MISSISSIPPI RESIDENTIAL DISTRICT VIRTUAL OPEN HOUSE JANUARY 4 8 2021 - DEVELOPMENT PERMIT AMENDMENT (DPA-03-2020)
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DEVELOPMENT PERMIT AMENDMENT (DPA-03-2020)
MISSISSIPPI RESIDENTIAL DISTRICT
VIRTUAL OPEN HOUSE
JANUARY 4 - 8 2021
For More Information Contact:
Niki Dwyer MCIP RPP
Director of Development Services
ndwyer@carletonplace.ca
613-257-6202
Purpose of the Virtual Open House
The Town of Carleton Place conducts statutory Open Houses and Public
Meetings when changes are proposed to land use planning policies like the
Development Permit Bylaw.
It is important for the Town to understand and review the feedback
of residents on amendments in order to fully appreciate and analyze
the impact of those changes on property owners.
A Note About COVID
Due to the present COVID-19 pandemic, a traditional “Open House” cannot
be hosted at the Town Hall.
An Open House allows residents the opportunity to view and ask questions
about the amendment. Posters illustrating the proposal are available and
staff are present to speak with residents.
The “Virtual” Open House will offer the same sort of viewing and
commenting experience remotely.
How to Participate in the Open House
Step 1 – Review the materials provided in this virtual
package.
Step 2 – Think critically about each of the proposed scenarios
and how they may impact future developments in
amendments create the type of development I
envision in the mature neighbourhood?”
Step 3 – Provide your comments, thoughts or questions on
the amendment to staff following the links provided
on the last page of the virtual package.
Purpose of the Amendment
In 2019 the Town of Carleton Place passed an Interim Control Bylaw to
pause all new development in excess of 28 feet (2 stories) within the
Mississippi Residential District.
The purpose of the Interim Control Bylaw was to permit the Town an
opportunity to study and review the characteristics of the “mature
neighbourhood” and assess if the present Development Permit standards
for development were consistent with the character of the existing homes.
Following the publication of the Neighbourhood Character Study, Council
directed staff to proceed with an amendment to the existing provisions of
the Mississippi Residential District to be more reflective of the existing built
form.
A copy of the Neighbourhood Character Study can be found
on the Town’s website.
Effect of the Amendment
The area impacted by the proposed amendment includes all lands
presently identified in the “Mississippi Residential District”.
The original boundary of the study area included additional transition lands
outside of the Mississippi Residential District, however the report did not
conclude that expansion of the designation was warranted at this time.
Proposed Amendment
The proposed amendment will continue to identify a variety of residential
uses and ancillary residential uses as permitted by the present Carleton
Permitted Discretionary
Place Official Plan.
Uses Uses
The amendment will however classify the uses into the two existing sub-
categories for approval status: those uses which are permitted by right and
those uses which are permitted where deemed appropriate. Single Detached Dwellings Townhouse Dwellings
Presently, the Mississippi Residential District permits as a right all uses
which are otherwise permitted in the “Residential District”; the latter of
which is used in new greenfield subdivisions. This includes: single Semi Detached Dwellings Quadplex Dwellings
dwellings, semis, townhomes, 3 story apartment buildings, 3-plex and 4-
plex dwellings and various institutional uses.
Existing Institutional Uses Triplex Dwellings
Changes to permitted uses
Each designated area within the Town of Carleton Place presently identifies Existing Commercial Uses Apartment Dwellings
“permitted uses” which can be built or developed without any further review
provided they meet certain performance standards.
Parks Seniors Residential Dwellings
Changes to discretionary uses
Bed and Breakfast
Previous “permitted uses” which will now be recognized as discretionary Establishments
include the following:
- Townhouse Dwellings - Triplex Dwellings
- Quadplex Dwellings - Apartment Dwellings Retirement Home
- Seniors Residential Dwelling - Recreational Facilities
- Retirement Home
B&B’s and limited commercial uses on Victoria, Beckwith and Allan Street Recreation Facilities
were previously permitted as discretionary and are proposed to continue to
be treated as such.
