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CITY OF STRATFORD

NEW COMPREHENSIVE

ZONING BY-LAW REVIEW

March 9th, 2017

Public Open House Meeting #2

PUBLIC OPEN HOUSE AGENDA

1. Review Display Materials (7:00 – 7:30 pm)

2. Presentation (7:30 pm) • Project Overview and Timeline • What is a Zoning By-law? • Official Plan Conformity • Draft Zoning By-law Structure • Format and Organization • Summary of Key Changes • Next Steps

3. Q&A

4. Informal Discussions (end at 9:00 pm)

PROJECT OVERVIEW

The City is undertaking a review and update to replace the current Zoning By-law No. 201-2000, with a new Comprehensive Zoning By-law. Focus of review:

• Conform to City’s new Official Plan and recent provincial policy/legislation. • Provide updated and contemporary zoning regulations.

The work program is divided into three phases:

• Stage 1 - Data Collection and Background Review (fall 2015); • Stage 2 - Draft Zoning By-law (fall 2016); and • Stage 3 - Final Zoning By-law and Council Adoption (fall 2017).

WHAT IS A ZONING BY-LAW?

• A by-law passed by a municipality to regulate the use of land and the placement of buildings and structures on a lot, under the Planning Act.

• Divides municipality into various zone categories (i.e., residential, commercial, industrial, open space).

• Specifies how the land may be used: o permitted uses o where buildings are located (yard setbacks) o scale and intensity of buildings (height,

density, lot coverage limits) o parking requirements o hazard areas and natural features

• Zoning By-law is the City’s primary tool to control the use of land and must implement the City’s new Official Plan.

OFFICIAL PLAN CONFORMITY

Zoning By-law needs to implement the City’s new Official Plan:

• Translate broad policies into zone regulations; and

• Consider appropriate built forms.

New Official Plan (August 2016): • Comprehensive update to the Official Plan. • Downtown Core is the focus of compact,

mixed use development. • Protection of Stable Residential Areas. • Strengthen the existing commercial structure. • Protect industrial areas for employment uses

and complementary uses.

DRAFT ZONING BY-LAW STRUCTURE

Preamble • Overview of the Zoning By-law and how to read the

Zoning By-law. Section 1.0 – Interpretation and Administration • Describes how the Zoning By-law is to be interpreted

and administered. Section 2.0 – Establishment of Zones • Identifies the zone categories that are applied to all

lands in the City. Establishes the use of holding provisions, pre-determined bonusing provisions, temporary use provisions, and compound zones.

Section 3.0 – Definitions • Includes definitions for commonly used terms to

assist in interpretation. Section 4.0 – General Provisions • Establishes regulations that may be applicable to

certain zones or specific uses (i.e., requirements for home occupations, bed and breakfast establishments, accessory buildings, etc.)

Section 5.0 – Parking and Loading Requirements • Identifies minimum requirements for the number of

parking spaces, loading spaces, accessible parking spaces and bicycle parking spaces to be provided on a lot, as well as requirements for parking areas, drive aisle widths, etc.

Sections 6.0 - 12.0 – Zone Categories (Permitted Uses, Special Use Regulations, and General Use Regulations) • Includes all the zone categories and establishes the

permitted uses and specific zone regulations (i.e., lot area, yard setbacks, building height, lot coverage, etc.)

Section 13.0 – Zone Exceptions • Includes special requirements for a specific property,

which provides an exception to the typical zone standards.

• Note: Zone exceptions are subject to further review.

IMPROVED FORMAT AND ORGANIZATION

1. Zoning By-law Sections are colour coded for easier document wayfinding.

2. Zones are organized and grouped together by common uses.

3. Permitted Use and Zone Regulations are organized in tables for easier reference.

4. Defined terms are italicized for convenience. Modernized and expanded definitions to apply to all permitted uses.

5. Separate section on Parking and Loading requirements. 6. Updated and colour zone mapping Schedules. 7. Illustrations added to help clarify certain defined terms. 8. Site-specific zone exceptions are organized in a separate

section.

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4.

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6.

SUMMARY OF KEY CHANGES

Downtown Core: Central Commercial Zone (C3) (S. 7.0)

• Remove permitted uses that do not support the character and intensity of development in the downtown:

o large merchandise outlet, o garden centre, o motor vehicle sales or rental establishment, o motor vehicle service station, o warehouse

• Continue to require mixed use buildings with commercial

uses located on the ground floor and dwelling units located above the first storey.

• Implement City’s Urban Design Guidelines, 2014, through new regulations in the C3 zone:

o Maximum front yard setback of 3.0 metres o Minimum ground floor, floor-to-ceiling height of 4.5

metres for mixed use buildings and apartment buildings

Illustration of built form requirements in the Central Commercial Zone


Bed and Breakfast Establishment Regulations (S. 4.3) Definition: • B&B to provide accommodation for the principal resident

of the dwelling (as opposed to the owner). • Clarifies that only breakfast is to be provided, is an ancillary

use to principal use of dwelling, and guest rooms shall not include dining areas or facilities to prepare food.

