ZONING BY-LAW AMENDMENT

Planning Rationale Report | 6690 Mitch Owens Road

Prepared for: 1343487 Ontario Inc. 1718 Lakeshore Drive, Greely, ON K4P 1H1

Prepared by: Lloyd Phillips & Associates Ltd. File No.: 1622 Date: June 2, 2017

CONTENTS 1. OVERVIEW ...... 4 2. SITE AND SURROUNDING CONTEXT ...... 5 2.1 Site Context...... 5 2.2 Surrounding Context ...... 10 3. PROPOSED AMENDMENT & CONCEPT PLAN ...... 13 4. PROVINCIAL POLICY STATEMENT, 2014 ...... 17 5. CITY OF OTTAWA OFFICIAL PLAN ...... 20 5.1 3.2.4 – Rural Natural Features ...... 20 5.2 Section 4 – Review of Development Applications ...... 21 6. CITY OF OTTAWA ZONING BY-LAW ...... 25 6.1 Zoning By-law 2008-250 ...... 25 6.2 Proposed Zoning Amendment...... 27 7. SUPPORTING MATERIAL...... 28 7.1 Site Servicing and Storm Water Management ...... 28 7.2 Phase One Environmental Site Assessment ...... 28 7.3 Transportation Brief ...... 29 7.4 Stationary Noise Feasibility Assessment ...... 29 7.5 Mineral Resource Impact Assessment ...... 29 8. CONCLUSION ...... 30

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 2 of 30 FIGURES

Figure 1. Parcel fabric map...... 4 Figure 2. Location plan – bird’s eye view ...... 5 Figure 3. Survey Plan...... 6 Figure 4. Facing northwest towards the Mitch Owens Road and Albion Road intersection...... 7 Figure 5. Facing west along the site’s north property line and Mitch Owens Road...... 7 Figure 6. Facing southwest from the subject site’s access to Mitch Owens Road...... 7 Figure 7. Facing south towards the site’s vacant motel, immobile food truck, and the vacant house...... 8 Figure 8. Facing southeast towards the site’s vacant motel...... 8 Figure 9. Facing east along the site's north property line and Mitch Owens Road...... 8 Figure 10. Facing northeast along Mitch Owens Road at the bicycle lane and gravel shoulder...... 9 Figure 11. Facing north, from the subject site (Vanson Construction Ltd.)...... 9 Figure 12. Facing north from the subject site (Vanson Construction Ltd.)...... 9 Figure 13. Aerial photos of the site and sand pit to the northeast of the site...... 12 Figure 14. Pre-development stormwater drainage plan (majority of flow is to the southwest)...... 15 Figure 15. Concept Plan...... 16 Figure 16. Excerpt from Official Plan - Schedule A Rural Policy Plan...... 20 Figure 17. Excerpt displaying the dual zoning situation of the subject site...... 25

TABLES

Table 1. Existing zoning of the site...... 26 Table 2. Permitted uses in the RC base zone and RC3 subzone...... 26 Table 3. Proposed permitted uses...... 27 Table 4. Proposed rural zone exception for RC3[xxxx]...... 27

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 3 of 30 1. OVERVIEW

Lloyd Phillips & Associates Ltd. has been retained by the owner (1343487 Ontario Limited) of the lands known municipally as 6690 Mitch Owens Road (the ‘site’) to prepare a Planning Rationale report in support of a proposed rezoning.

The site is primarily vacant, containing a few structures in the northwest portion of the lot, while the rest is occupied primarily by mixed vegetation. For zoning purposes the site is split into two unequal portions, each within the same base zone, but both subject to different zoning exceptions.

The Owner’s intent is to have the site rezoned to be under a single zone with an expanded list of permitted uses. The site’s current zoning is extremely restrictive, having been established in the year 2000 in relation to the structures existing on the northwest corner of the site.

The proposed rezoning would permit a broadened range of appropriate uses on the site. This proposal necessitates a Major Zoning By-law Amendment Application, and as part of that submission, a Planning Rationale.