Office, retail or personal
services permitted on Victoria,
Beckwith and Allan Streets
New proposed Performance Standards
The most significant changes to the policy will include more contextually
appropriate performance standards (ie. setbacks).
The amendment follows the principal that infill development in the mature
neighbourhood should be developed to include:
Ample private greenspace in interior side and rear yards;
Align new buildings with those presently existing on the
street;
Reduce the height of new builds to a limit of 2 stories,
with additional stories to be constructed “in the eves”;
Limit the presence of garage parking for vehicles in the
front yard and front façade of the dwelling.
Require primary entrances to be on the front façade of
the building
In order to fully illustrate the impact of the proposed amendment, staff have
generated three-dimensional mockups to demonstrate the difference
between the present and proposed policies.
A side-by-side of the existing and proposed policies are similarly provided
for reference.
Examples of Before and After Scenarios
Existing Policy:
- Townhomes are permitted without a
Development Permit where they conform to the
performance standards.
- In order to meet the minimum 6m setback for the
garage from the street, the entire façade is
pushed back from the street. Side yard setbacks
are a minimum of 1.5m.
- Each unit must have 2 parking spaces, which for
a townhome involves 1 space in the driveway
and 1 in the garage.
- Maximum height of the dwelling is 11m (or three
stories).
Proposed Policy:
- Townhomes would only be permitted with a
Class II Development Permit .
- The front-yard setback is an absolute
measurement and must conform to the
established building line of the street. Interior
side yard setbacks
- Front Doors must be “street facing” and cannot
be hidden on side walls.
- Maximum height of the dwelling is 8m (or two
stories)
Examples of Before and After Scenarios
Existing Policy:
- Each unit has a 6.5m rear yard setback.
- Any additional structure in the rear yard will
require a Class I permit to permit encroachments
into the required setbacks. This includes: decks,
steps, patios, sheds etc.
- Shadow impacts of the dwelling moderately
impact adjacent lands.
- In order to meet the 1.5m access easement, the
end units cannot encroach into the side yard with
functional building elements such as window
wells, steps, fences, air-conditioners etc.
- Each yard has a functional 43m² of usable
landscaped open space.
Proposed Policy:
- Each unit has an 8m rear yard setback.
- Note that an 8m rear yard and 8m height limit
reduces shadow impact on the adjacent lands.
- The 8m setback includes sufficient area for
decks, patios or pools while meeting setbacks.
- The 3m interior side yard setback also provides
ample room for a 1.5m access easement.
- Each yard has at least 48m² of usable
landscape open space.
Examples of Before and After Scenarios
Existing Policy:
- The “highest and best use” of the site is a semi-
detached dwelling which is permitted without a
development permit.
- The dwelling is setback 6m to accommodate the
garage and driveway parking for the dwelling.
- The exterior side yard setback is 4.5m, pushing
the dwelling closer to the existing neighbouring
home.
- Interior side yard setbacks are 1.5m.
Proposed Policy:
- The “highest and best use” of the site is a single
detached dwelling which is permitted without a
development permit.
- The dwelling must meet the established
building line for the front and exterior side yard
setback.
- Once again, the garage is pushed back from
the street to minimize the presence of the
garage.
- Interior side yard setbacks must meet a
minimum 3m to buffer adjacent uses.
Examples of Before and After Scenarios
Existing Policy:
- The height of the dwelling includes opportunity
for 3 stories with a low-pitched roof.
- Height limits for the use are 11m, but this is
measured to the mid-peak of the roof which
allows for additional height in the roof-truss
system.
- Contextually a Burr Oak is shown at a height of
13m.
Proposed Policy:
- The dwelling is shown as a 2-story dwelling but
a third half floor may be constructed in the attic
if the roof had a steeper Victorian-esque pitch.
- Height limits for the use are 8m which again is
measured to the mid-peak of the roof.
