLEY
R1
R1
GE NEV
WES
R1
GR EN VIL L E C T
CR AWF O R D ST
OS
BUT T E RF I EL D P L
G AV
E
R1
R1
BLVD
BY-LAW 008-2007 ___-16 RENOLDS DRIVE______________________ _R3-X4-1
SINGLE UNIT RESIDENTIAL
SINGLE UNIT RESIDENTIAL
GENERAL RESIDENTIAL
GENERAL RESIDENTIAL
MULTIPLE RESIDENTIAL
CI LOCAL COMM ERCIAL
C2 GENERAL COM MERCIAL
C2A GENERAL COMM ERCIAL ARTERIAL
C2D GENERAL COMMERCIAL DOWNTOWN
C3A-C3E WATERFRONT COMMERCIAL
C4 HIGHWAY COMMERCIAL
C5 OFFICE RETAIL COMMERCIAL
C6 SHOPPING CENTRE
C7 POWER CENTRE
OXFO
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UST A
NO RT
H AU
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R1
1
LAW R E N C E
DAVI
T AVE
F IRS
RD
N AUG
ST
RAY
M UR
R2
KEEF E R ST
R1
Legend
BY-LAW 102-2006 ___-30 DELHI STREET_______________________H2-R3-X6-1
BY-LAW 117-2006 ___-PART LOT 16, CONC 2_______________________C4-X7-6
BY-LAW 124-2006 ___-100 STROWGER BOULEVARD___________________M 2-X6-5
LEGEND
R1
R2
R3
R4
R5
R6
R7
R8
R9
OS
OS
R2
C1
C2-
R1
R2
SY M B OL )
BY-LAW 089-2006 ___-KIN G ST REET WEST_________________________C2D-8
OS
WI NT ER S CT
R5
Railway
059-2012 ___-595 STEWART BOULEVARD________________________C2
087-2012 ___-South West Corner ofJ AMES STREET EAST & VICTORIA AVENUE_T-R 9-X2-4
088-2012 ___-142 PERTH ST REET_________________________C2-X6-3
008-2013 ___-4 SCH OF IELD AVENUE_________________________C1-X5-2
BY-LAW 015-2013 ___-36-46 KING STR EET WEST______________________C 2D -10
BY-LAW 048-2013 ___-243 PERTH ST REET_________________________I1-X5-2
BY-LAW 049-2013 ___-119-121 JAMES STREET WEST ___________________R 4-X2-10
Brock Trail
RIVER
CONSOLIDATED
NOTE:
PLATE 'A' TO ZONING BY-LAW
0
194-94
All property lines shown here are for representation only
and do not in any way constitute the true legal boundary
of any property in the C ity of Brockville.
LIMITS OF LIABILITY:
The City of Brockville will make every effort to provide a
quality product. However, in no event will the City of
Brockville, its servants, agents, officers, employees, contractors
and subcontractors be liable to any person or corporation for
damages, expenses, lost profits, lost savings or other damages
arising out of or inaccuracies contained in the composite map
or in its data base content. Nor will the C ity be liable for any
inaccuracies contained in the composite map or in its data
bases.
