The Corporation of the Town of Mississippi Mills

Transcription

Municipality of Mississippi Mills
COMMITTEE OF THE WHOLE
AGENDA - #16
Tuesday, September 8, 2015
Immediately following Council beginning at 6:00 p.m.
Council Chambers, Municipal Office
A.
APPROVAL OF AGENDA
B.
DISCLOSURE OF PECUNIARY INTEREST
C.
DELEGATIONS/PRESENTATIONS/PUBLIC MEETINGS
1. Public Meeting and Background Report for Zoning By-law
Administrative Amendment – Seasonal dwellings
D.
CONSENT MATTERS (for information)
1. Animal Control – July, 2015
E.
Pages 1-2
Pages 3-4
STAFF REPORTS (for action and direction)
Roads & Public Works
1. Ontario Community Infrastructure Fund (OCIF) & Small Communities
Fund (SCF) – Intake 2
Pages 5-8
Recreation
1. Cedar Hill School House – transfer of funds
2. Riverfront Estates Park - Trees
3. Trillium Fund Application – Agreement with Almonte Curling Club
Pages 9-10
Pages 11-13
Pages 14-17
Planning & Development
Pages 18-51
1. Official Plan Amendment D-14-22-15 and Zoning By-law Amendment
#Z-12-15, Almonte Square Gas Bar, 430 Ottawa St.
2. Site Plan Control Application, D11-AR-15, Argue and Moffat, 146 High St.
3. Development Agreement, Cameron, Part of Blocks F, G and H,
Lots 88 to 91, Cameron Section, Plan 6262
4. Lifting of 0.3 m (1ft) reserve – Riverfront Estates Phase 2
Pages 52-64
Pages 65-68
Pages 69-72
Administration
1. Seasonal Stands
F.
OTHER/NEW BUSINESS
Pages 73-81
Committee of the Whole Agenda
September 8, 2015
Page 2
1. Appoint a representative to the Mills Community Support Advisory Committee
2. Report – Environmental Advisory Committee, Roadside Herbicide Spraying
for Wild Parsnip Sub-Committee, August 31, 2015
Pages 82-88
3. Sign proposal – Councillor Watters
Page 89
G.
CLOSED SESSION/IN CAMERA
1. Municipal Land – Offer to purchase Industrial Park land
H.
NOTICE OF MOTION
I.
MINUTES
J.
Motion to approve:
Committee of the Whole Minutes – August 11 & 25, 2015
Pages 90-105
Motion to receive:
Almonte Old Town Hall Advisory – November 2014, January14, April 29,
June 17, 2015
Gemmill Park Advisory – August 15, 2015
Pages 106-114
Pages 115-117
Motion to approve
Gemmill Park Advisory – August 15, 2015
Page 117
INFORMATION LIST, TASK LIST AND MEETING CALENDAR
1. Information List
2. Task List
3. Meeting Calendars
K.
Page 118
Pages 119-120
Pages 121-122
ANNOUNCEMENTS/QUESTIONS OF STAFF
Council Meeting, Regular – September 22, 2015, 6:00 p.m.
Committee of the Whole– September 22, 2015, immediately following Council
Special Committee of the Whole, Long Term Financial Plan – September 29, 2015, 6:00 p.m.
Council Meeting, Regular – October 6, 2015, 6:00 p.m.
Committee of the Whole– October 6, 2015, immediately following Council
L.
ADJOURNMENT
THE CORPORATION OF THE MUNICIPALITY OF MISSISSIPPI MILLS
BUILDING and PLANNING REPORT
MEETING DATE:
September 8th, 2015
TO:
Committee of the Whole
FROM:
Stephen Stirling – Municipal Planner
SUBJECT:
Background Report – Proposed Administrative Amendment to
Comprehensive Zoning By-law #11-83
RECOMMENDATION:
THAT the Committee of the Whole receives this background report for information
purposes.
BACKGROUND
A zoning by-law regulates the use and development of property. Due to uses being regulated
within the by-law it is important that the uses definitions contained within the by-law are clear in
order to ensure that the intended uses are permitted within their appropriate zones. In this
case, Seasonal Dwellings are only permitted within a “Limited Services Residential (LSR)
Zone” and it is important that this form of dwelling is not confused with any other use.
The purpose of the amendment is to modify the definition of a “Seasonal Dwelling” in order to
provide clarity with respect to its interpretation. The proposed “Seasonal Dwelling” definition is
as follows:
ADMINISTRATIVE AMENDENT 9
“SEASONAL DWELLING” means a detached dwelling unit constructed and used as a
secondary place of residence for seasonal vacations and recreational purposes, and not
as the principal residence of the owner or occupant thereof and is not intended for
permanent occupancy, notwithstanding that it may be designed and/or constructed for
year-round or permanent human habitation. Furthermore every seasonal dwelling shall
include any one of the following:
•
a minimum building area of 1,000ft2,
•
a building power supply requiring Electrical Safety Authority (ESA)
approval
•
a septic system exceeds class 1 status as per Part 8 of the Ontario
Building Code.
1
A Seasonal Dwelling is only permitted in a Limited Services Residential (LSR) Zone, unlike
single detached dwelling or hunting camps. The proposed amendment has been designed to
reflect the existing seasonal dwellings throughout the community and not a single detached
dwelling or a hunting camp.
CONCLUSION
RECOMMENDATION:
THAT the Committee of the Whole receives this background report for information
purposes.
All of which is respectfully submitted,
__________________
Stephen Stirling MCIP, RPP
Municipal Planner
___________________
Diane Smithson
Reviewed by CAO
2
MISSISSIPPI MILLS July 2015
#
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
2015
Date
1-Jul
2-Jul
2-Jul
2-Jul
3-Jul
4-Jul
5-Jul
5-Jul
9-Jul
10-Jul
12-Jul
13-Jul
14-Jul
16-Jul
17-Jul
20-Jul
21-Jul
23-Jul
24-Jul
27-Jul
28-Jul
29-Jul
30-Jul
TOTAL
Complainant
Location
Maude St
Golden Line Rd
Colborne St
Richey St
Almonte Vet
Water St
Maude St
Ann St
Gale St
Little Bridge st
Maude St
Old Perth Rd
Queen St
High St
Robert St
Appleton Side Rd
Robert St
Clayton
Maude St
Appleton Side Rd
Edward St
Maude St
Appleton Side Rd
Stray
Dogs
Barking Vicious Dog
Dog
Dog Attacks
Other
Calls
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
7
1
1
4
M
CALL BREAKDOWN
0
0
12
Calls
Info.
Neglect
Bear
Missing
Raccoons
Stray
Stray
Injured Bird
Stray
Barking
Missing
Missing
At Large
Barking
Stray
Stray
at Large
cat
Missing
Neglect
Stray
Neglect
Barking
Barking
0
Note: Other Call: include any other call received concerning animal control that does not require
patrol action on thre part of MLES but did required a call back and time spent. Typically these
calls concern cats, wild animals, bylaw enquiries and information.
3
TOTAL
Calls
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
23
2015
Month
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Total
Stray
Dogs
10
5
5
9
4
7
7
Barking
Dog
2
1
2
2
4
3
4
35
18
MONTHLY SUMMARY
Vicous
Dog
0
0
0
0
0
0
0
Dog
Attacks
1
0
1
0
0
0
0
Other
Calls
6
8
15
19
8
12
12
Calls
Info
0
0
0
0
0
0
0
Total
Calls
19
14
23
30
16
22
23
Animals
To LAWS
1
0
1
0
2
80
0
147
3
1
0
0
4
ROADS AND PUBLIC WORKS REPORT
MEETING DATE:
September 8, 2015
TO:
FROM:
W. Troy Dunlop, Director of Roads and Public Works
SUBJECT:
ONTARIO COMMUNITY INFRASTRUCTURE FUND (OCIF) &
SMALL COMMUNITIES FUND (SCF) - INTAKE 2
RECOMMENDATION:
THAT the Committee of the Whole recommends that Council approve the rehabilitation of the
Nugent Bridge (Pakenham Concession 12 North) as the community priority under the
Province’s Ontario Community Infrastructure Fund - Intake 2;
AND THAT the Committee of the Whole recommends that Council approve the Short Bridge
and Back Bridge as the first community priority under the Federal Small Communities Fund –
Intake 2;
AND FURTHERMORE THAT the Committee of the Whole recommends that Council authorize
the CAO to submit the pre-requisite Expressions of Interest for funding under the Ontario
Community Infrastructure Fund and the Small Communities Fund;
AND FURTHERMORE THAT the Mayor be authorized to write a letter on behalf of Council to
accompany both Expressions of Interest submission indicating that:
•
•
•
•
the content of the Expressions of Interest is factually accurate;
that the municipality has a comprehensive asset management plan that includes all of the
information and analysis described in Building Together: Guide for Municipal Asset
Management Plans;
that the comprehensive asset management plan will be publicly available, including online
by December 31, 2015; and
and that the projects will be completed by the prescribed deadlines pertaining to each grant
program.
BACKGROUND:
On July 28th, 2015, the Province of Ontario announced the Ontario Community Infrastructure Fund Intake 2 (OCIF) to invest in the critical infrastructure needs of municipalities. This program contains
formula based funding and also a separate application based funding that will provide up to $100
million per year for critical road, bridge, water and wastewater projects. The formula based funding
will represent $50 million per year, and the application based funding will represent an additional $50
million per year. Qualifying municipalities must have a population of less than 100,000 and eligible
projects must be completed on or before December 31, 2017. Eligible funding will be up to a
maximum of 90% of the project cost which is capped at $2 million.
5
On August 17th, a second announcement was also made from the Federal government for the Small
Communities Fund – Intake 2 (SCF). This program is a subset of the Building Canada Fund (BCF)
and will provide up to $272 million for small communities in the Province of Ontario with that funding
matched by the Province. Qualifying municipalities must have a population of less than 100,000 and
eligible projects must be completed by October 2021. Eligible funding will be 2/3rds of the project cost
with no project cap specified.
The Municipality of Mississippi Mills has the ability to apply for projects under both grant programs
however the municipality must apply for separate projects for each Expression of Interest. In order to
be eligible, municipalities must submit Expressions of Interest by September 11th (OCIF) and
September 30th (SCF). The Expressions of Interest must furthermore demonstrate how the project fits
within their comprehensive asset management plan. Only those municipalities that pass the prescreening process will be given the opportunity to submit a detailed application. All final funding
announcements are expected to be released in February of 2016.
DISCUSSION:
Each of the two infrastructure programs has a different project focus and selection process.
summary of each of the program requirements has been included below for reference:
A
a) Ontario Community Infrastructure Fund
One of the key focus points of the OCIF is to support funding for support for critical core infrastructure
projects including roads, bridges, water and wastewater. Ontario’s priority will be projects that focus
on renewal, rehabilitation and replacement projects. The program guidelines further outline that the
pre-screening process will look at proposed projects from two key criteria:
i) Preliminary evidence of current or future health and or safety issue. The Province will review
projects based on the information in the completed EOI`s to confirm whether or not the
proposed project would address an existing health and or safety issue or reduce the risk of a
specific health and/or safety issue occurring in the future;
ii) Applicant`s economic conditions and fiscal situation (e.g. tax base). The Province will review
Financial Information Returns and Statistics Canada data to determine which municipalities
may have the most challenging economic conditions and the least fiscal flexibility.
Consideration will be given to municipalities that are proactively investing in infrastructure.
One of the key concerns with the OCIF is that the road projects will be assessed primarily in terms of
accident risk. This criteria severely limits the municipality’s ability to apply for any road rehabilitation
projects as no key road projects are known to meet this criteria at this time. The corresponding criteria
for health and safety have however found to be a better fit for known bridge, water and sewer projects
that are already included in the Municipality’s Asset Management Plan and Long Term Financial Plan.
b) Small Communities Fund
Unlike the OCIF, the Small Communities Fund has a broader range of eligible projects to address the
needs of municipalities and local service boards. Key eligible projects under the Municipality’s current
governance include: highways or major roads, bridges, waste water, drinking water, solid waste
management and brownfields. In all cases, the eligibility will be subject to the initial program focus for
health and safety as well as consideration of the applicant’s fiscal situation.
6
One of the key concerns with the SCF is that highway and major roads (including bridges) must carry
significant volumes which include an average annual daily traffic volume of at least 3,000. This
requirement screens out almost every roadway in Mississippi Mills with the exception of Almonte
Street, Main Street and Ottawa Street corridors. Additionally, this screening criteria excludes all but
two bridges in the municipality.
c) Eligible Projects
A list of eligible projects that meet the screening criteria for one or both projects have been included
below for discussion. Two of the projects relate to tax based funded activities and one activity relates
to rate based activities for water and sewer.
Eligible Local Projects
A
B
C
Projected
Cost
Back Bridge and Short Bridge Rehabilitation (paired)
(Mississippi River - Main Street Almonte)
Nugent Bridge Rehabilitation
(Waba Creek – 12th Concession Pakenham North)
State Street and Martin Street Easement
Trunk Sewer Upgrades
$1,917,115
90% Eligible
Funding
(OCIF)
$1,725,403
2/3 Eligible
Funding
(SCF)
$1,278,076
$487,000
$438,300
Ineligible
$147,000
$132,300
$14,700
Public Works staff has worked with the CAO to screen all projects against the eligibility guidelines.
Overall, the consensus remains that project A is the preference under the Federal SCF program. For
the OCF program, staff believes that project B has the best fit with the provincial program. Financial
commitments would therefore be as follows:
OCF Project
B
Nugent Bridge P-005 Rehabilitation
(Waba Creek – 12th Concession Pakenham North)
SCF Projects
A
Back Bridge and Short Bridge Rehabilitation
Paired bridge option if permitted. (AADT = 7,300vpd)
Projected
Cost
$487,000
90% Eligible
Funding
$438,300
Municipality
Share
$48,700
Projected
Cost
$1,917,115
2/3 Eligible
Funding
$1,278,076
Municipality
Share
$639,039
FINANCIAL IMPLICATIONS:
The upgrade of the Nugent Bridge P-005 is currently included in the Long Term Financial Plan (LTFP)
as a 2015 – 2016 project. The detailed design phase of the project was included in the 2015 budget
($40,000) and designs are otherwise proceeding at this time. If the Municipality receives the full grant
allowance of $438,300, the project would be completed in 2016. Sufficient funds are otherwise
expected to be available to address the Municipality’s share of this project in 2016 without interference
with the funding forecasts within the LTFP.
The Back Bridge and Short Bridge projects proposed under the SCF are presently listed as bridge
priorities in 2018 in the current update to the Long Term Financial Plan.
If the Municipality is
successful in their expression of interest for this project, it is anticipated that detailed design would be
carried out in 2016 with construction advancing in 2017. Other bridge design and construction work
would therefore be adjusted accordingly in the plan. The Municipality’s maximum share of $639,039
would therefore need to be financed with the bulk of expenditures occurring in the 2017 budget year.
7
SUMMARY:
The announcement of OCIF Intake 2 and SCF Intake 2 funding from the Ontario and federal
government presents an excellent opportunity for the Municipality of Mississippi Mills to obtain critical
funding towards major infrastructure works that need to be addressed locally. A review of the program
eligibility guidelines suggest that at least three major projects are eligible locally for funding under the
program. The senior management team has screened eligible projects locally and is presently
recommending that the Municipality submit an Expression of Interest for rehabilitation of the Nugent
Bridge under the OCIF program and that rehabilitation of the Back and Short Bridges form part of
applications filed under SCF. If approved, the Municipality’s funding eligibility would be $438,300 and
$1.27 million respectively.
Respectfully submitted,
Reviewed by,
_________________________________
W. Troy Dunlop, C.E.T.
Director of Roads and Public Works
_________________________________
Diane Smithson, CAO
8
RECREATION REPORT
MEETING DATE:
September 8th, 2015
TO:
FROM:
Calvin Murphy, Recreation Manager
SUBJECT:
Cedar Hill School house – Transfer of funds
RECOMMENDATION:
THAT the Committee of the Whole recommends Council transfer all remaining funds in
the 2015 Capital budget to reserves at year end to be used in 2016 towards capital
works on the facility.
BACKGROUND:
$21,000 was allocated in the 2015 budget towards capital works on the Cedar Hill School
House. The funds were included for the following items identified in the Building Condition
Assessment report completed in 2014:
• Installation of a one (1) hour fire separation surrounding the oil furnace appliance and a 45
minutes rated door with closer
• Installation of emergency exits signs as per the inspection order issued by the Deputy Fire
Chief
The emergency exit sign work has been completed and the work on the enclosure around the
furnace in the basement is set to begin in early September.
DISCUSSION
The Friends of Cedar Hill School attended the August 11 Committee of the Whole meeting as
a delegation and provided Council with some history of their Committee’s activities, their
interest in the facility and their concern with the condition to the exterior of the building and
the need to have repairs completed. Their request to Council was to consider transferring all
remaining funds from the 2015 Capital budget into the 2016 Capital budget to continue to
investigate and attempt to resolve the issue of the exterior damage of the facility. They also
expressed interest in helping with the funding of this project and to date have raised a total of
$8,000.
9
As stated above, the 2015 Capital Budget carries an amount of $21,000 for work at the Cedar
Hill School House. The cost to complete the fire separation work (with drawings) is $7,046
plus HST and the cost to complete the work related to the emergency exit lighting is
$1,350.00 plus HST for a total of $8,396.00 plus H.S.T. The balance remaining is $12,604.00
which is being requested to transfer to reserves for use in 2016.
SUMMARY:
There is no question that the exterior siding of the Cedar Hill School house is in need of some
repair work. At this point the cost of completing the necessary repairs is unknown. While
options are investigated, Staff is recommending that the remaining funds from 2015 capital
projects for the facility be transferred into reserves for use towards the exterior repairs in
2016.
Reviewed by,
____________________________
Calvin Murphy
Recreation Manager
_________________________________
Diane Smithson, CAO
10
RECREATION REPORT
MEETING DATE:
September 8th, 2015
TO:
FROM:
Calvin Murphy, Recreation Manager
SUBJECT:
Riverfront Estates- Trees
RECOMMENDATION:
THAT the Committee of the Whole recommends Council approve sole sourcing the
required parkland tree work (supply and installation) in Phase 3 of the Riverfront
Estates subdivision and a portion of the waterfront park to Parkway Landscaping at a
cost of $26,350.00 plus HST.
DISCUSSION:
In December of 2012, Council approved the following motion:
MOVED BY Councilor Watters
Seconded By Councilor Ferguson
BE IT RESOLVED THAT the Council of the Corporation of the Municipality of
Mississippi Mills approve:
1. THAT the Compilation Design concept option (Drawing #4 Compilation Sketch)
for the Riverfront Estates Parkland in Phase 3 be approved as amended to
modify the parking design to parallel parking without the loss of spaces, as
outlined on the original concept plan, to the satisfaction of the Director of Roads
& Public Works.
AND FURTHERMORE THAT the implementation of the Compilation design
concept option be completed as budgetary finds become available.
2. THAT the Waterfront Design concept option for the Riverfront Estates Parkland
be approved as amended to allow for parallel parking without the loss of spaces
to the satisfaction of the Director of Roads & Public Works.
3. THAT the Compilation Design concept option (Drawings #4 Compilation Sketch)
for the Riverfront Estates Parkland in Phase #3 include organized sports to be
played on the multi-purpose field.
11
Since this time final layout, grading and planting plans have been completed by the landscape
architect in time for construction.
As part of the 2015 budget discussions $150,000 was placed into the Recreation budget to
begin implementing the park work for the Riverfront Estates subdivision once the area was
graded and prepared by the Developer. Crains Construction LTD was contracted by the
Developer to complete the grading work and is currently on site beginning the grading
process for the parkland as well as implementing the pathway work for the central park as
approved by Council in early August 2015.
With the fall season now approaching, the developer is the process of completing his
requirement of planting 24 of the approved trees as described and outlined on the Phase 3
Riverfront Estates planting plan and waterfront park. It should be noted that the plans for both
central park and waterfront park have been reviewed by Ron Ayling (tree specialist) who had
no issues or concerns with the proposed trees to be planted. The intention is to have these
trees planted before the end of September to ensure the work is done before any sign of frost
and possible damage to the trees. There are a total of 61 remaining trees as part of the
approved plans that need to be purchased and installed at the cost of the Municipality with 33
additional trees to be purchased and planted in future years for the waterfront park once the
entire area is graded and ready for park features to be implemented.
After discussions with the developer a price was obtained to complete the planting for the
remainder of the trees that can be planted at this time as it would only make sense to have all
tree work completed at the same time in accordance with the plans for the park. (All plant
material includes a one (1) year warranty from date of install).
The price provided on August 17, 2015 is $26,350.00 plus HST. In discussions with the
developer, he stated that these were the best prices he could find and was very happy with
the quote considering the fact that installation of the trees is included in the price.
