Section 10 - Agriculture & Rural Residential Zones

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Sep 09, 2024
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Section 10 - Agriculture & Rural Residential Zones
Section 10.1 Zone Purposes
Zones Purposes
A1 - Agriculture The purpose is to provide a zone for Agricultural Land Reserve parcels that permit agricultural uses and other complementary uses suitable in an agricultural setting.
A2 – Agriculture / Rural Residential The purpose is to provide a zone that allows for rural residential and agricultural land uses outside the Agricultural Land Reserve.
RR1 – Large Lot Rural Residential The purpose is to provide a zone for country residential development on larger lots that permit more rural land uses, minor agricultural, and a holding zone where future development could occur subject to the direction of the Official Community Plan.
RR2 – Small Lot Rural Residential The purpose is to provide a zone for country residential development on smaller lots, and complementary uses, in areas of high natural amenity and limited urban services.
Section 10.2 Sub-Zones
Zones Sub-Zones Purpose
A1 - Agriculture n/a n/a
A2 – Agriculture / Rural Residential n/a n/a
RR1 – Large Lot Rural Residential RR1cc – Large Lot Rural Residential with Child Care Centre, Major The purpose is to provide a sub-zone for RR1 lots to allow child care centre, major on a case-by-case basis were supported by OCP policy.
RR2 – Small Lot Rural Residential RR2cc – Small Lot Rural Residential with Child Care Centre, Major The purpose is to provide a sub-zone for RR2 lots to allow child care centre, major on a case-by-case basis were supported by OCP policy.
Section 10.3 Permitted Land Uses
Uses Zones
('P' = Principal Use, 'S' = Secondary Use, '-' = Not Permitted)
A1 A2 RR1 RR2
Accessory Buildings or Structures S S S S
Agriculture P P - -
Agriculture, Urban P P P P
Agriculture, Intensive .10 P - - -
Agricultural Tourism .10 S S - -
Alcohol Production Facility .10 S - - -
Animal Clinics, Major P S .5 S .5 -
Animal Clinics, Minor P S S -
Aquaculture P P - -
Bed and Breakfast Homes S .12 S .12 S .12 S .12
Cannabis Cultivation .10 P - - -
Carriage House S .8 S .8 S .8 S .8
Child Care Centre, Major - - P .1 P .1
Child Care Centre, Minor S S S S
Farm Retail Sales Stands .10 S - - -
Forestry P - - -
Greenhouses and Plant Nurseries P .4 P .4 P .4 -
Group Home - P P P
Home-Based Business, Major S S S S
Home-Based Business, Minor S S S S
Home-Based Business, Rural S .9 S .9 S .9 -
Kennels P .5 P .5 P .5 -
Mobile Home P .6 - - -
On-Farm Processing of Cannabis .10 S - - -
On-Farm Processing .10 S - - -
Secondary Suite S .3 S .3 S .3 S .3
Single Detached Dwelling P .13 P .13 P .13 .13
Stables P P .5 - -
Temporary Farm Worker Housing (TFWH) .10 S .7 S .7 - -

FOOTNOTES (Section 10.3):
.1 The lot must have a child care sub-zone ‘cc’ on the property for a child care centre, major to be permitted.
.2 [Deleted]
.3 Secondary suites must be on a lot serviced with community water.
.4 Greenhouses and plant nurseries may include the accessory sale of landscaping and gardening non-farm products provided that this accessory use is limited to 150 m2 on the lot.
.5 Minimum lot area for animal clinics, major, kennels, and stables (stables only in the A2 zone) is 20,000 m2.
.6 Maximum one single detached dwelling or mobile home per lot.
.7 Existing structure with a building permit that was approved at least two (2) years prior to TFWH application, can be converted into TFWH, on the parcel within the farm unit. New TFWH must be in temporary structures on non-permanent foundations, such that it is designed to be removed by a truck or vehicle. Concrete pads or foundations are not permitted. 
.8 Carriage houses must be on a lot serviced with community sanitary sewer and community water, except, carriage houses are permitted on lots without community sanitary sewer services if the lot area is at least 10,000 m2. Mobile homes may be used as carriage houses in the A1 zone.
.9 All home-based business, rural must have a minimum lot area as described in Section 9.2 Home-based businesses.