AS AM EN D ED
PREPARED FOR CONVENIENCE PURPOSES ONLY
Interpretation Note: This
CITY
OF BROCKVILLE
Schedule
will be read and
B. TeKamp
0.5
Brian C. Switzer
1
km
interpreted in conjunction
with the Official Plan in
PLANNING DEPARTMENT
OS
THESE DRAWIN GS ARE TH E PR OPERTY O F THE C ITY O F BR OCKVILL E
M cN AIR
ISL AN D
M UR RAY
ISL AN D
OS
OS
CKV
Urban Reserve Area
(See Section 4.10)
BY-LAW 009-2006 ___-North Eas t C orner of KIN G STREET W EST & CENT RE ST_____R 4-X1-5
BY-LAW 017-2006 ___-15 MARKET ST REET EAST ______________________C2D-7
BY-LAW 018-2006 ___-BRIDLEW OOD SUBD.- ASPEN DR IVE_______________OS and R3
OX F
OR D
RD
USTA
R2
OS
OS
IP O
F EL
IZ
OS
EP
BY-LAW 091-2006 ___-119 WAT ER STREET______________________H2-R9-X2-3
R2
I2-X3-1
SY M B OL )
SY M B OL )
BY-LAW 101-2005 ___-Lots 2-15 inc l. Plan 28M-1 & Part of Lots 15 & 22 PLAN 206__R3-X1-4
BY-LAW 106-2005___-10 JOHN STREET / 31 St PAUL STREET
__________H 4-R 5-X2-2
BY-LAW 106-2005 ___-231-221 KING STREET EAST_____________________C2D-6
BY-LAW 008-2006 ___-550 KING ST REET WEST - Removal of the "T"__________M 1-X1-1
OS
I1
R2
SY M B OL )
BY-LAW 082-2005___-1900 PAR KEDALE AVENUE - A & W____________________
BY-LAW 100-2005___-lot 1, Plan 28M -1
___________________________R4
BRO AD WAY AVE
ISL AN D
OS
TOW
Parks and Open Space Area
(See Section 4.9)
BY-LAW 043-2005___-BR IDLEWOOD SUBD .-KINGSWOOD &FITZSIMMONS______________
BY-LAW 044-2005___-271 PERT H STR EET.________________________C1-X5-1
ST
R5
R4
BUT T E RF I EL D P L
R2
R3
REF U G EE
OS
NSH
USTA
AVE
OX F OR
D
D AVE
R2
SY M B OL )
BY-LAW 034-2005___---- PARKEDALE AVE_______________________C7-X9-3
(L IFTIN G O F H 2 -H O LD IN G SY M B OL )
BY-LAW 036-2005___-100 CENTRAL AVEN UE W._____________________M2-X6-4
EP
I1X3-1
Employment Area
(See Section 4.7)
100-2003___69 KING ST REET EAST _______________________R4-X2-6
119-2003___1185 CALIF ORNIA AVE.._______________________M 1-X9-3
133-2003___2360 PAR KED ALE AVENUE___________________T-C 2A-X8-1
011-2004___80 PIN E STREET..___________________________I-X3-4
013-2004___46 PARK STR EET_____________________________R3
Institutional Area
(See Section 4.8)
OR IE NT AL
OS
AB E T
HT
IL LE
D
Mixed Use and Commercial Area
(See Section 4.5)
BY-LAW 115-2004___PRINCE ST. R OAD ALLOWANC E (CASS DEV SUB)_____________R2
BY-LAW 124-2004___58 JAMES ST. W. + 65-67 BUELL ST.._______________R4-X2-7
BY-LAW 184-2004___89 CHU RCH STREET________________________R4-X2-8
BLV D
O
30-2002___Part of Block "B" Plan 375 (BRID LEWOOD SU BD IVISION )________OS
BY-LAW 099-2004___North Wes t C orner of PARK ST.& C EN TRAL AVE._____ ___C2-X5-3
OS
ISL AN D
OF
RD
DR
OR
M AN
O
30-2002___Block "D" & Part of Block "B" Plan 375 (BR IDLEWOOD SU BD IVISION)__R3
(L IFTIN G O F H 1 - H OL D2,R3-X8-1
IN G SY M BO L )
50-2002___H UNTER'S H ILL Phas e 3____________________R
85-2002___25,25 1/2 and 27 BUELL ST._______________________C 2D
BY-LAW 025-2004___BRIDLEWOOD DRIVE / LAURIER BLVD_______________C2-X8-3
BY-LAW 070-2004___1942 PAR KED ALE AVE_______________________C7-X9-3
BY-LAW 072-2004___1972 PAR KED ALE AVE_______________________C7-X9-3
BY-LAW 073-2004___PART OF LOT H, PLAN 332________________________C7
OS
OS
CITY
N AUG
RD
UST A
H AU
G
NO RT
R DR
GU
AU
NO RT
H
SEVE
EW ST
HO L OM
BAR T
ST
NET T
M ANO
AR
D
ST
S AVE
NO AK
FA IRM
ON T PL
AL DER
W
R2
BRO AD WAY AVE
X3-
OS
ST.