The following chart provides a breakdown of the remaining 61 trees to be planted.
Tree type:
Red Maple (60 mm)
Sugar Maple (60 mm)
Hackberry(60 mm)
Larch (2m)
Norway Spruce (2m)
White Pine (2m)
White Spruce
Freeman Maple
Red Oak
Black Walnut
Quantity
2
3
1
10
18
13
10
2
1
1
12
As stated above the 2015 Budget carries $150,000 for the park works. To date, only
$32,800.00 has been spent leaving a total of $117,200 still available. The current cost
estimate for this portion of the park work has come in at a very reasonable price and well
within budget.
SUMMARY:
There has been a great deal of work and many hours of discussion over the last three years
in determining the different park features for both the central and waterfront parkland in the
Riverfront Estates Subdivision. We are now entering a stage where we have an opportunity to
have some of the components of the park become reality. As indicated above, the quote we
received to complete this portion of the work in the park is reasonable and our window of
opportunity to proceed will close shortly as the trees will have to be purchased and installed
before the end of September 2015.
Staff is therefore recommending that this work be sole sourced to Parkway Landscaping at a
total cost of $26,350.00 plus HST.
Reviewed by,
____________________________
Calvin Murphy
Recreation Manager
_________________________________
Diane Smithson, CAO
13
The Corporation of the Municipality of Mississippi Mills
RECREATION REPORT
DATE:
SEPTEMBER 8TH, 2015
TO:
COMMITTEE OF THE WHOLE
FROM:
CALVIN MURPHY, RECREATION MANAGER
SUBJECT:
FORMAL AGREEMENT FOR THE PURPOSES OF A TRILLIUM GRANT
(ALMONTE CURLING CLUB)
RECOMMENDATION:
THAT the Committee of the Whole recommends that Council authorize the Mayor
and Clerk to enter into an agreement with the Almonte Curling Club for the
purposes of an Ontario Trillium Foundation application submitted by the
Municipality for work to be completed in the Almonte Curling Club area.
DISCUSSION:
In May 2015, the Recreation Manager, along with the CAO met with three local clubs
(Almonte Lawn Bowling Club, Almonte Curling Club and Almonte Tennis Club)
individually to discuss how each club could help with funding contributions for projects in
the respective facilities that they use. At each of the meetings, all three groups
highlighted the financial constraints that they are currently under and although they
appreciated the Municipality’s position they did not have sufficient funds to cover the
expenses of the projects that Council was seeking assistance with in their areas.
The Almonte Curling Club expressed the need for improvements at the Curling Club, in
particular a renovation of the current kitchen area that would include a new oven and
more storage space added to the curling lounge area. The cost of this project was
estimated at $9,913 which includes labour costs at a value of $3,050. The Almonte
Curling Club is also looking at the option of installing a new curling hack system for the
Club that would allow the curling hacks to be removed when ice maintenance is
completed, therefore allowing for a much cleaner ice surface. The cost of this project
was budgeted at $1,000.00. The Almonte Curling Club agreed to complete an
application to Trillium on the condition that the Municipality submit the application on
their behalf to secure funding for this project.
At the June 29th Council meeting the following motion was approved by Council:
Motion #5
Resolution No. 263-15
Moved by Councillor Torrance
Seconded by Councillor McCubbin
14
BE IT RESOLVED THAT Council supports the Town of Mississippi Mills submitting
applications for Trillium funding on behalf of the Almonte Curling Club and the Almonte
Tennis Club towards upgrades of their respective facilities;
AND FURTHERMORE THAT Council supports entering into a ten (10) year agreement
with the Almonte Lawn Bowling Club;
AND FURTHERMORE THAT Council supports the Almonte Lawn Bowling Club
submitting an application for Trillium funding towards upgrades of their respective facility
once the ten (10) year facility agreement has been completed.
AND FURTHERMORE THAT the lease agreement with the Almonte Curling Club be
considered separately at a later date.
CARRIED
The Almonte Curling Club has completed the grant application for submission by the
Municipality. One of the stipulations with the Trillium application states that
Trillium may request to see a Collaboration Agreement at some time in the review
process for this particular project. A collaboration agreement is an agreement that
formally demonstrates the agreement between the parties with respect to the proposed
project. For this reason I am bringing an agreement forward for approval.
Attached, to this report is the draft agreement outlining the specific terms and conditions.
There are no financial implications for the Municipality associated with this agreement.
However, if we are successful with the Trillium application we would receive funding for
a significant upgrade to the Almonte Curling Club.
SUMMARY:
We are very fortunate to have hard working and active clubs such as the Almonte
Curling Club within our community who see the benefit of working together to improve
the overall condition of the facilities they use.
The Almonte Curling Club fully understands the financial constraints the Municipality
faces every year when working on the budget. If successful with the Trillium application,
the Municipality would benefit greatly with improvements to the Curling Club facility.
It is recommended that the committee proceed with the above noted recommendation.
Reviewed by CAO
Calvin Murphy
Recreation Manager
_______________________
15
Formal Agreement regarding an Ontario Trillium Foundation Grant (OTF) in 2015
(Almonte Curling Club)
BETWEEN
The Almonte Curling Club
(Hereinafter referred to as the ‘Club’)
AND
(Hereinafter referred to as the ‘Municipality’)
TERMS AND CONDITIONS
TERMS:
PURPOSE OF THE AGREEMENT:
This agreement is for the purpose of an application to the Ontario Trillium Foundation for the September
2015 intake for capital improvements to the Almonte Curling Club Facility kitchen including cabinets,
repainting, installation of a new stove as well as the purchase of a new removable hack system for the ice
surface. The Club is working in collaboration with the Municipality and this agreement outlines the
responsibilities of the parties with respect to this project.
LOCATION:
The Landlord (Municipality) is the owner of property known as the Almonte Curling Club Facility, located at
160 Bridge Street, Almonte Ontario.
CONDITIONS:
ADMINISTRATION:
The Club will be responsible for the following items:
1.
The collection and documentation of all estimated project costs and volunteer contributions.
2.
Assisting with the documentation of the grant application.
3.
Assisting with the overall management of the project’s on site work operations.
4.
The ordering and installation of the new kitchen cabinets and countertop.
5.
Coordinating the necessary plumbing modifications with the services of a licensed plumber.
6.
Coordinating the necessary electrical modifications with the services of a licensed electrician.
7.
The ordering and installation of a new stove.
8.
The panting of the kitchen walls.
9.
The ordering and installation of removable hacks.
16
The Municipality will be responsible for the following items:
1. Ensuring all work complies with the Municipality’s Building Code and all Health and Safety
regulations.
2. Conducting a final review and confirmation that all specified and funded work operations are
completed to the satisfactory of the Municipality.
3. Payment of all invoices for goods and services.
4. The overall administration of the grant application and all other aspects of the project which are not
detailed above as the Club’s responsibilities.
ADDRESS FOR SERVICE
Almonte Curling Club
c/o Bob Farmer
160 Bridge Street
Almonte, Ontario
K0A 1A0
P.O. Box 400
Almonte ON K0A 1A0
IN WITNESS WHEREOF the parties hereto have hereunto set their hands and seals.
THIS AGREEMENT signed this _____ day of __________, 2015
THE ALMONTE CURLING CLUB
PER:
_______________________________________
WITNESS
_________________________________________
President, Almonte Curling Club
THE CORPORATION OF THE MUNICIPALITY OF
MISSISSIPPI MILLS
PER:
____________________________________
Shaun McLaughlin
MAYOR
____________________________________
Julie Oram
CLERK
17
MEETING DATE:
September 8th, 2015
TO:
FROM:
SUBJECT:
ALMONTE SQUARE COPA 12 (D14-22-15) AND
ZONING BY-LAW AMENDMENT #Z-02-15 (D14-22-15)
Part of Lot 16, Concession 10, Registered Plan 27R-8445 being
Parts 1 to 4, 9 to 11 Registered Plan 27R-8990 Part 1, Almonte
Ward, Municipality of Mississippi Mills, municipally known as
430 Ottawa Street.
RECOMMENDATION
THAT the Committee of the Whole for the Municipality of Mississippi Mills recommend
that Council approve a site specific Community Official Plan amendment to permit a gas
bar in the Well Head Protection Area-2-Year Caption Zone;
THAT the Committee of the Whole recommend that Council APPROVE a zoning by-law
that permits a gas bar as an additional permitted use in the Shopping Centre
Commercial Exception 5 (C4-5-h) Zone with a holding provision for the lands described
as Part of Lot 16, Concession 10, Registered Plan 27R-8445 being Parts 1 to 4, 9 to 11
Registered Plan 27R-8990 Part 1, Almonte Ward, Municipality of Mississippi Mills,
municipally known as 430 Ottawa Street;
AND FURTHERMORE THAT the holding provision be lifted upon approval of a site plan
application, including a drawing that demonstrates that the free standing building does
not adversely affect site access or site circulation
BACKGROUND
2241497 Ontario Limited has submitted applications for amendments to the Community
Official Plan and Zoning By-law #11-83 to permit a gas bar on a portion of the lands
described as Part of Lot 16, Concession 10, Almonte Ward in the Municipality of
Mississippi Mills. The property is the current location of a local shopping centre,
municipally known as Almonte Square. In 2011, the property was rezoned to allow the
interior corridors to be used as leasable retail space, permit a new commercial retail pad
in the southwest corner of the property and a minor reduction in on-site parking.
The purpose and intent of the amendment applications are site specific amendments of
a 3.1ha (7.6ac) portion of the subject property as follows:
18
Community Official Plan:
• permit a gas bar in the Well Head Protection Area-2-Year Caption Zone
Zoning By-law #11-83:
• Permit a gas bar in the Shopping Centre Commercial Exception 4 (C4-4)
Zone
• Reduce the required number of parking spaces from 281 to 260
DESCRIPTION OF SURROUNDING PROPERTIES AND SUBJECT PROPERTY
The subject property is located on the north side of Ottawa Street, east of the Sadler
Drive/Ottawa Street intersection. The subject property has a lot area of 2.58ha (6.38ac)
with approximately 176.2m (578.08ft) of direct frontage onto Ottawa Street. The
property is a development with a Shopping Centre on it, known as Almonte Square and
has a number of retail commercial and vacant tenant spaces. The location of the subject
lands is depicted in the following Location Map:
The subject lands form part of a growing neighbourhood in the Almonte Ward which
consists of a number of different land uses. These land uses include the following:
• The land uses to the north and west consist of Residential land uses, mainly low
density with some medium density residential dwellings.
• The land uses to the east and south are commercial, specifically highway
commercial in nature.
2014 PROVINCIAL POLICY STATEMENT
The PPS provides policy direction on matters of provincial interest related to land use
planning and development. As per Section 3(5)(a) of the Planning Act, R.S.O. 1990, all
planning decisions must be consistent with the PPS. The following is a list of applicable
sections of the PPS as well as review of the proposal against these policies:
19
1.1
Managing and Directing Land Use to Achieve Efficient and
Resilient Development and Land Use Patterns
1.1.1
Healthy, liveable and safe communities are sustained by:
e)
promoting cost-effective development patterns and standards
to minimize land consumption and servicing costs;
1.1.3
Settlement Areas
1.1.3.2
Land use patterns within settlement areas shall be based on:
a)
1.1.3.3
densities and a mix of land uses which:
1. efficiently use land and resources;
2. are appropriate for, and efficiently use, the infrastructure and
public service facilities which are planned or available, and
avoid the need for their unjustified and/or uneconomical
expansion;
Planning authorities shall identify appropriate locations and promote
opportunities for intensification and redevelopment where this can be
accommodated taking into account existing building stock or areas,
including brownfield sites, and the availability of suitable existing or planned
infrastructure and public service facilities required to accommodate
projected needs.
Intensification and redevelopment shall be directed in accordance with
the policies of Section 2: Wise Use and Management of Resources and
Section 3: Protecting Public Health and Safety.
1.3
Employment
1.3.1
Planning authorities
competitiveness by:
a)
b)
2.2
shall
promote
economic
development
and
providing for an appropriate mix and range of employment
and institutional uses to meet long-term needs;
providing opportunities for a diversified economic base, including
maintaining a range and choice of suitable sites for employment
uses which support a wide range of economic activities and
ancillary uses, and take into account the needs of existing and
future businesses;
Water
20
2.2.1
Planning authorities shall protect, improve or restore the quality and
quantity of water by:
e)
implementing necessary restrictions on development and site
alteration
to:
1. protect all municipal drinking water supplies and
designated vulnerable areas; and
COMMUNITY OFFICIAL PLAN (COP)
The Community Official Plan sets out the goals and objectives of the municipality in
relation to the land use matters at the local level. The subject property currently has a
Community Official Plan designation of Highway Commercial. The uses permitted in a
Highway Commercial designation are dependent upon high volumes of traffic or are
heavily oriented towards vehicular transportation.
3.7.3 Highway Commercial
The “Highway Commercial” land use designation applies to the following commercial
areas within Mississippi Mills:
• between Paterson Street and County Road #17, along Ottawa Street in Almonte
• along County Road #29 in Almonte
• along County Road #20 (Kinburn Side Road) in Pakenham village
Generally, highway commercial areas contain uses that are largely automobile-oriented.
Where highway commercial areas abut residential areas, appropriate buffering and
pedestrian linkages shall be established. This Plan encourages pedestrian-friendly
design and connection between commercial development and residential
neighbourhoods.
The type and size of uses permitted in highway commercial areas should complement
the inventory and function of existing commercial uses and areas, especially the
downtown commercial cores.
The highway commercial areas at the edge of urban areas function as the entrances to
the urban communities in which they are located. To this extent, there needs to be
special attention paid to the design of these areas, so as to maintain a co-ordinated and
pleasing gateway to our urban communities.
3.7.3.1 Permitted Uses
On lands designated as “Highway Commercial” permitted uses include:
(i)
Uses dependent upon high volumes of traffic or which are heavily
transportation oriented. The scope of uses include, but not be limited to,
restaurants, recreational and automotive sales, repair and services
establishments, building contractors, building supply and home furnishing
21
(ii)
retail and wholesale outlets, farm machinery, hotel/motel, lodging facilities,
garden centres and nurseries, warehousing and distribution centres.
Retail stores, factory outlets and business offices that require large land
areas and/or have large parking and/or outdoor storage or display
requirements not consistent with the compact nature of downtown
commercial cores.
3.7.3.2 Highway Commercial Policies
1. This Plan encourages the intensification and best use of existing highway
commercial lands so as to limit the linear expansion of the Highway Commercial
designation.
8. Adequate off-street parking and loading facilities shall be provided. Where
possible, parking areas shall be sited on the property such that large expanses of
parking fronting on public streets are avoided. The visual appearance of the land
surrounding parking areas and structures shall be enhanced through the use of
professionally designed landscaping methods incorporating a diversity of plant
forms. Parking areas adjacent to residential areas shall be appropriately
screened. Landscape plans shall be incorporated as part of the approved site
plans.
11. The Zoning By-law shall place highway commercial uses in a separate zoning
category.
12. Highway commercial development or redevelopment shall be subject to site plan
control. Site plan control shall also apply to changes, additions or alterations to
established uses.
1.7.3.4
Shopping Centre Commercial Development
There are presently two properties within the highway commercial designation which
have been approved for shopping centre commercial development within Mississippi
Mills, both along Ottawa Street in the Almonte Ward. Shopping centre commercial
development is defined as a group of retail, service commercial or other similar uses
under separate ownerships which function as a unit within an enclosed building, with
common parking and loading facilities and egress and ingress under one ownership.
Freestanding buildings shall be permitted on lands zoned for shopping centre
commercial development provided they do not adversely affect access or traffic
circulation within the shopping area. In addition to the general highway commercial
policies, the following policies shall also apply to lands zoned for shopping centre
commercial development:
1. Shopping Centre Commercial development shall be permitted on lands
designated Highway Commercial subject to an amendment to the Zoning By-law,
placing the lands in a separate shopping centre commercial zoning category.
2. Where a proposed shopping centre commercial development would exceed
3,500 square metres of gross leasable floor area or where there is a proposal to
expand an existing shopping centre beyond 3,500 square metres of gross
22
leasable floor area, the implementing zoning by-law amendment shall be
supported by a current market analysis study.
3. A market analysis study shall demonstrate that the additional retail floor space is
justified by reason of changes in population, personal disposable income, retails
sales per capita and inventory of existing retail floor space within the Town or
relevant services area.
4. In order to facilitate the review of shopping centre commercial development
proposals, the following information shall be supplied by the developer to support
the proposed zoning by-law amendment:
(i)
a breakdown of the amount of floor space and size of individual leasable
units to be devoted to food shopping, department store type merchandise,
general retail and ancillary services within the Town or relevant service
area;
(ii)
gross floor space of the proposed development;
(iii)
a study of the impact of the proposed development on existing commercial
areas within the Town and an estimate of the anticipated recovery period
from this impact; and,
(iv)
a traffic impact analysis.
Schedule D1 of the Community Official Plan has located the property within the Well
Head Protection Area-2-Year Caption Zone. The well head areas have been carefully
planned to protect the quality of the municipal water supply. The 2-year caption zone is
the second most sensitive zone within the well head protection policies.
3.1.4 Almonte Wellhead Protection Policies
Approximately 4,700 people in Almonte obtain their drinking water from a series of five
municipal wells. In partnership with MVC, the Municipality commissioned a study aimed
at understanding the local groundwater conditions and potential sources of
contamination surrounding those municipal wells. The “Wellhead Protection Area (WPA)
Study, Almonte, Ontario” was completed January, 2003. There was an update to this
original study in May of 2005 in a report entitled “Vulnerability Pilot Study Almonte
Municipal Water Supply Wells.”
The wellhead protection area study involved two main components: wellhead protection
area mapping, and contaminant source assessment. Wellhead protection area mapping
is the identification of surface and subsurface areas contributing water to a well.
Contaminant source assessment is the inventory of locations and potential threats to
well water quality from existing and potential contaminant sources and the assessment
of potential contaminant pathways within identified wellhead protection areas.
The following policies are derived from the recommendations of the Almonte WPA
study. The implementation of these policies shall be carried out through the Zoning Bylaw.
23
3.1.4.1 Goals
It is a goal of this Plan to:
1. Provide for the protection of municipal water supplies from contamination
associated with certain land uses and to secure the long-term protection of a
potable water supply for existing residents and businesses.
2. Prohibit land uses that pose a risk of contaminating the groundwater from
establishing in Wellhead Protection Areas or to ensure that certain uses can be
established within an acceptable level of risk to groundwater quality.
3.1.4.2 Definition of WPAs
Almonte depends on groundwater as a domestic water source for residents and
businesses. The wellhead protection area approach is used to protect areas close to a
municipal well where the release of contaminants (such as a fuel oil spill) could reach
the well water supply. A detailed hydrogeological assessment of the Almonte municipal
wells was carried out to map the surface and underground area around the wells that
contribute water to the wells. This area is divided into four zones that represent the
amount of time it would take a spill or release of a potential contaminant to reach the
well/drinking water supply. The zones range from the 100 m exclusion zone directly
surrounding the well head, up to a 5-25 year “time of travel”. Generally, land use
restrictions and controls are more stringent in the zones closer to the well, where the
potential impact from the spill would be greater and less stringent in the zones further
out from the well.
3.1.4.3 Identification of WPAs
In order to reduce the probability of groundwater and municipal well water
contamination, groundwater recharge and WPAs for the five municipal wells are
identified on Schedule D as constraint area overlays. The WPAs illustrate the four timerelated capture zones described above (100 metre zone, 2 year zone, five year zone
and 25 year zone). The 100 metre zone is ranked as the highest level of sensitivity (i.e.
Sensitivity 1) and the other categories ranked on a descending basis of sensitivity (i.e.
Sensitivity 2, 3 and 4).
WPAs are zones around (municipal) wells where land uses must be carefully planned to
protect the quality of the water supply. In these areas, it is necessary to regulate or even
prohibit certain land uses from locating due to their potential to impact groundwater. A
WPA shall be considered as a special protection area within which certain land uses
may or may not be permitted in accordance with the underlying land use designation
and the following policies.
A WPA may be modified by amendment to this Plan where the geographic extent of the
WPA or any of the time-related capture zone boundaries are modified through further
study or where a municipal well is abandoned. Establishment of a new municipal well
shall be subject to the Class EA process and an amendment to the Official Plan.
24
In determining the location of lands within the WPAs, the following policies shall apply:
1. Properties located wholly within a WPA shall be subject to the restrictions
applicable to the sensitivity area rating.
2. Properties having parts lying within more than one sensitivity rating of a WPA
shall be subject to the restrictions applicable to the more sensitive rating, unless
the developed or developable portion of the property is outside of this sensitivity
area, in which case the policies of the lesser sensitivity area shall apply.
