TOWNSHIP OF LARDER LAKE Community Profile

Transcription

1 TOWNSHIP OF LARDER LAKE 2009 Community Profile File P-1880 January 23 rd, 2009 Revised February 11th, 2009 File P February 11 th, 2009

2 Township of Larder Lake 2009 Community Profile Table of Contents Page 1. Introduction Process of Review Character and Context of Larder Lake Information on Community Profile Historical Overview Population, Demographics and Housing Population and Age Characteristics Aboriginal Population Immigration and Mobility Households Dwelling Characteristics Place of Work and Mode of Transportation Occupations, Industries and Income Development and Building Activity Building Permit Activity New Lot Creation Activity Land Supply and Future Development Townsite Development Housing Downtown Employment Lands Industrial Controls Public Service Facilities and Infrastructure Educational Facilities Parks and Recreation Marina Raven Beach Park Trails Ski Hill Fire Emergency Services Police Services Health Services Emergency Medical Services (EMS) File P i - February 11 th, 2009

3 6. Infrastructure Sewage and Water Municipal Water Municipal Sewage Rural Areas Stormwater Management Transportation Township Roads Provincial Highways Private Roads Resource Access Roads Railway Waste Management Resource Management Natural Heritage Significant Areas Habitat Protection Species Fish Habitat Water Source Protection Mineral Resources Mineral Aggregate Resources Cultural Heritage Resources Cultural Heritage Landscapes Built Heritage Archaeological Resources Adjacent Lands to Cultural Heritage Resources Public Health and Safety Natural Hazards Flooding and Erosion Hazards Hazardous Sites Human-made Hazards Contaminated Sites Mine Hazards Sources and References Figures 1. Population Change (%), Median Age in LE LHIN s Districts of Responsibility, Median Age in Larder Lake and Surrounding Municipalities, Ontario Ministry of Finance s Population Projection for the District of Timiskaming Population Using a Sustainable Mode of Transportation to Work, File P ii - February 11 th, 2009

4 6. South Portion of the Ontario Northland Railway Northeastern Ontario s Inland Lakes Designated for Lake Trout Management Photograph of Former Pit Sand and Gravel Resources Mine Hazards in Larder Lake Charts 1. Population Trends in Select Northeastern Municipalities, Population Change, Population and Housing Projections for Larder Lake Building Permit Activity, New Lot Creation Activity in Larder Lake, Treated Water Flows of the Larder Lake Water Treatment Plant Wastewater Sewage Flows in the Larder Lake Municipal Sewage Disposal System Annual Average Daily Traffic on Larder Lake s Provincial Highways Expected and Actual Population Change in Larder Lake and Gauthier Expected and Projected Actual Waste Generation at the Landfill Site Tables 1. Age and Population Characteristics of Larder Lake, Immigration and Mobility, Household Characteristics, Dwelling Characteristics Population and Housing Projections for Larder Lake Employment and Economic Characteristics, Residential Potential in Larder Lake Townsite Occurrences of Rare Species in Larder Lake Potential Source Water Contaminant Sources File P iii - February 11 th, 2009

5 1. Introduction An Official Plan is based on the merits of good land use planning principles as well as various factors, trends and circumstances that are identified in the Community Profile. This Community Profile of the Township of Larder Lake is intended to provide a summary of collected information and may be considered as a reference document or as a background for the refinement and updating of goals, objectives and, most importantly, policies of the Township s current Official Plan. The Community Profile for Larder Lake is an amalgam of information that brings the Township into steady focus and allows the municipality to get a firm and precise hold on the realities that exist in the community. Statistics, trends and existing conditions help leaders, residents and stakeholders to understand where the community stands, where it is coming from, and allows them to collectively and effectively plan for a sustainable future. It also presents the legislative context within which the Official Plan and subsequent planning documents will be formulated and implemented. 1.1 Process of Review The review of an Official Plan is an opportunity for elected officials, the public and private industry to revisit the policy framework for directing growth and development in the community in which they live. The current Official Plan for Larder Lake was originally prepared and approved in the early 1980s. Now, nearly three decades later, it is extremely prudent to modify and update the Official Plan based on modern circumstances in the community, current planning principles, and today s legislations. The 1981 Plan was an opportunity to take an overall, comprehensive look at the entire municipality and plan for the Township as a whole. The Plan was conceived with a twenty-year time horizon. Twenty years is a practical planning period to consider when formulating an Official Plan particularly since a municipality must review its plan every five years in accordance with the Planning Act and infrastructure projects are often considered for a two-decade timeframe. This twenty-year time period allows municipalities to plan for the amount of growth and development it will experience with heavy consideration on whether it can or cannot accommodate projected population and economic growth with its current and planned level of services (e.g. waste management, fire protection, road maintenance, land available for necessary housing, etc). Questions Council must reflect on include whether the Township s settlement areas, road network, waste management facilities, municipal services, groundwater, and the land base is able to sustain and efficiently accommodate a higher population and at what level. The Community Profile helps evaluate the circumstances in the Township and answers these questions. File P February 11 th, 2009

6 Since January 1 st, 2007, by virtue of Bill 51 which was an amendment to the Planning Act, municipalities are required to review their Official Plans every five years. This is to ensure that the planning framework for a municipality adjusts to changes that have taken place and to reevaluate policies in light of present-day circumstances, and so that local Official Plans conform to the latest provincial plans, policies, interests and Provincial Policy Statement. In March of 2005, the Provincial Policy Statement was updated. All Official Plans must be consistent with that policy document. The process for review of the Plan is set out in the Planning Act. Under Sections 17 and 26 of the Act, an open house and public meeting are required to consider revisions. 1.2 Character and Context of Larder Lake Every community is different and unique from one-another. The municipal boundaries that surround and define the limits of townships, towns and cities are not enough to give an identity to a community. Areas are defined by the environment and nature that sustains them, the people who live there, and how the people of the present and past have altered the landscape. Larder Lake s varying terrain, network of lakes, rivers and water features, and its urban area help define this community. Its position on the Canadian Shield, the Golden Highway (Highway 66), and the Cadillac-Larder Lake Break brings with it civic pride and many economic and recreational opportunities. Looking at satellite photos of Larder Lake alone shows just how much natural landscape is still intact in this part of Ontario and how much both the natural landscape and mining have helped to define the community over the course of a century. File P February 11 th, 2009

7 The Township has an excellent website ( that provides information on everything about Larder Lake. It highlights events taking place in town and tourist activities, lists businesses and accommodations, municipal information, job opportunities and contact information, and has photographs, maps and newsletters. The website has been an asset for promoting the community. 1.3 Information on Community Profile The Community Profile is made up of information from a wide array of sources. The following list is a snapshot of the sources of information that are used in putting together a Community Profile such as this: The 1981 Official Plan of the Larder Lake Planning Area; Statistics Canada: Censuses from 1991 to 2006 (population, housing, employment, etc); Township of Larder Lake: consents, building permits, infrastructure, facilities, fire services, water and sewer, input on improvements to current Official Plan; District of Timiskaming Social Services Administration Board: provides social housing, employment and emergency medical services; Timiskaming Health Unit; Ministry of Natural Resources (MNR): natural areas and wildlife and fish habitat, aggregate resources, lake trout lakes, policy recommendations; Ministry of Transportation (MTO): highway traffic data, policy recommendations; Ministry of Northern Development and Mines (MNDM): mineral resources, mineral extraction activities, mine hazards, policies and recommendations; Ministry of the Environment (MOE): environmental guidelines, policies and recommendations; Ministry of Culture (MCL): cultural heritage guidelines, policies and recommendations; Ontario Ministry of Agriculture, Food and Rural Affairs: Minimum Distance Separation (MDS) guidelines; Agriculture and Agri-Food Canada: soil surveys; School Boards: enrollment, statistics, trends; Other sources: public, history sources, businesses, current issues, etc; Statistics Canada compiles information received from national censuses every five-years and produces statistical information and profiles based on provinces, upper- and lower-tier municipalities, economic districts and census. This is one of the most useful tools for examining the demographics of a given community, particularly a small township like Larder Lake. We are able to look at the types of homes being built, the demographic profile of people living in the Township, the types of jobs people are working in and where, people s modes of transportation, and so on. It helps to demonstrate trends in the population in terms of the number of people living in the Township compared to five or ten years prior and the general aging of the population. Some information provided by Statistics Canada is rounded up or down in intervals of usually 5 or 10 for the protection, privacy and statistical purposes. This often makes it difficult to interpret data for communities or areas with small populations. File P February 11 th, 2009

8 The different ministries and agencies of the provincial government have useful resources available online or available to the Township for planning purposes. These maps, reports, studies and reference manuals help to show the locations, status, quality and importance of wetlands, fish habitat, endangered or threatened species, important and unique scientific areas, mineral and aggregate resources, heritage resources, old and existing mines, and social housing and medical services. This information provides a strong basis for preparing and reviewing the Official Plan. It helps the Township direct growth to or away from certain areas, make the best use of important natural resources, locate certain uses or infrastructure, and outline the framework for fair and efficient planning. In turn it provides for effective and strategic planning for tomorrow. 1.4 Historical Overview Communities are influenced by their history and heritage. Larder Lake is no different and it has a rich heritage to be proud of. Larder Lake was known as Tegusiewabi by the local aboriginals and was eventually renamed Lake Present by early explorers. The earliest findings of gold in Larder Lake occurred on July 31, 1906 at the northeast arm in McGarry by Edward Flynn of Dr. Robert Reddick s exploration team. As a result, the winter of 1906/1907 saw many prospectors staking claims around Larder Lake. Many of these stakes were disallowed due to a lack of conformity with provincial mining law. Just weeks after Reddick s discovery, seven gold companies were incorporated. One of the first people to claim stakes was a native chief by the name of Tonene. He claimed stakes at Tournenie and Bear Lakes. He eventually lost his Bear Lake claims in court over a dispute over is discovery posts. By the end of 1907, Larder Photograph by Greg Thompson City was home to over 50 buildings and 400 people. The town was described as having a thrifty appearance. Buildings in town included houses, a general store, restaurant, black smith shop, drug store, photograph gallery, bakery, hotel and saw mill. When the town was being laid out, it was anticipated that 3,000 people would live on 300 lots on 400 acres (161.9 ha). The town was planned and intended to be a high class municipality that would be second to none in northern Ontario. Five parks were incorporated into the plan and the waterfront was reserved for a railway. The first road to Larder City, as it was known at the time, was Wilson s Main Trail. It was the first capable of horse and wagon traffic. The Dane Highway served Larder Lake until Highway 66 was built in the File P February 11 th, 2009

9 In 1936 and 1937 the town experienced a population explosion. The Capitol Theatre, one of the largest in the north, was built in 1938 with 540 seats. Larder Lake was known as a wild town until 1937 when the Ontario Provincial Police opened a one-man detachment in town. Churches, banks and a telephone company eventually opened in the lat 1930s. The municipality eventually built a municipal water system in 1938 to serve most of the town with clean water to alleviate health problems that were arising. Photograph by Greg Thompson There was also another settlement in the Township in the first half of the 20 th century. Larder Lake Station first emerged in 1924 on the Nipissing Central Railroad (now part of the Ontario Northland Railway) 2 km northeast of the town of Larder Lake. The small community was built around the rail station. Larder Lake Station grew during the gold rush between 1926 and The population grew to 250 people and had hotels, stores and houses, and was home to two mining companies who eventually merged into one: Omega. As production at the mines disappeared in the late 1940s, so did the village and passenger rail service to the Township. Larder Lake Station became a ghost town. Today several abandoned and crumbling houses, street signs and the general store are found at Larder Lake Station. Today, the Township of Larder Lake is home to 735 residents, most of which live in the townsite on the shore of the largest lake in the Township. Forestry, recreational tourism and mineral exploration are the mainstay of the local economy. As exploration capabilities advance technologically and the baby boomers of Canada approach retirement, Larder Lake has the potential to attract new industries in the form of mining, retirement living and recreational enjoyment. File P February 11 th, 2009

10 2. Population, Demographics and Housing The Township of Larder Lake was home to 735 residents in 2006 according to Statistics Canada s 2006 Census of Canada. These include the young and seniors; aboriginals and nonaboriginals; the married and the single; francophones, anglophones and allophones; manufacturers, managers and teachers; and home owners and renters. It takes all of these people to make Larder Lake what it is today and what it will be in the future. 2.1 Population and Age Characteristics The population of the Township of Larder Lake has experienced a gradual decline in population over the last two decades. In 1991, the population stood at 1,030, however, it decreased by 28.6% to 735 people by That represents 1.9% per year or 20 persons per year on average. Between 2001 and 2006, the population declined by 7%, which is down from the 19.6% decrease experienced between 1996 and Between 2001 and 2006, the population declined by only 55 persons (11 per year), compared to between 1996 and 2001 when it declined by 192 persons (38 per year). By way of comparison, the Township of McGarry s population declined by 14.4% between 2001 and 2006, 7.5% in the Township of Chamberlain over the same time period, 4.3% in Kirkland Lake, and Gauthier s population increased by 3.9%. The populations of many northern communities in general have declined since the 1990s. The District of Timiskaming s population declined by 12% from 37,807 in 1996 to 33,283 in Figure 1 - Population Change (%), Table 1 shows that males outnumbered females in Larder Lake. In 2006, males represented 52.4% of the population, up from 49.5% in In 2006 in Timiskaming District and the province of Ontario, males only represented 49.4% and 48.8% respectively. File P February 11 th, 2009

11 Population Chart 1 - Population Trends in Select Northeastern Municipalities, (Source: Statistics Canada, 1996, 2001, 2006) 1,600 1,400 1,200 1, Year McGarry Gauthier Larder Lake Chamberlain Evanturel Charlton and Dack Armstrong Table 1 - Age and Population Characteristics of Larder Lake, Age Characteristics Total Male Female Total Male Female Total Male Female Total - All Persons to 4 years to 14 years to 19 years to 24 years to 44 years to 54 years to 64 years to 74 years to 84 years years and over Median age of the population % of population aged 15 and over Source: Statistics Canada, 1996, 2001, Chart 1 and Table 1 illustrate a familiar trend that is occurring in developed countries across Canada: the population is aging. Chart 1 illustrates where exactly within the age structure of the File P February 11 th, 2009

12 Number municipality the population declines occurred. It demonstrates that the population between 0 years of age and 44 years of age has declined substantially between 1996 and The population 44 years of age and younger declined by 265 persons or 45.7%. Whereas the population 45 years of age and older increased by 11.8%. During this decade, a total of 115 people disappeared from the 25 to 44 year age cohort, the primary working age cohort. These statistics demonstrate a major shift in the composition of the population. Not only do younger residents represent less of the population than they did in 1996 but there are also much fewer of them. For example, in 1996 there were 135 residents aged 5 to 14, by 2006 this has decreased by nearly half to only 70 residents. By comparison, there were 95 residents aged 55 to 64 in 1996, this increased to 150 by Comparing these two cohorts shows the significance of this shift as the bulk of the population gradually moves from the younger populations to the older ones. It is expected that younger age cohorts gradually replace those in the older age cohorts. However, do to outmigration of young adults and young families, the only cohorts that continue to experience gradual population increases are in the older cohorts where the residents are prepared to remain in the community. Chart 2 - Population Change, (Source: Statistics Canada, 1996, 2001, 2006) to 4 years 5 to 14 years 15 to 19 years 20 to 24 years 25 to 44 years 45 to 54 years Age to 64 years 65 to 74 years 75 to 84 years 85 years and over One of the end results of youth outmigration is a corresponding increase in the average age of the community. Larder Lakes median age increased from 38.4 in 1996 to 49.5 in This is compared to an increase from 35.8 years to 39 years in Ontario overall. As well, the percent of the population 15 years of age and older increased from 79.5% to 87.1% over the same time period. In fact, the percent of Larder Lake 15 years of age and older in 1996 was 0.5% lower than the province as a whole, however, in 2006, only 81.8% of Ontario s population is 15 years or older. This is characteristic of several northern communities. Therefore, the aging of the File P February 11 th, 2009

13 population is being experienced to a greater scale in communities like Larder Lake than in the province in general. It is interesting to note that the median age of the female population in 1996 was 4.1 years more than that of the male median age. By 2006 the median age of the female population increased but was 1.9 years less than that of the male population. This, compiled with the fact that the female population has declined more significantly than the male population over the ten-year period indicates that females are leaving Larder Lake at a faster rate than males. Figure 2 - Median Age in NE LHIN s Districts of Responsibility, 2006 (Source: Statistics Canada, 2006) The North East Local Health Integration Network (NE LHIN) is preparing to deal with the major demographic shift that is occurring and will continue to a greater degree. The NE LHIN is a not-for-profit organization that is responsible for planning, integrating and funding local health services from Nipissing and Parry Sound Districts, to Sault Ste Marie and Wawa, and north to the James Bay and Hudson Bay coasts. The organization has developed The Aging At Home Strategy to help communities manage the changes. The strategy is a $702 million investment over three years ( ) that will provide seniors and their caregivers with an integrated continuum of community-based services to enable them to stay healthy and live more instrumentally in their homes. The strategy involves a significant shift in emphasis away from long-term care home beds to providing a comprehensive mix of community-based services for seniors. In the NE LHIN, there were 561,882 residents in 2006, 91,842 (14.9%) of which were aged 65 years or older. NE LHIN and the Ministry of Finance predict a further increase of 39% in the population in this age cohort by 2016 (Ministry of Finance, 2008). In the NE LHIN, 65% of seniors live as part of a family, 4% live with relatives and 30% live alone. The NE LHIN s recognizes that there is a need for flexible and cost-efficient service capacity for seniors who wish to remain in their home and community as long as possible. NE LHIN will produce a service plan with the intention to provide affordable or subsidized supportive housing, expand community support services for healthy living, and create 24/7 support services in seniors residences and apartment buildings. The plan also looks to improve transportation options for inter-facility transfers and as a basic community support service. Furthermore, the plan proposes to enhance services related to programs for active and healthy lifestyles in isolated rural and urban communities in the north east and to facilitate linkages with social clubs and associations for seniors. NE LHIN has also identified a lack of supportive housing options and culturally appropriate long-term care homes and proposes to enhance home care, nursing services, personal support and medical transportation. There is also a lack of long-term care homes for File P February 11 th, 2009