EP
M ARG A RET
PL
PA RK
VIEW
OS
R2
BYN
R2
R2
HO
R2
R3
KAR OL I NA
DL AW
R4
R3
R3
L LY
Neighbourhood Development Area
(See Section 4.4)
15-2002___574 STEWART BOULEVARD__________________H 1-C 4-X7-4
Corridor Commercial Area
(See Section 4.6)
BY-LAW
BY-LAW
BY-LAW
BY-LAW
BY-LAW
H1,2-R3
R2
WO O
I1
EP
(P)
R9
I1
OS
BUT LERS CREEK
R5
ANE D
R
DR
T IN GS
HAS
L OM
T HO
BAR
R2
R3
R2
L
64-2001___580, 590. 594 KING ST REET WEST________________C 2A-X1-2
82-2001___LOT 6, PLAN 367 ( PAR KED ALE AVENUE )..___________C2A-X7-3
28-2002___23 ABBOTT STREET________________________R4-X1-4
29-2002___600 & 610 STEWART BOULEVARD ____________________C4
BY-LAW 048-2003___680 ST EWART BOU LEVAR D..___________________C 4-X7-5
BY-LAW 050-2003___PART of LOT 20, REGEN CY PLAC E.________________R4-X8-2
BY-LAW 064-2003___25 FRONT AVEN UE WEST._____________________I1-X5-1
BY-LAW 079-2003___550 KING SREET WEST ______________________H1,H 2-R 1
_________________________H 1,H2-R4
OX F
OR
E
AV
S
RE
C
EY
R4
R2
G AV
E
R4
P
R2
.
R2
KIN G ST E
R6
BRO
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AV
A
NI
R
O
L IF
CA
PL
X
SE
S
SU
Y
B
L IS
BI
SL
R3
R3
BYN
.R
PIN E L
AN E
PIN E ST
T
61-2001___C OM MERCIAL Z ON ING R EVIEW / POWER C EN TRE_____________C7
62-2001___17 EDGEWOOD AVENUE_______________________I2-X4-1
BY-LAW 92-2002___820 STEWART BOULEVARD____________________RU -X7-6
BY-LAW 108-2002___Part Lots 19 & 20, Plan228 (CUT HBERTSON AVE.)________R 4-X8-2
BY-LAW 109-2002___Eas t Side of CU THBERTSON AVE.____________________R3
BY-LAW 005-2003___241 PARK STREET.__________________________H
(N o rth Ea s t po r tio n fro n tin g Am y S tre e2-R
t) 2
R2
OS
I1
OS
ST
R2
EW ST
R3
R3
R3
M1-
X3-1
R2
BRE NN
AN
BEN
OR M O ND S T
HIL L ST
R3
R5
R3
R3
R9-X2-1
R3-X2-1
WEL L IN G T ON S T
R3
EAST AV E
R5
R3
R4
R3
R4-X2-6
R3
R3
R3
JAM E S S T E
EAST AVE
ORMOND ST
OR CH AR D ST
PA RK ST
I1
R5
R4
R3
OWN
R.
C. P.
ST
SH O
HT O
BRI G
T ST
PA RK
ST
T AV
E
ST
O ND
OR M
RY RD
GL EN
OS M
EN
1
C1- X4-
N CR
ES
O
O
BR
PA
R3
M1
PEAR L ST E
C2-X3-4
- KIT
LEY
ST
D
R2
O
O
UR
DR
K
IC
W
DE
CR ES
IEW
KV
R5-X4-1
CI F
IC
R.
C2D
R3
R3
WAT ER ST
OS
R3
I1-X3-2
R3
SE
REY NO L DS
DR
PL
I1
C3C
C3C-1
T UN NEL
C2D
KIN G ST E
F LI NT S T
BAY
C2D
R4
C2-X3-3
RIV ERV IEW D R
C3D
I1-X3-4
R3
RU
Neighbourhood Area
(See Section 4.3)
70-2000___Park Street.___________________________C2-X5-2
22-2001___163 Ormond Street_______________________T-C2-X4-1
28-2001___36 and 38 VICTORIA AVEN UE_______________________I1
9 1/2 JAMES STREET WEST & 23 WALL ST REET.________T-I1-X2-2
R3
D AVE
27-2000___BRIDLEWOOD SUBDIVISION.....__________________R3, H1-R5
65-2000___Part Lot 14, Concession II (S.E. C orner of Stewart & Laurier Blv d.._C2A