3. Properties having parts lying both in and out of a WPA shall be subject to the
restrictions applicable to the sensitive rating of the WPA affecting the property,
unless the developed or developable portion of the property is outside of the
WPA, in which case the WPA policies do not apply.
3.1.4.4
Scope of Land Use Categories
For the purposes of implementing Schedules D1 and D2 of this Plan, land uses which
may pose a risk to municipal water supplies are categorized from highest risk posed
(Category A) to lowest risk posed (Category C). These lists are based on current
knowledge and may be revised as new information becomes available. Uses or
activities proposed within WPAs that are not listed in Categories A, B or C, but are
demonstrated to pose a comparable risk to the municipal water supply may be subject
to the WPA policies.
CATEGORY A RISK USES
• new facilities for the disposal, storage, handling, transfer, processing and/or
recycling of any solid or liquid wastes, including landfills and lagoons but shall not
include an expansion or alteration to existing publicly owned facilities.
• auto wrecking and salvage yards;
• disposal of abattoir and rendering wastes;
• mass burial sites for livestock;
• bulk storage of tires;
• refining of petroleum products;
• asphalt/concrete/coal plants;
• storage of hazardous waste, as defined in Regulation 347 of the Environmental
Protection Act, as amended;
• storage of chlorinated solvents;
• bulk storage of cleaning products, pesticides, herbicides, fungicides and
chemicals, excluding on-farm storage for agricultural production purposes or
accessory to a main use on a lot;
• bulk storage of oil, gasoline or petroleum products, excluding on-farm storage for
agricultural production purposes or accessory to a main use on a lot.
CATEGORY B RISK USES
• foundries;
• non-ferrous and precious metal smelting and refining;
• metal rolling, casting and extruding operations, including steel pipes and tubes;
25
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
metal finishing operations (electroplating, electro coating, galvanizing, painting,
application of baked enamel);
assembly of aircraft and aircraft parts, motor vehicles, truck, bus bodies, trailers,
rail cars, mobile homes, ships and boats;
vehicle stampings;
commercial or industrial dry cleaning of textiles and textile products;
leather tanning and finishing;
wood and wood product preservation and treatment;
automobile service stations and gas stations;
manufacturing of unfinished fabricated metal products and parts;
manufacturing of cable, wire and wire products;
manufacturing of jewellery and silverware;
manufacturing of engines, engine parts, steering and suspension parts, wheels
and brakes;
manufacturing of agricultural, commercial and industrial machinery;
manufacturing, packaging, crating or bottling of resins, paints, varnish, printing
inks, adhesives, and dyes;
manufacturing of plastics and reinforced fibreglass plastics;
manufacturing of pharmaceuticals and medicines;
manufacturing of electronic components, such as semiconductors, printed circuit
boards and cathode ray tubes;
manufacturing of wet electrical equipment and wet batteries; finishing and dyeing
of textiles;
transportation terminals for chemicals or hazardous substances;
bulk storage of road salt;
uncovered storage and handling of road salt;
snow storage and disposal facilities; and,
transformer stations.
CATEGORY C RISK USES
• automated production of baked goods, dairy, canned goods, frozen foods,
processed food and meat;
• automated manufacturing of soft drinks, distilleries, breweries and wine making;
• dead stock removal operations;
• photographic developing facilities (other than accessory to other retail uses);
• printing of newspaper, packaging, paper and books;
• repair of industrial equipment
• repair of motor vehicles, aircraft, water craft, rail vehicles, trucks, buses and
machinery;
• golf courses;
• airports, train and public transit terminals;
• medical, health and other laboratories (other than clinics generally associated
with commercial plazas);
• contractor’s yard defined as an outdoor area used by a general contractor for the
outdoor storage of vehicles, machinery, equipment or materials
26
•
•
•
•
•
•
•
•
•
•
funeral homes;
cemeteries;
manufacturing of rubber products;
manufacturing of electrical appliances, equipment, motors, lighting fixtures,
lamps;
manufacturing of electric light bulbs and tubes;
manufacturing of dry batteries;
manufacturing of soaps and toiletry preparations;
manufacturing of plastic and foam parts and products;
furniture, casket, cabinet and other wood products manufacturing and assembly;
and,
manufacturing of coated glass.
3.1.4.5
Permitted Uses
Uses consistent with the underlying land use designation shall be permitted in the
WPAs identified on Schedules D1 and D2, subject to the following policies.
3.1.4.5.1 Existing Uses, Enlargements, Extensions or Change of Uses
1. Existing land uses that are categorized as A, B or C and that are located within a
WPA shall be recognized as legal non-conforming uses. It is the intent of this
policy that once these uses cease to exist, such legal non-conforming status
shall be lost and such uses shall no longer be permitted.
2. When considering enlargements or extensions or a change of use of legal nonconforming uses, the Committee of Adjustment may impose conditions that shall
mitigate the potential for the degradation of groundwater (or surface water)
quality, as appropriate.
3.1.4.5.2 Prohibited Uses, Use Restrictions and Performance Requirements
1. Prohibited uses within Sensitivity 1 or 2 WPAs include any underground storage
tanks and in-ground processing of chemicals and lubricants, sumps, such as drywells and machine pits and automotive repair pits. Above-ground storage tanks
shall only be permitted with secondary containment in a Sensitivity 1 or 2 WPA.
2. All Category A uses shall be prohibited in any Wellhead Protection Area
(Sensitivity 1-4).
3. All Category B uses shall be prohibited on lands within a Sensitivity 1 and 2
WPAs. Category B uses may be permitted in Sensitivity 3 and 4 WPAs subject to
the performance requirements outlined below in Section 3.1.4.5.3.
4. All Category C uses shall be prohibited on lands within a Sensitivity 1 WPA.
Category C uses may be permitted in Sensitivity 2, 3 and 4 WPAs subject to the
performance requirements outlined below in Section 3.1.4.5.4.
5. New development on individual on-site water and sewage disposal systems
(wells and septic tanks) shall not be permitted save and except for Category B
and C uses, where such uses meet the performance requirements set out below
in Sections 3.1.4.5.3 or 3.1.4.5.4.
27
3.1.4.5.3 Performance Requirements for Category B Uses
Category B uses may be permitted in a Sensitivity 3 or 4 WPA provided such uses are
permitted in the underlying land use designation and subject to the following
requirements.
1. The preparation of a disclosure report specifying the nature of the proposed use,
its associated required services and facilities, the activities and operations to be
conducted on-site and the substances and their quantities to be used or stored
on-site.
2. The preparation of a detailed hydrogeological study using protocols acceptable to
the MOE that predicts the net groundwater and/or surface water quality impacts
likely to occur on the subject property, on down-gradient properties and on the
municipal well. The cumulative impacts of development in the WPA shall also
be addressed in the report. The study shall include mitigating measures for the
design, construction and post-construction monitoring of the proposed use and
where the impacts of the use cannot be adequately mitigated within an
acceptable risk to groundwater and (surface water) quality to the satisfaction of
the municipality, the use shall not be permitted.
3. The preparation of a spill prevention and contingency plan outlining design
measures, facilities and procedures to avoid and mitigate the effects of spillage
of any contaminants.
4. The cost of the disclosure report, the hydrogeological study and the spill
prevention and contingency plan shall be borne by the developer.
3.1.1 Goal and Objectives
Protect and enhance the quality of the environment and the long-term
health of the ecosystem. All other goals of this Plan shall attempt to satisfy
the environmental goal.
The following objectives are designed to implement the goal:
5. Establish an inventory of surface and groundwater resources to be protected,
such as watercourses, wetlands, recharge and discharge areas, aquifers,
headwaters and well heads;
3.1.4.8 Development Criteria
1. Development may be permitted in a Wellhead Protection Area if the use is
permitted in the underlying land uses designation and where it is not a prohibited
use and it meets the required performance standards.
2. The cost of any studies or investigations required as a condition of development
shall be borne by the developer.
3. Where stormwater or drainage controls are required for any development, such
studies shall be integrated with source protection measures for WPAs.
28
4. In addition to meeting the requirements for water quality, any proponent of
development shall meet the water quantity requirements of this Plan.
5. Consideration shall be given to the technical merit of a development proposal, as
well as to how its approval shall serve to enhance water quality or source
protection.
6. The Town may consult with any technical agency deemed appropriate in the
review of a development proposal in a WPA.
4.1
GENERAL ENVIRONMENT
The following general environmental policies shall apply to all development within
Mississippi Mills.
4.1.1
Surface and Ground Water Protection
Water is a precious resource and vital to all life. The protection of the quality and
quantity of surface water and ground water resources and the function of ground
water recharge/discharge areas is a central concern of this Plan.
4.1.1.1 Goals and Objective
Protect the quality and quantity of surface and ground water resources.
Protect surface and ground water resources from contamination associated with certain
land uses and the long term protection of a potable water supply for existing residents
and businesses.
The following objective is designed to implement the goals:
1. Protect the quality and quantity of surface and ground water resources through:
• The identification and mapping of water resources,
• Co-ordinated watershed planning, and
• The establishment of site specific development review criteria.
4.1.1.4
Site specific development criteria focus on regulating certain types of land uses which
are potentially harmful to water resources, establishing setbacks from the highwater
mark of water resources, requiring water impact analysis for development in close
proximity to water resources and establishing sound drainage and stormwater
management practices.
Site specific development criteria related to ground water resources are as follows:
29
3. Land uses which may cause contamination of water resources are identified in
Section 3.1.4.4. Given the potential to contaminate water resources, the
establishment of uses identified in Section 3.1.4.4 will be conditional upon a
satisfactory completion of a water impact assessment. In cases where the risk of
contamination of water resources cannot be mitigated or is too great,
development will not be approved.
5. Where impact on the water resource cannot be mitigated or it is anticipated that
the water quality/quantity objectives of this Plan cannot be upheld, development
will not be approved.
6. Where existing development is determined to be causing or has the potential to
cause a negative impact on water resources, Council shall encourage
appropriate mitigated measures to be undertaken to improve the situation and to
meet the water quality/quantity objectives of this Plan.
7. For lands located with the Almonte Well Head Protection Areas identified on
Schedule “D1” and/or “D2” reference shall be made to the policies and
regulations detailed in Section 3.1.4 of this Plan.
SOURCE WATER PROTECTION
The Source Water Protection Plan is implemented through the Clean Water Act that
was adopted by the Ontario Legislature on October 18th, 2006. The intent of the Clean
Water Act is not to protect water resource in general, but rather to protect those water
resources that are used as a source of drinking water. Applicable Clean Water Act
polices are as follows:
Section 39(2)
Despite any other Act, the Source Protection Plan prevails in the case of conflict
between a significant threat policy set out in the Source Protection Plan and
a) An official plan;
b) A zoning by-law; or
c) Subject to subsection (4), a policy statement issued under section 3 of the
Planning Act
Section 39(4)
Despite any Act, but subject to a regulation made under clause 109 (1) (h), (i) or (j), if
there is a conflict between a provision of a significant threat policy or designated Great
Lakes policy set out in the source protection plan and a provision in a plan or policy that
is mentioned in subsection (5), the provision that provides the greatest protection to the
quality and quantity of any water that is or may be used as a source of drinking water
prevails. 2006, c. 22, s. 39 (4).
Section 57 Clean Water Act
Prohibited activities
30
57. (1) If a source protection plan that is in effect designates an activity as an activity to
which this section should apply and an area within which this section should apply to the
activity, a person shall not engage in that activity at any location within that area. 2006,
c. 22, s. 57 (1).
Transition
(2) If an activity was engaged in at a particular location immediately before the source
protection plan took effect, subsection (1) does not apply to a person who engages in
the activity at that location until 180 days after the plan takes effect or such later date as
is set out in the source protection plan. 2006, c. 22, s. 57 (2).
Since the implementation of the Clean Water Act, the Province has determined that
source water protection should be undertaken at the watershed level, which has created
the Mississippi-Rideau Source Protection Region. Section 3.5.2 of the MississippiRideau Source Water Protection Plan addressed the issue of liquid fuel (gasoline) in the
Wellhead protection area. The intent of the policies is to regulate the handling and
storage of liquid fuel and prohibit it where it would be considered a significant drinking
water threat (Section 57 of the Clean Water Act).
Source Water Protection Policy – FUEL-5-LB-S57
Liquid Fuel at Future Licensed Facilities and Refineries – Section 57 Prohibition
The future handling and storage of fuel at a bulk plan, cardlock/keylock or retail outlet,
including a marina (licensed facilities) as defined in Section 1 of Ontario Regulation
217/01 or at a facility that manufactures or refines fuel is designated as prohibited under
Section 57 of the Clean Water Act in areas where the threat would be significant as
described in Appendix B.
ZONING BY-LAW #11-83
The subject properties are currently zoned “Shopping Centre Exception 4 (C4-4) Zone”.
The intent of the Shopping Centre Commercial (C4) Zone is to allow a shopping centre
commercial development in the Highway Commercial designation of the Community
Official Plan and implement appropriate zoning standards to ensure the uses are
compatible with the surrounding land uses.
The Shopping Centre Exception 4 (C4-4) Zone is a site-specific zone that limits the
permitted uses to a Shopping Centre with a maximum gross floor area of 5122m2
(55,132.8ft2) with a total parking requirement of 281. The zoning by-law defines a
Shopping Centre as a group of predominantly commercial and service occupancies
that:
(a)
is designed, developed and managed as a unit whether by a single owner
or a group of owners or tenants acting in collaboration;
(b)
is either in a single building or in multiple buildings on the same lot or
abutting lots, and may, but shall not be required to, be considered as one
lot for zoning purposes;
31
(c)
(d)
is made up entirely of uses permitted or lawful non-conforming on the site;
has either:
a. a common parking lot or parking garage or a combination thereof; or
b. a group of parking lots or parking garages or a combination thereof
which are managed as a unit by the same owner, owners or tenants of
the commercial and service occupancies required in paragraph (a)
above, and are on the same lot or lots as the commercial and service
occupancies required in subparagraph (a) above.
Comments Received
CAO
Clerk
Fire Chief
CBO
Director of Public Works
Recreation Coordinator
MVCA
Upper Canada District School Board
Catholic District School Board
of Eastern Ontario
Enbridge Gas Distribution
Rogers Cable Communication
County of Lanark, Planning Admin
Ottawa River Power Corporation
Bell Canada
Canada Post
– No objection at this time
– No comments received to date
– No objection at this time
– No objection
- No objection or concerns at this
time. Public Works supports the provision of
a Holding Zone until such time as a detail
traffic and site circulation study is completed
at the site plan control stage.
– no issues
– No objections
– no comments received to date
– no comments received to date.
– no concerns, but easements may be required
to service the property, depending on a
review of more detailed applications under
the Planning Act.
– no comments received to date.
COMMENTS FROM THE PUBLIC
The Municipality held a Public Meeting on April 7th, 2015, to provide an opportunity for
the public to speak to the application. The municipality received comments from Brent
Francis (Aldus Capital Corp.) and Wen Lee in opposition to the applications. They felt
that the community was well served, that there was no requirement for additional gas
bars and expressed concern about the economic impact on the established local gas
bars. Concerns were also raised regarding the additional equipment and the inherent
risks it could bring to the local water table.
REVIEW AND CONCLUSION
32
The lands that front onto Ottawa Street, between Paterson Street and Appleton Side
Road are designated Highway Commercial in the Community Official Plan. The intent
of this designation is to permit uses that are dependent upon high volumes of traffic or
which are heavily transport orientated, such as a retail gas establishment. Schedule D1
of the Community Official Plan has located the property within the Well Head Protection
Area-2-Year Caption Zone, the second most sensitive zone within the well head
protection policies. The well head areas have been carefully planned to protect the
quality of the municipal water supply and as a result, uses that are considered a threat
to the water supply, such as a retail gas establishment were prohibited in both the
zoning by-law and Community Official Plan.
Through the authority of the Clean Water Act, the Province of Ontario approved the
Mississippi-Rideau Source Water Protection Plan on January 1st, 2015. This plan
provided a comprehensive review and evaluation of local aquifers, rated their
vulnerability for contamination and regulated land uses within the influence areas. The
vulnerability rating is a numerical rating that assesses the horizontal time of travel and
the thickness and nature of the material covering the aquifer; the higher the score
directly relates to an increase in vulnerability. The plan concluded that land use
activities should be regulated only in areas that scored 8 to 10 where they are
considered a threat. A review of the Mississippi-Rideau Source Water Protection polices
has given the subject property a vulnerability rating of 6 (Schedule 2), a low vulnerability
rating, which does not warrant the prohibition of a retail gas establishment under Source
Water policies.
As part of the review of this application, based on the requirements outlined in the
Community Official Plan and Zoning By-law, the proponent provided a Hydrogeological
Study and Spill Prevention and Contingency Plan under the Mississippi-Rideau Source
Protection Plan. Golder Associates was retained by the Municipality to provide a peer
review of the Hydrogeological Study and Spill Prevention and Contingency Plan based
on the current Community Official Plan polices and the Mississippi-Rideau Source
Protection Plan. Golder Associates agreed with the conclusion of the hydrogeological
report that stated the following “based on the rules contained in the Clean Water Act,
the ‘threat’ posed by the proposed site use is deemed to be low”. Golder agreed with
the report’s conclusion that “the aquifer has a low intrinsic vulnerability at this location,
and the vulnerability scoring of 6 for the area is appropriate using the current
methodology”. Based on these conclusions, the threat of a gas bar on the proposed
site would be considered low.
Regarding the reduction of parking for the shopping centre, the site specific zoning
amendment approved in 2011 required a minimum of 281 parking spaces. Since the
passing of that by-law, the Municipality adopted a new comprehensive zoning by-law
(#11-83), which included a specific parking requirement for a shopping centre. Based on
the approved square footage for the shopping centre, the reduced parking from 281 to
260 exceeds current by-law requirements.
33
While it may be appropriate to permit the use of the gas bar on the property, staff has
concerns regarding the site circulation. The COP policies for the shopping centre
designation permit freestanding buildings, provided they do not adversely affect access
or traffic circulation within the shopping centre. It however, does not prohibit any
particular use. In reviewing the information provided by AECOM and an understanding
that fuel delivery typically comes by way of single or double tanker delivery trucks, staff
has concerns with the ability of the delivery truck to be able to manoeuvre through the
site and not negatively impact site circulation. While the property does have internal
aisle connections with neighbouring properties, being the Home Hardware and the Tim
Horton’s properties, the site does not have legal rights to utilize these aisles as an
alternate circulation pattern. Therefore, all legal access to the site is limited to the main
entrance from Ottawa Street. The intent of the policy is not to prohibit a use, but to
manage how commercial sites are developed with multiple proposed buildings. Where
this occurs, a detailed review of the site stating specifically how the site will function is
required. In order to achieve this, the existing site plan will have to be amended to
accommodate any potential retail gas establishment. It is therefore recommended that
the property be placed into a holding zone, until such time as there is an approved site
plan that confirms that the additional proposed building does not impede the site
circulation of the property.
Comments were provided from the public which noted that the community was well
served with the existing gas bars and that there is no need for another one. While staff
can appreciate the concerns raised regarding market supply, current Community Official
Plan do not regulate land use based on market supply. The objective of the Community
Official Plan policies is to promote economic opportunity for businesses.
CONCLUSION
Based on current legislation and the professional review of supporting documentation, it
has been concluded that the proposed use would be a low threat to the current
municipal water source. Furthermore, the Mississippi-Rideau Source Water Protection
Plan has concluded that the subject property has a low vulnerability rating and does not
prohibit the proposed use. While the policies do not preclude the proposed use, staff
does have concerns regarding the site circulation and delivery truck access. These are
site plan related matters and will need to be addressed when the site plan is revised at
the site plan control stage of the process.
Therefore, staff’s recommendation is that the Committee of the Whole recommends that
Council approve the proposed amendment to the Community Official Plan and zoning
by-law; and, that the use be connected to a holding provision until such time as the
applicant receives site plan approval in order to address the issue of site circulation and
site access.
_________________
_________________
34
Town Planner
Diane Smithson
Reviewed by CAO
35
SCHEDULE 1 - MISSISSIPPI-RIDEAU SOURCE WATER PROTECTION PLAN
ALMONTE WELLHEAD PROTECTION AREA
36
SCHEDULE 2 - DRAFT COPA
AMENDMENT NO. 12
TO THE
MISSISSIPPI MILLS COMMUNITY OFFICIAL PLAN
37
AMENDMENT NO. 12 TO THE
The explanatory text constituting Amendment No. 12 to the Mississippi Mills Community
Official Plan was prepared for the Committee of the Whole and was recommended to
the Council of the Municipality of Mississippi Mills under the provisions of The Planning
Act, R.S.O. 1990 on the ____day of August 2015.