.10 Other legislation like the Agricultural Land Commission Act applies and may limit land uses
.11 [Deleted]
.12 A bed & breakfast can only occur if there is only one dwelling unit on the lot.
.13 Maximum of one Single Detached Dwelling unit is permitted per lot, except on A1 zoned ALR land when another residence is permitted within the Agriculture Land Reserve as described in the Agricultural Land Commission Act (and related regulation and policy).

Section 10.4 Subdivision Regulations
m = metres / m2 = square metres
Criteria Zones
A1 A2 RR1 RR2
Min Lot Width 40.0 m 40.0 m 36.0 m 18.0 m except it is 20.0 m for a corner lot
Min Lot Depth n/a n/a 30.0 m 30.0 m
Min Lot Area No Sewer Lots 40,000 m2 300,000 m2 40,000 m2 10,000 m2
Sewer Lots 40,000 m2 40,000 m2 8,000 m2 1,600 m2
Both Sewer Lots and Lots without Sewer Each lot shall have a minimum building envelope area of 150 m2.
10.5 A1 Agricultural and Development Regulations
m = metres / m2 = square metres
Agricultural Facilities, Building & Structures Max. Site Coverage of all Buildings, Structures, & Impermeable Surfaces .5 Max. Gross Floor Area .5 Min. Front & Flanking Side Yard Setback Min. Side Yard Setback Min. Rear Yard Setback Min. ALR Interface Setback .4 Max. Height
Non-Agricultural Accessory Buildings or Structures 35% 130 m2 per building .1 6.0 m 3.0 m 3.0 m n/a 6.0 m
Apiculture: Bee Hive; Honey House 35% n/a 7.5 m 7.5 m 7.5 m n/a n/a
Agricultural Liquid or Solid Waste Storage (field storage) 35% n/a 30.0 m 30.0 m 30.0 m 100.0 m n/a
Agricultural Structures 35% n/a 4.5 m 3.0 m 3.0 m n/a 16.0 m
Alcohol Production Facility including Tasting Rooms and Lounges 35% n/a 6.0 m 6.0 m .9 10.0 m .9 n/a 10.0 m
Carriage House 35% 90 m2  .1 6.0 m 3.0 m 10.0 m n/a 5.4 m
Compost Storage, On-Farm Composting, and Composting Materials (non-manure storage) 35% n/a 15.0 m 15.0 m 15.0 m 100.0 m 16.0 m
Chemical Storage 35% n/a 7.5 m 7.5 m 7.5 m n/a 16.0 m
Confined Livestock Areas 35% n/a 15.0 m .3 15.0 m .3 15.0 m .3 100.0 m .7 16.0 m
Crop Storage (output storage for the farm) 35% n/a 6.0 m 3.0 m 3.0 m 15.0 m 16.0 m
Farm Retail Sales Stands 35% 300 m2 .2 7.5 m 4.5 m 4.5 m n/a 6.0 m
Feed Mill, Feed Storage, Silage Storage (i.e., input storage for the farm) 35% n/a 6.0 m 3.0 m 3.0 m 60.0 m 16.0 m
Greenhouses and Plant Nurseries .8 35% .6 n/a 6.0 m 3.0 m 3.0 m 15.0 m 16.0 m
Incinerators 35% n/a 30.0 m 30.0 m 30.0 m 100.0 m n/a
Kennels 35% 500 m .10 15.0 m 15.0 m 15.0 m n/a 10.0 m
Livestock and Poultry Housing 35% n/a 15.0 m .3 15.0 m .3 15.0 m .3 100.0 m 16.0 m
Mushroom Barns and/or Mushroom Processing Facility 35% n/a 15.0 m 7.5 m 7.5 m 30.0 m 16.0 m
On-Farm Processing 35% n/a 6.0 m 3.0 m 3.0 m n/a 16.0 m
On-Farm Processing of Cannabis 35% n/a 6.0 m 3.0 m 3.0 m 100 m 16.0 m
Secondary Suite 35% 90 m2 n/a n/a n/a n/a n/a
Single Detached Housing 35% 500 m2  .1 6.0 m 3.0 m 10.0 m n/a 10.0 m
Stables 35% n/a 15.0 m 15.0 m 15.0 m n/a 16.0 m
FOOTNOTES (Section 10.5):
.1 For any lot 8,000 m2 or greater in lot area, a residential footprint must be registered on title for any residential development triggered by a Farm Protection Development Permit. The maximum residential footprint is 2,000 m2.  A second residential footprint up to 1,000 m2 may be registered for carriage houses. The maximum gross floor area for a carriage house on any lot 40,000m2 or larger is 186 m2.