14 both rural and urban long term care homes which will be addressed by the plan. The imminent aging of the population will be felt most profoundly in the health care sector. The Ministry of Health and Long-Term Care, the fourteen Local Health Integration Networks and many other health care and medical agencies in Ontario are making changes to legislation and plans to manage the shift accordingly and in the best interest of Ontarians. As Figures 2 and 3 illustrate, many communities in this part of Ontario in the NE LHIN have high average ages. The dark red in Figure 3 represents municipalities with median ages of 43 or higher. As described above, Larder Lakes median age in 2006 was 49.5, one of the highest in this area. The median age in Kirkland Lake in 2006 was 43.8, it was 46.7 in Chamberlain, 40.4 in Gauthier, 43.6 in Temiskaming Shores and 50.3 in McGarry (Statistics Canada, 2006). Figure 3- Median Age in Larder Lake and Surrounding Municipalities, 2006 (Source: Statistics Canada, 2006) 2.2 Aboriginal Population Ontario is home to a nearly a quarter-million people with an Aboriginal identity, a significant amount of which live in northern Ontario. Of the 1,805 residents of Timiskaming District who identified with at least one Aboriginal group in 2006, 35 lived in Larder Lake. 2.3 Immigration and Mobility The 2006 Census identified 10 people living in Larder Lake who immigrated to Canada from another county. All of these people moved to the Country prior to All 735 residents of the Township are Canadian citizens. Table 2 - Immigration and Mobility, 2006 Population Characteristic Larder Lake Timiskaming District Ontario Total population ,795 12,028,895 Non-immigrants ,420 8,512,020 Immigrants 10 1,340 3,398,725 Before ,195 1,884, to , to ,740 File P February 11 th, 2009

15 Population Characteristic Larder Timiskaming Lake District Ontario Non-permanent residents ,150 Total population 5 years and over ,430 11,354,360 Lived at the same address 5 years ago ,975 6,660,310 Changed address within Township* 70 4,645 2,542,885 Changed address from another municipality within Ontario* 140 5,245 1,398,660 Lived in a different province/territory 5 years ago ,785 Lived in a different country 5 years ago ,710 Source: Statistics Canada, 2006 * Lived within the same province or territory 5 years ago Most residents (555 or 75.5%) of Larder Lake living in the Township in 2006 also lived there in A total of 155 people moved into Larder Lake between 2001 and 2006, most of them from elsewhere in Ontario. A total of 15 people moved to the Township from another part of Canada. 2.4 Households Between 2001 and 2006, the population of Larder Lake declined by 55 persons and the number of households in the Township declined by 20. Notwithstanding this, the number of households containing a couple with no children increased. All other types of households remained constant or experienced a decline. The most substantial decline occurred in the number of households containing a couple. In Timiskaming District overall, there were 360 less households containing a couple in 2006 than The average household size in each of Larder Lake, Timiskaming District and Ontario declined slightly between 2001 and This is in large part due to the social changes in household composition. Fewer individuals are opting to marry or remain married and couples are having fewer children in general. Table 3 - Household Characteristics, Household Year Characteristics Total private households Households containing a couple with children* Households containing a couple without children* One-person households Other household types** Average household size Source: Statistics Canada * Married or common-law Larder Lake Timiskaming District Ontario ,170 4,219, ,230 4,555, ,990 1,376, ,630 1,420, ,560 1,179, ,845 1,288, , , ,070 1,104, , , , , File P February 11 th, 2009

16 Household Larder Timiskaming Year Ontario Characteristics Lake District ** Includes multiple-family households, lone-parent family households and nonfamily households other than one-person households. 2.5 Dwelling Characteristics Despite a decline in the Township s population between 2001 and 2006, the total number of private dwellings increased by 59 whereas the total number of dwellings decreased by 302 in the District. This includes, however, seasonal dwellings whose owners do not contribute to the total Township population or to the stock of private dwellings occupied by usual (year-round) residents. The number of seasonal dwellings increased in the Township by 20. The District did experience a slight increase in the number of homes occupied by year-round residents but also lost 367 seasonal dwellings overall. In 1996, two-thirds of all residents of Larder Lake lived in a home owned by its occupants (66.7%). By 2006, this figure increased to 90%. Alternatively, one-third of residents rented their dwelling units in 1996 (33.3%), whereas only 10% rented in In Ontario, the percent of Ontarioans living in a home owned by its occupants increased from 64.3% to only 71.1%. The increase in the home ownership rate of Larder Lake has far outpaced that of the province. Part of the reason that so many homes in the Township are owned is because the vast majority are single detached dwellings (houses). Such dwellings are typically owned by their occupants rather than rented in Ontario. In Larder Lake, 92.9% of dwellings are single houses. This is much higher than the ratio found in Timiskaming District or the province as a whole. Single detached dwellings dominate the housing stock along the Highway 66 corridor. In McGarry, 90.8% of dwellings are single detached dwellings, 100% of dwellings in Gauthier are single detached dwellings, and 63.2% are single detached dwellings in Kirkland Lake. Those who do not live in a single detached dwelling in Larder Lake live in an apartment building with fewer than 5 storeys. There are no townhouses, row houses or single detached dwellings in the municipality. This demonstrates the limited choice of housing types in the Township and can also reflect the affordability of homes in the community. Table 4 - Dwelling Characteristics Dwelling Characteristic Total private dwellings Total private dwellings occupied by usual residents Year Larder Lake Timiskaming District Ontario ,852 4,556, ,550 4,972, ,924, ,170 4,219, ,235 4,555,025 File P February 11 th, 2009

17 Dwelling Characteristic Owned Year Larder Lake Timiskaming District Ontario % % % 74.1% 54.9% % 75.3% 71.1% % % Rented % 25.8% 45.1% % 24.6% 28.9% Single detached houses 92.9% 78.6% 56.1% Semi-detached houses 0.0% 1.5% 5.7% Row houses 0.0% 1.1% 7.9% 2006 Apartments, duplex 0.0% 4.4% 3.4% Apartments in buildings with fewer than 5 storeys 7.1% 12.2% 10.8% Average value of owned dwelling 2001 $49,541 $87,314 $199, $61,616 $105,411 $297,479 Number of dwellings constructed before 1986* ,370 3,124,010 Number of dwellings constructed between 1986 and 2006* 40 1,860 1,431,020 Source: Statistics Canada, 1996, 2001, 2006 *: private dwellings occupied by usual residents Note: Figures in percentages are based on 'Total private dwellings occupied by usual residents' as denominator, rather than 'Total private dwellings' Most dwellings (88.6%) in Larder Lake were built before The average value of owned dwellings in the Township increased by 24.4% or $12,075 between 2001 and By way of comparison, the average value of dwellings in McGarry declined by 42.1%, and the value of dwellings in Kirkland Lake, Gauthier, Timiskaming District and Ontario increased by 19.2%, 150%, 20.7% and 48.8% respectively. Housing prices in Timiskaming District remain well below the provincial average. In general, dwellings in communities along Highway 66 are below the average of the District. The District of Timiskaming Social Services Administration Board (DTSSAB) is responsible for the provision of social housing in the District. DTSSAB provides a total of 486 dwelling units across the District in several communities. There are 20 one-bedroom units located in 99 Thompson Street at the south end of the Town of Larder Lake. There are an additional 200 units in Kirkland Lake in apartment buildings, townhouses and houses. File P February 11 th, 2009

18 Population Demographic and Housing Implications The District of Timiskaming s population has been declining for over a decade and the Ontario Ministry of Finance predicts this to continue for the next two decades. In 2007 the population stood at 33,540. According to the Ministry, this will drop to 29,850 by 2031 for a total decline of 11% or 3,690 (0.45% per year or 154 persons per year). Figure 4 - Ontario Ministry of Finance s Population Projection for the District of Timiskaming (Source: Ministry of Finance, 2008) 34,000 33,000 32,000 31,000 30,000 29,000 28, Year The prospects for the Township of Larder Lake s population to remain constant or increase exist due to improved technology for mineral exploration and the potential employment benefits that will come with the development of new mines. Population changes may be impacted by other economic development initiatives such as strategies for tourism development, business retention and planning for a retirement community. Based on current trends and the Ministry of Finance s projections, it is expected that the Township will experience between 0% and 5.3% population increase over the course of the next twenty years. This translates into a population between 735 and 774 by 2028, the population range for which the Township s Official Plan should be planning for. The low projection is based on a zero percent net population growth over the next twenty years. This is dependent on the replacement of out-migrating residents with new residents, either through immigration or natural replacement. The high population projection is based on a gradual and modest growth of 0.24% per year on average (2006 to 2028) or 1.6 persons per year. These population growth projections will require between 0 and 19 new residential dwelling units over the twenty-year time period based on an average household size of 2.1 persons. Circumstances and populations change over the course of only five years which is why the Provincial Policy Statement encourages municipalities to plan for a File P February 11 th, 2009

19 Population / Housing Units twenty-year horizon with reviews of the Plan ever five years. With regular reviews, the Township will be able to monitor its population change in light of its growth management and economic development policies. Table 5 - Population and Housing Projections for Larder Lake Year Historic Population Low Population Projection High Population Projection Historic Housing Low Population Projection Required Housing High Population Projection Required Housing , Chart 3 - Population and Housing Projections for Larder Lake 1,200 1, Year Historical Population Low Population Projection High Population Projection Historic Housing Low Population Projection Required Housing High Population Projection Required Housing 2.6 Place of Work and Mode of Transportation In 2006 there were 255 residents of Larder Lake aged 15 years and older. Of this total, 210 worked at a usual place everyday. Of the remaining, 10 worked at home and 40 had no fixed workplace address (example includes construction workers). Of those who had a usual location of work, most (130) worked within Timiskaming District but in another municipality, most likely Kirkland Lake due to its close proximity and its role as the employment and business File P February 11 th, 2009

20 centre of the region. Only 55 people lived and worked in Larder Lake. The balance (15) worked in another District, most likely Cochrane. Figure 5 - Population Using a Sustainable Mode of Transportation to Work, 2006 (Source: Statistics Canada, 2006) The most popular mode of transportation to work in Ontario is the personal automobile (car, truck or van). In Ontario, 79.2% of the total employed labour force 15 years of age and older with a usual place of work or no fixed workplace address travel to work in a car, truck or van as either the driver or the passenger. In Larder Lake, there are 250 residents in the labour force 15 years of age and over with a usual place of work or no fixed workplace address. Of this, 175 travel to work in personal vehicle, 150 of which travel by themselves. Only 25 travel as a passenger to work. Forty people walk or bicycle to work, and another 10 use another mode such as a taxi. 2.7 Occupations, Industries and Income The people of Larder Lake are employed in a variety of occupations and industries. In 2006 there were 280 people in the experienced labour force aged 15 years and older. This is down from 325 only five years prior. The occupation categories most popular among Larder Lake residents are business, finance and administration, primary industry occupations, and trade, transport and equipment operator occupations. However, the number of people employed in the latter occupation decreased by more than half. Seventy people were employed in the sales and service occupations in 2001, by 2006 this number dropped to 35. An occupation describes the type of job a person does. Industry refers to the sector of the economy an employer is a part of. In Larder Lake, resource-based industries employ the most residents (70). Resource-based industries in Larder Lake include forestry and mineral exploration and extraction. Major employers include Cheminis Lumber and Katrine Explorations. Table 6 - Employment and Economic Characteristics, Larder Employment Characteristic Year Lake Total experienced labour force 15 years & over Timiskaming District Ontario ,735 5,992, ,820 6,473,735 File P February 11 th, 2009

21 Employment Characteristic Year Larder Lake Timiskaming District Ontario Occupation Management 20 1, ,485 Business, finance & admin 50 2,420 1,204,490 Natural & applied sciences & related ,930 Health ,690 Social science, education, government services & religion 25 1, ,385 Art, culture, recreation & sport ,980 Sales & service 35 3,780 1,522,820 Trade, transport & equipment operators and related 40 3, ,250 Unique to primary industry 45 1, ,085 Unique to processing, 2006 manufacturing & utilities ,610 Industry Agriculture & other resourcebased 70 2, ,000 Construction 10 1, ,775 Manufacturing 10 1, ,670 Wholesale trade ,465 Retail trade 30 1, ,235 Finance & real estate ,610 Health care & social services 20 2, ,740 Educational services 30 1, ,485 Business services 30 2,365 1,274,345 Other services 60 3,055 1,209,390 Unemployment Rate % 10.0% 6.1% % 8.2% 6.4% Median income - persons 15 years and 2001 $21,381 $17,972 $24,816 over * 2006 $22,349 $22,541 $27,258 Source: Statistics Canada, 2001, 2006 * For persons with income The unemployment rate in Ontario increased from 6.1% in 2001 to 6.4% in By way of comparison, in Timiskaming District it declined from 10% to 8.2%, but in Larder Lake the decrease was more substantial, from 19.7% to 13.3%. The applicability of these unemployment figures today in 2009 is relatively diminutive due to recent economic problems in Canada and internationally. The median income of the labour force increased in all three categories. Notwithstanding these census statistics, as of the end of January, 2009, due to the current economic troubles in Canada, the unemployment rate of Ontario stood at 8.0% which is up from 7.2% only one month prior in December of It is likely that the unemployment rate in both Larder Lake and Timiskaming District has risen beyond what is shown on Table 6 since the 2006 census. File P February 11 th, 2009

22 The District of Temiskaming Social Services Administration Board runs an Ontario Works Program. The Ontario Works Program provides financial and employment assistance to people in temporary financial need. People receiving assistance through the program participate in a wide range of employment assistance activities, which help them prepare for, find and keep a job. Home based businesses (also referred to as home occupations or home industries) are increasing in popularity in Canada due to the many potential benefits. They provide a means for individuals to work for themselves and/or work from home. Increased communications and technological capabilities make this much more feasible. The Township s current Official Plan permits home occupations in the Residential land use designation which represents the majority of the Townsite. They are only permitted where they do not alter the residential character of the area and if they do not create excessive noise, odour or traffic. The policies should be strengthened to provide for implementation in the zoning by-law. The zoning by-law should eventually control the types of home based businesses that can and cannot occur and where they can and cannot occur, the placement and size of signs, the amount of floor space permitted to be used as part of a home based business, the placement of outdoor storage and whether those not domiciled on the property are permitted to be employed in the business. The general intent is to maintain the residential character of the community and nullify any potential impacts on neighbouring property owners while providing for local economic growth. File P February 11 th, 2009

23 Number of Permits 3. Development and Building Activity 3.1 Building Permit Activity Building permits are issued for the erection and demolition of dwellings, buildings, accessory buildings, decks, pools, fences, and for additions and renovations, just to name a few. Building permit data can illustrate the level of construction activity that has taken place in a municipality as well as the amount of new housing starts. Between 2002 and 2008, a total of 107 building permits were issued in Larder Lake. Most of these (55) were for additions, renovations or decks. Another 31 were for accessory buildings. There were only 6 permits issued for the construction of new dwellings over the six-year period, only 3 of which were for year-round residences. There were also 6 permits issued for camps and hunt camps, however, the Township suspects that more hunt camps are being built without proper approvals. Chart 4 illustrates the nature of the building activity in Larder Lake. Chart 4 - Building Permit Activity, (Source: Township of Larder Lake) Year New Dwelling New Seasonal Dwelling Hunt Camp/Camp Addition/Renovations/Deck/Etc Install Basement Accessory Building Misc. File P February 11 th, 2009

24 Number of Consents for New Lots 3.2 New Lot Creation Activity Consent for severances is the most popular form of land division and development in rural areas in Ontario and small towns. Under section 52 of the Planning Act, a land owner may receive a consent from the approval authority to divide their land into several separate lots so long as the approval authority considers it appropriate to proceed by consent rather than a plan of subdivision process. In the case of Larder Lake, the Township is the approval authority for consents and the Ministry of Municipal Affairs is the approval authority for subdivisions and condominiums. Consents are also issued for lot additions and rights-of-way, however, the predominate type of consent applied for is for severances (creation of a lot). Within the Townsite on individual lots, consents should continue to dominate so as to allow for infilling and intensification in the Townsite. However, on the periphery of the Town, development should proceed by plan of subdivision. This allows proposed development to make more efficient use of land and gives the municipality the opportunity to require technical studies and the provision of infrastructure and services from the proponent. Between 2005 and 2007, the Township granted a total of 21 consents, 17 of which were for the creation of new lots. The year 2006 saw the most new lots created with 8. Traditionally most new lots are created in the geographic township of McVittie outside of the Townsite. Over the three year period, only one new lot was created in the Townsite. Chart 5 - New Lot Creation Activity in Larder Lake, (Source: Township of Larder Lake) Year Larder Lake Townsite McVittie Hearst Skead File P February 11 th, 2009

25 Land Development Implications for the Official Plan Growth and development has occurred in the Townsite on existing vacant lots of record. Land division by consent will continue as the predominant form of land division for land development in Larder Lake. Consent activity has the benefit of limiting the scale of development, notably in the rural area and also providing for the rounding out of the built form in the Townsite. The Township s current Official Plan prefers land division by means of plans of subdivision, however, this has not been case in the Township. The Plan also sets out consent criteria and is used to evaluate consent applications submitted to the Township. In general, the Plan provides clear direction in the review of applications. However, modest changes are required to provide clearer direction on some policies: Hazardous Features The consent criteria should include modern standards for recognizing and evaluating hazardous features such as flooding and mine hazards. These are discussed in further details in Section 8, Public Health and Safety, of this Community Profile. Traffic Hazards The wording regarding traffic issues resultant from new development should be altered so that it would be interpreted to read that no traffic hazards should result from the creation of a lot. Where necessary, a Traffic Impact Study should be required. Road Frontage The Plan permits seasonal waterfront development to front onto private roads. The Plan should, however, require that the private road be deemed to be safe from a traffic access and emergency vehicle access standard. The Plan should also encourage infilling on existing private roads rather than extensions to them. Land Use Compatibility The consent policies should also refer to setbacks from incompatible land uses such as the exfiltration lagoon, the landfill site, industrial activities and existing mines, pits and quarries. File P February 11 th, 2009

