Town of Fort Frances

Goal:
To promote land use planning practices and policies which result in a community that is economically viable, sustainable and environmentally healthy by making efficient use of land, new and existing infrastructure, public services and facilities.

The basis for land use planning is provided by The Planning Act, an act of legislation passed by elected provincial representatives. Decisions on planning applications are made at a properly constituted public meeting according to provincial regulations. Information regarding planning applications is available to the public. Anyone may attend and speak on a planning application or make written submission. Appeals on planning decisions are made to the Ontario Municipal Board as provided by legislation.

SERVICES PROVIDED BY PLANNING DEPARTMENT

• provides information relating to Official Plan policies and Zoning By-law regulations
• co-ordinates development through site plan approvals
• formulates policies and regulations as they relate to land use in the Town of Fort Frances
• processes various applications for land severances, subdivisions, condominiums, minor variances and/or amendments to the Zoning By-law and the Official Plan
• zoning clearances on all development applications as well as processes municipal compliance letter on land transfers
• participates in the development of formulation of policies with other levels of government that have impact on the Town of Fort Frances.
• reviews building permit applications and information relative to the Building Department to confirm compliance to zoning by-laws

A basic application fee is required to cover normal costs incurred in processing all planning applications. For further information on fees please refer to the Schedule of Planning Fees.

Faye Flatt - (807) 274-5323 ex. 275

OFFICIAL PLAN Click here to download pdf

The Official Plan sets out the current and long-range land use designations, over the entire municipality, at a broad policy level. It also expresses the goals and objectives of the municipality and deals primarily with the services such as roads, watermains and sewers, required and desired to allow systematic growth of the community.

Town of Fort Frances Official Plan Schedule A - Land Use Map pdf
Fort Frances Transportation - Schedule B Map pdf

Official Plan Amendment

If the proposed property or development conflicts with the Official Plan, an Official Plan amendment is needed. Please refer to the Schedule of Planning Fees for the fee applicable to an application for an Official Plan Amendment

Site Plan Control By-Laws

Site Plan Control By-Laws are not zoning by-laws but are used to establish areas where site plan control will be applied over and above the requirements of the zoning by-law. The areas of site plan control are described in the Official Plan.

Site Plan controls are used to ensure that:

• Development proceed and are maintained in a manner approved by Council
• New developments meet certain standards of quality and appearance
• There is safe and easy access for pedestrians and vehicles
• There is adequate landscaping, parking and drainage, and
• Neighbouring properties are protected from incompatible development

ZONING BY-LAW

Zoning is a form of regulation of property that divides the municipality into areas and sets out such matters as building location, lot coverage, parking, building height and landscaped area. All development proposals must comply with the Zoning By-law requirements. As a result, prior to proceeding with your project, you should discuss your proposal with the Municipal Planner to either ensure that the proposal complies with the By-law or determine an appropriate course of action to address the deficiency early in the process.

ZONING BYLAW- click here to download pdf

Zoning By-Law Amendments

Occasionally, development proposals do not comply with either the permitted uses or the location criteria of the Zoning By-law. Significant deviations from the Zoning By-law will require an amendment. In considering an application for a zoning by-law amendment, staff will assess the conformity of the proposal to the Provincial Policy Statements and the Official Plan as well as the appropriateness of the development. The Planning Act sets out the legislative requirements, including a public consultation process, which must be met prior to the passing of a Zoning By-law amendment. Anyone can appeal a Zoning By-law amendment to the Ontario Municipal Board. Please refer to the Schedule of Planning Fees for the fee applicable to an application for a Zoning By-Law Amendment. Minor deviations from the Zoning By-Law will require a Minor Variance.

Temporary Use By-Laws

Temporary Use By-Laws are intended to allow land and buildings to be zoned for temporary uses for renewable periods of up to three years. They can permit specific uses for a limited period of time such as a parking lot to be permitted for 2 years on a future office site or a fair on a shopping center parking lot for the month of July every year for three years. A temporary use by-law must conform to the official plan.