6690 Mitch Owens Rd. GREELY

Figure 1. Parcel fabric map.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 4 of 30 2. SITE AND SURROUNDING CONTEXT

2.1 Site Context The site is primarily vacant, with the exception of the northwest corner, the area nearest the Mitch Owens and Albion intersection. The northwest corner of the site contains a vacant, two-storey detached dwelling, a vacant, one-storey motel, and an operating immobile vehicle food stand.

The vacant dwelling was formerly used as a living space and front office for the adjacent motel, both of which were built around the 1960s. The motel ceased operation in the late 1990s while the dwelling was occupied until 2004, the same year the food stand began operating. The remainder of the site is vacant, containing a mix of grass, shrubs, and mature trees.

The site is primarily flat with a gradual two metre downward slope from the northeast corner towards the southwest corner (a distance of approximately 390 metres). The site is rectangular in shape with a small saw tooth impression on its northeast corner where a residential lot containing a single detached home is located.

The lot has a total area of 71,068.6 m2 (7.1 ha), an average depth of 192.86 m and a frontage along Mitch Owens Road of 339 m (see Figure 3).

The site is composed of two parts, with Part 2 (18 m2) subject to Easement OC208765 (represents a buried hydro line). The site’s PIN is 04319-1749, and its legal description is: CON 4 LOT 1 Geographic Township of Osgoode, City of Ottawa.

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GREELY

6690 Mitch Owens

Figure 2. Location plan – bird’s eye view

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 5 of 30

Figure 3. Survey Plan.

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Figure 4. Facing northwest towards the Mitch Owens Road and Albion Road intersection.

Figure 5. Facing west along the site’s north property line and Mitch Owens Road.

Figure 6. Facing southwest from the subject site’s access to Mitch Owens Road.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 7 of 30

Figure 7. Facing south towards the site’s vacant motel, immobile food truck, and the vacant house.

Figure 8. Facing southeast towards the site’s vacant motel.

Figure 9. Facing east along the site's north property line and Mitch Owens Road.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 8 of 30

Figure 10. Facing northeast along Mitch Owens Road at the bicycle lane and gravel shoulder.

Figure 11. Facing north, from the subject site (Vanson Construction Ltd.).

MITCH OWENS RD.

Figure 12. Facing north from the subject site (Vanson Construction Ltd.).

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 9 of 30 2.2 Surrounding Context The site is located in Ward 20 – Osgoode (Councillor George Darouze), just outside of the north edge boundary of the Village of Greely, and within the former Township of Osgoode. In a general context, the site is located in the rural area of Ottawa, and is situated approximately 6.5 km south of the McDonald-Cartier International Airport, immediately north of the Village of Greely, approximately 7.5 km east of the Rideau River, and approximately 12 km west of Highway 417.

The general land use along Mitch Owens includes a mix of residential (i.e., country lot subdivisions; rural residential lots), commercial (i.e., gas bar; small and home-based businesses), light and heavy industrial (i.e., heavy equipment sales, rental and servicing), institutional (i.e., school), and agricultural type uses.

NORTH – 5545 Albion Road To the immediate north of the site, and along the Mitch Owens and Albion intersection, is a heavy equipment sales, rental and servicing business, Vanson Construction.

NORTHWEST – 5546 Albion Road On the west side of the Albion and Mitch Owens intersection, is a MacEwen gas bar at 5546 Albion Road, which replaced an older gas bar approximately 12 years ago.

NORTHEAST – 5480 Bank Street To the immediate northeast of the site and on the north side of Mitch Owens, is a sand and gravel pit designated in the City’s Official Plan as Sand and Gravel Resource Area and zoned in the City’s By-law 2008-250 as ME2 - Mineral Extraction Zone 2. The sand and gravel pit lands along this stretch of Mitch Owens have previously been developed/extracted and are currently vacant (see Figure 12), without any active access from Mitch Owens. The primary access point to the pit is located on Bank Street just north of the Bank and Mitch Owens intersection.

