Official Plan Review

Why is the Town reviewing the Official Plan?

Section 26 of the Planning Act requires that Council ensure that the Official Plan conforms with Provincial plans, has regard for matters of provincial interest and is consistent with policy statements.

The St. Marys Official Plan review and update is also an opportunity to:

• implement various Town studies and initiatives;
• ensure the Official Plan reflects community needs and aspirations; and,
• enhance, clarify and update the policy framework

As a result of the growth management analysis completed as part of the Official Plan Review project, it was concluded that:

• an estimated average annual growth rate of 1.5 percent over the 25-year planning period from 2019 to 2044 will increase the total population of St. Marys to 10,547 people by 2044;
• housing to accommodate this additional population will be accommodated on land already designated in the Official Plan for residential development, through infill and intensification, and through the designation of additional land for residential purposes
• based on existing land supply, there is no need for the designation of additional industrial or commercial land

The Provincial Policy Statement directs that land use patterns within settlement areas must be based on densities and a mix of land uses which efficiently use land, resources and infrastructure, including intensification and redevelopment opportunities.  Intensification provides opportunities for a range of housing types, allows for more efficient use of land and existing infrastructure (e.g. roads, water and sewer services), reduces pressure to use agricultural lands, and can help to reduce the cost of new housing.

The proposed policy changes are intended to increase the supply of housing choices in St. Marys in terms of dwelling types/forms and affordability, while ensuring that new development is compatible and designed in consideration of the surrounding neighbourhood context.  

The policies of the Official Plan are intended to ensure the identification and protection of the Town’s cultural heritage resources, including through a register of built heritage resources and possible designation under the Ontario Heritage Act.  New proposed policies are included in the draft Official Plan to ensure development is compatible with and prevents adverse impacts on heritage resources and where appropriate, require a heritage impact assessment with development applications.

The Town recently approved a new Town-wide Community Improvement Plan to help address identified local priorities and issues including preserving built heritage resources in the Downtown.  For example, the Façade and Signage Improvement Grant is intended to assist with the financing of improvements to an existing building’s façade or signage in the Downtown.

More broadly, policies have been added to the proposed new Official Plan to ensure that new development respects the character of existing neighbourhoods in terms of land use and building heights, massing and scale.

The policies of the Official Plan are intended to support the provision of a range of housing options for all age groups, abilities and household incomes.

The Official Plan sets a target of 30 percent of all new residential units to be affordable and sets out initiatives to achieve this target including creating ways to expedite the planning approvals process, reducing development charges and other fees, and considering innovative and flexible design standards in the Zoning By-law to permit more efficient, affordable housing.  The policies of the Plan would provide opportunities for the Town to consider development with smaller or ‘tiny’ homes in the appropriate locations.

The Town’s recently approved Town-wide Community Improvement Plan was designed to help increase the availability of attainable/affordable housing.  For example, the Accessory Dwelling Unit Grant is intended to support a greater mix and size of housing types in the Town, and the increased availability of rental housing accommodation, while the Planning Application and Building Permit Fee Rebate Grant is intended to help offset the planning and building fees required by the Town related to attainable infill housing projects.

The policies of the Official Plan are intended to protect and support the Downtown as the primary commercial, and cultural focus of the Town, and to encourage the creation of new residential units in and around the Downtown to support its vibrancy and help sustain businesses.

The Town is required to maintain an appropriate supply of serviced industrial and commercial land in appropriate locations with a variety of lot sizes. The proposed new Official Plan would add policies to:

• permit and plan for a broad range of industrial and commercial uses; and,
• protect Highway Commercial areas and permit mixed use development in the form of commercial, office and other similar uses with residential apartment units.

The Town’s recently approved Town-wide Community Improvement Plan provides the Commercial Conversion and Expansion Grant to assist with the small-scale conversion and expansion of existing vacant or underused space into new commercial, mixed-use and other eligible uses.

Policies have been added to the draft Official Plan to encourage the retention of existing trees and vegetation.  Enhanced natural heritage policies are proposed in the new Official Plan to ensure consistency with Provincial policies and this includes the identification and protection of significant woodlands.

The draft Official Plan also contains new polices to reduce impacts on our environment by promoting sustainable forms of development and redevelopment, including ‘green’ building design, construction methods and innovative technologies.