Amendment No. 12 to the Mississippi Mills Community Official Plan as recommended
by the Committee of the Whole was adopted by the Corporation of the Municipality of
Mississippi Mills by By-law No. _______ in accordance with the provisions of The
Planning Act, R.S.O. 1990 on the ____day of August 2015.
38
INDEX
THE CONSTITUTIONAL STATEMENT
PART A - THE PREAMBLE
PURPOSE
LOCATION
BASIS
PART B - THE AMENDMENT
INTRODUCTORY STATEMENT
DETAILS OF THE AMENDMENT
PART C - THE APPENDICES - MUNICIPAL RECORD
APPENDIX A - CERTIFIED COPY OF BY-LAW No. _______
APPENDIX B - STATEMENT REGARDING PUBLIC NOTICE
APPENDIX C - TRUE COPY OF ALL SUBMISSIONS
39
PART A -
THE PREAMBLE, does not constitute part of this Amendment.
PART B-
THE AMENDMENT consisting of the following text and schedules
constitutes Amendment No. 12 to the Mississippi Mills Community Official
Plan.
PART C -
THE APPENDICES do not constitute part of this amendment. The
Appendices contain the Municipal Record pertaining to this amendment.
40
PART A - PREAMBLE
PURPOSE
The purpose of Amendment No. 12 to the Mississippi Mills Community Official Plan is a
site specific official plan amendment to permit a gas station in a Highway Commercial
designation located in the Well Head Protection Area 2-Year Caption Zone as identified
in the Community Official Plan.
LOCATION
This amendment applies to lands described as Part of Lot 16, Con 10, being Parts 1 to
4, 9 to 11 on Registered Plan 8990 and Part 1 on Registered Plan 27R-8990, Almonte
Ward, Municipality of Mississippi Mills, which is located on the north side of Ottawa
Street, east of the Sadler Drive/Ottawa Street intersection. The portion of the property
that is subject to the application is approximately 2.58ha (6.38 acres). The subject
property is presently vacant.
BASIS
The purpose of the Official Plan Amendment is to permit a gas station in a Highway
Commercial designation located in the Well Head Protection Area 2-Year Caption Zone
as identified in the Community Official Plan. This application is intended to permit a
retail gas establishment on a property that has been developed with a shopping centre.
41
PART B - THE AMENDMENT
INTRODUCTORY STATEMENT
All of this part of the document entitled "Part B - The Amendment" and consisting of the
following text constitutes amendment No. 12 to the Mississippi Mills Community Official
Plan.
DETAILS OF THE AMENDMENT
The Municipality of Mississippi Mills Community Official Plan, as amended, is hereby
further amended with a site specific Community Official Plan amendment by revising
the policy in Section 3.1.4.5.2 and 3.1.4.5.3 with the following revised policy for
Section 3.1.4.5.2 and 3.1.4.5.3 as it applies specifically to the property described as
Part of Lot 16, Con 10, being Parts 1 to 4, 9 to 11 on Registered Plan 8990 and Part
1 on Registered Plan 27R-8990, Almonte Ward, Municipality of Mississippi Mills,
County of Lanark:
3.1.4.5.2 Prohibited Uses, Use Restrictions and Performance Requirements
1. Prohibited uses within Sensitivity 1 or 2 WPAs include any underground storage
tanks and in-ground processing of chemicals and lubricants, sumps, such as drywells and machine pits and automotive repair pits. Above-ground storage tanks
shall only be permitted with secondary containment in a Sensitivity 1 or 2 WPA.
2. All Category A uses shall be prohibited in any Wellhead Protection Area
(Sensitivity 1-4).
3. All Category B uses shall be prohibited on lands within a Sensitivity 1 and 2
WPAs, except for a gas station within a Sensitivity 2 WPA. Category B uses
may be permitted in Sensitivity 3 and 4 WPAs and a gas station may also be
permitted in a Sensitivity 2 subject to the performance requirements outlined
below in Section 3.1.4.5.3.
4. All Category C uses shall be prohibited on lands within a Sensitivity 1 WPA.
Category C uses may be permitted in Sensitivity 2, 3 and 4 WPAs subject to the
performance requirements outlined below in Section 3.1.4.5.4.
5. New development on individual on-site water and sewage disposal systems
(wells and septic tanks) shall not be permitted save and except for Category B
and C uses, where such uses meet the performance requirements set out below
in Sections 3.1.4.5.3 or 3.1.4.5.4.
3.1.4.5.3 Performance Requirements for Category B Uses
Category B uses may be permitted in a Sensitivity 3 or 4 WPA and a gas station in a
Sensitivity 2 WPA provided such uses are permitted in the underlying land use
designation and subject to the following requirements.
1. The preparation of a disclosure report specifying the nature of the proposed use,
its associated required services and facilities, the activities and operations to be
conducted on-site and the substances and their quantities to be used or stored
on-site.
42
2. The preparation of a detailed hydrogeological study using protocols acceptable to
the MOE that predicts the net groundwater and/or surface water quality impacts
likely to occur on the subject property, on down-gradient properties and on the
municipal well. The cumulative impacts of development in the WPA shall also
be addressed in the report. The study shall include mitigating measures for the
design, construction and post-construction monitoring of the proposed use and
where the impacts of the use cannot be adequately mitigated within an
acceptable risk to groundwater and (surface water) quality to the satisfaction of
the municipality, the use shall not be permitted.
3. The preparation of a spill prevention and contingency plan outlining design
measures, facilities and procedures to avoid and mitigate the effects of spillage
of any contaminants.
The cost of the disclosure report, the hydrogeological study and the spill prevention and
contingency plan shall be borne by the developer.
43
PART C - THE APPENDICES
MUNICIPAL RECORD
44
APPENDIX - A
CERTIFIED COPY OF BY-LAW NO. _________
ADOPTING THE AMENDMENT
45
APPENDIX - B
Statement by Municipal Employee
Regarding Public Notice
46
I, Stephen Stirling, Town Planner for the Municipality of Mississippi Mills, hereby
solemnly declare: (a) that the requirements for the giving of notice and the holding of at
least one public meeting for informing and obtaining the views of the public set out in
the Official Plan have been complied with, as prescribed by Section 17(9) through
17(14) of the Planning Act, and; (b) that the requirements for the giving of notice of
adoption have been complied with, as prescribed by Section 17(17) of the Planning Act.
SWORN BEFORE ME AT THE
MUNICIPALITY OF MISSISSIPPI MILLS
IN THE COUNTY OF LANARK
THIS ___ DAY OF ___________
2015
______________________
A COMMISSIONER, ETC.
_________________________________
Stephen Stirling, MCIP, RPP
Town Planner
47
APPENDIX - C
True Copy of all Submissions
Received Prior to Adoption of the Amendment
48
APPENDIX - D
Official Plan Amendment #12 Planning Report
49
SCHEDULE 3 - DRAFT ZONING BY-LAW
BY-LAW NO. ______
A BY-LAW TO AMEND BY-LAW NO. 11-83 BEING
THE ZONING BY-LAW FOR THE MUNICIPALITY OF MISSISSIPPI MILLS
The Council of the Corporation of the Municipality of Mississippi Mills pursuant to Section 34 of
the Planning Act, R.S.O. 1990, ENACTS as follows:
1.
Schedule 'A' to By-law No. 11-83, as amended, is hereby further amended by changing
thereon from “Shopping Centre Commercial Exception 4 (C4-4) Zone”, to “Shopping
Centre Commercial Exception 5 Holding (C4-5-h) Zone”, on those lands identified on
the attached Schedule 'A', which are described as Part of Lot 16, Concession 10,
Registered Plan 27R-8445 being Parts 1 to 4, 9 to 11 Registered Plan 27R-8990 Part 1,
Almonte Ward, Municipality of Mississippi Mills, municipally known as 430 Ottawa
Street.
2.
By-law 11-83, as amended, being the Zoning by-law for the Municipality of Mississippi
Mills, as amended, is hereby further amended by adding the following subsection to
Section 22.3
“22.3.5
Notwithstanding the C4 zoning, lands designated as C4-5-h on Schedule
“A” to this by-law, may be used in compliance with the C4 zone provisions
contained in this by-law, the following provisions shall apply:
1.
2.
3.
4.
5.
6.
7.
8.
Shall include an AUTOMOBILE GAS BAR as an additional
permitted use to those permitted in the C4 zone;
The minimum front yards setback shall be 7.52 metres
(24.67ft);
That the shopping centre shall have a maximum gross floor
area of 4,890 square metres (51,768 square feet);
In addition to the permitted 4,890 square metres (51,768 square
feet) of gross floor area, a retail pad of 232 square metres
(2,500 square feet) shall be permitted;
That the individual commercial units within the shopping
centre shall have a minimum gross floor area of 185.8 square
metres (2,000 square feet) shall be permitted;
Notwithstanding sub section iii) a maximum of three
commercial units with a minimum gross floor area of 139.4
square metres (1,500 square feet) shall be permitted;
That the shopping centre may include a covered/enclosed
walkway not to exceed 1,114 square metres (11,991 square
feet) in size;
A total of 139m2 (1,500ft2) of space within the
50
9.
i)
3.
covered/enclosed walkway may be used for kiosk type
commercial uses; and
In addition to the permitted 4,890 square metres (51,768 square
feet) of gross floor area, 279 square metres (3,000 square feet)
of accessory storage and accessory office space may be
permitted in a second storey of the mall structure.
The holding provision shall be lifted upon approval of the following to the
satisfaction of the municipality;
a.
The holding provision associated with the property only applies to
an AUTOMOBILE GAS BAR; and
b.
Approval of a site plan application, including a drawing that
demonstrates that the free standing building does not adversely
affect site access or site circulation
This By-Law takes effect from the date of passage by Council and comes into force and
effect pursuant to the provisions of the Planning Act, R.S.O 1990.
BY-LAW read, passed, signed and sealed in open Council this _________day of April, 2014.
_________________________
Shaun McLaughlin, Mayor
_________________________
Shawna Stone, Clerk
51
MEETING DATE:
September 8th, 2015
TO:
FROM:
John McMulkin, Junior Planner
SUBJECT:
Site Plan Control Application D11-AR-15
(Catering Establishment)
Part Lots 1 and 2, Elgin, Anderson Section, Plan 6262
Almonte Ward, Municipality of Mississippi Mills
Municipally known as 146 High Street
OWNERS/APPLICANTS: Julie Argue, Jason Moffat and James Argue
RECOMMENDATION:
THAT the Committee of the Whole APPROVES the site plans for Julie Argue, Jason
Moffat and James Argue for the property described as Part Lots 1 and 2, Elgin,
Anderson Section, Plan 6262, municipally known as 146 High Street;
AND FURTHERMORE THAT the Mayor and Clerk be authorized to enter into a Site Plan
Control Agreement for the proposed works.
SITE PLAN CONTROL APPLICATION SUMMARY
The owners are applying for Site Plan Control approval for the erection of a mixed-use, 2storey commercial building to support a catering establishment and a residential apartment
dwelling unit. The first storey consists of a 2-bay garage at the front and a small catering
kitchen at the rear. The second storey consists of a 2-bedroom residential apartment accessed
via a staircase through a vestibule on the ground floor. The development is on municipal water
and sewer services and is subject to the development standards of the “Downtown
Commercial (C2)” Zone. Floor plans, elevations, cross sections and site plan drawings are
contained within the Appendix to this report.
DESCRIPTION OF SUBJECT LANDS & SURROUNDING PROPERTIES
The subject property is located at the southwest corner of High Street and Elgin Street and
within the Ward of Almonte. The property is ±672.79m2 (0.17ac) in lot area and has a lot
frontage of ±21.64m (71ft) along High Street and ±29.59m (97.08ft) along Elgin Street. The
property is currently occupied by a 2-storey detached dwelling and a detached shed. The
following land uses are in close proximity to the subject property:
North – Municipally owned “Elizabeth Kelly Library”.
South – Residential properties and the “Almonte United Church”.
East – Low density residential properties.
West – The “Almonte Car Wash” and other commercial properties.
52
The location of the subject lands is depicted in the following Location Map and Aerial Photo:
Figure 1. – Location Map
Figure 2. – Aerial Photo (2014)
53
ZONING / COMMUNITY OFFICIAL PLAN / LAND USE
The subject property is designated “Downtown Commercial” in the Municipality’s Community
Official Plan (COP) and zoned “Downtown Commercial (C2)” by the Municipality’s
Comprehensive Zoning By-law #11-83. The Downtown Commercial designation permits a wide
variety of commercial uses including retail, office, service, administrative, cultural, institutional,
medical and entertainment uses; residential uses in the form of apartments above or behind
the principal commercial use of the building; existing residential development; and, high
density residential development. The C2 Zone permits a variety of commercial uses as well as
residential uses in the form of apartments in the upper stories of a non-residential building or to
the rear of a non-residential store front use. The Municipality’s Community Official Plan and
Site Plan Control By-law #15-60 require Site Plan Control approval for all developments within
the Downtown Commercial designation/zone.
REVIEW
SERVICING AND GRADING
The existing detached dwelling is serviced by municipal water and sewer services and as such
the proposed development will also be is on municipal water and sewer services. Servicing will
be achieved either through the existing connections or new water and sewer service
connections as determined by the Director of Roads and Public Works. If new connections are
required, servicing requirements will be built into the Site Plan Agreement in order to ensure
that the owners are aware of their servicing obligations. Since the majority of the proposed
building footprint would be located on the existing concrete driveway and patio, lot grading and
drainage can be addressed at the Building Permit stage of the process.
SITE ACCESS AND SURFACING
The Site Plan proposes to utilize the existing entrance from High Street as the principle point of
access to the site. The parking areas in front and to the side of the proposed building would be
surfaced with interlocking stone, with the majority of the grassed area to the rear of the building
being maintained.
BUILDING CONFIGURATION / FAÇADE
The elevation drawings for the proposed development depict a 2-storey,
commercial/residential building consisting of non-combustible brick cladding on the front
façade of the first storey and vertical metal cladding on the second storey. The front of the
building also consists of a pre-formed cornice and a second storey balcony that accents the
entrance to the building, is sensitive to the heritage character of Downtown Almonte and is
consistent with the Mississippi Mills Urban Design Guidelines. The proposal is for a mixed-use
development that provides live/work opportunities and contributes to vital and attractive
neighbourhood character. The sides of the building would consist of painted poured concrete,
with the rear of the building consisting of vertical metal cladding. These materials are
permanent, low maintenance materials. The floor plans show that the first storey of proposed
building consists of ±15.51m2 (167ft2) of floor area for the catering establishment (kitchen) and
±63.03m2 (678.45ft2) for the garages, washroom, stairs and vestibule. The second storey
consists of a ±78.54m2 (845.45ft2) residential apartment unit, resulting in a total floor area of
±157.09m2 (1,690.90ft2) for the entire building.
54
DEVELOPMENT STANDARDS
The following table outlines the minimum development standards of the Downtown
Commercial (C2) Zone against the details of the proposal on the attached Site Plan:
Table 1. – Zoning By-law Requirements vs. Site Plan Details
Zoning By-law #11-83 Provision
By-law Requirement
Site Plan Proposal
Minimum Lot Area
No minimum
672.79m²
Minimum Lot Frontage
No minimum
21.64m
Minimum Front Yard
No minimum
3.66m
Minimum Exterior Side Yard
No minimum
<0.4m
Minimum Interior Side Yard
No minimum (a)
0m
Minimum Rear Yard
No minimum (a)
>12m
14m
6.71m
Maximum Height
Footnote:
(a) Where the yard abuts a lot in a residential zone, the minimum yard shall be 3 metres
(9.8 feet).
The subject property abuts properties zoned Downtown Commercial to the west and south and
therefore does not abut a lot in a residential zone. As noted in the above table, the proposed
development complies with all of the development standards of the Downtown Commercial
(C2) Zone and the proposal meets all applicable development standards of Zoning By-law #1183.
LANDSCAPING
The C2 Zone does not have maximum lot coverage requirement, and as such there is no
required minimum landscaped open space for commercial uses. Subsections 7.3.2(c) and
7.3.2(d) of Zoning By-law #11-83 require a minimum landscaped open space of 15m2 (161ft2)
per dwelling unit located within a non-residential building or that the dwelling units have access
to a private balcony or to an open roof deck with an area of not less than 5m2 (53ft2) per unit.
With the majority of the building footprint being proposed on the existing concrete
patio/driveway, the proposal would still maintain much more than 15m2 (161ft2) of landscaped
open space for the proposed apartment dwelling unit, including several trees, gardens and
grassed areas. The existing Red Barron Crab Apple and Harlequin Ash trees located in
between the existing detached dwelling and proposed building will be relocated to the rear
yard in order to accommodate the outdoor parking space. In addition, the Site Plan shows that
the unit will have access to a ±17.84m2 (192ft2) deck at the rear and a small front porch.
55
PARKING AND LOADING
With approximately 15.51m2 (167ft2) of floor area dedicated to the catering establishment, one
(1) parking space required for a detached dwelling and 0.5 parking spaces (rounded to 1) for
the residential apartment unit, a minimum of three (3) parking spaces are required on site. The
Site Plan shows two (2) parking spaces within the garage portion of the proposed building and
one (1) parking space between the existing detached dwelling and the proposed building.
These parking spaces meet the minimum dimensions outlined in the by-law. As the floor area
dedicated to the catering establishment is less than 350m2 (3,767.4ft2), a loading space is
neither required nor proposed.
CONCLUSION
The proposed site plans comply with the provisions of the Zoning By-Law #11-83 conform to
the Downtown Commercial policies of the Community Official Plan and are consistent with the
Mississippi Mills Urban Design Guidelines. With this in mind, Staff provides the following
recommendation:
RECOMMENDATION:
THAT the Committee of the Whole APPROVES the site plans for Julie Argue, Jason
Moffat and James Argue for the property described as Part Lots 1 and 2, Elgin,
Anderson Section, Plan 6262, municipally known as 146 High Street;
AND FURTHERMORE THAT the Mayor and Clerk be authorized to enter into a Site Plan
Control Agreement for the proposed works.
__________________
John McMulkin, BES
Junior Planner
__________________
Municipal Planner
___________________
Diane Smithson
Reviewed by CAO
56
APPENDIX
Site Plan
57
Floor Plans
58
Elevations
59
60
Cross Sections
61
62
Site Photo – Front/North Elevation
Site Photo – Side/East Elevation
63
Site Photo – Parking Area
Site Photo – Landscaped Area
64
MEETING DATE:
September 8th, 2015
TO:
FROM:
John McMulkin, Junior Planner
SUBJECT:
DEVELOPMENT AGREEMENT
LAND DIVISION COMMITTEE FILE NOS. B14/073, B14/074,
B14/075 & B14/076
Part of Blocks F, G and H, Lots 88 to 91, Cameron Section,
Plan 6262
Almonte Ward, Municipality of Mississippi Mills
OWNER:
Bernard Cameron
APPLICANT/AGENT:
ZanderPlan Inc.
RECOMMENDATION:
THAT the Committee of the Whole recommends that Council authorize the Mayor and
Clerk to enter into Development Agreements related to Lanark County Land Division
Committee File Nos. B14/073, B14/074, B14/075 & B14/076 to address the recommended
development conditions of the Municipality’s Roads and Public Works Department.
BACKGROUND, PURPOSE AND EFFECT
Bernard Cameron owns a large residential property located within the Ward of Almonte. The
owner received provisional consent from the County of Lanark Land Division Committee on
January 19, 2015 for the creation of four (4) residential infill building lots (File Nos. B14/073,
B14/074, B14/075 & B14/076) by way of severances from the above noted property. The
owner also received a Zoning By-law Amendment from the Municipality of Mississippi Mills
Council on June 29, 2015 to change the zoning of the subject property in order to facilitate the
development of the severed lots. A sketch of the provisionally approved lots is contained within
the Appendix.
As part of the review of the proposal, a number of development conditions were recommended
by the Municipality’s Director of Roads and Public Works in order to ensure that the severed
parcels are developed in an orderly fashion. These conditions include requiring the owner to
provide lot grading and drainage plans, servicing and utilities plans as well as obtaining the
necessary Site Plan Control approvals for the severed lots. The purpose of this report is to
authorize the Mayor and Clerk to enter into Development Agreements, one for each severed lot,
in order to ensure that these conditions are applied.
DESCRIPTION OF SUBJECT LANDS AND SURROUNDING PROPERTIES
The subject property is located at the approximate northwest corner of the Ward of Almonte,
south of Strathburn Street and east of Christian Street (County Road 29). Based on the
65
existing ±8.85ha (21.86ac) lot area of the property, Staff describes the lot as being significantly
oversized compared to other lots in the surrounding neighbourhood.
The property contains many trees and vegetation and is currently occupied by a detached
dwelling and a detached garage. A watercourse known as the “Wolf Grove Creek” flows
through the property and up into the Mississippi River and a second small stream flows into the
creek from the southwest corner of the property. The property itself is known as “The Glen”
and is designated as being of architectural and historical value and interest by way of former
Town of Almonte By-law #3-1984, in accordance with the Ontario Heritage Act, R.S.O. 1990.