BY-LAW 085-2003___21 COWAN AVEN UE_________________________I2-X5-1
BY-LAW 087-2003___PART OF LOT K , PLAN 322____________________M 1-X9-2
BY-LAW 085-2003___21 COWAN AVEN UE_________________________I2-X5-1
OS
M IL E
OS
AV
E
F ERG
C. P.
C2D
M ARK ET S T W
C2D
-9
ST UA RT S T
GE OR G IN A ST
AV E
C3D
R4
R4
C2D -1
C2D
R3
R4
R4
PIN E S T
C2D
-10
C2D
OS
ER
F OR
R2
OS
(PRIVA
TE)
W FUL
FO RD
PL
C3C
I1
R4
R4
R5
C2
OS
CO UR T H O USE
OS
C3C
R4
OS
R6
C. N
PEARL ST E
I1
BY-LAW
BY-LAW
BY-LAW
R2
EP
M3-X3-1
I1
I1-X3-3
BED
R2
H1,2,4-R4
I1
EM M A S T
R3
R4
R4-X2-1
R4
R4
C2
BY-LAW
BY-LAW
BY-LAW
BY-LAW
SCA CE AV E
R2
N
26-2000____8, 10, 12, GEORGE STR EET...__________________R4-X2-2
BY-LAW
BY-LAW
R3X4-2
R2
M3-X3-2
M3
M
R2
OS
R3
R3
E
R3
R4
BET H UN E S T
VIC T OR IA AVE
R4
R5X2-1
C2
R3
C2-X4-1
O O D AV
2
OS
R3
R5
CH ARL ES ST
C1-X2-1
C1
JAM E S S T E
T-R 9X2-4
I1
I1
R4
C2D -5
I1
I1
OS
SO PHI A ST
R3
R2
OS
OS
OS
OS
D ST
O N ST
NO RT
R5
G AR
DR
U SO N
BU
E LL
PL
AVE
T UN NEL
CHANCERY L
ANE
WAL L ST
WAL L ST
R4
CHANCERY L ANE
WI LL IA M
ST
WALL ST
R4
R9X2-4
R4
PEAR L ST E
JAM E S S T W
C2
R4
JAI L ST
BRO AD S T
APPL E ST
R4
KIN G ST W
C2D
C3A-3
H2,5C3A-3
R4
SQ UAR E
ERN IE F O X
QU AY
PA RK
ST
BAL M
O RA L
PL
R9
R4
PEAR L ST W
R7-X2-2
C2D-3
C2D
-4
EP
OS
C1- X4-
R2
R3
OS
ST
C2
I2-X 2-1
WI LL IA M ST
BUE LL S T
BUE LL S T
CH ASE ST
C3C
H2,4C3A-1
C2-X2
-5
EP
CH UB
M1
I1
R2
R2
R9
PL
R3
R3
C2
M3
O TTE
SO
R6
R4
R2
R5
R6
R3
I1
M3
HAM I LT O N ST
WILLIAM ST
C2
BRO C K
CO UR T H O USE
R4
EP
OS
C2
M3
CH ARL
R2
RO YAL
R4
R3
R6
AV E
E
OS
I2-X 4-1
R4-X2-9
C2D-2
C2D
C3C
R2
R2
EDG EW
GA RD EN ST
PER
R9
R4
I1
ST
C2D
C2D
HO M E ST
C3C
I1
C3E
OS
OS
DAN IE L S T
ST
JO HN
ST
ID ST
C3C
T ER
C3C
I1
R2
F OR
WA
C3C -2
R4
R4-X2-2
C2D
C2D
SH ER
MA
L AN
E (P N
)
ST
R9-
X2-
C2D
F RO NT
I1
RD
R2
R5
CR ES
E
R2
R2
5- 2
OS
M ARK ET S T E
TH S
T
I NA
RAV
CR ES
CO NVAY
ST EW ART BLVD
T
TH S
LO U IS ST
C4
R4
C2
C2 -X
R3
R2
AM Y S
T
R2
DR
GL EN VI EW T ER RAC E
C2D
EP
R3
F ERR Y S T
OS
SC
R EE
K
R3
OS
ST
R3
IS PRK Y
C3AX1-1