26 4. Land Supply and Future Development Within a municipality there are various types of property owners including private individuals, companies, organizations, government agencies, the municipality, and the Crown (province of Ontario). According to the 2008 Assessment Roll for the Township of Larder Lake, there are a total of 812 vacant lots in the Township. A total of 240 vacant lots are located in the townsite. The population of Larder Lake never reached the originally planned population. Furthermore, the population that did accumulate decreased over the last several decades. As a result, there remains many vacant lots in the townsite as well as large tracts of undeveloped land around the periphery of the community. The reasons as to why these properties are presently vacant are. Land remains vacant in the townsite and in the rural area of the municipality for many reasons, some of which include: o Land is used for recreational purposes, o Building has been demolished, o Zoning does not permit owner to do with at as they wish, o Land is used for trailers on weekends/holidays, o There are plans in the works, o Owners are waiting to retire before building dwelling, o Property is for sale, o Land is not suitable to build on, o Property may be part of a larger land holding and the owner of the lands has their dwelling on another adjacent lot, o No interest in building on land, o Etc 4.1 Townsite Development There are dozens of vacant lots distributed across the townsite. Most of these lots (203) are potential residential building lots that are adequately dimensioned to accommodate a low density residential building (e.g. single detached or semi-detached). In several cases, lots may need to be merged in order to make a single viable building lot (e.g. insufficient frontages, inappropriate terrain). In other cases lots are quite large and can be divided into upwards of 15 building lots. The majority of the 240 vacant lots in the townsite are capable of being serviced with municipal water and sewer without any extensions to the network. Of this total, 35 vacant lots front onto Highway 66 west of Godfrey Street and on Godfrey Street south of Highway 66. These two streets are the town s commercial corridors. As the main settlement area of the Township, the Larder Lake townsite is where new residential and commercial growth is to be directed to and promoted. The Provincial Policy Statement requires that in the settlement area, the land use pattern should efficiently use land and resources, make efficient and appropriate use of existing and planned infrastructure and public facilities, and promote energy efficiency. In order to facilitate this, intensification and redevelopment should take place on existing vacant lots in the townsite and through the reuse of existing buildings. File P February 11 th, 2009

27 Table 7 - Residential Potential in Larder Lake Townsite Larder Lake Townsite Vacant Lots 240 Serviceable Lots 230 Viable Building Lots 160 Additional Downtown 2nd Storey Apts 30 New Dwelling Units from Building Reuse 10 Potential New Dwelling Units 200 Potential New Residents * 420 * Based on an average household size of 2.1 persons There have been challenges in the townsite in dealing with existing undersized lots with lot frontages and/or lot areas below the minimum required in the Township s Zoning By-law. In many cases, the frontages of lots are less than 15 m (49.2 ft) and unsuitable for building on due to the original subdivision pattern. Many lots have dimensions of m (33 ft) of frontage and m (99 ft) of depth, totaling m 2 (3,267.5 ft 2 ). The existing Zoning By-law currently includes a statement to the effect that undersized lots that existed at the time of passing of the by-law can be utilized for a permitted use where all other requirements of the by-law are met. This section should include an absolute minimum lot frontage and lot area that is allowable below the stated lot frontage and area so that the standard required frontage and area required in the by-law is not deviated from substantially while still recognizing the existence of reasonably sized small lots. It should have the effect of permitting existing lots with lot frontages and/or areas of 75% of the required dimension to be utilized for a permitted use. The by-law requires a minimum lot area of 600 m 2 (6,458.3 ft 2 ) and a minimum lot frontage of 20 m (65.6 ft) for single detached and semi-detached dwellings in the townsite. Therefore, lots that have a lot area of at least 450 m 2 (4,843.8 ft 2 ) and/or 15 m (49.2 ft) and meet all other requirements of the bylaw can be built upon. This would also mean that a minor variance would continue to not be necessary under section 45 of the Planning Act if the lot has, for example, a frontage of 18 m whereas the by-law requires 20 m. Where a lot is still below the absolute minimum lot size (less than 75% of the required frontage and/or area), it would not be able to be utilized for a use that is permitted in the zone unless additional land is added to it through a consent for a lot addition or part-lot control. The Official Plan, however, will require that proposed new lots in the townsite must have the required lot area and frontage. The purpose of a minimum lot size and frontage is to facilitate proper and aesthetic development in the community. Undersized building lots pose a disruption of that desired building pattern. The minimum frontage and area requirements also help separate dwellings for health and safety reasons. The Official Plan and Zoning By-law should be updated to include policies and standards for mandating a more suitable lot frontage. This would facilitate the consolidation of adjoining lots in order to meet the zoning standard and create a more appropriate lotting pattern in the townsite. Where a building already exists on an undersized lot it attains legal non-conforming status. The Killarney subdivision west of the Larder Lake townsite has many vacant lots with lot frontages ranging from 12.2 m (40 ft) to 24.2 m (80 ft). This community is not serviced with File P February 11 th, 2009

28 municipal water and sewer services and must use individual on-site services. Properties using individual sewage systems usually require lot frontages and areas in the order of, at the very least, 46 m (150.9 ft) and 0.4 ha (1 ac) respectively in order to be approved for the installation of a septic system by the Health Unit since it provides more land area to (a) find a suitable envelope for a septic tile bed, (b) install a well at the minimum required distance from the tile field, and (c) erect a dwelling. Since the lands require on-site services, this community should be placed in the Rural Area/Natural Resource Area land use designation and the corresponding zone where larger dimensions are required This will require two or more lots be consolidated in order to make a usable building lot. Taking into consideration the size and dimensions of many of the lots, there are 160 viable vacant building lots. There are another 45 lots that could be subdivided from large vacant lots along Manitoba Street, however, servicing of these lots is not currently possible. It is likely that if the existing vacant lots were to be utilized, single detached dwellings would be constructed on them. Therefore, based on an average household size of 2.1 persons, there is enough available land in the townsite to accommodate, at a minimum, an additional 160 dwelling units and 336 residents simply through infilling on existing vacant residential lots. There is also the opportunity to add up to another 30 dwelling units above commercial uses on Godfrey Street, which could accommodate 63 residents. Furthermore, the reuse of existing underutilized or vacant buildings can provide additional residential or commercial units. A good example is the two-storey, abandoned separate school building on Ontario Street south of 2 nd Avenue which can be redeveloped as a mixed-use building or an apartment building. Therefore, approximately 198 serviceable dwelling units can be added to the townsite s housing stock. This translates into 416 new residents which far exceeds the townsite s expected growth over two decades. The Provincial Policy Statement (PPS) requires that municipalities, through land use planning, ensure that enough land is available through intensification and redevelopment to accommodate projected residential growth over a twenty-year time period. Consequently, the settlement area boundaries delineating the townsite in the Official Plan should only include the primary townsite area and should not include lands adjacent to the townsite to the west or to the south. There is sufficient land area within the townsite to accommodate new residential and commercial growth without expanding outward. As such, the existing municipal infrastructure will not have to be extended beyond existing service limits to provide water, sewage or roads to new growth. 4.2 Housing All vacant lands suitable for residential intensification discussed above is located within the townsite and will be suitably designated and zoned in the Official Plan and zoning by-law respectively for residential development. The PPS requires that a minimum of a three-year File P February 11 th, 2009

29 supply of residential units be made available through lands appropriately identified to accommodate projected growth. According to the population projections discussed in Section 2 of this Community Profile, by 2011 and 2016, between 0 and 7 additional residents respectively will be living in Larder Lake, which will require an addition 0 to 4 new dwelling units. As described above, there is sufficient land in the townsite for new residences to meet demand. In the Township, 92.9% of all dwellings are single detached houses. Only 7.1% of dwellings are in apartment buildings. Most of these units would be located in the two-storey apartment building run by Timiskaming Social Services. The balance would be apartment units on second floors of mixed-use buildings or basement apartments in houses. All rural residential development is in the form of single detached dwellings which would contribute to the total percentage of dwellings in the Township. Therefore, single detached dwellings would represent less than 90% in the urban area. The Provincial Policy Statement encourages residential development to have a mix of densities and housing types. New residential development in the Township will most likely continue to be low density, however, the Plan should promote a variety of dwelling types so as to provide a diversity of housing options and prices in Larder Lake. The Official Plan should aim for 75% of new residential development to be low density and 25% medium density. Low density dwellings take the form of single detached and semidetached dwellings. Encouragement of semi-detached dwellings will help diversify even the low density housing market in the urban area. Medium density housing types can take the form of duplexes, row or townhouses, and apartment buildings with only two or three floors. Apartments above commercial uses represents medium density development. Therefore, through the reuse of existing vacant lots in the residential areas of the townsite and infilling with mixed use buildings on Godfrey Street, the Township can achieve these density targets. The Official Plan should direct between 90% and 95% of all new year-round residential development to the urban townsite where municipal servicing is available and land is used more efficiently. The remaining 5% to 10% should occur in the Killarney residential area west of the primary urban area and to the south of the townsite on Carter Crescent. Where residential development occurs in these latter communities, they should be low density and be adequately serviced with services. Lot sizes and frontages should be appropriate for allowing on-site water and sewage servicing except those lots serviced with municipal water on Carter Crescent. 4.3 Downtown As described above, there is sufficient land area available along Godfrey Street to accommodate new commercial growth. There are also several existing buildings that can house new uses. Commercial activities that are encouraged to occur on Godfrey Street include a mix of activities, including retail sales, offices and services, eateries, banks, bakeries, galleries, overnight accommodation, institutional uses, halls and theatres. Where uses such as these are found along the same street they provides for a vitality along the street and strengthens its role as the core of the community. It also helps attract further investment and diversifies the local economy. Godfrey Street has traditionally been the downtown of Larder Lake and should continue to be. This assorted mix of activities once was present on Godfrey Street but has declined as a result of the loss of major employers and population in the Township. A prime example is the loss of the Capitol Theatre at the corner of Godfrey Street and Government Road. File P February 11 th, 2009

30 Apartments and offices above ground level should be encouraged by the Official Plan. Such apartments make for affordable dwelling units, which are encouraged by the Provincial Policy Statement. They also add to the diversity of uses found on the main street. Apartments such as these promote energy efficiency by reducing the number of vehicular trips required for visiting the doctor, attending a meeting at the hall or purchasing everyday goods like groceries. The current Official Plan recognizes the importance of the Downtown area and promotes its function as the prime business area of the community. The policies encourage redevelopment and improvements to the buildings and infrastructure on Godfrey Street to make it an appealing environment for businesses. The policies of this section should be strengthened to promote a wide variety of possible uses along this artery and to advertise the potential of the street. Important planning principles that development should be cognizant of include parking, viewscapes southerly towards the lake and the waterfront area, façade improvements of buildings, and pedestrian mobility. The Official Plan should include community improvement policies to enable the Township to implement a Community Improvement Plan (CIP) that encourages redevelopment or improvements to existing buildings, particularly facades. A CIP would allow the municipality to consider providing grants or loans to eligible property owners looking to improve properties in the downtown. The Official Plan should include the downtown area, the highway commercial lands along Government Road west of Godfrey Street and the industrial lands west of Manitoba Street. This will give the Township flexibility in facilitating improvements to different business areas in the townsite. 4.4 Employment Lands The Township has identified lands on the north side of Highway 66 between Manitoba Street and Killarney Avenue as an area where it would like to direct and promote industrial-type development. Although the Town of Kirkland Lake is an important centre for employment for Larder Lake residents, it is prudent to designate an area in the Township that is to be utilized for employment uses so as to provide for local employment opportunities. The current Official Plan permits development to occur in the aforementioned area in the form of light industrial uses such as warehouses or industrial uses whose operations are generally of a manufacturing, assembly, repair, storage or wholesaling nature. Some lands in this area have been developed for industrial purposes. Heavy industrial uses and other industrial uses related to natural resource development will be directed to the rural area as they have the potential to be offensive to neighbouring uses in the form of noise, odour and dust. Secondary uses should be permitted in this designation where they are accessory or incidental to the activities and operations of the primary use. The Official Plan should continue to require that they compliment the functional requirements of the primary industry and not be intended for an alternative or dissimilar function. Secondary uses on the same property should proceed by a zoning by-law amendment where it complies with the Official Plan. The Plan currently permits residential uses for caretakers, watchmen and others whose jobs makes it necessary for them to live in the industrial area. This should be permitted by the Plan but should require a rezoning to permit such an additional use so that concerns relating to the mixing of a residence within an industrial area can File P February 11 th, 2009

31 be evaluated with regards to health and safety considerations. This is so that each case is dealt with on a case-by-case basis. The Plan should limit potential accessory residences to one dwelling unit. Site plan control should be mandatory for all industrial developments in the identified industrial area and in the rural area, as well as for secondary uses and accessory residences, so as to identify the placement of buildings and structures, parking, loading, servicing, entrances and exits, and other relevant siting concerns. Certificates of Approval from the Ministry of the Environment may be required for industrial proposals. Although the industrial area will be identified as the primary employment area, businesses along Godfrey Street and Government Road in the townsite will continue to be important employers. Designating the lands in this part of the township as the Downtown will also facilitate mixed use buildings that would provide employment opportunities on the ground level floor. Home based businesses also provide opportunities for local employment Industrial Controls The Ministry of the Environment s (MOE) Guideline D-6, Compatibility Between Industrial Facilities and Sensitive Land Uses, is intended to be applied in the land use planning process to prevent or minimize land use problems due to the encroachment of sensitive and industrial lands uses on one another. This guideline defines Class I, II and III industrial facilities. According to the definitions, only Class I and II uses would be permitted in the industrial area adjacent the townsite as these two types do not include large scale manufacturing or processing facilities, frequent outputs of major annoyance and high probability of fugitive emissions. The potential influence area where adverse effects are expected to occur around a Class I facility is 70 m (230 ft), a Class II facility is 300 m (984.3 ft) and a Class III facility is 1,000 m (0.62 mi). The actual influence area can vary depending on the actual proposed use, and it can be reduced depending on the level of buffering, mitigation and industrial controls implemented as part of the development. Studies can be required of the Township to demonstrate that the reduced influence area is acceptable. Such studies include noise, dust and odour studies. However, no incompatible development may occur within 20 m (65.6 ft) of the property line of a Class I facility, 70 m (230 ft) of a Class II facility, and 300 m (984.3 ft) of a Class III facility. In cases where proposed industrial development cannot achieve the required separation distances and influence area distances where the development is a redevelopment of an existing industrial use or infilling in an urban area, MOE recommends that the zoning of the lands should permit only the proposed new use and a use specific feasibility analysis should be submitted. The analysis would look at the overall feasibility of the proposal from a land use compatibility perspective, should be based on the anticipated adverse effects from the specific industry, and the effectiveness of proposed mitigative measures to lessen impacts on sensitive land uses. For example, if a Class II industrial use was proposed at the west end of the industrial area on Highway 66, it may not be 300 m (984.3 ft) from the Killarney residential area. Therefore, a feasibility analysis would be required of the proponent to demonstrate that there will be not adverse effects on the residential area through buffering and mitigative measures. This MOE guideline also applies to proposed new sensitive land uses (e.g. residential subdivision) within the influence area of industrial facilities. Such studies and assessments may be required by MOE for Certificates of Approval. File P February 11 th, 2009

32 Land Supply Implications for the Official Plan The land supply should be adequate to meet growth and development projections for the 20-year time period for all land use categories. Currently there is an adequate supply within the townsite for all urban land uses without the need for an adjustment to the urban settlement area boundary. Planning for a predominately low density housing stock should continue but provision for other housing types is essential for a changing demographic. Projected housing needs can almost be entirely met through intensification. The land supply for commercial development could be coupled with community improvement to make the downtown and Highway 66 corridor a vibrant and prosperous area while the land supply for industrial development should ensure compatibility with surrounding land uses. File P February 11 th, 2009

33 5. Public Service and Facilities 5.1 Educational Facilities The Township of Larder Lake is served by four school boards: the District School Board of Ontario North East, the Northeastern Catholic District School Board, the Conseil scolaire de district du Nord-Est de l Ontario, and the Conseil scolaire de district catholique des Grandes Rivières. The closest school is Ecole Catholique St.-Louis located in Virginiatown and operated by Conseil scolaire de district catholique des Grandes Rivières. The school educates students from maternal to grade 6. The closest French catholic high school for students to attend is Ecole Catholique Jean-Vanier in Kirkland Lake, 27 km to the west. Students who attend English public school travel to Kirkland Lake. The District School Board Ontario North East operates 38 schools and 3 alternate education centres. There are three schools in Kirkland Lake. Central Public School, originally established in 1916, now enrolled 198 students from junior kindergarten to grade 6 in the school year. Central PS has a capacity of 282 students. The school also offers a French immersion program for students in junior kindergarten to grade 2. The second elementary school is Federal Public School which enrolled 210 students from junior kindergarten to grade 6 in the school year, up from 199 the year prior. The school has a capacity of 237 students. Enrollment at Federal Public School has been on the rise over the last four school years. High school students attend Kirkland Lake District Composite School (KLDCS) which enrolls students from grade 7 to 12. This school replaced Kirkland Lake Collegiate and Vocational Institute and King George Public School in In , 769 students attended KLDCS, down from 800 in According to the school board, enrollment has been in decline for the most part and therefore there are no concerns regarding schools being at capacity. Recent closures include Larder Lake Public School (2006) which once educated students between junior kindergarten to grade 8, and Swastika Public School (2007) which educated students between grades 1 and 6. Enrollments at both school were on a steady decline. The Northeastern Catholic District School Board provides English catholic education to students in northeastern Ontario through 13 schools. The board operates two catholic schools in Kirkland Lake. St. Jerome School enrolls approximately 155 students from junior kindergarten to grade 3 and offers a French emersion program. Sacred Heart Catholic School, established in 1962, enrolls students from grade 4 to 8 and also offers a French immersion program. The board does not operate any english Catholic secondary schools in Kirkland Lake. The only secondary school run by the board is O Gorman High School in Timmins. Conseil scolaire de district du Nord-Est de l Ontario, northeastern Ontario s french public school board, does not operate any school in the vicinity of Larder Lake. The closest school is École élémentaire publique des Navigateurs in New Liskeard, 80 km (50 mi) away. File P February 11 th, 2009