- The dwelling is much closer to resembling the
smaller existing dwelling on the adjacent site.Existing and Proposed Policy Provisions
Single Detached Dwellings
STANDARDS PROPOSED
Lot Area (minimum) 500m²
Lot Coverage (maximum) 50%
Lot Frontage (minimum) 18 metres (60 feet)
Front Yard (minimum absolute) The median setback of adjacent properties
Exterior Side Yard (minimum absolute) The median setback of adjacent properties
Interior Side Yard (minimum) Combined interior yards of 4.5m minimum with a minimum of 1.5 metres on one
side (5 feet)
Rear Yard Depth (minimum) 8 metres (26.3 feet)
Usable Landscaped Open Space in the Rear Yard 144 square metres (1550 square feet)
(minimum)
Building Height (maximum) 8.5 metres (28 feet)
Minimum Dwelling Unit Area 92.9 square metres (1,000 square feet)
No Encroachment Area from Front or Exterior Side 2.5 metres (8.2 feet)
Lot Line
Additional Provisions 1. The width of the garage and driveway shall not exceed 30% of the overall lot
frontage. The main garage foundation shall be set back a minimum of 6.0
metres (19.6 feet) from the front or exterior side lot line.
2. Should the dwelling exceed two storeys in height, all subsequent storeys shall
be reduced to 50% of the gross floor area of the floor below and located wholly
within the gable or dormers of the roof.Existing and Proposed Policy Provisions
Semi-Detached Dwellings
STANDARDS REQUIREMENTS
Lot Area (minimum) 250m²
Lot Coverage (maximum) 50%
Lot Frontage (minimum) 9 metres (29.5 feet)
Front Yard (minimum absolute) The median setback of adjacent properties
Exterior Side Yard (minimum absolute) The median setback of adjacent properties
Interior Side Yard (minimum) 3m (9 feet)No side yard shall be required along the common wall
Rear Yard Depth (minimum) 8 metres (26.3 feet)
Usable Landscaped Open Space in the Rear Yard 72 square metres (830 square feet)
(minimum)
Building Height (maximum) 8.5 metres (28 feet)
Minimum Dwelling Unit Area 92.9 square metres (1,000 square feet)
No Encroachment Area from Front or Exterior Side 2.5 metres (8.2 feet)
Lot Line
Additional Provisions 1. The width of the garage and driveway shall not exceed 40% of
the overall lot frontage. When considering the width of the
garage calculation for semi-detached dwellings the overall
percentage of coverage of any one block can be utilized. For the
purposes of this calculation the overall garage width calculation
can always be considered for the original block and will survive
the severance process. The main garage foundation shall be set
back a minimum of 6.0 metres (19.6 feet) from the front or
exterior side lot line.
2. Should the dwelling exceed two storeys in height, all subsequent
storeys shall be reduced to 50% of the gross floor area of the
floor below and located wholly within the gable or dormers of the
roof.
3. The driveway must not extend further than the exterior wall of the garage.
4. 50% of the total frontage for semi-detached units must have
soft/green landscape elements.Existing and Proposed Policy Provisions
Duplex Dwellings
STANDARDS REQUIREMENTS
Lot Area (minimum) 500m²
Lot Coverage (maximum) 50%
Lot Frontage (minimum) 18 metres (60 feet)
Front Yard (minimum absolute) The median setback of adjacent properties
Exterior Side Yard (minimum absolute) The median setback of adjacent properties
Interior Side Yard (minimum) Combined interior yards of 4.5m minimum with a minimum of 1.5 metres on one
side (5 feet)
Rear Yard Depth (minimum) 8.0 metres (26.2 feet)
Usable Landscaped Open Space in the Rear Yard 144 square metres (1550 square feet)
(minimum)
Building Height (maximum) 8.5 metres (28 feet)
Minimum Dwelling Unit Area 92.9 square metres (1,000 square feet)
No Encroachment Area from Front or Exterior Side 2.5 metres (8.2 feet)
Lot Line
Additional Provisions 1. The width of the garage and driveway for duplex dwellings shall not exceed
30% of the overall lot frontage. The main garage foundation shall be set
back a minimum of 6.0 metres (19.6 feet) from the front or exterior side lot
line.