CR ES
LANE
G AN
MOR
HN
JO
C2D
ID AY
RY
R3
C2D
ST W
C2D
HAL L
R4
CH UR CH
I1
C2D
C3C
ST
ST
OS
R3
KIN G
C2D
R4
GE OR G
EST
C2D -8
C2D
C2D-6
R5-X2-2
C2D
OS
KIN CA
A ST
PER T H S T
C2D
I1
C2D
CR
EE
K
ST
R3
PER
PERT
H ST
AVE
DAL ES
RS
CO NVAY
LE T IT IA ST
ST
RIC H ARD S
ST
PO ND
F RAN KL IN ST
AL LA N S T
R3
EP
H1,5R4X1-3
R4
R4
R7
AM Y S
T
R5
R7
I1-X5-1
BUT LER
S CRE
EK
EP
HO US E
R1
D
NE
R3
JES SIE
ST
R3
T HO M
R1
R3
AR
LA
HEN
R1
EDW
UL
ANN
IT E ST
E
R3
BU
T LE
R3
C2D
C2X22
C2-X2-4
R4
R9
C2D
C2D
R4
JAM E S S T
W
R4
T-R 4-X2-5
R4
C2D
C2X2-3
R4
R4-X2-7
R4-X2-4
I1
R4-X2-3
PA
ST
R1
HAR T L EY S T
AS ST
R1
R3
T ST
SHE
R3-X1-1
GR AN
OD S
T
RW O
Y ST
NED )
(U NO PE
BO OT H S
T
GR AN
I1
RD (P)
CL AR ISS
R ST
BEEC HE
R ST
C HE
BEE
M ABEL
ST
E ST
ST
CED AR
EAD
R3
OS
C2D
R8X1-1
ST.
EL M ST
W PL
T VIE
WES
RID G EW AY PL
McCR
R3
GR AN IT E ST W
SID E R
O AD
(U NO PE
NED )
(P)
SUS ANN
LA NE A
R3
R4
R4
R2
R2
OS
M3-X2-1
R7-X2-1
R4-X2-10
R4-X2- 8
R4
C2D X1-1
T-C2D-X1-1
OS
OS
R3
OS
R1
ST
I EW
BAYV
OA K
ST
ST
CEN
T RE
OT T E R
DR
E R DR
BAXT
A N RD
CH IPM
T H ST
ABE
EL IZ
( P)
PL ACE ( P)
PL ACE
RD ( P)
C LU B
ER S
RY C LU
B
T RY
T WAT
CO UN T
R3
R9-X1- 1
M1
M1
ES
SWI F
OS
EP
R4
RIF L
R2
R2
R3
L DS
REY NO
OS
CR ES
CR
OS
R4
GE OR G
EST
OS
I1
R4
R4
OS
R4
ST
R2
BAYVI EW
ST W
C4
C2
R4
R4
R4
R4-X1-4
R4
D
SHE LB
Y L AN
E
OS
OS
R3
KIN G
C1
C2X2-1
I1
ST
R3
PL
R3
PIN EVI EW RD
SABINE RD
R3
CH UR CH
AR
CO UN
CED AR
Y
R3
R3
OS
W
R1
LE
T AL
R1
C1
(F U T UR E)
R1
WES
R3
R2
EP
R4
R3
R3
OS
S CR ES
M3
R4
I1
EP
C4
EL EAN OR
R3
M3
R4-X1-1
ST
M3
R3
LO U IS ST
R3
R2
C2
M1
R4
C4
OS
M3X5-2
R3
R2
T H LA
NE (P
)
R4
RU SKI
R2
R2
R3
R6
ABE
R3- X4
-X1
RA L AV
EE
R2
EL IZ
R
CLIF FSIDE
KING ST W
C1
R1
BUT L ER
EP
OS
M3
OS
R8
OS
OS
R3
OS
R3
R2
W
F RO NT AV E
R3
R2
R2
C2-X6-2
R4
BRO C K S T
R4
R3
ABBO T T
OS
R4
ST
R3
PEAR L ST
W
R3
R3
EP
R4
R3
UN IO N
R2
OS
ED
S ( P)
CRE
C1
C2A-X1-1
AVE
RKE
R4-X1-5
I2X11
JO NE S S T
R4
R3
OS
CR ES
ES
HT CR
LA NE
S
RIV ER
CLA
WR IG
KIN G ST
W
R1
R1X1-1
R5
OS
R2
R4
CEN T
C2
N AVE
I2-X5-1
R7