34 School busing is provided to three of the four school boards by the North East Tri-Board Student Transportation service. Only the Conseil scolaire de district catholique des Grandes Rivières is not a member of the service but runs its own bussing service. Students in Larder Lake attending schools in Kirkland Lake will typically travel by school bus. The Township runs the Larder Lake Public Library located at the intersection of Godfrey Street and 3 rd Avenue. The library is open three days a week in the summer and four days during the rest of the year. The library provides computers, internet access, printing services and children s programs. 5.2 Parks and Recreation There are several local community parks throughout the urban townsite. These public parks provide children s play structures like swings, monkey bars and slides, as well as benches, and open space. The public beach includes these features plus a foot trail, a covered pavilion and a beach area. This waterfront area has been extremely important for the community in terms of local and tourist recreation. The marina provides docking facilities for boaters and the public beach area offers a leisure area to relax and enjoy the day, swim in the lake, have a picnic, or play on the equipment or in the field.. On 6 th Avenue between Ontario Street and Manitoba Street is the Township s Recreation Centre which includes outdoor sports fields. Directly adjacent to the centre is a former Larder Lake Public School which was closed in The Township is considering replacing both the school and the recreation centre with a single building that includes the municipal office, the library and a recreation centre with a gymnasium, youth centre and senior s room. Plans include making the new building a green building which would include several energy saving features to make it environmentally-friendly. Larder River Waterway Provincial Park is free to access and does not include any park facilities. The park is inviting of canoeing, fishing, hiking and swimming. The endless amount of Crown Land and lakes in the Township also provides for limitless outdoor recreational opportunities. The beautiful landscape provides for excellent nature appreciation and encounters with the wild Marina The Township operates one marina on the shores of Larder Lake in the townsite at the intersection of 9 th Avenue and Commissioners Street at the south end of the public beach. The marina, built in the 1980s, has a public launch. The marina has fifteen boat slips and every summer all slips filled. The Township is planning on installing an additional eight slips, four File P February 11 th, 2009

35 attached to the shore and another four along the north side of the main rock-fill pier. The Township hopes to have these installed by This marina helps give Larder Lake its reputation as a recreational destination. People come to the town to fish and relax on the water and are able to use public facilities to do so. This brings with it excellent economic opportunities for the local economy Raven Beach Park Raven Beach Park, although quite close to the townsite, has a natural setting east of town on Northwest Bay in Larder Lake. The Townshipowned park provides camp sites during the summer months for visitors. Its ideal location allows for the enjoyment of the campsite and natural setting, and allows for quick and easy access to the town s urban amenities. The park includes over sixty campsites, a beach, recreational trails, a boat launch, an office and a central park area. The park is serviced with public washrooms and hydro and telephone. Raven Beach Park has been an important part of the local economy by providing an aesthetic and relaxing tourist destination. The Township is currently looking to add more campsites and acquire waterfront property north of the park on the east shoreline of the peninsula to establish a boat docking space. Currently, there are boaters landing their boats on the public beach which is interfering with the enjoyment of the beach. The issue with acquiring the desired lands is that they are owned by the province Trails Snomobiling is a popular recreational activity in Ontario. Larder Lake is in District 14 of the Ontario Federation of Snowmobile Clubs. The trail that passes through the Township runs from Quebec, through McGarry and Larder Lake and continues to Kirkland Lake. Trail Route A110Q enters Larder Lake from the west south of Highway 66 and passes over the road to the north side just west of the townsite. The trail continues northward and enters McGarry close to the hydro transmission corridor. This trail will be shown on the Official Plan Schedule map Ski Hill The Township also operates the Larder Lake Ski Hill located around the perimeter of Glendalough Lake. The park has six hills and one snowboarding pipe, as well as a ski chalet where skiers and snowboarders can warm up and get snacks. File P February 11 th, 2009

36 Parks and Recreation Implications for the Official Plan Recreational parks, open space and facilities are extremely important to communities for their function as meeting places and amenity areas and provides for a healthy and active community. Part of what makes any community an enjoyable one is the range of recreational opportunities available. Larder Lake has a variety of recreational spaces for indoor and outdoor, intensive or passive activities that add to the quality of life in the Township. The Provincial Policy Statement recognizes the significance of recreational areas and facilities and encourages the establishment or promotion of a range of recreational opportunities. Where development or changes in land use are proposed, the planning process should recognize the importance of enjoyment of safe recreational spaces and trails, and public access to water. Under the Planning Act, parkland dedication or cash-in-lieu of parkland can be levied against consents and subdivisions. These funds are to be directed to improvements to park or other public recreational services in the Township. Such parkland dedication or cash-in-lieu requirements can only be levied where the Township has specific policies in the Official Plan dealing with the provision of lands or money. Policies in the Official Plan should provide for an equitable distribution of the parkland or money so that facilities and open space are accessible to as many residents as possible. Parkland should be directed to the urban townsite, however, where there is a cluster of homes in the rural area (e.g. waterfront subdivision), parkland can be used for the establishment of a community park or public shoreline access. Parkland dedication can also be required for industrial and commercial developments. Parks, open space and the waterfront should be linked with trail systems and walkways wherever possible to promote pedestrian travel, access and healthy living. 5.3 Fire Emergency Services A fire department is essential to the well-being of the residents of a given municipality and to sustaining a certain quality of life. A certain assurance is provided by having a group of individuals who are willing to volunteer their time and energy to make sure that the quality of life is upheld. Larder Lake is reliant on the efforts of volunteers who operate out of the Larder Lake Fire Department on Commissioner Street. Many of the fire department volunteers work outside of the community which can impact on emergency response times. File P February 11 th, 2009

37 The Township is currently working with the Ministry of Natural Resources to develop a Municipal Fire Agreement. The municipality will also be responsible for suppressing fires on Highways 66 and 624. Where the Ministry is unable to fight a particular fire in the Crown Protection Area, they may ask the Township to fight it, and vice versa. The fire agreement sets out the terms of responsibilities and cost for the administration of the agreement. The Crown Protection Areas and Municipal Protection Areas are set out in the Fire Agreement Area map that will be provided to the Township. Larder Lake also provides assistance in fighting fires to neighbouring municipalities when necessary. This ensures that municipalities receive aid from other municipalities in the area when there is a need for fire suppression services beyond what one municipality s fire department can provide. For example, Larder Lake s fire department is equipped with only one pumper truck. If the need arose for another truck the Township would look to other nearby municipalities for assistance. These two types of agreements are used across the province to provide a coordinated and highquality emergency service to communities in Ontario. 5.4 Police Services Police services are provided to Larder Lake and most small communities by the Ontario Provincial Police (OPP). The closest detachment and the one responsible for the Township is located in Kirkland Lake (Ontario Provincial Police, 2008). There is also a sub-branch located in the medical building in Virginiatown. The Township pays an annual fee to the OPP based on the number of households in the municipality and the number of emergency calls that are responded to in the Township. 5.5 Health Services Located in town at Godfrey St and Highway 66 is the Centre de sante communautaire du Temiskaming (medical centre). The centre provides family medical services to residents of Larder Lake. The closest hospital is the Kirkland and District Hospital in Kirkland Lake. The hospital, built in 1976, has 62 beds, 280 employees. Residents of northern Timiskaming District can visit this hospital for surgeries, birthing, ultrasounds, therapy, testing and diagnostics. The Timiskaming Health Unit is also an important player in maintaining health and safety in Larder Lake. The Health Unit provides information and services regarding health matters, food File P February 11 th, 2009

38 safety, product recalls, current health issues and outbreaks, addiction and abuse, emergency preparation, pregnancy, and provides programs and classes on health awareness Emergency Medical Services (EMS) The District of Timiskaming Social Services Administration Board (DTSSAB) is responsible for the provision of ambulance services is Timiskaming District. The ambulance station in Kirkland Lake provides EMS service to Larder Lake. This station is equipped with three ambulances and two crews during the day and one crew at night. The Board is dedicated to providing timely responses to emergencies. The Kirkland Lake office s standard response time for ninety percent of emergency calls is minutes. The EMS fleet also consists of three Emergency First Response Team vehicles used by volunteers in Larder Lake and Virginiatown. These teams are in place to help provide immediate medical response until an ambulance arrives at the scene (DTSSAB, 2008). File P February 11 th, 2009

39 6. Infrastructure The state of public infrastructure in Ontario has become a much debated topic in public forums over the course of several years. Of particular importance is transportation infrastructure such as roads, bridges and rail line corridors, as well water and sewer lines. The state of a community s infrastructure can affect its competitiveness as a destination and/or investment. It is important that municipalities plan for the efficient use of existing infrastructure and facilitate the introduction of new infrastructure in a safe and cost-efficient manner. The protection of transportation corridors is an important theme in that they are physical links between Larder Lake and the rest of Canada for the movement of people and goods. The Township s current Official Plan does not take all of these infrastructure needs into consideration. The new Plan should recognize the growing importance of making use of existing infrastructure and minimize the need for new facilities and corridors. Larder Lake is fortunate in that it has modern and very sanitary water and sewage disposal services, something that very few small municipalities are able to support. This in turn provides a good level of quality of life for the residents of Larder Lake. 6.1 Sewage and Water Although Larder Lake is a small community, it is fortunate to be serviced with water and sewer services. The townsite has been provided with clean water and sewage disposal services for decades. This has led to the consistent status of these areas as the main settlement areas in the Township. The Provincial Policy Statement encourages growth and development to take place in areas where municipal water and sewerage services can be provided. Municipal service provision is the best way to provide sanitary services to urban populations in that it is based on one system that is continually monitored, has minimal points of water withdrawal from groundwater aquifers, and has one point of treated sewage disposal. Typically the population to be serviced by a water system is distanced from the source of water withdrawal so as to minimize impacts on the integrity of the water source. Water and sewer systems must always be built on the basis of sustainability. This means that the water supply from which the municipality draws its potable water from must have the ongoing quality and quantity of water required to service the population. Most importantly, it must protect the human health and safety of the people it services. The Provincial Policy Statement also requires that planning integrate servicing and land use considerations at all stages of the planning process. This statement is crucial in a community such as Larder Lake. Land use development in the municipality must recognize the vulnerability of the systems (i.e. location of wells, well-head protection areas, discharge areas, capacities, flow rates, etc) and ensure that the ongoing operation of each respective system is not compromised by the use of land and human activities. For a discussion on well head protection, please see Section 7.2.1, Source Protection, of this Community Profile Municipal Water The townsite is supplied by potable drinking water by the Larder Lake Well Supply system, a municipal water system. This system utilizes two water wells located east of Glendalough Lake. File P February 11 th, 2009

40 Treated Water Flow (m3/day) The first well became operational in 1948, the second was put into service on March 18 th, In 2005 and 2006, upgrades to the water supply system took place. The existing pumphouse was reconstructed, the second well was installed and a second pumphouse was constructed over the new well and a new water treatment building was constructed. Construction of the new treatment facility was completed on September 8 th, Funding for this project was made possible by the Township, the provincial government and the federal government. The water system operates under the Certificate of Approval (CofA) LYMA8. Chart 6 - Treated Water Flows of the Larder Lake Water Treatment Plant (Source: Ontario Clean Water Agency Annual Compliance Reports: ) 2,750 2,250 1,750 1, Jan-02 Mar-02 May-02 Jul-02 Sep-02 Nov-02 Jan-03 Mar-03 May-03 Jul-03 Sep-03 Nov-03 Jan-04 Mar-04 May-04 Jul-04 Month Average Flow Maximum Flow Rated Capacity Sep-04 Nov-04 Jan-05 Mar-05 May-05 Jul-05 Sep-05 Nov-05 Jan-06 Mar-06 May-06 Jul-06 Sep-06 Nov-06 The water supply is considered a GUDI source (Groundwater Under the Direct Influence of surface water) as the wells are within an approximately 50-day horizontal saturated travel time from surface water. When a well that is under the direct influence of surface water is pumped, water levels in surface water rapidly change or hydraulic gradients beside the surface water significantly increase in a downward direction. In accordance with the Ontario Drinking Water Standards, water from GUDI wells must receive chemically assisted filtration and disinfection. File P February 11 th, 2009

41 Each of the wells has a Permit To Take Water for 1,002 m 3 /day (35,385 ft 3 /day). The new water treatment plant also has a rated capacity of 1,002 m 3 /day. The plant is designed for a total population of approximately 900 residents. Since its operation, there was only one month where the plant has operated within 10% of its capacity. The maximum daily flow that occurred in July of 2005 was 966 m 3 or 96% of the rated capacity of the plant. The average daily water flow for that month was also the highest that year at 586 m 3 /day. In 2005 and 2006, the typical monthly average daily flows were in the order of between 375 m 3 /day and 470 m 3 /day which represents between 37% and 47% of the rated capacity of the plant. Therefore, it is expected that the municipal water supply system has the capacity to accommodate any population growth that might occur in the townsite. The municipal water system distributes water to all properties in the townsite. Distribution piping extends from the south end of Thompson Boulevard to Highway 7 and from MacDonald Street to Raven Beach Park. A 2 inch copper water pipe provides water to the park. Municipal water is not provided to properties on the east extent of 1 st Avenue or to the Killarney subdivision west of the townsite. Water is distributed north of Highway 66 and along the highway 73 m (240 ft) east of Godfrey Street Municipal Sewage The townsite is also serviced with municipal sewage treatment. In 1987 the Township undertook to convert its sewage treatment plant located at Lakeshore Road and 9 th Avenue into a sewage pumping station. The town pumped treated wastewater into Larder Lake until 1988 when it began using a sanitary exfiltration lagoon. The lagoon is located approximately 330 m (1,083 ft) southwest of the townsite. The upgraded system is designed to serve a population of 1,200 and has a maximum daily sewage flow capacity of 2,650 m 3 /day. The wastewater treatment system operates under Certificate of Approval # The exfiltration lagoon consists of two identical interconnected cells, each having a maximum liquid depth of 1.8 m (5.9 ft). Two forcemains are used to pump raw sewage from the main sump to the lagoon. The lagoon, is utilized for final treatment of raw sewage through sand filtration. A ground monitoring program has been developed to monitor the treatment of the lagoon. The sewage flows into the exfiltration lagoon in 2007 and 2008 have been well below its maximum capacity. The highest average sewage flow over the two-year period occurred in May of The flow, however, was only 48% of the rated capacity of the system. Chart 7 shows that the system is generally operating within the designed average daily capacity. In 1995, the average daily flow for the year was only 80.8 m 3 /day. Chart 7 - Wastewater Sewage Flows in the Larder Lake Municipal Sewage Disposal System File P February 11 th, 2009

42 Average Daily Sewage Flow (m 3 ) 3,000 2,500 2,000 1,500 1, Nov- 06 Dec- 06 Jan- 07 Feb- 07 Mar- 07 Apr- 07 May- 07 Jun- 07 Jul- 07 Aug- 07 Sep- 07 Oct- 07 Nov- 07 Month Average Daily Sewage Flow Average Daily Design Sewage Flow Maximum Daily Design Sewage Flow Dec- 07 Jan- 08 Feb- 08 Mar- 08 Apr- 08 May- 08 Jun- 08 Jul- 08 Aug- 08 Sep- 08 Oct- 08 The exfiltration lagoon is situated on the western flanks of the Misema River Esker. This esker rises 30 m to 60 m (98.4 ft to 197 ft) above the surrounding topography and is the most prominent geological landform in the area. Glacioacustrine sands on the western flank of the esker underlie much of the exfiltration lagoon. Gravelly and sand interlayered with fine to medium sand are characteristic of the stratigraphy beneath the esker ridge to the east of the lagoons. Pockets of fine grained clayey silt and varved clay are also present within the esker. The esker is well drained. Intermittent surface drainage channels occur along the lower eastern flank of the esker adjacent to Larder Lake. A bog-like complex is located on the west side of the esker about 100 m (328.1 ft) west of the lagoons. The local topography indicates a confined drainage system around the bog-lake complex. The water table below the lagoons occurs at a depth of approximately 8 m to 10 m (26.2 ft to 32.8 ft) below the bottom of the exfiltration lagoons. Groundwater gradients are vertically downward and groundwater flow in the deep water table is to the east and south in the vicinity of the lagoons (Accurassay Laboratories, 1993). Considering that the attenuation capacity of the underlying soil is the primary means of removing the effects of sewage effluent, monitoring of groundwater quality is an integral part of File P February 11 th, 2009

43 the successful operation of the lagoon. According to the 2006 Groundwater Monitoring Report completed by A&A Environmental Services Inc, a primary leachate plume is emanating from the wells located close to the sewage lagoon with a southeastern-eastern trend direction, indicating that there is potential for some impact on groundwater quality in the vicinity of the lagoon (A&A Environmental Services, 2006) Rural Areas Rural living is only possible because of the bountiful supply of clean, potable water in the ground that is tapped usually by wells and because of the technology available for purifying water. In the rural areas, the population relies typically on groundwater for their potable water supply for drinking water, showering and using on a daily basis. Outside of the townsite, the Township does not have any municipal water or sewage services. The rural areas, including the Killarney subdivision, are served with on-site water and sewage disposal systems. Sewage disposal systems that have a capacity of more than 10,000 litres, typically municipal services or communal services, are approved by the Ministry of the Environment. Smaller systems are approved by the Timiskaming Health Unit. Where water demand in individual or communal wells is less than 50,000 litres per day, approval is not required. Where systems are designed to exceed 50,000 litres per day, a Permit To Take Water is required from MOE. Class 4 sewage disposal systems are the most popular types of sewage systems. These septic systems include a septic tank and a leaching bed. Systems such as composting toilets (Class 1) in conjunction with grey water leaching beds (Class 2) are increasing in popularity due to their simplicity. Outdoor privies are not generally acceptable for new development. The tile fields of sewage disposal systems, like main buildings, are required to be setback a minimum of 30 m (98.4 ft) from the shoreline of lakes and rivers. Water and Sewage Disposal Implications for the Official Plan The Provincial Policy Statement s (PPS) preferred form of servicing for settlement areas is full municipal sewage and water services. Where such services do exists, intensification and redevelopment should be promoted in order to make efficient use of the existing infrastructure and make expansions more economically feasible. The PPS states that new lots can only be created where it has been confirmed that there is sufficient reserve sewage system capacity and reserve water system capacity within the sewage system and water treatment system. A change to the PPS in 2005 includes the determination of sufficient reserve sewage system capacity for hauled sewage from individual on-site sewage services and private communal sewage services where they do exist. Therefore, in order for a lot to be created in a part of the municipality on individual on-site sewage services, such as a septic system, or communal services (shared among dwelling units) confirmation that the treatment capacity exists at a local hauled sewage treatment plant and a contractual agreement between the treatment plant and the proponent shall be required. This can be required as a requirement in order to consider the application complete, or it can be included as a condition of provisional consent for new lots created by severance or be required as part of subdivision control. Regular pumping out of septic tanks is also important. File P February 11 th, 2009