The location of the subject lands is depicted in the following Location Map:
Location Map
RECOMMENDED DEVELOPMENT CONDITIONS RELATED TO EACH SEVERED LOT:
a)
The Owner agrees to prepare detailed engineering plans for the provision of
municipal services to the Lands prior to the issuance of a building permit. The
municipal services to be provided may include, but are not limited to the following:
water main and sanitary main. All costs associated with the engineering design
related to the extension of the municipal services shall be borne by the Owner.
b)
The Owner agrees to prepare detailed utilities plans for the servicing of the Lands
(hydro, telecommunications, cable and natural gas) prior to the issuance of a
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building permit. All costs associated with the connection to utilities shall be borne
by the Owner.
c)
The Owner agrees to prepare detailed engineering plans for the lot grading and
drainage of the Lands in conformity with Schedule “B” hereto attached prior to the
issuance of a building permit.
d)
Prior to the issuance of any building permit, the Owner agrees to make payment to
the Municipality of Mississippi Mills all funds associated with Cash-in-lieu of
parkland in accordance with the conveyance of parkland or Cash-in-lieu of
parkland by-law.
e)
The Owner shall obtain a residential entrance permit and a civic address number
prior to the issuance of a building permit.
f)
The Owner shall agree to enter into a site plan control agreement prior to the
development of the lot. At that time the Owner will be required to post the required
securities and provide third party insurance satisfactory to the Municipality.
CONCLUSION
In order to ensure that the recommended development conditions are applied to the proposed
development, it is recommended that the Committee of the Whole recommends that Council
authorize the Mayor and Clerk to enter into Development Agreements for County of Lanark
Land Division Committee File Nos. B14/073, B14/074, B14/075 & B14/076.
_________________
John McMulkin, BES
Junior Planner
___________________
Diane Smithson
Reviewed by CAO
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APPENDIX
Sketch of Provisionally Approved Lots
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MEETING DATE:
September 8th, 2015
TO:
FROM:
SUBJECT:
lift the 0.3m (1ft) reserve for Phase 2 - Riverfront Estates Subdivision,
Blocks 67 Plan 27M-40, Block 54 Plan 27M-49 and Block E, RP
4316240,
Almonte Ward, Mississippi Mills
Municipally known as Riverfront Estates Phase 2
RECOMMENDATION
“THAT the Planning and Development Committee APPROVE the lifting of the 0.3m (1ft)
reserve for Phase 2 of the Riverfront Estates Subdivision, described as Blocks 67 Plan
27M-40, Block 54 Plan 27M-49 and Block E, RP 4316240, Almonte Ward.”
SUMMARY
The Planning and Building Department is in receipt of a request to lift the 0.3m reserves in the
Riverfront Estates Subdivision, which prevent the development of Phase 3 of the subdivision.
BACKGROUND
In the late 70’s, the Town of Almonte approved the Gale Street Subdivision as part of the
urban growth of the Town of Almonte. As part of the subdivision approval a 0.3m reserve was
put in place at the end of Spring Street to prevent the development of lands beyond the limits
of the approved subdivision.
On September 10, 2010, Houchaimi Holdings was granted approval for a four (4) phase plan
of subdivision consisting of 344 residential dwelling units in total over the four (4) phases.
When Phase 2 was registered one foot reserves were placed at the end of Robert Hill Street
and Merrithew Street to prevent any expansion of the subdivision until the conditions
associated with Phase 3 had been satisfied.
In May 2014, Houchaimi Holdings was granted approval of a red-line change to the Riverfront
Estates Subdivision Phase 3 for a 68 unit residential subdivision in the north east end of the
Ward of Almonte. On April 21st, 2015, Council cleared all conditions associated with Phase 3
allowing the developer to proceed with registration. With all conditions associated with Phase 3
being satisfied, the one foot reserves need to be lifted to provide legal access to Phase 3 of
the development.
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Results of Circulation
Municipal CAO
Municipal Clerk
Fire Chief
Town CBO
Director of Public Works
Recreation Coordinator
– no objections
– no comments provided
– no objections
– no objection
– no objections
– no objections
RECOMMENDATIONS
The conditions to lift the holding zone provision have been satisfied, therefore it is staff’s
recommendation to lift the 0.3m (1ft) reserves described as Blocks 67 Plan 27M-40, Block 54
Plan 27M-49 and Block E, RP 4316240 and dedicate them as part of the municipal right of
way.
__________________
Municipal Planner
___________________
Diane Smithson
Reviewed by CAO
70
APPENDIX
Location Map
71
MPlan
0.3m Reserve
Block 54, 27M-49
0.3m Reserve
Block 67, 27M-40
0.3m Reserve
Block E, RP 4316240
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ADMINISTRATION REPORT
DATE:
August 11, 2015
TO:
FROM:
Diane Smithson, Chief Administrative Officer
SUBJECT:
RESULTS OF SEASONAL STAND REVIEW
RECOMMENDATION:
THAT Committee of the Whole recommends that Council adopt a new Seasonal Stand
By-law incorporating the changes by the working group.
BACKGROUND:
At the May 19, 2015 Committee of the Whole meeting, Mayor McLaughlin presented the
following Notice of Notice which was then approved by Council on June 2, 2015:
Motion #11
Resolution No. 199-15
Moved by Councillor Cameron
Seconded by Councillor Gillis
BE IT RESOLVED THAT a Working Group be establish to review the Seasonal Stands by-law
to determine if the Municipality should place extra conditions on seasonal stands that set up in
close proximity to restaurants or to ban them from such areas, and
THAT Councillors McCubbin, Abbott and Gillis be appointed to the committee.
CARRIED
Staff obtained by-laws from other urban municipalities within Lanark Council which provided
additional information for the working group to consider when making amendments. The
Committee met on May 28 and June 16, 2015 to discuss proposed amendments to the by-law.
DISCUSSION:
The amended seasonal stand by-law is attached for your review and highlights the proposed
changes. A summary of the proposed changes include:
• Addition of definitions for Refreshment and Refreshment Cart
• A requirement that the application submitted for a license must indicate the provision that
will be made for washroom facilities for public and staff and parking
• Updated insurance requirements as noted by the Municipality’s insurance agent
• A requirement that a seasonal stand, canteen or cart cannot operate within 30 metres of an
eating establishment without first obtaining written acknowledgement from the eating
establishments that they have no objection to the seasonal stand
• Portable washroom are not permitted under the proposed by-law
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•
•
A provision was included in the by-law to allow for mobile canteens, refreshment carts or
seasonal stands being permitted in Municipality parks provided Council permission is
obtained prior to applying for a license
License fees are proposed as follows:
 Refreshment cart - $375
 Seasonal stand or mobile canteen - $750
 Special event – refreshment cart $50 / day; mobile canteen $75 / day – both
issued for a maximum of 3 days
FINANCIAL IMPACT:
Currently the Municipality charges a license fee of $500 which is being proposed to increase to
$750. The current fee for special events is $50 / day. It is proposed that the new license fee
would come into effect January 1, 2016 so the rates would take effect for any licenses issued in
2016.
SUMMARY
The intent of the Seasonal Stand By-law review was to recommend amendments to the By-law
based on concerns brought forward to Council. The working group is recommending that the
Seasons Stand By-law be approved as amended.
Diane Smithson,
Chief Administrative Officer
ATTACHMENTS – Draft Seasonal Stand By-law
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BY-LAW NO. 15 -
BEING a by-law respecting the licensing, regulating and governing of vehicles
carts and seasonal stands from which refreshments and/or prepared food are
sold for consumption by the public.
WHEREAS pursuant to The Municipal Act 2001(S.O. 2001, c.25), Section 150, a
local municipality may license, regulate and govern any business wholly or partly
carried on within the municipality for health and safety and consumer protection
purposes;
AND WHEREAS the Council of the Corporation of the Municipality of Mississippi
Mills deems it desirable to license and regulate vehicles and seasonal stands
from which refreshments and / or prepared food are sold for consumption by the
public for safety and consumer protection purposes;
NOW THEREFORE the Council of the Corporation of the Municipality of
Mississippi Mills ENACTS AS FOLLOWS:
1.
DEFINITIONS:
Mobile Canteen means any vehicle of any kind that is equipped for the
preparation, storage, heating, cooling or sale of foodstuffs or beverages
with or from the vehicle. Such vehicle shall be mobile at all times, meet all
applicable requirements of the Highway Traffic Act of Ontario R.S.O.
1990, Chapter H. 8 and can be moved from place to place;
Chief Building Official means the person so appointed by the council of
the Corporation of the Municipality of Mississippi Mills;
Clerk means the person so appointed by the council of the Corporation of
the Municipality of Mississippi Mills;
Municipality means the Corporation of the Municipality of Mississippi
Mills;
Refreshment shall mean all food stuff or beverages either prepared on
site or pre-packaged and intended for consumption by the public.
Refreshments shall include, but not be limited to, French fries,
hamburgers, onion rings, pogos, hotdogs, sausages, sandwiches,
popcorn, ice cream, candy, confections and fresh produce.
Refreshment Cart shall mean a mobile vehicle propelled by human
muscle power from which refreshments are sold for consumption by the
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general public. A main body of the refreshment cart shall not exceed the
following dimensions: 3 metres in metres in length, 1.5 metres in width
and 2.5 metres in height, measured from the ground upward.
Roadworthy shall mean the vehicle complies with the requirements of
The Highway Traffic Act and, in the case of the mobile canteen, is
licensed by the Ministry of Transportation for operation on a public
highway. The applicant for a license shall produce such vehicle license
prior to issuance of a license.
Seasonal Stand means any building or part thereof, stand or shed of any
kind that is equipped for the preparation, storage, heating, cooling or sale
of foodstuffs, refreshments or beverages on a seasonal basis;
Site Plan means a plan (drawing) to scale showing details and items
relevant to this by-law.
LICENSE REQUIREMENTS
2.
No person shall operate a mobile canteen, refreshment cart or seasonal
stand within the Municipality without having a valid license issued by the
Municipality and having paid a license fee for the same, where applicable.
3.
Any licensed mobile canteen, refreshment cart or seasonal stand shall be
operated within any general and specific conditions of the license.
4.
All mobile canteens shall provide proof to the Municipality that the vehicle
is roadworthy and provide a copy of the valid vehicle license and motor
vehicle registration document from the Ministry of Transportation. Every
mobile canteen shall be capable of being moved and driven upon 24
hours’ notice by the Municipality or its representative.
5.
All mobile canteens, refreshment carts or seasonal stands shall be wellmaintained. Innovation and contemporary design are encouraged.
6.
All licenses shall be issued subject to the following conditions, which shall
apply whether or not they are physically endorsed on the license, itself.
a.
The license shall be valid only for the owner/operator or the mobile
canteen, refreshment cart or seasonal stand for which it is issued;
b.
The license may be transferred to a new owner providing the new
owner applies to the municipality for a transfer license and pays a
transfer license fee;
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7.
c.
Any individual owner may be issued more than one license;
d.
The license shall be valid for the calendar year of issue;
e.
The license shall be on display in or on the mobile canteen,
refreshment cart or seasonal stand and shall be made available for
inspection at any time.
Before a license is issued under this by-law, the applicant shall:
a)
New applicants and renewal applicants, where changes to an
approved site plan are made, must present a Site Plan showing
details of the proposed site which shall include exact location,
closest neighbours, roads, sign locations, approved electrical or
other utility hook-ups and other specific details, as required;
b)
indicate what provision will be made for:
i.
ii.
iii.
iv.
v.
vi.
garbage receptacles,
garbage removal,
washroom facilities for the public and staff;
parking – note: must have three (3) parking spaces or
demonstrate that on-street parking in close proximity is available
recycling, and
general cleanliness and tidiness of the site and surrounding
area;
c)
present written approval of the Medical Officer of the Lanark, Leeds
and Grenville District Health Unit that the mobile canteen or
seasonal stand has been inspected and has met all health
requirements;
d)
present a letter of compliance from the Fire Chief of the local Fire
Department;
i.
e)
present a letter from a qualified propane fitter (where propane is
to be used) showing evidence of an inspection for compliance
under the Ontario Propane Code;
The operator shall at their own expense, obtain and maintain until
the termination of the permit or otherwise stated, and provide the
Municipality with evidence of:
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i.
Commercial General Liability Insurance
Commercial General Liability Insurance issued on an occurrence
basis for an amount of not less than $2,000,000. per occurrence /
$2,000,000. annual aggregate for any negligent acts or omissions
by the operator relating to their obligations under this Agreement.
Such insurance shall include, but is not limited to bodily injury and
property damage including loss of use; personal injury; contractual
liability; premises, property & operations; non-owned automobile;
broad form property damage; products & completed operations;
owners & contractors protective; occurrence property damage;
employees as Additional Insured(s); contingent employers liability;
tenants legal liability; cross liability and severability of interest
clause
Such insurance shall add the Corporation of the Municipality of
Mississippi Mills as Additional Insured. This insurance shall be
non-contributing with and apply as primary and not as excess of
any insurance available to the Municipality.
ii.
Automobile Liability Insurance
Automobile liability insurance with respect to owned or leased
vehicles used directly or indirectly in the performance of the
services covering liability for bodily injury, death and damage to
property with a limit of not less than $2,000,000. inclusive for each
and every loss.
The Policies shown above shall not be cancelled unless the Insurer
notifies the Municipality in writing at least thirty (30) days prior to
the effective date of the cancellation. The insurance policy will be
in a form and with a company which are, in all respects, acceptable
to the Municipality.
iii.
Indemnification
The operator shall indemnify and hold Corporation of the
Municipality of Mississippi Mills harmless from and against any
liability, loss, claims, demands, costs and expenses, including
reasonable legal fees, occasioned wholly or in part by any
negligence acts or omissions whether willful or otherwise by the
operator, their officers, employees or other persons for whom the
operator is legally responsible.
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8.
No mobile canteen, refreshment cart or seasonal stand may be set up on
any Provincial or County Road Allowance except by written permission of
those authorities.
a.
In Almonte Ward, mobile canteens or seasonal stands are only
permitted on Commercial and Industrial Zoned properties and must
meet the setback provisions of those zones. Use of the North
Lanark Agricultural Society Fairgrounds or properties own by
School boards may be used for special events, festivals, etc.
b.
In Pakenham and Ramsay Wards, mobile canteens or seasonal
stands are permitted on properties in all zone classifications except
on public road allowances.
c.
Refreshment carts may be permitted within the municipal right of
way at a location approved by the Municipality. Refreshment carts
must be removed each day from the approved location no later
than 9:00 p.m.
d.
Mobile canteens, refreshment carts or seasonal stands may be
permitted in Municipality owned parks or property provided Council
permission is obtained prior to applying for a license.
e.
No person shall operate a mobile canteen, refreshment cart or
seasonal stand closer than 30 metres to an eating establishment
operated by the owner of the property. Should the owner of a
mobile canteen, refreshment cart or seasonal stand wish to locate
the said canteen or stand closer than 30 metres to an eating
establishment operated by the owner of the property, written from
the affected eating establishment`s owner shall be filed with the
application indicating that they have no objection to the canteen,
cart or stand locating within the 30 metres distance requirement.
SPECIAL OCCASIONS
9.
A refreshment cart or mobile canteen licensed under the provisions of this
by-law:
a.
may appear at an auction sale or other private event, provided that
the cart or canteen is on private property or on an adjacent road
allowance in a location where its operation will not cause a traffic
problem.
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b.
may visit construction and quarry operations and other commercial
and industrial operations within the Municipality, with appropriate
permissions, for periods of one hour or less at any one time.
c.
may appear at a community event provided that the refreshment
cart or mobile canteen is on the site of the event with the approval
of the organizers of the event and not on any public road or road
allowance.
10.
All conditions in Sections 4 & 5 (with the exception of Section 5a) shall
apply to Sections 7, 8, 9.
11.
Sheds or portable washrooms of any kind, auxiliary to a mobile canteen
shall not be permitted.
FEES
12.
License fees are set are out in the Municipality’s Fee By-law which are
adopted from time to time by Council. The fees shall be paid at the time of
issuance or renewal of the license, where applicable.
11.
Notwithstanding Section 10, those seasonal stands assessed and taxed
by the Municipality shall be exempt from license fees charged under this
by-law.
12.
Licenses shall be issued by the Clerk of the Municipality upon satisfaction
of all applicable conditions.
13.
Applications may be referred to Council for further consideration before
being granted.
14.
The Municipality is not necessarily required to issue or renew any license,
under this by-law. The Municipality may take advice from the Ontario
Provincial Police, the Director of Roads and Public Works, the County of
Lanark, the Ministry of Transportation and any other source in reaching
decisions about any special conditions to be attached to a license.
15.
The Municipality may revoke a license by resolution, if Council is satisfied
that public interest would be served by such action. The resolution shall
state the reasons for such revocation of license and fee to be returned, if
any, to the licensee.
SEVERABILITY
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16.
If a court of competent jurisdiction should declare any section or part of a
section of this by-law to be invalid, such section or part of a section shall
not be construed as having persuaded or influences Council to pass the
remainder of the by-law and it is hereby declared that the remainder of the
by-law shall be valid and shall remain in force.
PENALTIES
17.
Any person contravening the provisions of this by-law is guilty of an
offence, and the procedure with respect thereto and penalty upon
conviction therefore shall be as provided for under The Provincial
Offences Act, R.S.O. 1990, Chapter P. 33 as amended.
ENACTMENT
18.
This By-law shall come into force and take effect on the day of its passing.
REPEAL
19.
By-law 07-33, and any other by-laws inconsistent with this by-law are
hereby repealed.
BY-LAW READ passed, signed and sealed in open Council this
2015.
___________________________
Shaun McLaughlin, Mayor
day of
__________________________
Julie Oram, Clerk
81
,
Evaluation of Spraying County Roadsides
with ClearView Herbicide
to Control Wild Parsnip
in the Municipality of Mississippi Mills
Report by the EAC Roadside Herbicide Spraying for Wild Parsnip Sub-Committee, August 31,
2015
Introduction
Wild parsnip, added by OMAFRA to the noxious weed list in January of this year, is creating concern
about the health dangers of this plant (Pastinaca sativa , a garden species escaped from cultivation)
and about the most effective ways to cope with it. Earlier this summer, Lanark County began a trial
program of roadside spraying with the herbicide ClearView to control wild parsnip. A sub-committee
of EAC was formed to review environmental impacts and efficacy of this spraying. Having met and
reviewed relevant documents (Appendices I-X) and communications received, we now respectfully
submit this report.
Results
We understand that the Lanark County roadside spraying plan and trial spraying conducted earlier
this summer, essentially models that of the United Counties of Leeds and Grenville (UCLG). We have
reviewed documents relating to the UCLG spraying program (Appendix I-a, I-b) and documents such
as Best Management Practices in Ontario for Wild Parsnip, Dow manufacturer’s guidelines for
application, Health Canada regulatory documents for ClearView and aminopyralid (one of the active
ingredients in ClearView), and email communications with the Director of Public Works for Lanark
County (Appendix X).
We reached the following major conclusions regarding ClearView herbicide spraying to control wild
parsnip infestations on roadsides within our municipality.
1. Although Best Management Practices (BMP) recommended for control of wild parsnip do exist,
they are not yet implemented for the roadside spraying program in Lanark County. Therefore,
control of the plants will not be as effective as it would be if these were in place.
2. Roadside spraying alone cannot eradicate wild parsnip within the municipality.
3. Cost savings of spraying relative to alternatives are not assured.
4. Implementation of certain manufacturer user guidelines, as well as Best Practices protocols for
Clearview spraying, designed to ensure safety, require that operational considerations be very
closely adhered to; for this reason, they must be examined closely.
5. Spraying roadsides with Clearview will damage non-target plants, including native plants and
possibly some agricultural plants, shrubs and trees on and near roadsides), and contaminate the
environment with persistent herbicide residues. Much of this damage cannot be mitigated.
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6. There are potential short- and long-term human health risks attached to the use of any pesticide,
even those registered and approved by Health Canada, and many residents in the community do
not want to assume this risk. The short-term immediate human health effects are experienced by
hypersensitive individuals in the community.
Recommendation
We recommend that the Municipality of Mississippi Mills opt out of the program of County roadside
spraying of Clearview on County roads within our municipality. This action would emulate the
example set by the municipality of Elizabethtown-Kitley, which opted out of UCLG spraying this year.
Opting out would not interfere with the County weed inspector being able to act to order the
eradication of weeds (using herbicides or other methods) on private or Municipality land or on County
roadsides in response to health and safety complaints or to threats to agricultural operations.