2. Should the dwelling exceed two storeys in height, all subsequent storeys
shall be reduced to 50% of the gross floor area of the floor below and
located wholly within the gable or dormers of the roof.Existing and Proposed Policy Provisions
Townhouse Dwellings
STANDARDS REQUIREMENTS
Lot Area (minimum) 160m²
Lot Coverage (maximum) 50%
Lot Frontage (minimum) 6 metres (20 feet)
Front Yard (minimum absolute) The median setback of adjacent properties
Exterior Side Yard (minimum absolute) The median setback of adjacent properties
Interior Side Yard (minimum) 3m (9 feet) No side yard shall be required along the common wall
Rear Yard Depth (minimum) 8 metres (26.3 feet)
Usable Landscaped Open Space in the Rear Yard 48.0 square metres (516.7 square feet)
(minimum)
Building Height (maximum) 8.5 metres (28 feet)
Minimum Dwelling Unit Area 92.9 square metres (1,000 square feet)
No Encroachment Area from Front or Exterior Side 2.5 metres (8.2 feet)
Lot Line
Additional Provisions 1. The width of the garage and driveway shall not exceed 50% of the overall lot
frontage. The main garage foundation shall be set back a minimum of 6.0
metres (19.6 feet) from the front or exterior side lot line.
2. Should the dwelling exceed two storeys in height, all subsequent storeys
shall be reduced to 50% of the gross floor area of the floor below and
located wholly within the gable or dormers of the roof.
3. Notwithstanding the definition of “Dwelling – Townhouse” of the Bylaw, a
“Townhouse” in the Mississippi Residential district shall be defined as
follows:
“Means a building that is divided vertically into three or more dwelling units,
but not more than 4, attached by common walls extending from the base of
the foundation to the roof life, each dwelling unit having a separate
entrance.”
4. All multi-unit residential dwellings shall be subject to a Class 3 Development
Permit.
5. Each primary dwelling unit shall have a front facing entrance.Existing and Proposed Policy Provisions
Tri-plex and Quad-plex Dwellings
STANDARDS REQUIREMENTS
Lot Area (minimum) 600m²
Lot Coverage (maximum) 50%
Lot Frontage (minimum) 24 metres (79 feet)
Front Yard (minimum absolute) The median setback of adjacent properties
Exterior Side Yard (minimum absolute) The median setback of adjacent properties
Interior Side Yard (minimum) Combined interior yards of 4.5m minimum with a minimum of 1.5 metres on one
side (5 feet)
Rear Yard Depth (minimum) 8.0 metres (26.2 feet)
Usable Landscaped Open Space in the Rear Yard 192 square metres (2000 square feet)
(minimum)
Building Height (maximum) 8.5 metres (28 feet)
No Encroachment Area from Front or Exterior Side 2.5 metres (8.2 feet)
Lot Line
Additional Provisions 1. No parking shall be allowed in either the front or exterior side yards.
2. All multi-unit residential dwellings shall be subject to a Class 3 Development
Permit.
3. Should the dwelling exceed two storeys in height, all subsequent storeys
shall be reduced to 50% of the gross floor area of the floor below and located
wholly within the gable or dormers of the roof.
4. Pedestrian walks shall be not less than 1.2 metres (4.0 feet) in width and
shall be provided wherever normal pedestrian traffic will occur.
5. Garbage and refuse pickup and other utility areas shall be provided and shall
be located so as not to detract from the aesthetic character of the development
and shall be enclosed and shielded from view by fencing, walls or shrubbery of
at least 1.5 metres (5.0 feet) in height around the perimeter.
6. Approaches to multi-unit dwelling structures and entrance areas shall be
landscaped with trees and attractive shrubs. Areas not used for buildings,
drives and parking spaces shall be seeded or landscaped and shall be kept in
an attractive condition.