44 Where the lot sizes of new developments (new lot creation) are adequate, individual on-site sewage disposal systems are typically permitted where a municipal system is not available. However, where lots are proposed that are too small or the density is too high for individual systems and connection to municipal piped services is not possible, private communal systems (water and/or sewage) may be considered. Bill 51 (January 1 st, 2007) introduced new requirements to the extent that any development generating 4,500 litres of effluent per day or more requires both a hydrogeological study and a servicing options report (see MOE Procedure D-5-3). A servicing options report is a good planning tool in that it obliges the proponent to assess what is the most cost-efficient and environmentally sound method for servicing new development (e.g. individual systems, communal systems or municipal connection). This planning tool should be incorporated into the new Official Plan. In the construction of wells, it is preferable that the Official Plan require conformity with Ontario Regulation 903, as amended. This will minimize the contamination of wells from anthropogenic activities. The regulation ensures consideration for the location of wells, covering of wells, depth of wells and surface drainage. Strategies in the Plan should provide for the protection of water resources including well maintenance and procedures for decommissioning/abandonment. Where communal water and/or sewer services are proposed to service existing or proposed permanent multi-lot/unit residential development, a Responsibility Agreement between the developer and the Municipality is required by MOE (see MOE Procedure D-5-2). Such agreements will include provisions for municipal assumption of the communal services in the event of default of the collective users (e.g. condominium corporation) of the system and the provision of up-front secured funds. The agreement is a legal one between the two parties which stipulates the conditions under which communal services will be constructed, operated and maintained, as well as the action to be undertaken by the Municipality in the event of default. Responsibility Agreements form the basis for a preventative mechanism by establishing responsibilities for proper construction, operation and maintenance management practices and by providing up-front secured funds for any remedial measures that may be necessary in the event of default. When proper management practices are in place and enforced, malfunctions arising from poor operation and maintenance can be prevented and the long-term viability of the services, and protection of the environmental health, can be assured. The requirement for Responsibility Agreements is often a deterrent for the installation of communal services. Communal services to serve multi-lot/unit freehold residential development may only proceed where there is municipal ownership, operation and maintenance of the communal service and, therefore, a Responsibility Agreement will not be required. The Official Plan schedule will illustrate the location of the municipal water and sewer infrastructure. Furthermore, it will also illustrate relevant influence areas such as the Well Head Protection Areas (described further in Section 7.2.1, Source Protection) and the sewage lagoon. The influence area for the Township s exfiltration lagoon has been identified on the Official Plan schedule. Based on the current design capacity, the MOE recommended separation distance is x m (x ft) (MOE Guideline D-2). This influence may be increased where groundwater monitoring indicates the expansion is necessary. File P February 11 th, 2009

45 The water supply system and the sewage system both have adequate capacity for projected growth. As partial servicing systems they can provide for infilling and rounding out of existing development in the townsite since site conditions are amenable for the long-term provision of these services. 6.2 Stormwater Management Stormwater management is an important tool in maintaining healthy watersheds, avoiding flooding or damage to properties and preventing erosion. The Official Plan should have include policies requiring consideration for stormwater management and surface water runoff. The Plan should give Council the flexibility to require stormwater management studies when a major development is proposed. These studies may be required for qualification for some Certificates of Approval by the Ministry of the Environment. These studies examine how stormwater, erosion and sedimentation will be controlled and managed on and off the site. 6.3 Transportation The road system of Larder Lake can be considered the lifelines of the Township. They are the main means of transportation for residents and visitors, and are essential to the day-to-day activities of residents and businesses. The municipality s transportation network is made up of provincial highways, township roads, private roads, resource access roads, a rail line and recreational trails Township Roads The bulk of the roads that the municipality maintains are located in the townsite. The balance of the roads in the Township are owned and maintained privately or are maintained by the province. There has been little residential development that has occurred on private roads as the population has remained concentrated in the townsite. The Township has, however, permitted both seasonal and permanent residential development on private roads. Within the townsite, roads are classified as arterial, collector or local roads. Arterial roads are the main traffic arteries in the Township. Both Highway 66 (Government Road) and Highway 624 (Thompson Road and Ontario Street) are considered arterial roads as their role is to provide access to the community and through it. Collector roads carry medium volumes of traffic and are meant to distribute traffic between arterial and local roads. Godfrey Street, Commissioner Street, Manitoba Street, 6 th Avenue between Godfrey Street and MacDonald Street, and 9 th Avenue between Commissioner Street and Ontario Street are considered collector roads. These roads carry higher volumes of traffic and are used as important routes within the community. All other roads in the townsite are local roads. They carry lower volumes of traffic and are intended to provide access to individual properties as travelers on these roads have a destination on that road. File P February 11 th, 2009

46 6.3.2 Provincial Highways Larder Lake is served by two provincial highways owned and maintained by the Ontario Ministry of Transportation (MTO). Highways 66 and 624 are intercommunity routes that lead east, west or south. King s Highway 66, also known as the Golden Highway or Government Road, is a Class 4 Major Highway. Access to the road is controlled by MTO and is permitted where all safety requirements are met. This two-lane highway, originally built in 1937, stretches from Matachewan in the west into the province of Quebec in the east. In fact, in Quebec it becomes known as Highway 117 and continues to Ste-Agathe- Des-Monts near Montreal. Secondary Highway 624 stretches 42 km (26 mi) from the Township of Evanturel at Highway 11 to Government Road in Larder Lake. This highway is a Class 5 Minor Highway and access is controlled by MTO and is permitted where all safety requirements are met. Highway 624 was chipsealed in 2008 to improve driving conditions. A drive on Highway 624 takes one through the forests and wetlands of Hearst and Skead Townships and provides unparalleled sights. Low traffic volumes makes this road an easy and enjoyable drive and can bring you close to wildlife like moose and other animals. MTO kept records of traffic volumes on provincial highways and roads across the province for the years between and including 1988 and There is data available on all sections of these two highways where they pass through the Township. The data lists the distance along the highway that the data applies to; the pattern type which is the classification of the road in a given year; the Annual Average Daily Traffic (AADT) which provides the average twenty-four hour, two-way traffic each year, and the Accident Rate (AR) which is the number of reportable accidents occurring annually on a particular highway section for every million vehicle kilometers (MVKM) travelled on that section during the same period. This array of information can be very useful in policy analysis and for program planning purposes. The indicators are developed from travel experience, accident data and highway geometrics. Chart 8 shows the traffic patterns on the provincial highways. Information on Highway 624 is only available from In 1988 and 1989, traffic volumes on Highway 66 on either side of the town of Larder Lake were identical. By 1993, the volumes experienced on either portion of the highway began heading in opposite directions. Traffic between Larder Lake and Virginiatown started on a downward trend, and traffic on the highway west of town began to gradually increase. By 2005, the number of vehicles on Highway 66 west of the town was 38% greater than the number of vehicles driving on the east portion. Between Virginiatown and the provincial boundary, the traffic volume continues to decline. The decrease in traffic volume east of Larder Lake may be attributable to the closing of the Kerr-Addison mine in the mid-1990s. The AADT on Highway 624 remained consistent at 350 between 1997 and File P February 11 th, 2009

47 Average Daily Traffic Volume Chart 8 - Annual Average Daily Traffic on Larder Lake s Provincial Highways (Source: Source: Provincial Highways Traffic Volume: , Ministry of Transportation) 1,800 1,600 Highway 66 between Ontario St (Hwy 624) and Highway 672 (Gauthier) 1,400 1,200 Highway 66 between Ontario St (Hwy 624) and Webster St (Virginiatown) 1, Highway 624 in Larder Lake Hwy 66 E of Town 1,500 1,550 1,350 1,350 1,300 1,200 1,300 1,300 1,250 1,300 1,300 1,200 1,200 1,150 1,100 1,100 1,100 1,050 Hwy 66 W of Town 1,500 1,550 1,450 1,450 1,400 1,500 1,500 1,550 1,550 1,550 1,600 1,550 1,650 1,650 1,650 1,700 1,700 1,700 Hwy 624 in Twp Private Roads Private roads are those that are not maintained by the Township. They provide access to lots that typically do not have frontage onto a public road. These routes are built and maintained at a lesser standard than public roads due to the lower amount of traffic volumes they accommodate. Private roads, or private right-of-ways, typically serve seasonal residential development, recreational and resort establishments and private clubs. Traffic found on these roads either have an origin or destination on that road and in no way serve as collector or distribution routes. Private right-of-ways must be registered on title to the properties that they pass over or provide legal egress and ingress to. This ensures that any future purchaser of a property serviced by a private road is guaranteed legal access. There has been some development on private roads in Larder Lake. The Township currently permits new residential development on private roads where the property has frontage on a body of water. There exist 23 residential lots on the west shore of St. Anthony Lake and another 11 on the north shore of Benson Lake, both lakes being in Skead Township. The properties on St. Anthony Lake are part of a lake association and maintain their own access road. Development on private roads is quickly becoming an important topic of discussion in Ontario. Most municipalities currently do not require private roads to be built or maintained to a File P February 11 th, 2009

48 particular standard. However, the municipality and other service agencies would be required to access properties on private roads to provide emergency services. There have been examples in Ontario where fire trucks were unable to access a home on a private road and resulted in several fatalities. The Province is now taking a stronger stand towards private roads and is looking for stronger policies in Official Plans regarding private road development for protecting the public health and safety. This may mean that when development is proposed on a private road, the proponent may be required to construct the private road to a standard acceptable for both normal vehicular and emergency vehicle access and that provision be made for the long-term maintenance of the road to the prescribed standard Resource Access Roads Resource access roads are intended to provide access to resource-based land uses such as forestry, mineral or mineral aggregate extraction and are not intended to provide access to residential or commercial land uses except for hunt or fish camps. These roads traverse the Township over both private and Crown Lands to access remote resource areas. These roads may not be permanent and should not be relied on for public access to lands throughout the Township Railway The Ontario Northland Transportation Commission (ONTC) operates 1,126.5 km (700 mi) of rail lines in northeastern Ontario and northwestern Quebec between North Bay and Moosenee. The railway was incorporated in 1902 as the Timiskaming and Northern Ontario Railway. Today the rail line helps facilitate economic growth and sustainability in northern Ontario by operating transportation and telecommunication links in this part of the province. The ONTC operates freight and passenger rail services, as well as passenger coach bus services. ONTC s freight service transports mainly mineral and forestry products, chemicals, petroleum and other products to and from northern communities. Ontario Northland s main rail line runs from North Bay to Moosonee with several secondary lines leading from the primary to Calstock, Timmins, Iroquois Falls, Sherman Mine, and Rouyn- Noranda in Quebec. A line runs east from Swasticka and passes through Larder Lake north of Highway 66 and the townsite and enters Quebec close to Highway 66 east of Kearns. Larder Lake no longer has an operating freight station. Once past Rouyn-Noranda the line is operated by Canadian National Railway. The train passes through Larder Lake six days per week, Saturday excluded. Travelling time between Rouyn-Noranda and North Bay is seven hours. Larder Lake is not serviced with passenger rail service. However, passengers can catch the Northlander passenger train in Swastika, Ontario, roughly 48 km (30 mi) west of Larder Lake. Passengers on the Northlander can travel as far north as Cochrane or as far south as Toronto. Travelers can also travel on Ontario Northland s motor coach service. The service s closest destination is Kirkland Lake. The function of the railway is important to the economy and way-of-life in northeastern Ontario. For this reason, the Provincial Policy Statement requires planning authorities to plan for and protect corridors and rights-of-way of transportation infrastructure for the needs of today and File P February 11 th, 2009

49 tomorrow. In order to protect the transportation corridor, only development that is deemed to be compatible with the function of a rail line should be permitted near the railway right-of-way. Uses that are not compatible include sensitive uses such as schools, day cares and residences. Noise, vibration and possible spills make these types of uses incompatible. There are cases across Canada of dwellings standing in close proximity to rail lines resulting in communities being disturbed at all times of the day. Where dwellings are close to rail lines it also limits the rail lines ability to accommodate increased service, thus limiting economic growth. Uses that are considered compatible with rail lines include industrial and resource extraction, parks and open space, and in some cases commercial. Figure 6 - South Portion of the Ontario Northland Railway (Source: Ontario Northland Transportation Commission) The Township s current Official Plan does not have regards to the rail line. The new Plan should include policies for directing sensitive uses away from the rail right-of-way and its associated influence area. New development proposed near the rail line should be qualified with noise and/or vibration studies where it is suspected there will be a land use conflict. The rail line should also be considered as an opportunity for the shipment of ore and lumber for processing. Transportation Implications for the Official Plan The infrastructure that forms the municipality s transportation network will be illustrated on the Official Plan schedule. They will be based on a hierarchy of use and capacity as described above. It is imperative that these corridors be shown on the Schedule as it provides the basis for understanding the movement of goods and people and how it influences land use patterns on both a micro scale (e.g. one town block) and a macro scale (e.g. entire townsite). The Official Plan will include policies for each type of transportation corridor in order to protect health and safety and manage overall growth in the Township in the long- and short-term. File P February 11 th, 2009

50 Policies for provincial highways should provide for controlled access for development. Primary access to most property should be via Township roads built and maintained to a municipal standard while access via private roads should be restricted. 6.4 Waste Management The ability to dispose of waste is an important aspect of any community. The presence of waste management facilities also referred to as waste disposal sites, waste management sites, landfills or dumps in a community like Larder Lake is crucial. The Township has one active waste management site which is located in Hearst Township southwest of the townsite and south of the exfiltration lagoon. In the late 1980s the Township of Larder Lake and Township of Gauthier (Improvement District of Gauthier at the time) began considering the establishment of a new waste disposal site to replace the existing one shared between the communities. Larder Lake retained the services of H. Sutcliffe Ltd. to select a new site and plan for its opening. The task of opening a new landfill site included decommissioning the existing one. A total of four sites were initially selected for consideration for a new landfill. Site #3 was ultimately chosen as it sat on silty loam to loamy sand soils and groundwater flow was northwest to southeast away from the townsite and its municipal well. The site was also within 10 km of the townsite, would be accessible by a year-round road, and was suitable for buffer for attenuation, visual screening, noise reduction and dust control (H. Sutcliffe, 1990). The landfill site is located on swamp deposits of mud, muck and peat with sands and gravels of the Misema River esker immediately to the south and sands with minor gravel to the north, east and west. Surface conditions over much of the landfill site are seasonally wet due to the low permeability of the surficial soils (A&A Environmental Services, 2009). Access to the landfill site is by an access road leading south from Highway 66 west of the Killarney subdivision. This road, which is maintained year round, provides access to the landfill site, the municipal exfiltration lagoon, the Cheminis Lumber facility, and bush roads for forestry and mining exploration. As part of the establishment of the new landfill, another 1.05 km (0.65 mi) was added to this road to access the site (H. Sutcliffe, 1990). The site is enclosed by a metal chain-link fence which delineates a 30 m (98.4 ft) buffer zone surrounding the landfill site. A gate at the access road is locked when the site is not attended to in order to prevent unauthorized entry. The site includes two waste cells (one active and one closed and covered), scrap metal and scrap wood piles, and a drainage ditch. The one waste cell was closed in 1999 before it was full due to consistently wet conditions (A&A Environmental Services, 2009). Groundwater below the selected site ranges from 7 m to 10 m (23 ft to 32.8 ft) below the ground surface. The groundwater flow is to the southeast towards Estrangement Lake. Leachate produced by the landfill is treated inground and migrates downward to be diluted within the groundwater flow beneath the site. Further treatment occurs down gradient before being discharged into Estrangement Lake. Surface water is controlled by means of perimeter ditches which divert flow around the site. The site is buffered by trees and the esker to the east. They help isolate the site from the nearby highway and townsite (H. Sutcliffe, 1990). File P February 11 th, 2009

51 Population An annual monitoring program is in place to determine if leachate production is seriously degrading water quality in the vicinity of the site. A&A Environmental Services was retained to sample, analyze and evaluate surface and groundwater from the Township s landfill site for 2008 and to prepare the required 2008 Annual Monitoring Report. The analysis determined that all leachate impacted wells are within the established attenuation zone area of the landfill and is operating as a natural attenuation site as designed and expected. This means that the landfill is only impacting on groundwater within the property boundaries of the landfill and not any other properties. As of the end of 2008 there are no signs of off-site impacts (A&A Environmental Services, 2009). A seasonal drainage ditch/creek runs through the landfill from the northwest and flows to the southeast. The concentrations in downstream samples are slightly higher than those taken upstream north of the landfill. This suggests that there is some impact from the landfill on the ditch but this is considered minimal for most of the selected parameters (alkalinity, chloride, iron, conductivity) since the stream generally has a slow or non-existent flow for most of the year and therefore the loadings to the environment are low (A&A Environmental Services, 2009). Larder Lake townsite receives bi-weekly recyclable curb-side pick-up. Materials collected include paper products, aluminum and steel cans, glass jars and bottles, and plastic containers. Chart 9 - Expected and Actual Population Change in Larder Lake and Gauthier (Source: Solid Waste Management Study Including the Development of a Sanitary Landfill Site and Closure Procedures for the Corporation of the Township of Larder Lake, H. Sutcliffe Ltd., 1990) 1,600 1,400 1,200 1, Year Projected Combined Population Larder Lake Gauthier Actual Combined Population File P February 11 th, 2009

52 Waste Generated (m 3 ) Chart 10 - Expected and Projected Actual Waste Generation at the Landfill Site (Source: Solid Waste Management Study Including the Development of a Sanitary Landfill Site and Closure Procedures for the Corporation of the Township of Larder Lake, H. Sutcliffe Ltd., 1990) 45,000 40,000 35,000 30,000 25,000 20,000 15,000 10,000 5, Year Projected Waste Landfilled Actual Waste Landfilled (High) Capacity The final design for the site was based on an annual population growth of 1% over the course of twenty years. In 1988 the combined population of Larder Lake and Gauthier was 1,200. It was anticipated that the population would rise by 207 to 1,407 by 2006 and 1,450 by 2009 (H. Sutcliffe, 1990). According to the 2006 Census of Canada, the combined population of the two townships was only 868 persons, down 332 from the 1990 population. The population declined by 27.7% over the course of 16 years, and was 40.14% lower than the anticipated population in H. Sutcliffe anticipated waste generation to be in the order of 32,289 m 3 by 2006 and 38,576 m 3 by 2009 based on each person producing a total of 1.46 m 3 of waste per year. Since the landfill had a twenty-year design capacity, the 2009 figure is the expected capacity of the landfill site. Due to the decrease in population, it is expected that only 1,267 m 3 was deposited in 2006 compared to the expected 2,054 m 3, and a total of approximately 29,724 m 3 was landfilled between 1990 and 2006, 19.47% less than anticipated. If the population of Larder Lake and Gauthier is expected to remain relatively constant or increase minutely based on the discussion in Section 2, Population, Demographics and Housing, the landfill will have received a total amount of waste similar to that anticipated in 2009 by H. Sutcliffe by 2017 (see Chart 10). By 2017 a total of between approximately 38,674 m 3 and 38,874 m 3 will have been deposited into the landfill (based on a population of between 133 and 141 in Gauthier by 2017). Therefore, the life of the landfill will have been expanded by eight years due to the decrease in population and will be at capacity in It is expected that the landfill s life could be further extended due to the initiation of a new recycling diversion program. Nonetheless, the Townships of Gauthier and Larder Lake should evaluate the need for expanding the landfill site or replacing File P February 11 th, 2009