.2 Farm retail sales stands, selling only produce grown on the site or another site operated by the same producer do not have a maximum area. If non-farm products are being sold, then the total area, both indoors and outdoors, used for retail sales of all products must not exceed 300 m2 and at least 50 per cent of the retail sales area must be for the sale of farm products produced on the farm.
.3 The setback is increased to 30 m when the lot is  abutting: a rural residential zone, a single & two dwelling zone, a commercial zone, a village centre zone, a core area zone, or an urban centre zone.
.4 ALR interface is the perimeter border of the ALR including all satellite areas. The ALR interface is measured from the lot line on the farm side of the subject property.
.5 Other legislation like the Agricultural Land Commission Act (and related regulation and policy) regulate gross floor area and site coverage. 
.6 For greenhouses and plant nurseries designed with a closed wastewater and storm water management systems then the site coverage may be increased to 75%. 
.7 Except horse paddocks, which can be setback 15 m. 
.8 These setbacks apply to cannabis cultivation if grown in a greenhouse. 
.9 Outdoor crush pads must be setback 15 m from lot line. 
.10 The maximum building footprint for kennels is 250 m2.
Section 10.6 Development Regulations
m = metres / m2 = square metres
Criteria Zones
A2 RR1 RR2
Regulations that apply to all Buildings, Structures, and Uses
Max. Site Coverage of all Buildings 20% .4  except 30% when lot is less than 8,000 m2 20% .4 except 30% when lot is less than 8,000 m2 30%
Max. Site Coverage of all Buildings, Structures, and Impermeable Surfaces 35% .4 40% .4 except 50% when lot is less than 8,000 m2 60%
Max. Height for Agricultural Structures 16.0 m 16.0 m n/a
Min. Setbacks & Max. Gross Floor Area for any Agriculture Facility, Building, or Structure All Setbacks for any agriculture facility, building, or structure shall follow the minimum setbacks and maximum gross floor area listed in Section 10.5 (except from the ALR interface). Animal clinics shall follow the minimum setbacks (except from the ALR interface) and maximum height as stated for kennels listed in Section 10.5.
Regulations that apply to all Principal Dwellings, Non-Agricultural Principal Use Buildings, and Non-Agricultural Principal Use Structures
Max. Height 10.0 m 10.0 m 10.0
Max. Height for Buildings with Walkout Basements .4 Front or Flanking Yard 8.6 m 8.6 m 8.6 m
Rear Building Elevation 12.5 m .3 12.5 m .3 12.5 m .3
Max. Gross Floor Area of a Third (3rd) Storey relative to the Second (2nd) Storey (this does not apply to Dwellings with Walkout Basements) 70%
See example diagram Figure 5.11
70%
See example diagram Figure 5.11
70%
See example diagram Figure 5.11
Min. Front Yard Setback 6.0 m 6.0 m 6.0 m
Min. Front Yard or Flanking Yard Setback for any Attached Garage or Carport 6.0 m .5 6.0 m .5 6.0 m .5
Min. Flanking Yard Setback 4.5 m 4.5 m 4.5 m
Min. Side Yard Setback 3.0 m 3.0 m 2.1 m .1
Min. Rear Yard setback 10.0 m 9.0 m 7.5 m or 4.5 m on wide lots .1
Regulations that apply to Carriage Houses, Accessory Buildings or Structures, and Secondary Suites
Max. Height for Carriage Houses 5.7 m.6 5.7 m.6 5.7 m.6
Max. Height for Accessory Buildings or Structures 4.8 m 4.8 m 4.8 m
Min. Front Yard Setback 12.0 m 12.0 m 12.0 m
Min. Front Yard Setback for Double Fronting Lots 6.0 m .5 6.0 m .5 6.0 m .5
Min. Flanking Yard Setback 6.0 m 6.0 m 6.0 m
Min. Side Yard Setback 1.5 m 1.5 m 1.5 m
Min. Rear Yard setback 3.0 m 3.0 m 1.5 m .2
Max. Net Floor Area for Single (1) Storey Carriage Houses 100 m2 100 m2 100 m2
Max. Net Floor Area for Two (2) Storey Carriage Houses 90 m2 90 m2 90 m2
Max. Upper Storey Gross Floor Area for Two (2) Storey Carriage Houses 70% of the carriage house footprint area
See example diagram Figure 5.9
70% of the carriage house footprint area
See example diagram Figure 5.9
70% of the carriage house footprint area
See example diagram Figure 5.9
Max. Net Floor Area for Secondary Suites 90 m2 90 m2 90 m2
Max. Building Footprint per Accessory Building or Structure n/a 90 m2 90 m2