7. The dwelling house shall have a single, central door on the front façade of the
dwelling. Additional entrances may be permitted on the rear façade wall.Existing and Proposed Policy Provisions
Apartment Dwellings
STANDARDS REQUIREMENTS
Lot Area (minimum) 600m²
Lot Coverage (maximum) 50%
Lot Frontage (minimum) 24 metres (79 feet)
Front Yard Build Within Area (absolute) The median setback of adjacent properties
Exterior Side Yard Build Within Area (absolute) The median setback of adjacent properties
Interior Side Yard (minimum) Combined interior yards of 4.5m minimum with a minimum of 1.5 metres on one
side (5 feet)
Rear Yard Depth (minimum) 8.0 metres (26.2 feet)
Usable Landscaped Open Space 192 square metres (2000 square feet)
in the Rear Yard (minimum)
Building Height (maximum) 8.5 metres (28 feet)
No Encroachment Area from Front 2.5 metres (8.2 feet)
or Exterior Side Lot Line
Additional Provisions 1. All proposals for Apartment Dwellings and Senior’s Residential Dwellings
will be subject to a Class 3 Development Permit.
2. Should the dwelling exceed two storeys in height, all subsequent storeys
shall be reduced to 50% of the gross floor area of the floor below and
located wholly within the gable or dormers of the roof.
3. All development shall be serviced by a public water supply and a public
sanitary sewage system. Development applications which propose
development on private water and sewage systems will not be approved.
4. Visitor parking spaces shall be delineated through signage.
5. A maximum of 40% of the lot area may be used for at grade parking.
6. All residential buildings containing more than four (4.0) dwelling units shall
be required to be located on an arterial or collector roadway.
Notwithstanding the foregoing, a residential building containing more than
six (6.0) dwelling units may be permitted to be located on a local roadway
but will be required to gain approval from Council of a Class 3 Development
Permit.
7. Off street parking areas shall not open directly on to a public street, but
shall be provided with access drives or other controlled access. Accessdrives shall not serve as part of a specified parking area and shall be kept
clear of parked vehicles.
8. Pedestrian walks shall be not less than 1.2 metres (4.0 feet) in width and
shall be provided wherever normal pedestrian traffic will occur.
9. Garbage and refuse pickup and other multi-unit utility areas shall be
provided and shall be located so as not to detract from the aesthetic
character of the development and shall be enclosed and shielded from view
by fencing, walls or shrubbery of at least 1.5 metres (5.0 feet) in height
around the perimeter.
10. All telephone and electric service utilities shall be underground in all multi-
unit developments.
11. All developments shall be provided with a liberal and functional landscaping
scheme. Interior roads, parking areas and pedestrian walks shall be
provided with shade trees which are of an appropriate size and character.
Open space adjacent to buildings and malls between buildings that are to
be utilized by residents and border strips along the sides of pedestrian
walks shall be graded and seeded.
12. Approaches to multi-unit dwelling structures and entrance areas shall be
landscaped with trees and attractive shrubs. Areas not used for buildings,
drives and parking spaces shall be seeded or landscaped and shall be kept
in an attractive condition.
13. Interior development roads, parking areas, dwelling entranceways and
pedestrian walks shall be provided with sufficient illumination to minimize
hazards to pedestrians and vehicles utilizing the same and shall, where
necessary, be shielded to avoid distributing glares to occupants of
buildings. Lighting shall be so arranged as to reflect away from adjoining
properties.Provide your Feedback
Having reviewed the information provided in the virtual package, residents
are encouraged to complete the Town’s Application Comment Form
referring to application DPA-03-2020.
Application Comment Form
All comments are welcome and staff will contact you following receipt to
acknowledge and discuss the comments provided.
Next Steps
Following the Open House, the Town will be conducting the statutory Public
Meeting to allow participants the opportunity to provide comments directly to
Council in a public forum.
The Public Meeting will be conducted “virtually” via Zoom and parties
wishing to speak are requested to contact the Clerk, Stacey Blair
(sblair@carletonplace.ca) no later than the Tuesday prior to the meeting
date.
The Public Meeting is scheduled for
January 26, 2021 at 7pm.
Residents may also watch the meeting live on the Town’s Facebook page or
review the archived video on the Town’s website following the meeting.
Should a resident wish to provide comments but cannot or does not wish to
participate in the Public Meeting, they are encouraged to contact the
Director of Development Services directly at ndwyer@carletonplace.ca.You can also read