53 it over the next several years. The above analysis does not include wastes generated by cottagers who produce 0.5 m 3 of waste per person per year. There are several closed landfill sites in Larder Lake. The most recently closed site is located in Mining Claim 1261 in McVittie Township south of Highway 66 and west of the access road leading from the highway to the lagoon, new landfill and Cheminis Lumber. It was originally opened in There are another 3 landfill sites in Larder Lake that were closed in the 1970s (MOE, 1990). Waste Management Implications for the Official Plan The Ministry of the Environment s Guideline D-4: Land Use On or Near Landfills and Dumps (1994) outlines considerations that should be made when development is proposed near a waste management site. When a new land use or development is proposed near an active site, the following should be considered: landfillgenerated gases; ground and surface water contamination by leachate, odour, litter; contaminant discharge from associated vehicular traffic; visual impact; dust; noise; other air emissions; fires; surface runoff; migration of methane gas; and vectors and vermin. These adverse effects may create a hazard, nuisance or health and safety risk to humans or the degradation of the natural environment. The current Official Plan does not set out policies for waste management sites but rather for monitoring of site conditions. Any new or expanding sites must be separated by a minimum distance of 500 m (1,640.4 ft) from any approved residential or commercial type use. This distance may be reduced by an impact study that demonstrates that the separation distance can be reduced. As well, it may be necessary to increase this influence area buffer if off-site impacts are expected to occur or are observed beyond 500 m. Alternatively, the Plan also ensures that new residential and sensitive land use development is separated adequately from a waste management site so as to ensure land use compatibility on both parts. The schedule to the Official Plan should be revised to show a 500 m influence area surrounding the site in the shape of the fill area of the site. The 500 m influence area is the area where it can be expected that the most significant contaminant discharges and visual problems will occur (MOE, 1994). Given the studies that are required, it is essential that the 500 m influence area be carefully drawn. The Township s current Plan does not show the location of the Township s current land fill site since the Plan predates the construction of the site. The new Plan will include the landfill and the conceptual 500 m influence area in the form of a precise offsetting distance that corresponds to the configuration of the licensed footprint of the fill area. In practical File P February 11 th, 2009

54 terms, this means that if the licensed footprint is a polygon, the influence area will be the same polygon shape. The Plan currently advocates that Council continually monitor capacity. While waste disposal capacity is currently adequate for the immediate short term, there is a necessity over the next several years to take steps towards increasing waste disposal capacity, either at the existing site or at a new site, to support even a static population total. Recycling should continue to be supported as a means to extending the lifespan of the waste disposal site. File P February 11 th, 2009

55 7. Resource Management 7.1 Natural Heritage The natural areas and features of Larder Lake are of great ecological and economic value to the people who call the Township home, either on a permanent or seasonal basis, as well as to those who visit the community. It is a major element of the quality of life Larder Lake. The wetlands, forests, lakes, wildlife and species are integral to the function of the area s ecosystem. They make habitation of the Township possible and offer to the quality of life that is enjoyed in the community. Important natural heritage features and areas that help define Larder Lake and contribute to the ecological function of the entire Township should be protected for the long term. The Provincial Policy Statement (2005)states that development and site alteration shall not be permitted in: a) significant habitat of endangered species and threatened species; b) significant wetlands in the Canadian Shield north of Ecoregions 5E, 6E and 7E (includes Larder Lake); c) significant wildlife habitat; and d) significant areas of natural and scientific interest. Development may only be permitted in these aforementioned areas where it has been demonstrated that there will be no negative impacts on the natural features or their ecological functions. This may require environmental impact assessments, hydrogeological assessments, wetland evaluation assessments, or other studies that are deemed to be necessary and that are listed in the Official Plan. Development and site alteration may not take place on lands adjacent to the feature or area unless it too has been demonstrated it will not have an impact on the feature, area or the ecological function of either. Adjacent lands are defined as 50 m (164 ft) from wildlife habitat, areas of natural and scientific interest (ANSI) and significant woodlands, and 120 m (393.7 ft) from Provincially Significant Wetlands Significant Areas Although there are many wetlands in Larder Lake, none have been identified as provincially significant. There are also no ANSIs, although there is a candidate ANSI called the Larder River ANSI. It contains a high diversity of representative plant communities, including wetland community types which make up 12.4% of the area. The ANSI borders a portion of the Larder River Provincial Waterway Park. The Larder River Waterway Provincial Park is a 2,508 ha (6,197.4 ac) park straddling both sides of the Larder River where it passes through the southeast corner of Skead Township. This park extends from Raven Lake to Clear Lake and includes a 200 m (656.2 ft) shoreline strip from the high-water mark on both sides of Larder Lake and several lakes. The park encompasses a series of elongated lakes that flow through a northeasterly oriented fault system. It is bounded by the impressive scenery of the boreal forest, cliffs, outcrops and plateaus. This park was regulated as File P February 11 th, 2009

56 a provincial park in Camping is available in the park in backcountry camping in natural environment zones (Ministry of Natural Resources, 2006). Directly adjacent to the east of the Larder Lake Waterway Provincial Park is the 7,003 ha (17,304.8 ac) East Larder River Bedrock Conifer Conservation Reserve. This area is composed of moderately broken bedrock with dense coniferous forests, mixed coniferous forests, mixed deciduous forests, and sparse forest. The Conservation Reserve was regulated as a reserve on May 8, 2002 (Ministry of Natural Resources, 2006). The Gem Lake Maple Bedrock Provincial Reserve in McVittie township is a 90 ha (222.4 ac) nature reserve. The park has representative features including medium aged red/silver maple, young poplar and open muskeg on weakly broken bedrock. Activities, even recreational ones, are limited in this park. Gem Lake Maple Bedrock was regulated as a provincial park on May 8, 2002 (Ministry of Natural Resources, 2006). These provincially recognized significant areas will be shown on the Official Plan schedule Habitat Protection Environment Canada has produced a guideline (How Much Habitat is Enough?: 2 nd Edition, 2006) for protecting and preserving wetland, riparian and forest habitats that Larder Lake s Official Plan should take into consideration. These three types of features are important to the function of the ecosystem of the Township. Wetland Habitats The role that wetlands play in the ecological function of an area such as Larder Lake is important, particularly considering the many rivers and lakes in the Township. Wetlands play a role in water quality improvement and flood control, and control water velocities and flows, as well as provide a rich habitat for many species. Wetlands are lands that are seasonally or permanently covered by shallow water, as well as lands where the water table is close to or at the surface. In either case the presence of abundant water has caused the formation of hydric soils and has favoured the dominance of either hydrophytic plants or water tolerant plants. The four major types of wetlands are swamps, marshes, bogs and fens (Natural Heritage Reference Manual, 1999). Some wetlands are deemed to be more important or significant based on their function, size or the type and/or variety of species found in them. The most significant wetlands are classified as Provincially Significant Wetlands (PSW) by the Ministry of Natural Resources. There are no PSWs found in Larder Lake (Natural Heritage Reference Manual, 1999). The Environment Canada guideline recommends that 10% or more of each major watershed habitat should be protected. This level of protection has the potential to reduce flooding, raise base flows, reduce occurrence of high flows, and improve water quality. An area called the Critical Function Zone or buffer around wetlands should be protected for the maintenance of wetland functions and attributes. At least 100 m (328.1 ft) around fens, marshes and swamps should File P February 11 th, 2009

57 be included in the buffer, and the entire catchment area of bogs should be protected. Wetland sizes and types should vary from one another. Small wetlands are often very important because they are likely to support a unique group of species. Larger wetlands can support more species of wildlife because of the variation in habitats within them. Wetlands should be regularly shaped and have minimum edge and maximum interior habitat because such wetlands are more likely to support wildlife species that are adapted to interior habitat conditions (Environment Canada, 2006). Riparian Habitats The on-land habitats adjacent to streams and rivers are called riparian habitats. Riparian habitats help moderate stream temperatures, reduce soil erosion, and protect streams and rivers from unwanted sediments or excess nutrients in water run-off. Environment Canada recommends that at least 75% of a streams length should be naturally vegetated. Vegetation can mean wooded or grass vegetation. Streams should have a minimum of 30 m (98.4 ft) of naturally vegetated adjacent-lands area on both sides. This is often called a buffer or the ribbon-of-life. The buffer should be larger around streams that bear fish or are of regional significance, or on site-specific circumstances. Less than 10% imperviousness in an urbanizing watershed should maintain stream-water quality and quantity, and preserve aquatic species density and biodiversity. Replacing vegetated areas along streams with impervious surfaces such as concrete can result in downstream flooding, and channel erosion. The effects are often permanent and mitigation efforts are largely unsuccessful (Environment Canada, 2006). Forest Habitat A woodland is defined by the Ministry of Natural Resources as a treed area that provides environmental and economic benefits such as erosion prevention, water retention, provision of habitat, recreation and the sustainable harvest of woodland products. Woodlands include treed areas, woodlots or forested areas and vary in their level of significance. The significance of woodlands are often determined on a combination of several factors, including size, shape, species diversity, presence of rare species, the presence of old and new growth, and economic and social value (Natural Heritage Reference Manual, 1999). It is suggested that at least 30% of a watershed should be in forest cover. The amount of forest cover in a landscape determines its ability to support wildlife species. The loss of forest cover can result in habitat loss, increased water run-off and can raise water-quality concerns. Deep forest and interior forest habitats offer protection from issues that arise outside of the forest or even in edge habitats. Many File P February 11 th, 2009

58 species, such as song birds, prefer interior and deep forest habitats (Environment Canada, 2006) Species Larder Lake is home to a wide variety of species, whether they be wildlife, fish, insects or vegetation. They are what make the Township a destination for recreation and nature appreciation. There are no species that have been identified as threatened or endangered species under the Endangered Species Act (ESA) in Larder Lake. Table 8 lists the three occurrences of three rare species in the Township. These species are not considered threatened or endangered, but rather imperiled or vulnerable. The northern long-eared bat and the cloud sedge (plant) are considered vulnerable due to a restricted range, relatively few populations, widespread declines or other factors making it vulnerable to extirpation. The syngrapha altera (a type of insect) is ranked as imperiled due to the extreme rarity of the species or because of factors such as very steep declines making it especially vulnerable to extirpation from the province. Table 8 - Occurrences of Rare Species in Larder Lake EO_ID Scientific Name Common Name UTM Centroid Srank Date Myotis septentrionalis Northern Long-eared Bat S3? 04/10/ Syngrapha altera S2? Carex haydenii Cloud Sedge S3 22/06/1952 Source: Ministry of Natural Resources' Natural Heritage Information Centre, 2008 EO_ID: Occurrence Record S2: Imperiled Srank: Subnational or Provincial S3: Vulnerable Rank Although there are no known species listed in the ESA currently, this does not preclude species from being identified over the course of the planning period while the Official Plan is in effect. When it comes to protecting rare species, it is important to protect the habitat that it is identified with. Adjacent lands to significant portions of the habitat of endangered and threatened species are determined by considering the compatibility of a development proposal. Development on lands that are adjacent to significant portions of the habitat of an endangered or threatened species may impact the natural features or ecological functions for which the area is identified, specifically the habitat requirements of the identified species. The Ministry of Natural Resources (MNR) recommends that adjacent lands are those lands within 50 m (164 ft) of the significant portions of the habitat of endangered or threatened species. This is intended to ensure that those developments that are reasonably likely to impact the habitat of a threatened or endangered species are flagged during the development application process (Natural Heritage Reference Manual, 1999). Also considered in need of protection are fish spawning areas and important moose habitat. Upto-date values mapping from MNR delineate the locations of moose aquatic feeding areas and fish spawning areas. These areas can be protected from incompatible development through the Official Plan to help maintain wildlife and fish populations and consequently the local recreational economy. File P February 11 th, 2009

59 Most moose habitat areas in Larder Lake are located along the shores of rivers and tributaries. Moose often prefer islands and peninsulas for calving. This is because moose are attracted to aquatic feeding areas and cow moose enjoy isolation before giving birth. A calving site is an isolated area that provides isolation and cover from predators that moose utilize to give birth. Moose move as much as 30 km (18.6 mi) to consume large quantities of aquatic plants to replenish their bodies with sufficient sodium. They feed several times per day at sites that provide abundant food, shade and cover (Significant Wildlife Habitat: Technical Guide, MNR, 2000). New roads near these important moose areas may result in an increase in moose mortality and may pose serious risks to humans. As well, MNR s Significant Wildlife Habitat Technical Guide (1999) encourages the protection of as much undeveloped and undisturbed shoreline on the watercourses for the protection of moose calving and feeding areas. The vitality of these areas also requires a forested corridor. The loss of conifer resting cover may make moose habitats useless to the species Fish Habitat There are many fish spawning areas in Larder Lake. Most are located along the east and south shores of the southwest arm of Larder Lake, along Benson and Sharp Creek, and in St. Anthony Lake and Marjorie Lake. Fish habitats are important components of ecosystems and have economic and social benefits. The PPS states that development and site alteration shall not be permitted in fish habitat except in accordance with provincial and federal requirements. Fish habitat is defined as spawning grounds and nursery, rearing, food supply, and migration areas on which fish depend directly or indirectly in order to carry out their life processes. Habitat includes the watercourses that act as corridors allowing fish to move from one area to another. Fish habitat provides food and cover and conditions for successful reproduction. Under the Fisheries Act, any activity is considered harmful if it reduces the productive capacity of the habitat, that is, if it reduces the ability of the habitat to provide the life requirements of fish. The review of specific development proposals should involve detailed habitat evaluations. Potential negative impacts are dictated by the kind of development, its magnitude, its proximity to fish habitats and the nature of local fish habitats themselves. A number of characteristics can be used to provide more detailed evaluations of habitat, including habitat functions (e.g., spawning, rearing), current and potential contribution to fish productivity, and sensitivity to development. Adjacent lands should generally be measured from the seasonal high water mark. In some situations, fish habitat is located on land that may be dry for much of the year. For example, northern pike, which is found in Larder Lake, Sharp Creek and St. Anthony Lake, may spawn in areas flooded during the spring. In such cases, it may be necessary to measure adjacent lands from the landward extent of the habitat (Natural Heritage Reference Manual, MNR, 1999). Therefore, the Official Plan should regulate the use of lands with respect to fish habitat along the riparian areas of those portions of Sharp Creek, Benson Creek, St. Anthony Lake, Marjorie Lake and Larder Lake identified as fish spawning areas. Where development or site alteration is proposed less than 30 m (98.4 ft) from the high water mark of these watercourses and water bodies, an environmental impact assessment should be required as part of the development application. This is in addition to satisfying provincial and federal agency requirements. Mitigation measures identified in the impact assessment will be used to control impacts of development on the fish habitat, such as increased setbacks or a larger than required vegetation File P February 11 th, 2009

60 buffer along the shoreline due to slope or erosion circumstances. Site plan control may also be used to implement mitigation measures. The location of known fish spawning areas will be identified on the Official Plan schedule. Policies in the Plan will relate to the protection of fish habitat and the implementation of controls. Early in the 2000s, the Larder Lake Walleye Rehabilitation Project began as a joint venture between local residents and the Ministry of Natural Resources (MNR). The intent was to rejuvenate the walleye fishery in Larder Lake through gathering fertilized walleye eggs in Milky Creek and raising them in a hatchery near the Omega mine site. Once the fingerlings grow to between 2 and 3 inches they are released into Larder Lake. The project has had mixed results in recent years. Lake Trout Lakes Lake trout are one of the species of choice for anglers in Ontario. Not only are they important to the recreational activities of Ontario, but they are an important indicator of the health of lakes in the province. Lake trout are a sensitive species that are adapted to a narrow range of environmental conditions. Lake trout s slow growth, late maturity, low reproductive potential and slow replacement rate make it a vulnerable species. The Ministry of Natural Resources considers the species an important component of Ontario s rich biodiversity. Lake trout, and the estimated 2,300 lakes they inhabit in Ontario, are particularly vulnerable to impacts caused by human activity, such as overfishing, acidification, species introduction, habitat destruction and enrichment from shoreline septic systems. Only 1% of Ontario s inland lakes contain lake trout, however, this represents 20% to 25% of the world s lake trout lakes. The province, therefore, has a responsibility to carefully manage this species. An estimated 5% of Ontario s lake trout have already become extinct. Special protection and management is required for lake trout and their lakes because of their sensitivity (Inland Ontario Lakes Designated for Lake Trout Management, MNR, 2006). There are a total of 35 lake trout lakes in MNR s Kirkland Lake District. Larder Lake contains only two lakes that are managed for lake trout. Lake trout lakes are classified as either natural lakes or put-grow-take lakes (P-G-T). Natural lakes are lake trout lakes that have lost their lake trout populations but have been identified for rehabilitation. These lakes are often more sensitive than P-G-T lakes. Put-grow-take lake trout lakes are those managed to provide recreational fishing opportunities or, in some cases, to direct angling activities away from more sensitive natural lakes (Inland Ontario Lakes Designated for Lake Trout Management, MNR, 2006). The two lake trout lakes in Larder Lake are both natural lake trout lakes. Larder Lake and St. Anthony Lake (Skead township) are both cold water lake trout lakes. Neither of these lakes have been classified as at-capacity lakes. File P February 11 th, 2009