Permitted Zones and Guest Rooms: • Revised to permit in the R1 zone with frontage on a local

street, upto a maximum of 2 guest rooms. • Permitted in the new Agricultural Zone. Parking Requirements: • Single detached dwelling requires a minimum of 2 parking

spaces. • Tandem parking permitted to a depth of 2 vehicles. Other Requirements: • New provisions to specify that B&B is a secondary use and

maintains the residential character of the dwelling. • Require minimum outdoor amenity area. • Licensed with the City.


Short Term Rental Accommodations (S. 4.28) New provisions added to regulate short-term rental accommodations, similar to bed and breakfast establishments. Definition: • Commercial use of a single detached dwelling or a single

dwelling unit in a mixed use building that may be rented for periods of up to 28 consecutive days for temporary accommodation.

Permitted Zones and Guest Rooms: • Permitted in the R2, R3, MUR, C2 and C3 zones with

frontage on a collector or arterial road, upto a maximum of four bedrooms.

Parking Requirements: • Minimum of 2 parking spaces required. • Tandem parking permitted to a depth of 2 vehicles. Other Requirements: • Secondary use of the dwelling and exterior alterations to

the dwelling are not permitted. • Require minimum outdoor amenity area • Licensed with the City, subject to future licensing by-law.


Drive Throughs, Stacking Lanes and Stacking Spaces (S. 4.7) • Establish the minimum number of required stacking spaces

associated with a drive through, depending on the type of use (i.e., restaurant, car wash, financial institution).

• Regulate the location of drive throughs (i.e., not permitted in a required minimum front or exterior side yard).

• Drive through shall not be permitted in the Central Business District, in order to enhance the streetscape.

Second Suite Regulations (S. 4.24) • New regulations added for permitting a second suite as an

accessory use within a single or semi-detached dwelling. • Second Suite is defined as “a self-contained living

accommodation for an additional person or persons living together as a separate single housekeeping unit, in which both food preparation and sanitary facilities are provided for the exclusive use of the occupants of the suite, located within the principal dwelling on the lot”.

• Requires one additional parking space, in addition to the parking requirements for the principal dwelling.

Illustration of a Stacking Lane associated with a drive through

Illustration of a Second Suite in a principal dwelling


Source Protection (Wellhead Protection Areas) (Section 4.29) • Regulations to prohibit certain uses (i.e., storage of

hazardous waste, pesticides, commercial fertilizer, fuel, etc.) within wellhead protection areas to implement the Thames-Sydenham and Region Source Protection Plan, under the Clean Water Act.

Upper Thames River Conservation Authority Regulated Area (S. 4.30) • UTRAC Regulated Area is illustrated on Schedule A as an

overlay, indicating the lands subject to UTRCA review and permitting, prior to any development occurring.

Open Space (OS) Zone (S. 9.0) • New Open Space zone has been proposed that generally

applies to flood and erosion hazards and significant natural heritage features.

• Permits limited conservation uses and passive park uses.


Minimum Parking Space Requirements (S. 5.1) • Updated minimum parking space requirements to reflect

parking needs. • Single detached dwelling requires 2 parking spaces. • Apartment building requires 1.25 parking spaces per dwelling

unit, which includes 0.25 spaces designated for visitor parking. • Provisions added for shared parking space requirements for

mixed use developments, to make more efficient use of parking spaces.

• New accessible parking space requirements (minimum number of spaces, their dimensions, and location on a lot) to comply with the Accessibility for Ontarians with Disabilities Act.

Bicycle Parking Requirements (S. 5.6) • New requirements for providing a minimum number of bicycle

parking spaces for certain uses to promote active transportation (i.e., apartment building, cluster and stacked townhouse dwellings, office and commercial uses, schools, and industrial uses).

Illustration of Type A and Type B Accessible Parking Spaces


Industrial Zones (S. 8.0) • The Official Plan permits a wide range of employment uses

within Industrial areas. It also permits secondary uses of a more commercial nature, however, these secondary uses are to be limited and not conflict with the employment uses.

• The proposed Secondary Industrial (I3) zone is intended to be applied as a compound zone to permit secondary uses, in addition to the permitted uses in the base zone (i.e., I1 or I2).

• Secondary uses may include such uses as: o amusement arcade establishment o animal kennel o car wash o commercial school o dry cleaning establishment o garden centre o motor vehicle sales or rental establishment o motor vehicle service station o private club o recreational vehicle sales or rental establishment

• The I3 compound zone would be applied on a site-specific basis through a zoning by-law amendment.

Stage 3 - Final Zoning By-law and Council Adoption (fall 2017)

• Revised Draft Zoning By-law • Public Open House #3 • Final Draft Zoning By-law • Statutory Public Meeting • Final Zoning By-law • Council Adoption

More opportunities for public consultation and

input

NEXT STEPS

Visit http://shapingstratford.ca/ for: • Guidebook to the New Zoning By-law • Draft Comprehensive Zoning By-law • Interactive Zoning By-law mapping • Study updates

http://shapingstratford.ca/




QUESTIONS & ANSWERS


Thank-you for Participating!

For further information contact:

Jeff Leunissen, MCIP, RPP

Manager of Development Services

City of Stratford

82 Erie Street, 2nd floor

Stratford, ON N5A 2M4

Phone: (519) 271-0250 Ext. 221

Fax: (519) 271-5966

Email: [email protected]

For Study updates visit:


city of stratford new comprehensive … · photo credit: city of stratford website city of...

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