Rationale
1. The current Lanark County road spraying plan should follow the principles of Best Management
Practices in Ontario for Wild Parsnip (Appendix II) which include:
o Detailed surveying for location and relative numbers of wild parsnip infestations and of
populations of other non-target plants, shrubs and trees present, before spraying. According to
the Director of Public Works, Terry McCann: “the audit for this year was very basic, what road
sections had noxious weeds and a general indication of the severity.” (See Appendix X)
o Alternative or additional control measures to control wild parsnip. For example, BMP
recommends: “Land managers should first focus their efforts on preventing spread by
removing isolated plants and small populations (satellite infestations) outside the main infested
area. When action is taken early, it can significantly reduce the cost of control.”
o Plans for restoration of plants to areas treated with herbicide, after herbicide residues are low
enough. Cost estimates should include the plans to carry out this step.
2. Herbicide spraying as planned (i.e., without BMP practices) does an incomplete job in eradicating
wild parsnip on County roads and will not eradicate all such plants within the municipality.
o The spraying program dictates no spraying in the following areas: within 1 metre of the fence
line bordering agricultural operations, where NO SPRAY signs are posted, and where
roadsides are being maintained by the adjacent landowner.
o Spraying cannot be done and is not done near wetlands. This was adhered to in trials this
summer.
o Spraying cannot be done in wet areas where herbicide could enter the water. Spray
instructions are very strict regarding the need to prevent spray from entering surface- or
groundwater.
o Spraying should not be done within the drip-line of sensitive shrubs and trees.
o Many significant areas of wild parsnip infestation threatening agriculture and human health in
Mississippi Mills are on abandoned rail beds and private land; spraying of county roadsides will
not eradicate these plants.
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3. There may not be the expected cost savings attributed to spraying to control wild parsnip; i.e.,
relative to other methods.The UCLG Roadside Spraying 2014 Report concluded that costs
incurred by herbicide spraying are not lower at first and are not necessarily lower later on. There
are many reasons for this: it is too early to assess the success of the spraying program; spraying
may not replace mowing as hoped; etc. Additional costs that should be considered are:
o Costs for restoration of non-target native plant populations to the areas sprayed
o Costs to conduct a proper inventory and to map wild parsnip infestations and non-target plants
present before spraying; and to assess infestation levels one or two years later to evaluate the
success of the spraying trial.
o Costs for notifying the public with individual notifications to landowners.
4. Operational considerations to ensure responsible and safe spraying to mitigate negative effects
also need to be taken into account; namely:
o Strict adherence to herbicide application directions to avoid contamination of groundwater and
to mitigate damage to non-targeted plants. Very detailed warnings are in place on package
labels by the manufacturer, Dow Chemical Company. Any statement of acceptable safety only
applies if all directions are strictly adhered to. For example, ClearView must not be used more
than once in two years in the same location. It is not permitted to apply this herbicide near
water or during rainy weather. If the directions are not strictly followed, there is a strong risk of
excessive and hazardous contamination of surface-water and groundwater. There is a risk that
spraying will be done when water is present in ditches, especially when many ditches are
concealed by vegetation.
o Understanding the risk to sensitive adjacent crops and other agricultural operations. The UCLG
Roadside Spraying 2014 Report (Appendix I) warns that “apiaries and organic farming
operations can be negatively affected.” Also some crops, including sunflowers and legumes
(such as soybeans), are known to be quite sensitive to ClearView. Spraying guidelines warn of
spray drift to sensitive crops, and the risk of the spray contractor making errors is out of the
control of the municipality. It is important to respect the concerns of organic producers and
people sensitive to herbicide spray drift.
o Improvement of the planned public notification prior to roadside spraying. Notification through
public advertisements in the media is unacceptable to many. Regarding the Lanark County
municipalities of Beckwith and Montague where spraying took place earlier in the summer, it is
not clear if staff undertook direct notification of landowners on roads in the spray trial to ensure
they had a chance to procure NO SPRAY signs or mow their roadsides, if they wished to do so.
In any case, notification, if spraying was considered, must include direct notification of affected
landowners. This is especially important for those individuals with hypersensitivity to some
components of the herbicide formulation, and also to those landowners with crops especially
sensitive to the herbicide.
o Clarification of criteria used to determine if an area is a "maintained area"; i.e., an area where
herbicide should not be sprayed according to the spraying plan.
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5. Damage to non-target native roadside plants and shrubs, and contamination of the environment
with persistent herbicide residues, is an unacceptable consequence of spraying. Many plants that
will be killed are arguably somewhat or very desirable plants in our Mississippi Mills rural
landscape.
o Non- target plants killed within the spray zone comprise most plants, including many native and
non-native wildflowers used as leaf and flower nectar sources for pollinators. Grasses are less
susceptible to the herbicide. Although mowing does remove some flowers used by pollinators,
herbicide use has a longer-term impact on plants and the critical habitat that some plants
represent, such as milkweed, the leaves of which are the sole food source for monarch larvae;
herbicide use also has longer-term impacts on shrubby habitat for birds such as goldfinches,
chipping sparrows and even the loggerhead shrike (seldom seen in the County but listed as
endangered here, and apparently reliant on hawthorn and red cedar). Milkweed has no
problem coming up on a mowed lawn. However, springtime mowing must be timed to avoid
the bird-nesting season.
o Non-target shrubs and trees killed within the spray zone include many shrubs and trees used
for shade, windbreaks and bird-nesting. Dow AgroSciences' Guidelines for Use Around
Woody Plants (Appendix III) lists shrubs and trees where caution is needed if spraying
herbicides containing aminopyralid, plus another list of trees which do not tolerate aminopyralid
at all. Indeed, the UCLG Roadside Spraying 2014 Report noted: “as expected some of the
brush (sumac, cedar, buckthorn) that was in the ditch and directly sprayed was damaged or
killed.”
o Due to the solubility and stability of some chemicals in ClearView, environmental
contamination results from treated plants and from the manure of animals eating treated
plants; i.e., this manure cannot be used for compost. The same properties require absolute
avoidance of spraying during rainy weather, in ditches with water, and near wetlands. Plant
material from sprayed areas should not be used as compost, and manure from animals
consuming treated plants cannot be used as fertilizer on plants sensitive to ClearView, owing
to the relative potency and stability of one of the active ingredients, aminopyralid. This is the
same component that triggered concern and was banned in Norway because of its high
solubility and persistence in ground- and surface-water (Norway, 2011 Rotterdam Convention;
Appendix VIII).
o One of the active ingredients in ClearView (metsulfuron methyl; a sulfonylurea class of
herbicide) poses a risk to aquatic plants if it enters aquatic habitat (Appendix VII).
6.
There are both a) short-term known human health risks related to ingredients in the herbicide
formulation and b) potential unknown human health risks associated with exposure to active
ingredients in ClearView. With any product or treatment, risks of use should always be balanced
with advantages gained. Do the benefits of using ClearView outweigh the risks associated with it?
o The ClearView label wording (Appendix IV) warns of allergens and eye irritants present. It is
known that a small proportion of the population have a chemical sensitivity to some herbicides.
Furthermore there are Lanark County residents with chemical sensitivities to such compounds
who were in attendance at a meeting hosted by the Leeds, Grenville and Lanark District Health
Unit on July 8 of this year, and who urged the County not to spray with the herbicide.
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o ClearView is registered by Health Canada’s Pesticide Management Regulatory Agency
(PMRA). Health officials with the Leeds, Grenville and Lanark District Health Unit also indicate
they supported its use for the wild parsnip problem. However, aminopyralid, one of the active
ingredients in ClearView, is a relatively new compound (in the same class of herbicide as the
synthetic auxin 2, 4-D) and persists in treated plants and in the manure of animals consuming
them, and therefore an abundance of caution is demanded by many people within the
municipality. Aminopyralid was banned by Norway in 2011 due to its stability and persistence,
and its ability to contaminate groundwater (see Appendix VIII). Note that a PMRA review
following this Norway decision concluded it would be safe for use in Canada, but this is true
only if application guidelines for spraying are strictly adhered to (Appendix V, VI: Special
Review of Aminopyralid).
o In spite of ClearView’s low toxicity, risks of unexpected health effects from exposure are not
zero. As mentioned, one of the active ingredients, aminopyralid, could become an excessive
contaminant in drinking water if application instructions are not strictly adhered to. Although
aminopyralid is not metabolized by the human body, it is known that many non-toxic and toxic
chemicals present in low amounts in the environment do show up in people’s bodies and can
accumulate. These compounds, whether they break down in the body or not, pose a risk: a
series of significant studies recently published in Carcinogenesis, 2015, Vol. 36, Supplement 1
(Appendix IX) details ground-breaking results from the Halifax Project (a collaboration of 300+
scientists) which include conclusions that some chemicals, present in only small amounts and
not known to be carcinogenic on their own, can combine with others to instigate the disease
(i.e. cancer).
Components of a recommended Mississippi Mills approach to control wild parsnip
1. Continue to monitor results of the trials here and in other municipalities. The most effective and
budget-friendly approach to the wild parsnip problem may turn out to be a reduced mowing, no
spraying approach.
2. Focus on wild parsnip awareness to reduce exposure of local residents. The Municipal website
should contain information and warnings about wild parsnip, including identification of the plant,
explanations of the health risks and how to manage them, Best Management Practice information,
as well as instructions for contacting the weed inspector.
3. Be ready to respond to local residents and landowners seeking help for wild parsnip on their
property. This would include an up-to-date protocol to refer residents to information and the County
weed inspector, who is the only one tasked to act, and to respond accordingly, depending on
whether the threat is on public or private land.
Conclusion
We request that the EAC recommend to the Municipality of Mississippi Mills to opt out of any roadside
herbicide spraying by Lanark County within the limits of our municipality, to control noxious weeds
such as wild parsnip.
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Instead, our group recommends a reduced mowing, no spraying approach. Opting out of the
herbicide-spraying program would not interfere with the County weed inspector being able to act to
order eradication of weeds (with or without herbicides) on private or Municipality land or on the
County roadside if a complaint related to health/safety or a threat to agricultural operations is
received. This approach needs to be partnered with a strong focus on public awareness about
invasive plants in general, and wild parsnip and hogweed in particular – on plant identification, and on
environmentally sustainable ways to avoid and/or remove invasive plants.
List of Appendices
I-a. United Counties of Leeds and Grenville - Roadside Spraying 2014
I-b. Lanark County Media Release, May 6, 2015 “Lanark County to begin trial weed-spraying
program”
II.
Wild Parsnip (Pastinaca sativa) Best Management Practices in Ontario
III. DowAgrosciences Guidelines for use around woody plants
IV. DowAgrosciences ClearView applicator/label instructions
V. Special Review of Aminopyralid: Decision for Consultation, Health Canada Re-evaluation Note,
REV2014-01
VI. PMRA Regulatory Note Aminopyralid REG2007-01
VII. Metsulfuron Methyl, Re-Evaluation Decision, Health Canada RVD2008-35
VIII. Norway, 2011 Rotterdam Convention, Secretariat for the Rotterdam Convention on the Prior
Informed Consent Procedure for Certain Hazardous Chemicals and Pesticides in International
Trade, PIC Circular XXXIII - June 2011, CAS no. 150114-71-9 . Appendix is excerpt of pages
16-18.
IX. Carcinogenesis, 2015, Vol. 36, Supplement 1, “The potential for chemical mixtures from the
environment to enable the cancer hallmark of sustained proliferative signalling.”
X. Summary of email correspondence re: Lanark County spraying program.
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The MM EAC has completed a review of Lanark County’s trial roadside spraying program and the use
of the herbicide ClearView. The EAC formed a sub-committee of EAC members and interested
parties to undertake a detailed review and prepare a report on their findings. This report is supported
by the EAC and is attached as: Evaluation of Spraying County Roadsides with ClearView
Herbicide to Control Wild Parsnip in Mississippi Mills (MM EAC August 2015). It contains
several appendices which provide additional supporting documentation.
The report findings identify six major areas of concern:
1. Best Management Practices are not yet implemented for the roadside spraying program in
Lanark County, which reduces the effectiveness of the program.
2. Roadside spraying alone cannot eradicate wild parsnip within the municipality.
3. Cost savings are not assured for a roadside spraying program.
4. Herbicide use guidelines, including protocols for ClearView spraying designed to ensure
safety, require specific operational considerations that cannot be ensured without close
inspection and monitoring; a costly exercise that could be neglected in the future.
5. Spraying roadsides with ClearView will damage the natural environment; specifically nontarget plants, including native plants and possibly some agricultural plants, shrubs and trees on
and near roadsides. It will also contaminate the natural environment with the persistent
herbicide residues; much of this damage cannot be mitigated.
6. There are potential short- and long-term human health risks in the use of any pesticide, even
those registered and approved by Health Canada. Many residents in the community do not
want to assume this risk. Short-term health effects include impact on hypersensitive individuals
in the community.
The EAC recommendations to Council are drawn from the report and are twofold; namely, that:
1. The Town Municipality of Mississippi Mills opt out of any roadside herbicide spraying, by
Lanark County within the limits of our municipality, implemented to control noxious weeds such
as wild parsnip. Opting out of the herbicide-spraying program would not interfere with the
County Weed Inspector being able to act and order eradication of weeds (with or without
herbicide) on private or town Municipalityl land or on the County roadside if a complaint,
related to health/safety or threat to agricultural operations, is received.
2. The Town Municipality of Mississippi Mills explore a reduced-mowing, no-spraying approach.
This approach needs to be partnered with a strong focus on public awareness about invasive
plants in general, and wild parsnip and hogweed in particular; on plant identification; and on
environmentally sustainable ways to avoid and/or remove invasive species.
Thank you for allowing us to be of service to the community.
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A meeting of the COMMITTEE OF THE WHOLE was held on Tuesday, August 11, 2015 in
Council Chambers.
PRESENT:
Committee:
Staff:
Councillor Val Wilkinson, Chairperson
Mayor Shaun McLaughlin
Councillor Duncan Abbott
Councillor Bernard Cameron
Councillor John Edwards
Councillor Denzil Ferguson
Councillor Alex Gillis
Councillor Christa Lowry
Councillor Jill McCubbin
Councillor Jane Torrance
Councillor Paul Watters
Diane Smithson, CAO
Julie Oram, Town Clerk
Calvin Murphy, Recreation Manager (left 8:42 pm)
Steve Stirling, Planner (left 9:12 pm)
ABSENT:
Councillor Wilkinson called the meeting to order at 6:13 p.m.
A.
APPROVAL OF AGENDA
Moved by Councillor Ferguson
Seconded by Councillor Watters
BE IT RESOLVED THAT the agenda be approved as presented.
CARRIED
B.
Councillor Abbott declared a potential deemed pecuniary interest in Planning &
Development Item #2, Development Agreement, John Pattison, as he owns an adjacent
property, and did not participate in discussion or voting on the matter.
C.
1. Friends of Cedar Hill School, Paul Ralph, Ria Ralph and Kathryn Stevens appeared to
update Council on the group’s activities and renovation work completed (firewall in
basement) and proposed for the municipal facility. Paul Ralph advised Council that the
Heritage Advisory Committee reviewed proposed plans to restore the exterior siding of
the building, and provided direction on how to proceed to the Cedar Hill School group.
The Heritage Committee requested that no new material be used and the the siding be
removed, repaired and painted to retain the heritage aspect. The group will not be
removing the siding until after the winter so requested Council consider carrying over any
unspent 2015 budgeted monies into 2016 and allocate unspent 2015 monies to the
exterior repairs.
Moved by Councillor Gillis
Seconded by Mayor McLaughlin
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THAT the request from the Friends of Cedar Hill School to redirect excess funds from the
firewall project to the exterior repair work and the amount requested to be carried forward
into the 2016 budget be referred to staff for a report to Council.
CARRIED
2. Zoning By-law Amendment #Z-10-15 – West End Forming, 4609 March Road
Steve Stirling, Planner, provided background on the proposed rezoning, which would
change the zoning of a portion of the subject property in order to expand the permitted
uses of the property to allow for greater flexibility for future joint tenants wishing to
establish a rural industrial business on the property.
The Chair called upon members of the public to speak to the application.
Sue Cannon, an adjacent owner of land asked if efforts had been made to attract tenants
that match existing zoning. Robert Dick, owner or the property indicated that yes, it has
been tried and that he has only be successful with a two year tenant since he has owned
the property.
Michael Macpherson asked if the site plan control will protect the environment area at the
back of the property. Tracy Zander, planner for the applicant indicated that the site plan
will address concerns.
Steve confirmed that the new uses were in addition to the existing uses, to a question
from Councillor Gillis.
Councillor Watters questioned the number of entrances, to which Tracy advised that
Lanark County (as it is on a County Road) has accepted the current location.
Councillor Edwards inquired if this is clearing up a legal non-conforming use and the
location of the rural industrial business? Steve believed that it would.
Councillor Ferguson felt that the business could be supported by agriculture (rural).
Moved by Councillor Watters
Seconded by Councillor Ferguson
That the Committee of the Whole receives the background report for Zoning By-law
Amendment #Z-12-15.
CARRIED
3. Plan of Subdivision 09-T-15002 and Zoning By-law Amendment #Z-12-15 – Millrun
Phase 2-5
Steve Stirling, Planner, provided background on the two applications, being a proposed
Plan of Subdivision and rezoning which would allow development of Phases 2 to 5 in the
Mill run Plan of subdivision and amend the Comprehensive Zoning Bylaw from a
development zone to a Residential Third Density (R3).
The Chair called upon members of the public to speak to the application.
Steve Pentz, Novatech and Erin O’Connor, Regional Group, Doug McIntosh and Robert
Dick, Neilcorp, were available to answer any questions. Steve and Erin provided further
detail indicating efficiencies for road maintenance through the street network pattern,
pedestrian connectivity and maximized exposure to the park for the development which is
approximately 19 units per hectare.
Andre Beaudet asked if there was a subsidized housing component. Steve Pentz
indicated the lots are smaller and the frontages reduced from the first phases which would
allow a lower price point. The smallest frontage would be 38’.
Sue Cannon was pleased to see apartment complexes and asked if they were rental or
condo units, and whether they were scaled rents or high end. Robert Dick indicated that
they were getting away from condos and Steve Pentz said that the apartment block would
be determined later.
Brian Stevenson asked if a forecast of the population for Millrun can be done and were
they trying to attract younger families as there was a concept park plan on the website.
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Robert Dick was aware of how the development of the Riverfront Park was proceeding
and indicated that they were using a park as a marketing tool. The plan is no longer on
the website, the Recreation Master Plan is not in place and they are in discussions with
the municipality for to develop the park sooner than later.
Michael Macpherson questioned how 2-car garages and entrance would fit on the
narrower lots. Steve Stirling indicated that the form of house designs are changing and
that he is seeing verandahs pushing back the garage. There are opportunities for the
developer to bring the house forward to the lot line.
Andre Beaudet asked if Phases 2-5 were scheduled to start after Phase 1 or be
concurrent. Steve Pentz indicated it could be either however the phase would be
sequential as services are developed. Doug MacIntosh anticipated that Phase 2 won’t
start until Phase 1 is done however there may be a few lots left to develop.Steve Stirling
thought that it would take 6 – 8 months for approvals.
Andre Beaudet asked if Sadler was the only connecting street to Ottawa Street. Erin
O’Connor indicated that Menzie Street will create a second exit.
Mayor McLaughlin questioned the appearance of and asked if the houses backing on
Concession 11 could be looked at.
Councillor McCubbin was concerned with the long streets and felt that they were
conducive to racing. She asked for bike lanes and if the apartment blocks were within
Phase 3, to which Erin advised that yes they were.
Councillor Watters asked if they could look at how bikes would travel to the schools on
Paterson Street. Robert Dick worked with Troy Dunlop, Director of Roads and Public
Works to develop the pedestrian and bicycle paths.
Councillor Cameron did not like the block and the right angles to all of the streets. He
questioned the distance from the apartments to the Park and encouraged the
development of paths through buffer areas.
Councillor Edwards felt that the municipal design guidelines were well developed and
hoped that they weren’t ignored. He questioned the highest density use being the furthest
away from the park, agreed that two of the streets were too long and did not fit the
guidelines and requested additional paths.
Councillor Torrance echoed both Councillors McCubbin and Edwards, adding that smaller
blocks would create “neighbourhoods”, and higher walkability scores.
Councillor Gillis asked that the longer streets 8 & 9 be revisited, requesting more
sidewalks and inquired if there were sidewalks. It was confirmed that they were some
sidewalks, and there should be some to the parks and schools.
Moved by Mayor McLaughlin
Seconded by Councillor Edwards
That the Committee of the Whole receives the background report for the Proposed Plan
of Subdivision 09-T-15002 and Zoning By-law Amendment #Z-12-15, Millrun Phase 2-5.