61 Figure 7 - Northeastern Ontario s Inland Lakes Designated for Lake Trout Management (Source: Inland Ontario Lakes Designated for Lake Trout Management, MNR, 2006) Natural Heritage Implications for the Official Plan The natural landscape of Larder Lake is part of the reason people enjoy living and visiting the community. The features and ecological functions that sustain this environment need to be protected through the land use planning and development process. Some of the most important features and areas within the Township are already protected from development due to the nature of their ownership. The province is the sole owner of land in the provincial parks and reserves as well as a significant amount of Crown land across the Township. There is, however, a considerable amount of land in the Township that is privately owned but which the municipality has a responsibility for regulating so as to not impact on the habitat of wildlife or fish or impact on water quality. The Official Plan should include policies requiring Environmental Impact Assessments (EIA) where development is proposed in or within 50 m (164 ft) of a fish spawning area or an identified moose habitat. The Plan should set the stage for the zoning by-law to implement a 100 m (328.1 ft) setback for septic tile fields from wetlands. Site plan control can also help implement this setback and other measures identified through EIAs for a range of natural features and areas like fish habitat and riparian areas. A standard 30 m (98.4 ft) building and septic system setback from the high water mark of any water body should be implemented in the Plan. The area within 30 m should be left in a naturally vegetated state so as to protect shorelines from erosion and soil instability and to filer of pollutants for septic systems, which can be implemented through site plan or subdivision agreements. File P February 11 th, 2009

62 The Plan should, however, make provision to allow for the clearing of up to a maximum of 25% of the shoreline within the 30 m buffer area. 7.2 Water A key asset to the quality of rural lifestyles and to the natural habitat is water. One of the key assets of the Township of Larder Lake is the number of lakes and rivers that are part of the landscape. As stewards of the environment, sustaining good water quality and quantity is imperative if residents are to continue to enjoy the amenities water provides and if the habitat for fish and wildlife is to remain healthy. Larder Lake is reliant on the availability of a clean and sufficient amount of water. Treated municipal water is only provided in the townsite, the balance of the municipality is provided water by wells accessing lakes and rivers or water in groundwater aquifers. The townsite s municipal water is drawn from two wells located southwest of the townsite near the east shore of Glendalough Lake. The municipality is mandated by the Provincial Policy Statement to protect, improve or restore vulnerable surface and ground water, sensitive surface water features and sensitive ground water features, and their hydrological functions. The PPS is clear in that the Township is to regulate development so as to minimize potential negative impacts on water bodies, to protect municipal drinking water supplies and vulnerable areas, and to improve, protect and restore hydrologic functions. This ensures that the community and the Township are responsible for the well-being of water resources in Larder Lake. Invasive species have been discovered in Larder Lake. Dealing with invasive species in Ontario s lakes is important in preserving the biodiversity of these important water resources. Invasive species originate in other parts of the world and find their way to new environments like Larder Lake where their natural predators and controls are not present. This can result in devastating effects on native species and ecosystems. Just as the loss of certain species can impact a natural system, so can the introduction of foreign species. Aquatic invasive species are unintentionally transported to lakes by boats and water crafts, scuba gear, and hunting equipment, just to name a few. Spiny water flea and zebra mussel were introduced to the Great Lakes by water ballast dumping from foreign ships and further spread throughout Ontario s lakes by intra-lake ship ballast discharge and by private boats. The spiny water flea is a direct competitor for zooplankton and consumes three times as much as native species. Their impact has not yet had a significant impact on local conditions but they are yet to be truly seen. The impacts caused by zebra mussels are wide spread and include diseases and contaminant build-up in predatory species, occurrences of toxic blue-green algal blooms, the loss of fish spawning areas, the destruction of commercial equipment, and injuries to swimmers. The Ontario Federation of Anglers and Hunters (OFAH) and the Ministry of Natural Resources (MNR) have developed The Invading Species Awareness Program to raise public awareness of invasive species and how to control File P February 11 th, 2009

63 their spread. The Township has posted signs at the public boat launch in town to warn boaters of the consequences of improperly using their watercraft with regards to invasive species Source Protection In the last decade the Ministry of the Environment (MOE) has invested over $19.3 million in 97 groundwater studies, not including the ongoing Source Water Protecting planning occurring throughout various parts of Ontario. In 2000 the Township accessed funds for a groundwater study and retained A&A Environmental Services Inc. to complete the study. In 2001 they completed the Groundwater Management Plan for the Corporation of the Township of Larder Lake (GMP). The municipality currently has two municipal wells located southwest of the townsite and east of Glendalough Lake. The first well was installed in 1948 with a depth of 27.4 m (89.9 ft) and has an allowable pump rate of 36 L/s. This well was the focus of the 2001 Groundwater Management Plan. The second well was installed after 2001 in close proximity to the first. Groundwater monitoring data shows that local groundwater is being increasingly impacted by leachate by the nearby landfill, exfiltration lagoon and decommissioned landfill with the potential to impair the quality of municipal water supply. As a result, the Ministry of the Environment (MOE) strongly encouraged a wellhead protection program be undertaken to ensure the drinking supply is protected. The water table is located 3 m (9.84 ft) below the surface and the pump on the first well was installed 5 m (16.4 ft) below the water table. The well is located in a bedrock valley that is approximately 62 m (203.4 ft) deep and filled with sandy gravel and fine to medium outwash sand. At the surface is a 3 to 4 m (9.84 to 13.1 ft) think layer of silty sand. A Well Head Protection Area (WHPA) is the area around a well through which contaminants are likely to pass and eventually reach the well and the drinking water supply. A WHPA is needed to maintain the quality of groundwater used as public drinking water sources, by managing the land uses around the well field. Management of land use around the well will help to minimize damage to groundwater supplies or improper use of chemicals. Part of the GMP included drilling eight monitoring wells at key locations that would provide required information about soil and groundwater conditions. Modeling of groundwater flows was required to determine the WHPA. The modeling took into account topography, temperature, precipitation, recharge rate, hydraulic conductivity, hydrology and geology. These helped map out the 2, 5 and 10 year Time of Travel (TOT) zones. Land use activities in and around the WHPA have to be determined in order to assess potential threats to the drinking water supply. All land uses within 1 km (0.62 mi) of the well were documented File P February 11 th, 2009

64 The groundwater pumped by a well originates around the well. The extent of the area depends on the amount of time the groundwater takes to move to the well. The WHPA can be defined by the area that contributes groundwater to the well over a period of time such as 5 or 10 years. The usual approach is to define several areas, each having different times for groundwater to travel to the well. These areas are referred to as TOT zones. TOT zones can be determined by the numerical groundwater flow model which can calculate where the groundwater is coming from and how long it takes to get to the well. This takes into account a pumping rate of 36 L/s. Larder Lakes 100 day TOT zone is 2 ha (4.94 ac) and includes the southern portion of Glendalough Lake. The purpose of the zone is protection against contaminants such as bacteria that moves quickly into the groundwater system. The 2 year TOT zone is 21 ha (51.9 ac) and includes all of Glendalough Lake. The 4 year TOT zone has an area of 47 ha (116.1 ac) and is influenced by the presence of the bedrock ridge which is effectively blocking off groundwater flow from the area northwest of the well. Finally, the 10 year TOT zone covers an area of 95 ha (234.8 ac). It includes the Ministry of Transportation (MTO) salt storage and maintenance dome and the southern portion of Killarney Lake. The surficial geology within the 10 year zone consists of sandy gravel of the Misema River Esker and the sands that flank the esker. The depth to the water table and the type of soil above the water table varies and therefore the vulnerability of the groundwater to contamination varies considerably. Most of the well management area is considered to be highly vulnerable, and the balance is moderately sensitive. The well is a GUDI well (Groundwater Under the Direct Influence of surface water). The surface water contributing to the groundwater is Glendalough Lake. The daily contribution of the lake to the groundwater source is only 2.2 m 3 /day (77.7 ft 3 /day) or 0.5% of the total daily volume. There were several potential contaminant sources identified in the vicinity of the municipal well. The exfiltration lagoon is located 1,080 m (3,543.3 ft) south of the well and is a potential large source of microbial contamination. The former landfill to the northwest is a potential contaminant source as well. Due to groundwater contouring and pathlines, the ability of these sources to influence drinking water is dependent on the flow rate of the well. When the well is pumping at its maximum allowable rate there may be the potential for contamination as it draws File P February 11 th, 2009

65 upon a larger amount of groundwater. As of January 2009, the water supply for Larder Lake does not show any sign of contamination. The following potential contaminant sources were documented inside and outside the WHPA: Table 9 - Potential Source Water Contaminant Sources Inside WHPA Outside WHPA Ski chalet septic system* Fuel tanks at MTO yard MTO salt storage yard Sewage lagoon Fish pond Domestic fuel storage tanks Ski hill parking area Pre-1960 landfill Snow disposal area Cheminis Lumber fuel tank Former gasoline service stations Source: Groundwater Management Plan for the Corporation of the Town of Larder Lake, Ontario, A&A Environmental Services Inc, 2001 * Ski chalet septic system has since been removed A&A Environmental Services provided several recommendations for protecting Larder Lake s water supply: o Signs should be placed on all roads within the WHPA to let the public know that they are entering a Groundwater Protection Zone and provide a telephone number to call in the event of a spill. o Educate the public by means of pamphlets that include the findings of the GMP and emphasize what can be done on an individual or household basis to protect the town s drinking water supply. o Amend the Township s Official Plan to include requirements for hydrogeological analysis for developments to ensure that they do not compromise groundwater recharge, impair groundwater quality, or over-tax groundwater supply. o Require decommissioning of old unused wells as a condition of approval for applications under the Planning Act. o Install monitoring wells to continue monitoring groundwater conditions. o Find an alternate well location in the event the first well is rendered unusable. A&A recommended a location in the townsite due to the thick clay. The municipality s second well was eventually installed adjacent to the first. o High risk land uses (MTO salt storage, fish pond) should develop and implement Best Management Practices. o Use of alternative site for snow disposal. Currently using former landfill near Killarney Lake. o Highly encourage removing septic system serving the ski chalet and connect the chalet to the municipal sewage system. Since the study s completion, the septic system servicing the ski chalet has been removed and the chalet is now connected to the townsite s municipal sewage system. The WHPA zones for the Township s latest installed well may vary slightly from the WHPA zones determined for the first. A GMP has not been prepared for the second well to this date. It is likely that the WHPA zones for the second well would mimic those of the first well due to File P February 11 th, 2009

66 their close proximity to one another. The Township will have another source protection study completed in May of 2009 with a more up-to-date analysis and well head protection zones for the two municipal wells. Water and Source Protection Implications for the Official Plan The Official Plan schedule will delineate the four WHPA TOT zones and the Plan itself will outline policies and control measures for protection of the drinking water supply. Any new development or redevelopment in any WHPA zone should be accompanied by a hydrogeological assessment to qualify the proposed development. Development within the WHPA should be connected to the municipal sewage disposal system, where possible, and septic systems using advanced treatment technology should be encouraged were municipal services are not available. Tools under the Planning Act that should be used to control and manage activities in the WHPA include zoning, holding by-law, provisional consents, subdivision control and site plan control. The zoning by-law will control what land uses are permitted in the WHPA and implement separation distances from the municipal wells. The by-law may also place lands within the WHPA in a holding zone limiting land uses to existing uses until a hydrogeological assessment is completed for a proposed development or redevelopment. Conditions and agreements on consents and subdivision approvals could include the requirement for municipal sewage connection, the installation of advanced septic systems and the decommissioning of old wells. Site plan control can help implement remedial and mitigation measures and ensure proper siting of certain structures, tanks or parking, as well as control landscaping, buffering and site grading. The Plan should also require a hydrogeological assessment for the use of a communal system (water and/or sewage). Where the sewage system, either communal or individual, is expected to produce more than 4,500 litres of effluent per day, a servicing options report is required in accordance with Ontario Regulation 545/06 and MOE Procedure D-5-3. The Plan should also promote the use of best management practices. 7.3 Mineral Resources Northern Timiskaming District is considered to have an extremely high potential for the discovery of valuable resources such as gold, copper, kimberlites (diamonds) and other mineral resources. Many areas along the Cadillac-Larder Lake Break, the major structural host of gold mineralization in this area, have high potential for the discovery of important minerals. There are several former gold producing mines along Highway 66 from Kirkland Lake to McGarry, and in Larder Lake there are eight active gold exploration projects. There have been deposits of gold, copper and silver discovered throughout Larder Lake from McVittie to Skead. There are several prospects in McVittie. There are twelve prospects in the Township of Gauthier alone to the west. Like many communities in northern Timiskaming District, the entirety of the Township is considered to rank between 90.1 and 100 on the Ministry of Northern Development and Mines metallic mineral potential ranking system and is considered to have provincially significant mineral potential (MNDM, 2008). File P February 11 th, 2009

67 Gold was first discovered in Larder Lake in 1906, but it was not until 1921 that gold-bearing veins of importance were found at Pancake Lake north of the Townsite (Ontario Department of Mines, 1924). Omega Gold Mines Ltd was first incorporated in May of In 1946, the rated daily capacity of the Omega gold-milling plants was 500 tonnes per day and the daily average milled was 287 tonnes. The Chesterville and Kerr-Addison milling plants in McGarry averaged 618 tonnes and 1,457 tonnes respectively. The Omega plants still out-produced many of the milling plants in Kirkland Lake. In 1946 the Omega mine raised 104,925 tonnes of ore. It produced 11, ounces of gold worth $434,822 (1946 dollars) and 1,515 ounces of silver worth $1,262 (1946 dollars). By comparison, Kerr-Addison raised 531,815 tonnes of ore for a total value of $3,855,258 (1946 dollars) in gold and silver. Between 1911 and 1946, Omega mines raised 1,581,129 tonnes of ore which produced $7,647,873 (1946 dollars) worth of gold and silver. Between 1885 and 1946, the Larder Lake Gold Area produced 8,023,139 tonnes of ore for $51,568,494 (1946 dollars) in silver and gold. It was the fifth largest gold producing area in Ontario after the Porcupine Belt, Kirkland Lake, the Patricia portion of Kenora District and the Thunder Bay District (Ontario Department of Mines, 1947). In 1947, there were a total of 922 people earning wages from mining in the Larder Lake Gold Area. Wages paid totaled $1,868,075, the average wage being $2,026. By 1948, despite the fact that the number of wage earners decreased to 902, total wages paid increased to $2,423,241 with an average wage of $2,687 (Ontario Department of Mines, 1949). The Omega mine in McVittie produced a total of 214,098 ounces of gold from 1,465,177 tonnes of ore. Reserves at the site are expected to be in the order of 653,948 tonnes. The Cheminis mine, also in McVittie, produced 17,530 ounces of gold between 1991 and Reserves are predicted to be in the order of 838,488 tonnes. The Martin-Bird property in Hearst has reserves in the order of 506,209 tonnes (MNDM, 2008). In 1993, the Ontario Geological Survey undertook a province-wide study of bedrock kimberlite occurrences to determine whether Ontario had the potential for diamond deposits. Most diamond deposits of the world are found in kimberline rock. The ultimate intent of the study is to lead to the identification of commercial diamond deposits. Kimberlites are known to occur widely in two areas of the province: File P February 11 th, 2009

68 the Kirkland Lake-Cobalt area and the Attawapiskat region in the James Bay Lowlands. In Larder Lake, two kimberlite pipes have been discovered. The Diamond Lake kimberlite pipes occurs at the southwest corner of McVittie township. The pipes were first discovered by Sudbury Contact Mines Ltd in They recovered 14 microdiamonds from approximately a half-tonne of drill core of which 6 are considered to be gems. Kimberlites in the Kirkland Lake area occur along the extension of the northwest trending Lake Timiskaming Structural Zone between the Larder Lake-Cadillac deformation zone to the south and the Destor-Porcupine deformation to the north. The Diamond Lake esker kimberlite pipes lie beneath the Misema esker and occurs along the flank of a diabase dike. Mineral Resources Implications for the Official Plan The Provincial Policy Statement (PPS) requires that in areas adjacent to or in known mineral deposits, and in significant areas of mineral potential, development and activities which would preclude or hinder the establishment of new operations or access to the resources shall only be permitted if: a) resource use would not be feasible; or b) the proposed land use or development serves a greater long-term public interest; and c) issues of public health, public safety and environmental impact are addressed. Therefore, due to the fact that the entire municipality has a high potential for the discovery of valuable minerals, new developments must be cognizant of the potential extraction of mineral resources. This is, in part, why residential and commercial development is directed to the urban townsite area. 7.4 Mineral Aggregate Resources The best and most economically feasible sand and gravel deposits in Larder Lake are found in McVittie and Hearst Townships near the west municipal boundary. The deposit runs north-south from Beaverhouse Lake to Boston Creek. Good, medium and poor aggregate resources are found in this stretch. The good aggregate prospects have a high probability of having Figure 8 an economical deposit. In 1982 there were nine sand and gravel pits operating in this resource deposit (Ontario Geological Survey Map P.2492, Ministry of Natural Resources, 1982). Much of this deposit stretch has extensive drift cover where bedrock outcrops are rare (Ontario Geological Survey Map P.2480, Ministry of Natural Resources, 1982). Figure 8 is a former pit located west of the townsite in the mineral aggregate resource area shown in Figure 9. File P February 11 th, 2009

69 The high grade aggregates in McVittie and Hearst are confined or immediately adjacent to the ridges or central core of the Misena River esker. The sand and gravel were deposited by glacial melt waters issuing from nearby glacial ice. This is why there can be large variations in the gravel content over relatively short distances. Structures resulting from depositional processes or faulting are common and produce gravelly beds which are contorted or lenticular. In all instances there is a good probability of gravel content being sufficiently high to produce aggregate products including Granular A and C Hot Laid 4 sand and stone, and 16 mm crushed stone. The clasts in these areas are of good quality for aggregate since they are derived from metavolcanic metasedimentary and granitic rocks (Ontario Geological Survey Map P.2492, Ministry of Natural Resources, 1982). Figure 9 - Sand and Gravel Resources (Source: Ontario Geological Survey Map P.2492, Ministry of Natural Resources, 1982) Pits developed in the moderate prospecting areas could produce Granular C and sand File P February 11 th, 2009