D
14-2000____PT. LOT 19 - PLAN 228 & PT. LOT 12 CONC . 2 MILLW OOD AVE...___R3
BY-LAW
BY-LAW
BY-LAW
R5
WOOD
C2A-X 1-2
C4
R1
R2
R3
OS
R3
R2
M1-X1-1
EP
R3
R3
EW
R2
R2
C2
RA L AV
EE
R2
AN
R
CIRCLE
R4
R1
ST
WR IG HT
R2
R4-X1-7
R4-X1-2
R3
S
R2
H1R1
R1
.2
RE
R2
R4
C2X63
T
AV
NT
OS
EP
CEN T
HIS LO P AV E
R4
R6
-1
C2
R2
R2
R2
CENT
RAL
AVE E
R6 -X4
3
RA L AV
EW
C2
I1
I1
M
R2
R2
O
MAPLE
No
C
ST
GI LM OU R
o ad
K
OS
R1
OS-X1-1
yR
CH UR CH
TE R
DR
R3
-X1
-4
OS
u nt
OA
R2
OA K
ST
OS
R4
C2-X1-1
R3
I1
R3
OS
R3
DEL H I S
DO W NEY ST
R4-X1-6
OS
R2-X1-1
OS
R3
R3-X6-1
R3
OS
EP
F RO
M3-X 5-1
OS R3
C2
M3
EP
OS
R3
OS
R3
EP
OS
OS
OS
R3
R3
R2
C2
EP
OS
OS
R2
R2
R3
EK
S CRE
BUT LER
M APL
M AN
DR
ADL EY
OS
R1
Co
OS
H1R3
R.
R3
R2
C H CT
R2
M AL LO
SEN
ST
WO LT H AU
R2
PEAR L ST W
FA IRW AY C RE
S
R1
ST RO W G ER BLV D
T
A HA
NC
CR
ADL EY
OS
R2
C. N .
R3
C2
C2- X5CEN T
R2
CO WA
R5
R2
R2
I1- X4 -1
R2
OS
OS
ST. AND R EW ST
DEC KER D
R
HU BBEL L ST
R2
ES
H1,
2-
H1,2R3
EY DR
ADL
N C
T
LD SO
DR
DO NA
H1-R3
R2
C1
R3
OS
E AVE
Downtown and Central Waterfront Area
(See Section 4.2)
BY-LAW
BY-LAW
BY-LAW
BY-LAW
WO O D
GU IL D
CR ES
R2
HIG G IN S CT
R2
R3
R2
R2
PL
H1,2-R2
C1-
X5-2
AVE
R3
HU BBEL L ST
R3
R2
R5
R3
I1
OS
R2
OD
NW O
R3
R1
R5
R3
F IEL D
R3
OS
R3
C2-X5-4
I1X5-2
R3
I1
OS
I1
GL EN
R3-X1-3
CH ISL ET T ST
HU BBEL L ST
M2
R3
R3
R3
BRO C K S T
R2X12
R3
C1X5-1
SCH O
R3
CH AF F EY ST
R3
H1M1
R2
R2
OF H 1 - H O L D IN G SY M B OL )
PT. LOTS 24 & 25, R eg'd Plan 228.._______________I1-X8-1
PT. LOTS 23 & 24, R eg'd Plan 228.__________________OS
HIGHWAY 401
BAKE R PL
87-99____70 CHAR LES STR EET..______________________I1-X3-3
BY-LAW 039-2003___241 PARK STREET.____________________________R2
BY-LAW 044-2003___LOT S78 & 79, PLAN 388- West end of BROCK ST.________R 2-X1-3
BY-LAW 044-2003___LOT S80 to 90 incl.,, PLAN 388- West end of BR OC K ST._____R 2-X1-2
BY-LAW 046-2003___PART OF LOT 12, C ON.2, North End of CU THBERTSON AVE._______R2
R2
OS
85-99____PT. LOT S 24 & 25, Reg'd Plan 228___________________R2
BY-LAW.