CARRIED
4. Zoning By-law Amendment #Z-13-15, Jonathan Robinson and Joyce Ford, 139 Apple
Street
Steve Stirling, Planner, provided background on the proposed rezoning, which would
satisfy a condition of provisional consent pertaining to three severances B14/005,
B14/006 and B14/007. The proposed amendment would change the zone from
“Development” to “Residential First Density to permit residential uses on the severed
parcels. In response to a question regarding whether the access is “private”, the Planner
indicated that an extension to Apple Street would be constructed.
That the Committee of the Whole receives the background report for Zoning By-law
Amendment #Z-13-15, 139 Apple Street.
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CARRIED
D.
CONSENT MATTERS
1. Financial Report – to June 30, 2015
Moved by Councillor Lowry
THAT Committee of the Whole receives the Financial Report to June 30, 2015
CARRIED
2. Animal Control Report – June, 2015
Moved by Councillor McCubbin
Seconded by Councillor Torrance
THAT Committee of the Whole receives the Animal Control Report for May, 2015
CARRIED
E.
STAFF REPORTS
Recreation
1. Management and Maintenance Agreement with Almonte Lawn Bowling Club
Seconded by Councillor Cameron
THAT the Mayor and Clerk be authorized to enter into a ten year agreement commencing
September 2015 to September 2025 with the Almonte Lawn Bowling Club for the
maintenance and management of the Almonte Lawn Bowling facility.
CARRIED-BY-LAW PREPARED
2. Riverfront Estates – Parkland
Moved by Councillor Abbott
THAT the Committee of the Whole recommends Council sole source the required
Parkland work identified in the updated drawings received August 11, 2015 in Phase 3 of
the Riverfront Estates subdivision, to Crain’s Construction Ltd. at a cost of $32,800.25
plus HST.
CARRIED-MOTION PREPARED
Planning, Development & Building
1. Zoning By-law Amendment #Z-11-15, 65 Shepherd Street
Seconded by Councillor Lowry
THAT the Zoning By-law Amendment #Z-11-15, 65 Shepherd Street be deferred for 2
weeks to August 25th, 2015
DEFEATED
Moved by Councillor Edwards
THAT the Committee of the Whole recommends that Council APPROVE the necessary
Zoning By-law Amendment to change the zoning of the subject properties legally
described as Lots 29 and 38, Coleman’s Island Section, Plan 6262, Almonte Ward,
Municipality of Mississippi Mills, from the “Residential Second Density (R2)” Zone to the
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“Residential Second Density Exception 14 Holding (R2-14-h)” Zone in order to facilitate
the development of two (2) semi-detached dwellings, each consisting of two (2) individual
semi-detached dwelling units.
AND FURTHERMORE THAT the Committee of the Whole directs the Director of Roads
and Public Works to investigate parking restrictions on Rosamond Street and report back
with recommended solutions.
Seconded by Councillor McCubbbin
THAT Mary and Shepherd Streets be added for the investigation of parking restrictions.
The vote was called on the original motion as amended.
THAT the Committee of the Whole recommends that Council APPROVE the necessary
Zoning By-law Amendment to change the zoning of the subject properties legally
described as Lots 29 and 38, Coleman’s Island Section, Plan 6262, Almonte Ward,
Municipality of Mississippi Mills, from the “Residential Second Density (R2)” Zone to the
“Residential Second Density Exception 14 Holding (R2-14-h)” Zone in order to facilitate
the development of two (2) semi-detached dwellings, each consisting of two (2) individual
semi-detached dwelling units.
AND FURTHERMORE THAT the Committee of the Whole directs the Director of Roads
and Public Works to investigate parking restrictions on Rosamond, Mary and Shepherd
Streets and report back with recommended solutions.
CARRIED-UNANIMOUSLY-MOTION PREPARED
Councillor Torrance called for a recorded vote
Yeas – Councillors Torrance, Abbott, Cameron, Edwards, Ferguson, Gillis, Lowry,
McCubbin, Watters, Wilkinson, Mayor McLaughlin
Councillor Abbott declared a potential deemed pecuniary interest on the following item as
he owns an adjacent property, and did not participate in discussion or voting on the
matter.
2. Development Agreement, John Pattison, East Side of Mitcheson, Baker’s Quarry
Clerk to enter into Development Agreements for Lanark County Land Division Committee
File Nos. B14/044 & B14/045 to address the recommended development conditions of the
Municipality of Mississippi Mills Roads and Public Works Department.
3. Development Agreement, Micky Mulligan and Lindsey Lambden, Pt Lot 16,
Concession 4, Ramsay Ward
Seconded by Councillor Edwards
Clerk to enter into Development Agreements for Lanark County Land Division Committee
File Nos. B14/100 & B14/101 to address the recommended development conditions of the
Mississippi Valley Conservation Authority and the Environmental Impact Assessment
prepared by David J. White.
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4. Encroachment Agreement, Stephan Neufeld and Amanda Carruthers, 2495 Bellamy
Road
Clerk to enter into an Encroachment Agreement with the owners of Part Lot 21,
Concession 1 Pakenham (2495 Bellamy Road), in order to authorize their use of a portion
of the unopened road allowance between Pakenham Concessions 1 and 2, for the
purposes of using and maintaining an existing driveway to access their lands.
CARRIED-BY-LAW-PREPARED
5. Building Department – 2015 Budget Issues and Recommendations
Seconded by Councillor Abbott
THAT this item be dealt with “In Camera”.
DEFEATED
THAT Committee of the Whole defer a decision and refer the matter to a working
committee to investigate building fees, staffing levels and building reserves,
AND FUTHERMORE THAT the committee be comprised of Councillors Ferguson,
Abbott, Gillis, Mayor McLaughlin, the Chief Administrative Officer, Treasurer, Chief
Building Official and other staff as necessary and an initial report with respect to the major
issue of staffing be brought back to the August 25, 2015 meeting.
CARRIED
1. Metcalfe Farms, Phase 6 – Albert Gale Agencies Ltd., Final Acceptance
THAT the Committee of the Whole recommend that Council authorize final acceptance for
plan of subdivision 27M-17 (Metcalfe Farms Phase 6), in accordance with Section 15 of
the subdivision agreement with Albert Gale Agencies Ltd.;
AND THAT the Committee of the Whole recommend that Council authorize the final
release of securities totaling $25,000 in accordance with Section 23 of the subdivision
agreement;
AND FURTHERMORE THAT the Committee of the Whole direct staff to prepare an
assumption by-law for the roads and associated infrastructure works constructed with the
development of plan of subdivision 27M-17
2. Metcalfe Farms, Phase 8 – Albert Gale Agencies Ltd., Final Acceptance
THAT the Committee of the Whole recommend that Council authorize final acceptance for
plan of subdivision 27M-26 (Metcalfe Farms Phase 8), in accordance with Section 15 of
the subdivision agreement with Albert Gale Agencies Ltd.;
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AND FURTHERMORE THAT the Committee of the Whole recommend that Council
authorize the final release of securities totaling $10,000 in accordance with Section 23 of
the subdivision agreement;
AND FURTHERMORE THAT the Committee of the Whole direct staff to prepare an
assumption by-law for the roads and associated infrastructure works constructed with the
development of plan of subdivision 27M-26
3. Ultramar Gas Station – 5525 Appleton Road, Site Plan Final Acceptance
THAT the Committee of the Whole recommend that Council authorize the final release of
securities for 5525 Appleton Road, totaling $52,908 in accordance with Section 3 of the
site plan agreement.
4. Emerald Ash Borer – 2015 Update
THAT Committee of the Whole receives the Roads and Public Works staff report entitled
“Emerald Ash Borer – 2015 Update” for information;
AND THAT Committee of the Whole directs the Recreation and Culture Department to
further investigate management alternatives for the Emerald Ash Borer as it relates to the
broader impact on public parkland.
That the offer be accepted from Trees Canada to provide TreeAzin to treat 100 trees in
Gemmill Park, as selected by Mississippi Valley Field Naturalists.
CARRIED
The vote was called on the original motion as amended
THAT Committee of the Whole receives the Roads and Public Works staff report entitled
“Emerald Ash Borer – 2015 Update” for information;
AND THAT Committee of the Whole directs the Recreation and Culture Department to
further investigate management alternatives for the Emerald Ash Borer as it relates to the
broader impact on public parkland.
AND FURTHERMORE THAT the offer be accepted from Trees Canada to provide
TreeAzin to treat 100 trees in Gemmill Park, as selected by Mississippi Valley Field
Naturalists.
THAT the meeting be extended until 10:30 p.m.
CARRIED
Administration
1. Budget Impacts of Excluded Expenses
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Moved by Councillor Edwards
THAT Committee of the Whole recommends that Council accept the report prepared by
the Treasurer regarding Excluded Expenses as required by the Municipal Act, 2001, O.
Reg. 284/09.
2. Municipal Grant Policy - amendments
This item was moved to the August 25, 2015 meeting
3. Seasonal Stand Review
This item was moved to the August 25, 2015 meeting.
F.
OTHER/NEW BUSINESS
G.
BE IT RESOLVED THAT the Committee of the Whole reconsider the decision for Water
Account 001214.00
DEFEATED
BE IT RESOLVED THAT the Council for the Corporation of the Municipality of Mississippi
Mills enter into an In Camera session at 9:55 p.m. regarding personal matters about an
identifiable individual (Municipal Act, Section 239 2(b)), Riverwalk Committee
appointments.
CARRIED
BE IT RESOLVED THAT the Committee of the Whole returns to regular session at 10:01
p.m.
CARRIED
Rise & Report
THAT the Committee of the Whole recommend that Council approve that Nancy Scott be
appointed to the River Walk Advisory Committee.
H.
MINUTES
Moved by Councillor Cameron
BE IT RESOLVED THAT the Committee of the Whole minutes dated June 23, 29th and
July 28th, 2015 be approved as printed.
CARRIED
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BE IT RESOLVED THAT the Committee of the Whole receives the Library Board, May
25, 2015; Gemmill Park Advisory, June 2, 2015; and Heritage Advisory, June 24, 2015
minutes.
CARRIED
I.
INFORMATION PACKAGE, TASK LIST AND MEETING CALENDAR
THAT the task list and meeting calendar be received.
CARRIED
J.
NOTICE OF MOTION
K.
Council Meeting, Regular – August 25, 2015, 6:00 p.m.
Committee of the Whole– August 25, 2015, immediately following Council
ADJOURNMENT
BE IT RESOLVED THAT the Committee of the Whole meeting be adjourned.
CARRIED
The meeting adjourned at 10:10 p.m.
____________________________________
Julie Oram, Recording Secretary
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A meeting of the COMMITTEE OF THE WHOLE was held on Tuesday, August 25, 2015
in Council Chambers.
PRESENT:
Committee: Councillor Val Wilkinson, Chairperson
Mayor Shaun McLaughlin
Councillor Duncan Abbott
Councillor Bernard Cameron
Councillor Christa Lowry
Councillor Jill McCubbin
Councillor Jane Torrance
Councillor Paul Watters
Staff:
Diane Smithson, CAO
Julie Oram, Town Clerk
Calvin Murphy, Recreation Manager (left 9:00 pm)
Steve Stirling, Planner (left 9:30 pm)
Lennox Smith, Chief Building Official (left 9:30 pm)
Troy Dunlop, Director of Roads & Public Works (left 8:50 pm)
Cory Smith, Engineering Technologist (left 8:50 pm)
Rhonda Whitmarsh (left10:00 pm)
ABSENT:
Councillor John Edwards
Councillor Denzil Ferguson
Councillor Wilkinson called the meeting to order at 6:43 p.m.
A.
APPROVAL OF AGENDA
BE IT RESOLVED THAT the agenda be approved as presented.
CARRIED
B.
C.
1. Almonte Disc Golf Club, Terry Ainsworth provided information to Council with
respect to the local Disc Golf Club and requested consideration of installing a
course at Gemmill Park. A certified course designer from Corkery has provided a
preliminary course outline for the park, waiving fees to do so.
Mr. Ainsworth described disc club as an “inclusive” four season game that
everyone can play. Ottawa is host to a large tournament and it is being
considered for an event for the Senior’s Games. Equipment and set up costs are
estimated to be $6,000 - $7,000. And the discs can be loaned out in a fashion
similar to Library lending.
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Mr. Ainsworth indicated the club would assist with maintenance and would have
some funding available for the set up.
THAT the Committee of the Whole refers the request to have a Disc Golf
course installed at Gemmill Park to staff for a report on including Disc Golf
in the Gemmill Park Plan.
CARRIED
2. Public Meeting – Site Alteration By-law
Steve Stirling, Planner provided background information on the proposed by-law
that would allow the municipality to manage and regulate alterations to properties,
such as the placing or dumping of fill, the removal of topsoil, and the alteration of
the grade of land, through an approval process. The public meeting, posted on
the website and in the newspaper, is not a statutory meeting, however is being
held at the direction of Council after the initial draft review of the by-law in May
2015, to received comments from the public. Mr. Stirling identified that the draft
has been revised to address concerns from Council regarding tree cutting not
managed by forestry plans, property maintenance, the use of trails and ATV.
It was identified that the newest, revised by-law was not provided to the public,
however the Chair requested comments from the public in attendance.
Scott Gaw, questioned the notice procedure and the powers and authority of the
local municipality to enact such a by-law. Mr. Stirling advised that Section 142 of
the Municipal Act would apply.
Harry Stevens questioned entering upon private property without permission.
Mike Hughes asked if he would have the same rights as he has now, feeling that
the by-law will devalue his property. He requested that property owners should be
involved and felt that he wasn’t informed.
Teresa Peluso raised the point that buyers should know when they purchased that
the land is protected.
Council requested that those who signed the sign in sheet, will be notified of the
next meeting that this matter will be discussed at.
Seconded by Councillor Gills
THAT the public meeting for the draft Site Alteration By-law be held over to
the next available date,
AND THAT public notice be given in the normal fashion.
CARRIED
D.
CONSENT MATTERS
E.
STAFF REPORTS
1. Award of Contract – RFP 15-13 Engineering Services for Nugent Bridge
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THAT the Committee of the Whole recommends Council pass the necessary
by-law authorizing the Mayor and Clerk to enter into a contract with HP
Engineering Inc. for engineering professional services for the renewal of the
Nugent Bridge totaling $27,775.00 plus HST.
2. SCADA and PLC Upgrades – water system
THAT the Committee of the Whole recommends Council pass the necessary
by-law authorizing the Mayor and Clerk to enter into a sole sourced contract
with Capital Controls for SCADA and Programmable Logic Control Upgrades
at an upset cost of $199,544 + HST.
AND THAT the Committee of the Whole recommends Council pass the
necessary by-law authorizing the Mayor and Clerk to enter into a sole
sourced contract with Ontario Clean Water Agency for project management
and standby operations at an upset cost of $30,610 + HST.
3. Replacement of half ton unit C007
THAT the Committee of the Whole recommends that Council authorize staff
to replace half ton unit C007 with a three quarter ton unit;
AND THAT the Committee of the Whole recommends Council approve an
additional expenditure of $6,000 to cover the budget increase with the funds
to be taken firstly from a year end surplus, if applicable or secondly from
additional reserves.
Recreation
1. Award of Floor scrubber machine to Sani-Sol Inc.
THAT the Committee of the Whole recommends Council award the purchase
of a 20’ floor scrubber machine for the Almonte Community Centre to SaniSol Inc in the amount of $7,199.00 plus HST
Planning, Development & Building
1. Zoning amendment #Z-13-15, 139 Apple Street, Robinson and Ford
THAT the Committee of the Whole recommends that Council APPROVE the
necessary Zoning By-law Amendment to change the zoning of the property
legally described as West Part Lot 3, Concession 10, being Part 1 on Plan
101
27R-6531, Ramsay Ward, Municipality of Mississippi Mills, municipally
known as 139 Apple Street, from the “Development (D)” Zone to the
“Residential First Density (R1)” Zone in order to allow for residential uses
on the severed parcels.
2. Building Permit Fees, Working Group Report
THAT Committee of the Whole approves the Working Group
Recommendations as follows:
•
•
•
•
•
Contract Inspector to remain for remainder of year and contract as
previously agreed
Yearly fee increase to levels indicated in Appendix “A” in accordance
with the Non Residential Consumer Price Index.
Reduction of the Allocation to Admin from $62,000.00 to $35,000.00.
Payment of By-Law Enforcement associated time to come from
Municipal Budget not Building Budget, assuming 1hr/day –
approximate savings to the Building Department of $30,000.00/yr.
Suggested efficiencies be implemented to better allow time during
working hours to complete duties and reduce requirements for
additional overtime allowances.
Fire
1. Approval of RFP for 2 Fire Departments units
The Committee of the Whole recommends that Council approve awarding
RFP No. 2015-FD01 for two (2) Fire Department units to Eastway911 in the
amount of $498,104.20.
Administration
1. Municipal Grants Policy
This item was not dispensed with and will be placed on the September 8, 2015,
agenda
2. Seasonal Stand Review
agenda
3. Strategic Planning Session
THAT Committee of the Whole recommends that Council accept the
amended proposal from Fraser View Group for the facilitation of a Strategic
102
Planning summary report and action plain which includes a public
consultation, at $14,000 plus HST.
F.
OTHER/NEW BUSINESS
1. Letter of resignation – Milton Timmons
THAT the Committee of the Whole receives the letter of resignation from
Milton Timmons, with regret.
CARRIED-MOTION PRRPARED
2. Letter of resignation – Julie Oram
THAT the Committee of the Whole receives the letter of resignation from
Julie Oram, with regret.
3. Report on the Rapids Clubtail Dragonfly
WHEREAS an endangered species, the Rapids Clubtail dragonfly, has been
confirmed to live by the Mississippi River in Almonte as recently as 2015;
AND WHEREAS the 2008 Committee on the Status of Endangered Wildlife in
Canada (COSEWIC) report estimated the remaining Canadian population at
318 individuals in all life stages;
AND WHEREAS the documents from the developer of a proposed new hydro
generation station in Almonte incorrectly state that the Rapids Clubtail
dragonfly does not exist in Almonte;
AND WHEREAS a proper scientific study, which specifically searches for
larvae of the Rapids Clubtail dragonfly, is the most reliable way to determine
if this insect lives in a specific location;
BE IT RESOLVED THAT the Municipality of Mississippi Mills requests that
the Minister of Natural Resources and Forestry order a comprehensive
study be undertaken by biologists to determine if larvae of the Rapids
Clubtail dragonfly inhabit the Mississippi River in Almonte below the first
and second falls.
AND THAT, if the study shows that the Rapids Clubtail dragonfly does
inhabit those waters, the Minister of Natural Resources and Forestry apply
the relevant sections of the Endangered Species Act to the hydro generation
project.
4. Mills Community Support – Request for Municipal Funding in 2016
103
WHEREAS the Council of Mississippi Mills supports the Mills Community
Support Corporation in the establishment of Elderly Persons Centre and
program
NOW THEREFORE the Committee of the Whole directs staff to include $10k
in the 2016 Recreation Budget for the Mills Community Support Corporation
(MCSC) Senior’s Program operating costs
AND FURTHER THAT a report be prepared, with the assistance of the MCSC,
on Senior’s services in the municipality.
5. Procedural By-law Review – members for working group
This item was not dispensed with and will be placed on the September 8,
2015, agenda
G.
Seconded by Mayor McLaughlin
BE IT RESOLVED THAT the Council for the Corporation of the Municipality
of Mississippi Mills enter into an In Camera session at 10:05 p.m. to discuss
a proposed or pending acquisition or disposition of land by the municipality
or local board, lease negotiation (Municipal Act Section 239 2(c)); personal
matters about an identifiable individual, hiring of Clerk (Municipal Act,
Section 239 2(b))
CARRIED
BE IT RESOLVED THAT the Committee of the Whole returns to regular session
at 10:35 p.m.
CARRIED
Rise & Report
1. Almonte Old Town Hall – lease negotiation
Direction was given to staff in camera
2. Staff Hiring
BE IT RESOLVED THAT Committee of the Whole recommends Council
authorizes hiring Shawna Stone as the Clerk effective at Step 3 of the pay
scale effective September 10, 2015.
H.
MINUTES
Committee of the Whole minutes dated August 11, 2015
104
agenda
Almonte Old Town Hall Advisory November 2014, January, April and June 2015
minutes.
agenda
I.
INFORMATION PACKAGE, TASK LIST AND MEETING CALENDAR
BE IT RESOLVED THAT the task list and meeting calendar be received.
agenda
J.
NOTICE OF MOTION
K.
Special Committee of the Whole, Long Term Financial Plan – September 29,
2015, 6:00 p.m.
ADJOURNMENT
BE IT RESOLVED THAT the Committee of the Whole meeting be adjourned.
CARRIED
The meeting adjourned at 10:45 p.m.
____________________________________
Julie Oram, Recording Secretary
105
Almonte Old Town Hall Advisory Committee
Meeting Minutes
November 26, 2014
7:00 p.m.