70 for Hot Laid 4 (HL4) although bleinding could be required in the latter case. Where gravel content is sufficient, Granular A and HL4 stone are potential aggregate products (Ontario Geological Survey Map P.2492, Ministry of Natural Resources, 1982). The poor prospecting areas of the deposits have an ice-contact or glaciofluvial genesis and are considered poor targets due to their thin nature and low reserve. Material deposited in a deltaic environment is, as a whole, slightly coarser than that of glaciolacustrine origin. It is possible that the former would be suitable for Granular C and HL4 sand while the latter would appear to grade fine and would require extensive blending. Glaciolacustrine sand may contain silty layers which are difficult to avoid in excavations. The sand could be used as fill although problems might arise with compaction and frost heating (Ontario Geological Survey Map P.2492, Ministry of Natural Resources, 1982). The Provincial Policy Statement requires that as much of the mineral aggregate resources as is realistically possible shall be made available as close to markets as possible and that mineral aggregate operations shall be protected from development and activities that would preclude or hinder their expansion or continued use or which would be incompatible for reasons of public health, public safety or environmental impact. The PPS goes on to state that development and activities that would preclude or hinder the establishment of operations or access to resources may only be permitted under the following circumstances: o If the resource use would not be feasible; or o If the proposed land use or development serves a greater long-term public interest; and o If issues of public health, public safety and environmental impacts are addressed. Mineral Aggregate Resources Implications for the Official Plan It should be noted that the town s two municipal water wells are located in an area of moderate to good prospecting resources. The Township s Groundwater Management Plan highlights a Well Head Protection Area (WHPA) that is intended to limit the types of development that may occur within each of the four zones. Within these four zones, no new mineral aggregate extraction operations should be permitted, regardless of the quality of potential aggregates. This is so that the activities and the storage of materials associated with extracting the resource do not impact on the municipality s drinking water supply either through the action of extraction or through spills and mistakes. 7.5 Cultural Heritage Resources The landscape of Larder Lake has been influenced by human activities that have taken place over the last century. Human activities have made an impact on the landscape of the Township, more-so since the settlement of Europeans. As time continues, decisions that affect the future have to bear in mind and respect what has transpired and has been built or taken place in the past. Places, artifacts, burial grounds, buildings and other structures remain to remind us of the people who once inhabited an area and how they lived, and it is the community s responsibility to respect and preserve these articles of history. Heritage sites can be considered a nonrenewable resource because it is extremely useful to have, to reflect upon and to use, however, once it is gone, that particular artifact and point-in-time cannot be replaced. File P February 11 th, 2009

71 In Larder Lake, a heritage site may take the form of an archaeological site, historic buildings and structures, burial sites and cemeteries, sacred sites, and significant cultural landscapes. An archaeological or burial site may not refer solely to an aboriginal site but may also refer to a European or Canadian site of importance. Buildings or parts of buildings, landscapes or specific sites can be a heritage resource if they are considered of value to people of today or even of people of the past. A cultural heritage landscape is a geographic area of heritage significance which has been modified by human activities and is valued by a community. It may involve a grouping of individual heritage features such as structures, spaces, archaeological sites and natural elements, which together form a significant type of heritage form, distinctive from that of its constituent elements or parts. It is, therefore, in the community s power to identify what heritage resources it has and that are to be protected for the future. Such resources should be recognized for the important contribution they make to our understanding of the history of a place, an event or a people. Because there is not a registered designation of an archaeological or heritage site in any given area does not mean that there is none there, it simply may just mean one has not yet been discovered. This is why the principle means of identifying and conserving cultural heritage resources is through careful assessment of properties in the context of the land-use planning process. The Planning Act, Provincial Policy Statement (2005), Environmental Assessment Act, Ontario Heritage Act and Aggregate Resources Act all make provisions for the protection and preservation of Ontario s heritage resources. The Planning Act allows municipalities to prohibit the use of any building or land and the erection of any structure on land that is the site of a significant archaeological resource. Section of the Provincial Policy Statement (2005) states that only development and/or site alteration that maintains the heritage integrity of an archaeological resource may take place, unless the resource has been conserved through removal and documentation. Determining archaeological potential is a process intended to identify lands that are most likely to contain significant archaeological resources. Field assessments of lands identified as having potential are necessary in order to confirm the presence or absence of significant archaeological remains. The Ontario Ministry of Culture keeps a database of information on over 5,000 heritage properties in the province. To be included in the database, a property must be recognized or protected in one or more of the following ways: Designated by by-law under Part IV or Part V of the Ontario Heritage Act, protected by a municipal heritage conservation easement, owned by the Ontario Heritage Trust, protected by a Ontario Heritage Trust conservation easement, listed on the Ontario Heritage Bridge List, protected by the federal Heritage Railway Stations Protection Act, designated a National Historic Site, and/or listed in the Canadian Register of Heritage Properties. There are 35 properties in Timiskaming Distrct listed in the database, all of which are in Kirkland Lake, Cobalt or Temiskaming Shores. File P February 11 th, 2009

72 7.5.1 Cultural Heritage Landscapes The Township can adopt Official Plan objectives and policies, through the Planning Act, for the conservation of significant cultural heritage landscapes. A cultural heritage landscape can be heritage buildings, structures, ruins, trees, plantings, archaeological resources, and other features or attributes that collectively illustrate a historical theme or activity. This can include the view of a particular part of the Township that has helped define the character of Larder Lake over time. A heritage impact assessment could be required where there is potential to intrude on the identified viewscape. Planning tools to conserve such landscapes include: Heritage conservation district policies, guidelines, and studies, Secondary plan policies for special areas, Park area/corridor area management plans, Special zoning by-laws with heritage criteria overlay, Height and setback restrictions/site plan control, Subdivision development agreements, Landscape conservation plans, Community improvement plan, Landscape impact assessments, Area design guidelines, Stewardship, and Financial incentives Built Heritage Built Heritage Resources are defined as one or more significant buildings, structures, monuments, installations or remains associated with architectural, cultural, social, political, economic or military history and identified as being important to a community (Provincial Policy Statement, 2005). An important part of the history of Larder Lake was demolished recently. The 546 seat capacity Capitol Theatre at the southwest corner of Godfrey Street and Highway 66 was originally built in 1938 and was owned by Theatre Holding Corporation Ltd of Toronto and Kirkland Amusements Ltd. The theatre closed and sold in 1980 and was eventually demolished in According to the Planning Act and the Ontario Heritage Act, the Township has several options in adopting policies and approval procedures for built heritage conservation. They include: Demolition control by-laws, Interim control by-laws, Subdivision development agreements, Financial incentives such as Community Improvement Plans, Architectural design guidelines, File P February 11 th, 2009

73 Heritage property listing and designation provisions, Heritage conservation easements, Recognition/role of municipality heritage committee, and Grants and loans for heritage conservation. The municipality can require a type of heritage impact assessment to evaluate proposed development or site alteration to demonstrate that a significant built heritage resource will be conserved if the requirement for the assessment is stipulated in the Township s Official Plan. Through the Plan, Larder Lake can make use of the above planning tools to identify, protect and use and/or manage built heritage resources. Although not recognized or designated as a built heritage feature, the Township s giant fish at the corner of Highway 66 and Ontario Street can be recognized as an important landmark in the community, and any development proposed in the vicinity of the statue should not detract from its importance in the community by overshadowing it Archaeological Resources There are 16,000 archaeological sites in Ontario with between 600 and 700 being added every year. The province s database documents nearly 10,000 years of settlement in the province. Archaeological sites in Ontario include aboriginal hunting and fishing camps, ceremonial sites and spiritual places, villages, battlefields, remnants of pioneer cabins, and cemeteries and shipwrecks. The municipality can obtain archaeological site locations and mapping for land use planning purposes and archaeological fieldwork reports under a data sharing agreement with the Ministry of Culture. As well, the municipality can develop an archaeological master plan using a geographic information system (GIS) that would identify archaeological resource locations and areas of archaeological potential. This can prove to be a valuable planning tool since development or site alteration applications would trigger the need for an archaeological assessment. The Cemeteries Act provides for the protection of burial sites in Ontario. A burial site is land containing human remains that has not been approved as a cemetery in accordance with the Cemeteries Act or any predecessor of it. Burial sites or artifacts associated with a burial site cannot be disturbed except on instruction by a coroner or pursuant to a site disposition agreement. Any unmarked burial site that is discovered must be reported to the police or a coroner. There is a pioneer cemetery on the shores of Killarney Lake on land owned by the Township. The Pearl Beach archaeological site is located on the north shore of Larder Lake near the Larder Lake/McGarry border. This site was first excavated by Dr. John Pollack in 1973 and is believed to date as far back as 5,000 B.C. It is believed that the rock structure found at the site was used as a calendar by the Ojibway shamans to determine the time of year using star positions and appropriately placed rocks. The discovery of this site and these rocks may be as relevant as the discovery of the Stonehedge rocks in England. The Ministry of Culture (MCL) considers land around many lakes and watercourses as archaeological potential areas based on the topography and features found near these lands. File P February 11 th, 2009

74 Where major development is proposed along the shores of lakes and rivers, a minimum of a Stage 1 Archaeological Assessment should be required of the proponent. Where a Stage 1 to 4 Archaeological Assessment is required, they are to comply with Provincial standards and guidelines for archaeological fieldwork. Such a study is an assessment and field survey of a property to evaluate development impacts on areas containing known or provincially registered land and marine-based archaeological resources and/or areas of archaeological potential. The reports include archaeological conservation measures and planning recommendations. If significant archaeological resources are identified, then impact mitigation such as preservation on site or systematic excavation shall be carried out. All Stage 1 to 4 Archaeological Assessments must be conducted by archaeologists licensed under the Ontario Heritage Act. MCL will review all archaeological assessment reports to ensure provincial standards and guidelines are met, and MCL communicates directly to the licensed archaeologist. The municipality may use the correspondence between MCL and the licensed archaeologist for planning approval Adjacent Lands to Cultural Heritage Resources Lands adjacent to protected heritage properties are also protected in the Provincial Policy Statement (2005). Section makes provision for development and site alternations on adjacent lands provided that they are evaluated and it can be demonstrated that the heritage attributes of the adjacent protected heritage property will be conserved. The Official Plan can require mitigative measures and/or alternative development approaches in order to conserve the heritage attributes of the adjacent protected heritage property. Stage 1 to 4 Archaeological Assessments may offer recommendations for mitigative and preservation measures. Site plan control can also be utilized to protect identified resources. Cultural Heritage Implications for the Official Plan Cultural heritage resources can prove to be a useful tool, as an economic development instrument through tourism, recreation and artistic expression, and as a social and cultural awareness tool. The Official Plan should include identification and management policies for heritage resources for the long-term protection and conservation. The Plan should also include protocols for identifying heritage resources. To be effective, it should incorporate policies that protect archaeological and heritage resource sites that have been identified, or areas that are determined to have archaeological potential. File P February 11 th, 2009

75 8. Public Health and Safety Hazards to human health and safety come in the forms of either naturally occurring hazards or hazards that are a result of human activity. Both types can be recognized and planned for to improve and maintain the quality of life in Larder Lake. Hazards most often take the form of flooding and erosion, but can also include development on organic soils, mine hazards and contaminated sites. The Provincial Policy Statement (PPS) says it best when it states that development shall be directed away from areas of natural or human-made hazards where there is an unacceptable risk to public health or safety or of property damage. 8.1 Natural Hazards Some of the most hazardous areas are shoreline areas around rivers, creeks and lakes that are impacted by flooding hazards, erosion hazards and dynamic beach hazards. These vulnerable areas are also some of the most desired places to live in Larder Lake. The Township is blessed with a network of lakes, rivers, creeks and wetlands that provide exceptional recreation opportunities and beautiful landscapes for sightseeing and residing near. However, at the same time they can be extremely dangerous and costly. There is no flood plain mapping that has been prepared for the municipality. However, flood elevations have been established on Larder Lake. Section of the Provincial Policy Statement states that: Development and site alteration shall not be permitted within: a) defined portions of the one hundred year flood level along connecting channels; b) areas that would be rendered inaccessible to people and vehicles during times of flooding hazards, erosion hazards and/or dynamic beach hazards, unless it has been demonstrated that the site has safe access appropriate for the nature of the development and the natural hazard; and c) a floodway regardless of whether the area of inundation contains high points of land not subject to flooding. Institutional uses, essential emergency services, and uses associated with the disposal, manufacture, treatment or storage of hazardous substances are not permitted within hazardous lands and sites. Where development or site alteration is allowed in or near flood plains where the risk is low, the development should ensure that people and vehicles have ways of safely entering and exiting the area during times of emergency, no new hazards are created and existing hazards are not aggravated, no undesirable environmental impacts will result, and floodproofing standards are achieved, as per PPS policy File P February 11 th, 2009

76 8.1.1 Flooding and Erosion Hazards When drawing the limits of flood hazards in Larder Lake, two things should be taken into consideration: the 100-year flood level and flood allowance for other water related hazards. Ensuring development is setback from the 100-year flood level is a standard practice in Ontario. This type of flood is considered a worst case scenario. However, there are times when flood levels can exceed this limit. The flood level is the peak or flood flow with one chance in one hundred of occurring in any given year. The flood elevation of Larder Lake is 287 m (941.6 ft). Flood plain mapping is not available for the balance of the lakes in the Township. Other water related hazards include ice piling. This occurs when ice pushed up onto the shore tears out banks and other natural protection and can potentially damage or destroy buildings. Similarly, ice jamming occurs when the build-up of large chunks of ice where lakes flow into connecting channels and rivers flow into lakes can scour the shore, destroy buildings and threaten lives. It can also block water and raise water levels causing flooding (Understanding Natural Hazards, 2001). Erosion hazards are also a concern when considering development. Erosion hazards are defined as the loss of land, due to human or natural processes, that poses a threat to life and property. The erosion hazard limit is determined using considerations that include the 100-year erosion rate, an allowance for slope stability, and an erosion/erosion access allowance (Provincial Policy Statement, 2005). The limits of erosion hazards are determined by the stable slope allowance, the average annual recession and the erosion allowance (Understanding Natural Hazards, 2001) Hazardous Sites Natural hazards are most often associated with flooding, however, there is another type of natural hazard of equal importance. Hazardous sites are defined as property or lands that could be unsafe for development and site alteration due to naturally occurring hazards. These may include unstable soils (sensitive marine clays [leda], organic soils) or unstable bedrock (karst topography) (Provincial Policy Statement, 2005). Organic soils lack structure, erode easily, drain poorly and compresses, and therefore are not suitable for supporting buildings and structures (Understanding Natural Hazards, MNR, 2001). Agriculture and Agri-Food Canada publishes soil surveys for selected areas across the country. Larder Lake is not included in any soil survey. For a view of soil mapping in Ontario, please see the Soil Surveys on Agriculture and Agri-Food Canada s website ( Natural Hazards Implications for the Official Plan The Official Plan should prohibit development from taking place within flood-prone areas. In these areas there is an unacceptable risk to public health and safety and of property damage. Main buildings and buildings used for human habitation are not permitted within the floodplain. As per policy of Provincial Policy Statement, the Plan should enforce development to be generally directed to areas outside of: Hazardous lands adjacent to the shoreline of large inland lakes which are impacted by flooding hazards; File P February 11 th, 2009

77 Hazardous lands adjacent to river, stream and small inland lake systems which are impacted by flooding hazards and/or erosion hazards; and Hazardous sites. Only such uses as open spaces and parks, marine facilities and marinas, parking facilities, agriculture, and land not including buildings, should be permitted within the floodplain. The hazards posed to these uses are acceptable because they do not create entrance and exit problems and they do not provide for habitation. The Plan should enforce the prohibition of development in the 100-year flood level and a 30 m setback from watercourses where development and site alteration cannot take place so as to retain the setback area in a naturally vegetative state which can protect developed lands from flooding or eroding. 8.2 Human-made Hazards Hazards that may be found on Larder Lake are not only a result of natural conditions and occurrences but also of activities carried out by humans in the past that have left unsafe circumstances. These hazards have the potential to cause physical harm to humans if the lands are not utilized properly or are not rehabilitated. These hazards may take the form of contaminated sites, brownfields, mine hazards, oil, gas and salt hazards, or hazards associated with resource extraction. The Provincial Policy Statement stipulates that development on, abutting or adjacent to lands affected by the hazards noted above may be permitted only if rehabilitation measures to address and mitigate known or suspected hazards are under-way or have been completed Contaminated Sites Potential contaminated sites include lands where contaminants may be present due to previous industrial, transportation, utility or similar use activities. Sources of site contamination can include disposal of waste materials, raw material storage, residues left in containers, maintenance activities and spills. Some commercial uses such as gasoline stations and automotive repair garages have a similar potential. Ontario s Decommissioning Guidelines require that such sites be decommissioned and cleaned-up prior to their reuse. This includes the preparation of a Record of Site Condition, which is a document whose contents are set out in the guideline and are subject to review by the Ministry of the Environment. Remediation of contaminated sites must be completed to the extent that there will be no adverse effects on the proposed use. Landfill sites should be tagged with a non-development status for up to twenty-five years as per the Environmental Protection Act. The Act requires the approval of the Minister of the Environment for the reuse earlier than this time. The Township should also monitor the redevelopment of other sites, such as service stations or industrial sites, and may classify these as contaminated. Such sites should be placed in a holding zone in the zoning by-law pending the preparation of a Record of Site Condition. Brownfield Sites File P February 11 th, 2009

78 Brownfields are sites that have been abandoned, stand idle or are underused industrial and commercial properties. Reuse of such properties is uncertain because of the possibility of environmental contamination, building deterioration or inadequate infrastructure. Each has the potential to have adverse effects on human safety or health. There has been no inventory of brownfields within the Township. An inventory of such sites would include recognition of potential floor space, possible hazardous materials on site, condition of buildings and adjacent uses. With such information the municipality can determine the potential within each site and can make available to potential investors the impacts associated with purchasing lands. The municipality can also recognize its ability to leverage incentives for the redevelopment of these sites. The Official Plan should incorporate policies that allow the municipality to be flexible with regard to permitted uses in specific brownfield redevelopment sites Mine Hazards Mining has brought social and economic wealth to Ontario for over a century. Unfortunately, the money earned and the levies paid by these mines have not traditionally been used to rehabilitate them once their resource has been depleted. The Ministry of Northern Development and Mines (MNDM) estimates that there are 5,600 known abandoned mines sites in Ontario which contain up to 16,500 individual features that may be hazardous. They can range from single, shallow shafts to mines that have produced millions of tons of ore (MNDM, 2007). A mine hazard is defined as any feature of a mine as defined under the Mining Act, or any related disturbance of the ground that has not been rehabilitated. Rehabilitate is defined by the Mining Act as measures, including protective measures, taken in accordance with the prescribed standards to treat a site or mine hazard so that the use or condition of the site is restored to its former use or condition, or is made suitable for a use that MNDM sees fit. Examples of hazards associated with abandoned mines include mine shafts that extend horizontally, Figure 10 Mine Hazards in Larder Lake (Source: Abandoned Mines Information System, MNDM, 2008) File P February 11 th, 2009