BY-LAW 033-2003___STEWART BOULEVAR D______________________C2-X8-6
BY-LAW 038-2003___1861 OXFORD AVE.____________________________M1
OS
R2
OT AV
E
R2
R2
DR
R2
DO W SL EY
R3-X1-2
R2-X1-2
OS
HAVE LO C K S T
DR
R2
PL
H1-R1
R3
R3
R3
H1,
2-
R5
R3
R3
R3
LA NC AST ER AVE
OS
I1
R2
M SH
R4-X4-1
OS
R2
OS
EP
R2
M APL
EP
R2
R3
OS
EP
AVE
W
L EY
R2
EP
R2
D
AD
R3
ES
R2
OS
BRA
SA
R2
O
R3
SCH O F IEL D AVE
R3X 12
R3- H1,2
X1
-2
OS
2
RA L AV
EW
BLV
-X
1-
DR
CR
EP
OS
ART
L EY
F ERG U SO N
R6
R3
OS
R3
AD
CEN T
EW
R3
H1,
2-
W
E
VI
R2
EL M
I LL
OS
AL EXAN DE R ST
OS
OS
R3
OK
BRO
OS
OS
M3-X6-1
OS
M1-
X9-1
BY-LAW.
BY-LAW
BY-LAW
EP
R2
OS
EP
BRO O KV IEW PL
W
CENTRAL AVE W
ST
H1,
2
R3
,2-
R2
I1
LA NC AST ER L AN E
M2
H1
R2
BRO O KV IEW C RE S
sudenly
H1,2-
EP
I1
M1
C7
Land Use Designations
60-99_____137 PEARL ST.EAST.______________________C2-X3-4
63-99_____13 KINC AID ST REET ________________________C3C-2
78-99_____PT. LOT 19 PLAN 228, PT. LOT 12, CONC . 2, MILLWOOD AVE_____R3
(L IFTIN G
BY-LAW 027-2003___2360 PAR KED ALE AVE._____________________T-C 2-X8-5
BY-LAW 032-2003___PARKEDALE AVENUE_______________________C 7-X9-3
WAVER LY DR
OS
R3-X1-2
C7
8-99_____LOTS 34, 35 AN D 36, PLAN 388 (PEARL STR EET WEST)._______R3
9-99_____6 GLENN WOOD PLACE.._____________________C1-X4-2
BY-LAW
BY-LAW
BY-LAW
O B M O R D E R_____67 CH URC H STR EET.._____________________T-R4-X2-5
PA RK EDA LE AVE
HWY 401
CEN T RA L AV E W
H1,2-R1
R2
R2
R
D
OD
O
TW
H5C2-X9-1
M1
C6-X8-1
C6-X5-1
M2-X6-5
SW
C7X9-2
I1
City Structure
6-99_____8 - 14 BROCK STR EET _________________________C 2
7-99_____156 BARTH OLOMEW ST REET.__________________M3-X3-1
BY-LAW. 95-99____550 KING ST REET WEST.___________________T-M1-X1-1
R EM OVA L OF T-Te mp o ra r y Zo n e SY M B OL )
O.M.B. Order_______930 STEWAR T BOULEVARD..__________________RU-X7-5
BY-LAW 12-2000____LOTS 93,114,198-202, PT. LOTS 151-154 and 175-180 - PLAN 375__R 2
B R I D L E W O O D S U B D I V I S I O N (L IFTIN G O F H 1 -H O LD IN G SY M B OL )
C7-X9-4
PA RK EDA LE AVE
C2
BY-LAW
BY-LAW
BY-LAW
C7
EP
OS
BY-LAW
H2-C7
C7-X9-3
C7-X9-3
EP
C2
M2-X6-4
M2
ES
CR OC
DR
SO R
C2
H1-M1
WAL T HAM RD
C7
I1
T-C2A-X8-2
R6
M2X62
M1-X9-4
RD
VD
M OR R IS CT
C4
M2
CR
G
BL
M AG ED OM A
C2
N DR
T HAM
C7-X9-1
R6
ENS
R2
M2X63
2
KI
N
Y
WAL
VD
M2
M2X66
R2
R2
R2
DR
I3
-1
Schedule 1
O B M O R D E R_____PART OF LOT 20 R .P No.228 & PART OF LOT 12, Conc.2__H 1-R 4-X8-2
BY-LAW 99-98_____BROCK ST REET _________________________R2-X1-1
M1-X9-2
M1
OS
OS
ES
-3
C2A
M2X61
CR
2
R
E
BY
R
DE
EN CR
ES
LI ND
DR
D
O
W
I AR
BR
M1-X9-3
CT
OS
HWY 401
OS
2
AR
H1
-R
CO L E C
T
N AVE
RI AR
R4 -X8
KS IDE
PL
1
N AVE
D
BL
T BLV
NT
ST O NEB
BRO O
O ND
AR
JEF F
KE
C2
EW
C2A
RU
M1
PA RK EDA LE AVE
ST
C2A
H1-C2A
M1
CR OC KE R C R ES
R6
R5
C2A-X7-3
RU-X7-2
R3
WI ND
C2A-X7-2
M1
OR M
C2A
C2A
-X 7
-1
HIGHW
AY 401
ST EAC
YPL
I1
PARKEDALE AVE
PA RK EDA LE AVE
RD
R6