FOOTNOTES (Section 10.6):
.1 Where the lot width exceeds the lot depth, the minimum rear yard is 4.5 m provided that one side yard shall have a minimum width of 4.5 m.
.2 When the rear yard is abutting a lane, the minimum rear yard setback is 0.9 m.
.3 The height for the lowest floor or walkout basements at the rear elevation cannot exceed 3.6 m measured from finished grade to the top of the finished floor above the slab.
.4 For greenhouses and plant nurseries designed with a closed wastewater and storm water management systems then the site coverage may be increased to 75%.
.5 Setback shall be measured from edge of sidewalk closest to lot line. In situations without a sidewalk the setback shall be measured from the back of curb or edge of street (where pavement ends). However, the minimum setback from the lot line is 3.0 m. 
.6 For a carriage house with a roof slope ratio less than 3 in 12 the maximum height is increased to a maximum of 6.1 metres.

Section 10.7 Site Specific Regulations
Uses and regulations apply on a site-specific basis as follows:
  Legal Description Civic Address Regulation
1. Lot 1 Section 16 Township 26 ODYD Plan KAP71228 2605 O’Reilly Rd To allow for an animal clinic, major to be placed on a lot less than 20,000 m2.
2. Lot A, Section 24, Township 26, ODYD, Plan EPP714 700 Hwy 33 E Food Primary Establishment
The existing cafe is subject to the Agricultural Land Commission (ALC) Resolution #101/2014 for application #53542 which approved this non-farm use subject to the following condition:
The Cafe facility is limited to current size being 25.3 m2 (272 ft2) indoor and 34.6 m2 (372 ft2) outdoor and that there be submission of notification or an application to the ALC should there be plans in the future for any significant changes or plans to expand the current footprint.
3. Lot A Sections 7 and 8 Township 23 ODYD Plan KAP88538 380 Lochview Road

Notwithstanding, Section 9.3 Bed & Breakfast Homes, Section 10.3 Permitted Land Uses and Section 10.6 Development Regulations for Accessory Buildings, the following uses and regulations are permitted: 

  • Agriculture;
  • Alcohol Production Facility, where onsite sales of alcohol can only be purchased by bed & breakfast guests;
  • Food Primary Establishments; Liquor Primary Establishments; Participant Recreation Services, Indoor; Participant Recreation Services, Outdoor; Personal Services Establishments, all for the bed & breakfast guests only;
  • A maximum of 8 sleeping units, with a maximum of two people in each sleeping unit;
  • One accessory building may have two of the eight sleeping units and two-full sized bathrooms. No cooking facilities permitted;
  • Only one reservation (on a temporary basis of less than 30 days) for any of the sleeping units is permitted at any given time.
4. Lot 35 Section 16 Township 26 ODYD Plan 24182 2261-2265 James Rd Permits the use of a Carriage House on a lot smaller then 10,000 m2.