PLANNING ADVISORY COMMITTEE

The Planning Advisory Committee consists of five resident members with staggered terms. The mandate of the Planning Advisory Committee is to consider and make recommendations to the Planning and Development Executive Committee and Council as necessary on matters of significance to the planning and orderly development of the Town of Fort Frances as well as matters of architectural conservation, home renewal programs. Meetings are held on an as required basis.

COMMITTEE OF ADJUSTMENT

The Committee of Adjustment is composed of five individuals from the resident public appointed by Council to make decisions on minor variances, alterations to legal non-conforming uses and consents or severances. Meetings are held on the third Monday of the month, as required, at 7:00 p.m. in the Committee Room of the Town of Fort Frances Civic Centre.

Applicants have a defined role and responsibility in regards to planning applications. An application will proceed quickly through the process if the applicant

• Submits a complete application containing accurate information, including accurate site plan
• Has formulated a proposal with an understanding of existing standards
• Provides full and reasonable information throughout the process, and
• Sets out the purpose of the application, including an assessment of any impacts (positive or negative) on the affected neighbourhood, community and Town.
  

Minor Variances:
If a minor variance is granted, a development can proceed without conforming exactly to the zoning by-law. Without minor variances, each time a proposed land use did not exactly meet the provisions of the zoning by-law, the applicant would have to undergo the more expensive and potentially lengthy process of a form amendment to the zoning by-law.

For the Committee of Adjustment to approve an application for minor variance, the request must be:

• Minor in nature
• Desirable for the appropriate development or use of the land, building or structure
• Maintain the general intent and purpose of the official plan; and
• Maintain the general intent and purpose of the zoning by-law.
  

Enlargement, extension or alterations of legal non-conforming use of land building or structure:

Legal non-conforming use refers to land, buildings or structures that existed before the enactment of a zoning by-law. When existing uses do not conform to the regulations in a new zoning by-law, their prior existence ensures the continuation as a lawful use. The intention is to allow the possibility of some variation to legal non-conforming uses without the much more elaborate requirement of a zoning by-law amendment.

The considerations for the Committee of Adjustment to approve an application for enlargement, extension or alteration of legal non-conforming use are

• The use must be continuous
• The expansion must be on the property originally owned
• There are no new separate buildings; and
• There is no adverse impact such as increased traffic, noise, vibration, etc.
  

Consent or Severance of parcel of land:

Committees of Adjustment can approve the creation of a new legal lot. Since 1970, all land in Ontario has been subject to subdivision control (ie. land cannot be divided into smaller parcels without approval from the government). This is a requirement if you wish to sell, mortgage, or enter into any agreement (of at least 21 years) a portion of your land.

Considerations of a consent application are:

The consent authority (Committee of Adjustment) determines that a plan of subdivision is not necessary for the proper and orderly development of the municipality;

• The health, safety and convenience of present future inhabitants
• The relationship with provincial interest
• Whether or not the proposal is premature
• Conformity with the Official Plan
• Requirements of existing/proposed zoning
• Suitability of site, road access, dimensions and shape of the lot
• Natural features/flood control; and
• Adequacy of schools and utilities.

Site Plan

Most planning applications require a site plan to scale identifying buildings and other features in relation to property boundaries. The site plan should identify any existing buildings and proposed addition(s). Most or all of the information required for a site plan can be found on your property survey. You may have received one when you purchased the property. If not, you may have to retain the services of a surveyor.

The following information should be shown on a site plan:

1. title and scale
2. legal description
3. street name
4. north arrow
5. property lines and dimensions
6. setbacks to all property lines from existing and proposed structure(s)
7. proposed construction (shaded)
8. overall building dimensions including height of structure(s)
9. rights-of way and easements
10. access and parking
11. percentage of total lot coverage including addition or new structure
12. identification of natural features (ie-water courses or ravines).

Note: All structures, existing and proposed, must be fully dimensioned and identified as to its specific use(s).

SCHEDULE OF PLANNING FEES
(as per By-Law #3/98)