C2A
EP
OS
GA
R5 -X8
M ASSE
H4-C2A
LA UR IER BL VD
R2
M E RD
EE
QU
R2
H1-C2A
RU
D
RT SO
-R3
)
44-96_____595 STEWART BOULEVAR D....__________________C2-X8-4
50-96_____BRID LEWOOD DR. (RETIREMENT HOME)..._____________R5-X8-3
53-96_____BRID LEWOOD SU BD.. __________________________R3
84-96_____522 KING ST REET WEST..____________________C2A-X1-1
103-96_____BRIDLEWOOD SUBD. PHASE II.._____________________R2
104-96_____2360 PARKEDALE AVE.____________________T-C2-X8-5
117-96_____68 KIN G STREET EAST_______________________C2D -5
10-97_____Pt.275 PER TH ST REET _________________________C2
17-97_____"BUT LER 'S CREEK SUBDIVISION" C HURC H ST REET _________R4,EP
56-97_____MILLWOOD AVENU E...__________________________R 5
(L IFTIN G O F H 1 , H 2 - H OL D IN G S Y M BO L)
65-97_____LOT 190, PLAN 388, ADLEY D R..____________________R2
89-97_____HUN TER'S HILL SUBD IVISION_________________H1-R3-X8-1
.______________________________________R3-X8-1
BY-LAW 112-97_____8,10,12,14 BR OC K STREET____________________M3-X2-1
BY-LAW 27-98_____GENERAL AMEN DMENT_____________( REPEALED 1998 04 28 )
BY-LAW 29-98_____BROCKVILLE C OU NTRY C LU B.__________________OS-X1-1
BY-LAW 34-98_____GENERAL AMEN DMENT__________________________
BY-LAW 60-98_____1845 PARKEDALE AVENU E..______________________M1
BY-LAW 79-98_____33 PEARL STREET W EST.____________________R7-X2-1
BY-LAW 86-98_____VICTORIA ROAD_________________________RU -X7-4
BY-LAW 90-98_____PART OF LOT 20 R.P. No.228 (MILLWOOD AVE.)____________R3
AR AV
E
RU-X9-1
R4
48-95_____358 STEWART BOULEVAR D.__________________C 2A-X7-2
76-95_____212/213 BELEY ST.___________________________R2
78-95_____3162 PARKED ALE AVE..._____________________RU-X7-3
79-95_____KING ST REET WEST._______________________R4-X1-4
94-95_____1879 PARKED ALE AVE._________________________M1
100-95_____GENERAL AMEN DMENT __________________________
( O. B. M . O r d e r , M a y 1 2 , 1 9 9 5
101-95_____105 STR OW GER BOU LEVARD ___________________M3-X6-1
115-95_____KING STR EET WEST___________________________R
(R EP E AL E D By -L a w 749 -9 5 a bo v e )
120-95_____67 BUELL STREET_________________________I1-X2-1
123-95_____333 CALIFORNIA AVE...______________________C7-X9-1
13-96_____H UNTERS HILL II, Phas e I..____________________R2,R
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CONCESSION 3
0
100
200
300
400
500
AN D AR E NOT TO BE DUPL ICAT ED DI GITAL LY, CAMERA, M ANUAL LY,OR IN ANY
600
SCALE
700
800
900
1000m
OT HER FO RM WIT HOUT WRI TT EN CON SEN T F ROM T HE DIRECT OR OF PLANNI NG
R E V I S I O N N o. 7 4
RE V I S IO N DAT E :
J U N E 7th , 2 0 1 3
S CAL E :
DRAWN BY:
D . G . D . , O P E R A T I O N S D E P T.
CH ECKED BY:
M. P. M.,
D IR E CT O R O F P LA NN IN G
Approved by MMAH February 9, 2012

city of brockville comprehensive zoning by

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