Offices of the Recreation and Culture Department, Almonte Old Town Hall
Present:
Penny Blades (Folkus)
Judy Durjancik (Member at Large)
Tiffany MacLaren (Community Economic & Cultural Coordinator, Town of Mississippi
Mills)
Sietze Praamsma (Chair)
Howard Tweddle (Standing Room Only)
Absent with regrets: Dale Wright (Member at Large)
The meeting was called to order by Tiffany MacLaren at 7:11 p.m.
1. Approval of Agenda
Moved by Judy Durjancik
Seconded by Penny Blades
THAT the agenda for the meeting be approved.
CARRIED
1. Approval of Minutes
Moved by Penny Blades
Seconded by Alex Gillis
THAT the minutes of the June 18th meeting be approved.
CARRIED
2. Matters arising
2.1 Cleaning fees
Tiffany MacLaren updated the group that the cleaning fees would no longer be charged
for ‘typical’ rentals. The charge was left in the fee listing for special events that would
require above average cleaning.
2.2 Committee Terms of Reference
Tiffany updated the committee that the updated Terms of Reference was approved by
council. A small error was found at the bottom of page two. Staff resource does NOT
count towards quorum.
ACTION: Tiffany to update and send revised version to Clerk.
106
2
2.3 Update on the possibility of Building and Planning moving into AOTH
Tiffany updated committee that a further review of staff space requirements for other
town departments was being undertaken. At this time it does not appear that any
additional departments will be moving into AOTH in the near future.
2.4 Valley Players
Fraser Scantlebury is new Chair for Valley Players.
3. New Business
3.1 Renovations & Updates
-New LED lights were installed in Auditorium track lights and throughout AOTH where
possible.
-Track lights are now on switch and no longer require a ladder to turn on.
3.2 Committee Member Resignation
Gay Cook notified Tiffany that she would not be seeking appointment to the Almonte Old
Town Hall Advisory Committee for the next term.
ACTION: The Committee accepts her resignation with great appreciation. A thank-you
and formal letter to be sent out.
3.3 Committee Application
Tiffany reminded everyone that they need to reapply to be on the committee for the
new term. The committee discussed recruiting new members.
5. Next meeting
The next meeting will take place on January 14th at 7:00 p.m. in the offices of the Recreation
and Culture Department, Almonte Old Town Hall.
6. Adjournment
Moved by Alex Gillis
Seconded by Howard Tweedle
THAT the meeting be adjourned.
CARRIED
The meeting was adjourned at 9:14 p.m.
_____________________________
Tiffany MacLaren
Recording Secretary
107
Meeting Minutes
January 14, 2015
7:00 p.m.
Present:
Kathy Blake
Judy Durjancik (Member at Large)
Tiffany MacLaren (Community Economic & Cultural Coordinator)
Sietze Praamsma (Chair)
Howard Tweddle (Standing Room Only)
Sandy Irwin
Fraser Scantlebury
Absent with regrets: Penny Blades
The meeting was called to order by Tiffany MacLaren at 7:05 p.m.
1. Approval of Agenda
Moved by Judy Durjancik
Seconded by Howard Tweedle
THAT the agenda for the meeting be approved with date change.
CARRIED
Deferred to February meeting
2. New Business
2.1 Meeting Schedule
Committee agreed to meeting Wednesday evenings at 7:00PM every six weeks.
Meetings may shift if they land on the same night as a Chamber of Commerce mixer.
2.2 Customer Service
Committee received booklet. Quiz to be completed at next meeting.
3. Cultural Centre Working Group
Currently the working group consists of Judy, Penny and Sietze. Kathy and Sandy also agreed
to join the working group. They will meet separately and the group will bring updates to the
Almonte Old Town Hall Advisory.
It was discussed that the chair of the working group cannot be the same as the chair of the
overall committee. Also the working group should send information to committee in advance
of the meeting. Working groups should have 4-5 members.
Fraser Scantlebury offered to give advice where able but cannot commit to being on the
working group.
108
2
Sietze shared his vision of a Cultural Centre:
Where:
Almonte Old Town Hall
Why:
Important Historical and Cultural Facility, Could pull MM together
What:
Important Historical Building
Meeting place for the Arts (Craft, fine arts)
Incubator/Studio space for painters, sculptors etc.
Working organizations (Potters Guild)
Meeting space for organizations
Space for bands to store musical instruments & Gear
Used for Festivals and Events
Ticket sales
Education
Who:
Existing Arts Organizations
Arts and Cultural Advisory Committee
Individual Local artists
Work with local business people
Performing Arts Organizations
How:
Create a working group
Create a Business Plan
When:
Starting Now
4. Matters arising
4.1 Cleaning fees
Tiffany updated the group that the cleaning fee were no longer being charged for
typical/regular bookings.
4.2 Office Space Update
Tiffany let the group know there was no change in the office space discussion at this
time. Since many departments need additional space further space needs assessments
are being undertaken.
109
3
4.3 Personal Lift
Tiffany updated the committee that a personal lift had been ordered. This lift will be now
used for any lighting and the extension ladder will be removed. Training will be coordinated
for staff and volunteers.
5. Next meeting
The next meeting will take place on February 25 at 7:00 p.m. in the offices of the Recreation
and Culture Department, Almonte Old Town Hall.
6. Adjournment
Moved by Fraser Scantlebury
Seconded by Sietze Praamsma
CARRIED
_____________________________
Tiffany MacLaren
Recording Secretary
110
Meeting Minutes
April 29, 2015
7:00 p.m.
Present:
Cathy Blake
Tiffany MacLaren
Sietze Praamsma
Howard Tweddle
Fraser Scantlebury
Penny Blades
Absent with regrets: Judy Durjancik, Sandy Irwin,
The meeting was called to order by Sietze Praamsma
at 7:00 p.m.
1. Chair
Sietze resigned his position as chair of the committee but retained his seat on the
committee. The committee accepted his resignation with regrets.
Cathy Blake nominated Fraser Scantlebury as chair
Fraser accepted the nomination
All in favour carried
CARRIED
Minutes were approved with the change to the spelling of Cathy Blake`s name from Kathy to
Cathy.
Moved by Howard Tweedle
Seconded by Alex Gillis
CARRIED
2. New Business
2.1 Cultural Centre Working Group
The working group presented on their progress to date. The working groups continues
to look into funding opportunities, and similar centers. Working group members plan to
attend the Funders Forum in May and hear presentation from Trillium and other
potential funders.
Motion: Committee requests $500 to be used for reimbursement of travel expenses for
the Cultural Centre Working group to research similar centers in Ontario.
The committee discussed revenues and expenses.
111
2
Action: Tiffany to report to group at next meeting.
Tiffany also to report on permissible uses for AOTH spaces. Is there a bylaw?
2.2 Tour of AOTH
The committee toured the building and discussed current tenants and regular rentals.
Penny Blades noted the lighting in the Multi Purpose room is not great and should be
changed in the future if budget allows.
2.3 Soundboard Repairs
Tiffany reported to the group on recent repairs and improvements to the auditorium
sound. Including the ability to now have sound coming from computer presentation.
Something that was not an option before.
2.4 SRO Dirty Floors
Howard explained that Standing Room Only was still having issues with dirty floors while
an effort has been made to clean the floors, frit often remains.
Action: Staff to continue to try to improve the process and investigate a “swiffer” option.
Tiffany to find out what other dance studios do.
Round Table:
Sietze mentioned that the elevator doors continue to be closing too quickly on the 3rd floor
and asked that it be looked at.
3. Next meeting
The next meeting will take place on June 10th or 17th depending on the groups best
availability.
6. Adjournment
Moved by Cathy Blake
CARRIED
_____________________________
Tiffany MacLaren
Recording Secretary
112
Meeting Minutes
June 17, 2015
7:00 p.m.
Present:
Cathy Blake
Tiffany MacLaren
Sietze Praamsma
Howard Tweddle
Fraser Scantlebury
Judy Durjancik
Absent with regrets: Alex Gillis, Sandy Irwin, Penny Blades
The meeting was called to order by Sietze Praamsma at 7:20 p.m.
CARRIED
Moved by Howard Tweedle
Seconded by Cathy Blake
CARRIED
2. New Business
2.1 Lighting
Tiffany reminded the committee that there was $8000 in the budget for 2015 to
improve the entrance lighting. She brought up a recommendation she receive to install
one beautiful chandelier instead of new pot lights. A chandelier would be easier to
access to change bulbs and would add an artist element to the entrance.
Judy and Cathy agreed to work with Tiffany on selecting some options.
Tiffany to verify procurement rules around purchase and installation.
2.2 Meeting Time
The committee discussed moving the meeting to 5:30 instead of 7:00PM. Tiffany to talk
to Councillor Gillis to see if he has any objections.
2.3 Listing of activities
Judy mentioned that it might be nice to create a listing of what’s happening in the
building that is regularly updated because not everyone know what’s happening for
example dance classes or concerts.
113
2
2.4 Chairs in meeting room
The committee discussed the poor quality and height problems with the the chairs
currently in the meeting room. Tiffany to look at budget and consider purchasing for 2015
or budgeting for purchase in 2016.
Howard mentioned that he might have access to a free table and that the table height
might be the issue.
2.5 Cultural Centre Subcommittee Updates
Work continues the committee is considering the current cost to operate the building
and looking into funding opportunities.
Tiffany to look into the possibility of running a report that outlines when the building is
not busy and identifying holes in the schedule to increase revenue.
3. Business Arising:
3.1 Almonte Old Town Hall Lease
Tiffany to look into the current lease structure at Almonte Old Town Hall. Do
prospective tenants have to sign a 5 year lease. The committee believes this could be
scaring away possible tenants who can’t commit for that long.
3.2 Dirty Floor in Auditorium
It continues to be an issue for SRO dances when the floor is gritty and dirty. Gavin cleans
the floors but it need to be done and let to dry and done again to truly get it clean. This
is difficult when we have back to back Saturday evening concerts and Sunday morning
dances.
Tiffany to look at increasing mats in the fall. Also to investigate how similar facilities in
Ottawa deal with this issue.
4. Next meeting
The next meeting will take place on August 12th or 19th depending on the groups best
availability.
6. Adjournment
Moved by Cathy Blake
CARRIED
_____________________________
Tiffany MacLaren
Recording Secretary
114
GEMMILL PARK COMMITTEE
August 20, 2015
1:30 p.m.
Municipal office
__________________________________________________________________________________
Present:
Diane Smithson (arrived at 2:20 p.m.), Bernard Cameron, Calvin Murphy, Jane Torrance,
Paul Watters, Bonnie Ostrom
__________________________________________________________________________________
This committee was formed to review the recommendation in Appendix #2 (Parkland Strategic ActionsParkland Supply #5) from the Recreation Master Plan. To designate Gemmill Park as the Municipality’s
main outdoor recreation venue and a master plan be created for the long- term development of the park.
Members of the committee and other councilors participated in a park tour on July 30, 2015. They toured
parks in Perth, Smiths Falls and Arnprior to get ideas for Gemmill Park. It was determined that Gemmill
Park should be developed as a full community service park. (centrally serviced – vibrant for toddlers to
adults)
Calvin contacted Lashley & Associates who initially completed the Gemmill Park concept plan in 2000.
Lashley & Associates confirmed they still had the concept plan on file and could revise as needed. An
estimate for 25 hours of professional services was received at $2,400.00 + HST. Calvin confirmed there is
money in the 2015 budget for a concept plan which was recommended in the Recreation Master Plan.
Calvin will advise Lashley & Associates of the various ideas the committee have discussed.
The various features were reviewed again with a new outlook.
Play Structure:
•
•
•
Suggested a new larger structure for toddlers – 12 years
Wood chips looked messy, suggested looking into the rubberized surface
(more money but longer lasting)
Keep current location of play structure
Tennis Courts:
•
•
•
•
Suggested both public and membership courts (split the current courts)
Currently a good location, lit courts
2010 concept plan noted a pavilion, suggested this remain and include washroom facility
Jane noted a new self- cleaning toilet, information to be forwarded to Calvin for budget purposes
Basketball Courts:
•
Basketball courts to either remain in current location or be relocated to behind the swings. The
committee will rely on Lashley & Associates expertise to determine.
Skate Park:
•
Location already determined and approved by council.
115
Ball Diamond:
•
keep the ball diamonds
Summer camps:
•
Municipal summer camps are to be determined (programming). Concentration on
infrastructure/concept plan at this time.
Splash Pad:
•
•
Suggested the splash pad be located by the play structure.
Calvin to inquire about the development charges that should be allocated for a splash pad
Trails:
•
•
•
•
•
The Gemmill trails definitely require improvement/maintenance
Set up a schedule for staff to walk the trails to check for dangers/fallen trees, etc.
Ensure at least 1 trail is accessible
New signage is required including identification of each trail, length, etc.
Calvin to get drawings for a new bridge (by meadow behind church) and obtain quotes for bridge
Municipal Camp Ground:
•
•
•
•
Various locations discussed: behind ball diamond, in the open play area
Install a gate on the other side of the canteen structure
Start with un-serviced sites, eventually adding power (power is located near the canteen and
could be accessed – checking with hydro)
Limit the time allowed so there are no permanent campers
Track:
•
•
Maintain current track
Look at the possibility of flooding the track for a winter ice track?
Other:
•
•
•
•
•
•
•
•
•
Upgrade electrical supply at “the bowl”
Pavilions for picnics at top of Bay Hill across from Esso (check into built in BBQ’s with Fire Dept.)
with portable washrooms
Add gazebo/pavilion; suggested beside tennis courts, beside the soccer field/skate park
(shade structures)
Accessible pathway to the tennis courts, play structure, splash pad
Possible pathway to the track
New canteen structure, upgraded washrooms with showers
Keep swings in current location
Accessible pathway/sidewalk behind rink at the top of the hill
Possibly add another entrance to the park (fill in a portion of the ravine?)
116
Moved by Jane Torrance
Seconded by Bernard Cameron
THAT the Gemmill Park Committee recommends to Committee of the Whole that staff be directed
to proceed with the preparation of an updated concept plan with Lashley & Associates (25 hours
of professional services for $2,400.00 + HST) including the following elements which would be
subject to Lashley’s professional opinion as to the locations/feasibility of the elements:








New/larger play structure
Additional washrooms/upgrade current washrooms
Accessible trail/pathways
Shade pavilions/gazebo
Splash pad
Municipal camp ground
Upgrade to canteen
Trail development
CARRIED – MOTION PREPARED
Next Steps: Calvin to ask Lashley & Associates for cost estimates for items listed.
Calvin to put $200,000.00 in the first draft of the 2016 capital budget for Gemmill Park improvements.
(work to be phased in)
Meeting adjourned at 3:10 p.m.
__________________________________
Bonnie Ostrom
Recording Secretary
117
Item #
Date
Originator
1
Aug 19/15
Eastern Ontario Wardens’ Caucus
2
Aug 20/15
AMO Communications
3
4
5
Aug 26/15
Aug 26/15
July 23/15
Lanark County
Amie Currie
The Corporation of the Township of
Hamilton
Subject
Highlights of Conference in Niagara Falls,
August 15-August 19
New Disaster Recovery Assistance Program
announced by Government
Media Release
Records Update
Bill 100 – officially titled the “Supporting Ontario
Trails Act”
118
Page(s)
1-2
3-4
5-7
8
9 - 11
COMMITTEE of the WHOLE TASK LIST
LEGEND: A- Administration, C-Council, D- Daycare, EC- Economic & Culture, F- Finance, FR- Fire, P- Planning, PW- Public Works, R- Recreation
#
DIRECTION/TASK
ASSIGNED
TO
DATE
OPENED
LAST
UPDATED
COMMENTS
ADMINISTRATION
A1
Motion passed at the February 9/15 Budget meeting
Development of a policy for the review of
council remuneration to be completed
every four years prior to the election of the
new council.
Relaunch Riverwalk Committee
9-Feb-15
A2
A3
17-Feb-15
Motion passed to approve Terms of Reference and Council appointments 05-05-15. Advertising
5-May-15 extended to Aug. 4/15 for applicants
Motion passed at the 17-03-15 meeting
Council and Staff communications review,
Council Rules and Procedures and
Communication Plan be amended as
needed
17-Mar-15
COUNCIL
C1
Brainstorming
DAYCARE
Prepare a comprehensive plan on the
future of the daycare centre
Daycare
18-Nov-10
22-Sep-11
On-going. The Ministry has recently issued a report entitled "Ontario Early Years Policy
Framework" which sets out the vision, guiding principles and key areas for action for early years
and support systems for children aged 0-6 and their parents. The Childcare Manager at the
County of Lanark is being trained on the new framework and will in turn training Daycare
Directors. A report will then follow. The Town should work with Carleton Place and Perth with
regard to the impacts of recent provincial changes.
Childcare managers trying to develop a solution. If not, Treasurers from Carleton Place and
Mississippi Mills will meet with County CAO to discuss. Mary Lou White making a presentation to
Council on Oct. 1 to address changes to the Daycare funding formula and the implications to the
daycares at the local level and highlight changes to daycares provincially.
CoW April 15th - Treasurer requesting direction for business plan. CoW decision to defer until
Province has updated legislation and changes to ratios and funding.
22-Oct-13
Business plan to address how to offset the
increasing contributions to the Daycare
D1
ECONOMIC & CULTURE
EC1 Town Website
Culture
New website policy is under development and will be circulated once ready for approval.
RECREATION
R1
Almonte Skateboard Park
Recreation
Nov 27/14
$30,000 remains in reserves for this project. A presentation by the Skate park committee to the
new Council occured March 3/15 with updated information.
119
COMMITTEE of the WHOLE TASK LIST
LEGEND: A- Administration, C-Council, D- Daycare, EC- Economic & Culture, F- Finance, FR- Fire, P- Planning, PW- Public Works, R- Recreation
#
DIRECTION/TASK
ASSIGNED
TO
DATE
OPENED
LAST
UPDATED
COMMENTS
PUBLIC WORKS
PLANNING & BUILDING
P1
Review of Sign By-law
Building
4-Jun-13
19-May-15
Draft by-law provided to Council May 19th, for review and comments from Council. Posted to
website for public review and comment
P2
Site Alteration By-law for ANSI Lands
Planning
18-Nov-13
2-Jun-15
Staff to review the Site Alteration By-law. Draft is with MNR and MVCA. Report and draft
provided June 2/15. Posted to website for public comments
P3
Review shooting ranges/firearms facilities Planning
P4
Review paintball operation 12th Line,
Ramsay
P5
Review By-law 03-62 - Night Sky Policy
P5
Peer Review of Draft Natural Heritage
Plan
Planning
Planning
Staff to examine policies related to shooting ranges and similar facilities, and to provide guidance
on amendments to the Community Official Plan and Zoning By-law that will direct such facilities
to the most appropriate locations Report to COW - October 7, 2014
4-Mar-14
6-May-14
3-Jun-14
21-Apr-15
Staff to provide background information on operation and recommendations on how to deal with.
By-law 15-40 Paintball definitions passed April 21/15
Staff to review the the application and enforcement of By-law 03-62 - Night Sky Policy. Staff
have met with previous Lighting Committee member to discuss by-law and are working on the
review. Hoping to have reponse by laet 2014, early 2015.
Peer review of the Draft Natural Heritage Plan submitted by Mississippi Field Naturalist
27-Jan-15
120
COUNCIL CALENDAR
September 2015
Sunday
Monday
Tuesday
Wednesday
Thursday
Friday
Saturday
1
8:00 am CEDC
2
3
4
5
6
7
Labour Day
Office closed
8
6:00 pm Council
And Cow
9
10
1:00 pm Arts &
Culture
11
12
13
14
15
8:00 am CEDC
16
7:00 pm AOTH
Advisory
17
7:30 am
Beautification
18
19
20
22
22
6:00 pm Council
And Cow
23
7:00 pm
Heritage
24
25
26
27
28
29
7:00 pm
Cte of Adj
6:00 p.m. Long
Term Financial
Plan
30
7:00 pm
Library Bd. ALM
COUNCIL CALENDAR
October 2015
Sunday
Monday
Tuesday
Wednesday
Thursday
Friday
Saturday
1
2
3
4
5
6
8:00 am CEDC
6:00 pm Council
And CoW
7
8
1:00 pm Arts &
Culture
9
10
11
12
Thanksgiving
Office Closed
13
7:00 pm
Cte of Adj
6:30 pm EAC
14
15
7:30 am
Beautification
16
17
18
19
20
8:00 am CEDC
6:00 pm Council
And CoW
21
22
23
24
25
26
27
6:00 p.m. Draft
Budget
28
7:00 pm
AOTH Advisory
7:00 pm Library
Bd. ALM
7:00 pm
Heritage
29
30
31

The Corporation of the Town of Mississippi Mills

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