EAST – 6760 Mitch Owens Road & 6772 Mitch Owens Road To the immediate east of the site is a residential lot that fronts onto the south side of Mitch Owens, has an approximate area of 1,500 m2 (0.15 ha), and is zoned MC3 - Rural Countryside Subzone 3. Also to the immediate east of the site is a property containing outdoor self-storage units, which contains an approximate area of 18,220 m2 (1.8 ha) and is zoned RG[294r] - Rural General Industrial Zone Exception 294r.

SOUTH – Sunset Lakes Subdivision & Village of Greely To the immediate south of the site is a residential country lot subdivision and the north boundary of the Village of Greely. Six of the subdivision’s lots have rear yards which

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 10 of 30 fully or partially abut the south boundary of the site. The remaining land from the subdivision which abuts the site’s south property line, contains what appears to be a storm water management pond of approximately 4,460 m2 (0.46 ha) in size.

WEST – 1000 Vista Barrett Private To the immediate west of the site is a country lot subdivision functioning as a private retirement community (Albion Woods Adult Living Community) owned and operated by Parkridge Lifestyle Communities Inc. There are plans to develop the east portion of the subdivision, which is nearest the subject site. This expansion is to be coordinated with the City’s plan to convert the intersection at Mitch Owens and Albion with 4-way signals. The design and Traffic Impact Study for the new intersection has been done by Parsons, and is expected to include a westbound left turning lane along Mitch Owens. The proposed Albion southern extension is to be a private road.

In addition to the expected expansion of residential development, Parkridge also has plans to develop the corner of the lot that is on the south side of Mitch Owens, directly across from the MacEwen gas bar. This northeast corner lot is currently zoned RC[196r]-h – Rural Commercial Zone Exception 196r with a Holding Zone.

Currently, Mitch Owens contains two traffic lanes and has dedicated right and left turn lanes at the t-intersection leading north onto Albion Road. There are no sidewalks or separated pedestrian pathways along the stretch of roadway fronting the site. There are, however, on-road cycling routes integrated into the paved shoulder of the road. The same layout can be found on the portion of Albion that leads to the intersection with Mitch Owens. There are no active transit stops within the vicinity of the site.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 11 of 30 EXTRACTION AREA NEAREST THE SUBJECT SITE (Post-Extraction)

1976 1967

EXTRACTION AREA NEAREST THE SUBJECT SITE (Pre-Extraction)

Figure 13. Aerial photos of the site and sand pit to the northeast of the site.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 12 of 30 3. PROPOSED AMENDMENT & CONCEPT PLAN

The proposal is for a rezoning of the lands known municipally as 6690 Mitch Owens Road. To achieve this, a major Zoning By-law Amendment is required.

The purpose of the proposed rezoning is to consolidate the property’s Rural Commercial zones into one Rural Commercial zone providing additional permitted uses. Currently the site is dual zoned, with each of the same base zone but subject to different zoning exceptions. The existing zoning is extremely restrictive, permitting only a single commercial-type use in one zone, and four commercial-type uses in the other.

Mitch Owens and Albion are both rural arterial roads. The current road allowance along Mitch Owens adjacent the site is approximately 25.5 metres, whereas a 34 metre Right- of-Way is to be protected. The concept plan for the rezoning application (Figure 15) has been designed to accommodate the potential widening of Mitch Owens.

As a large corner lot along the intersection of Mitch Owens and Albion, the site is an ideal location for a variety of commercial and light industrial uses. A concept plan of how the land can be appropriately developed is shown in Figure 15. The concept plan includes the following uses: • Building A – A café style restaurant on the northwest corner of the site; • Building B1 & B2 – An automobile, RV or ATV establishment (i.e., dealership, service and/or rental) to the immediate east and south of the restaurant; • Building C – A strip of retail stores and/or light industrial/service businesses to the immediate northeast of the automobile, RV or ATV establishment; • Building & Areas D1 to D5 – An outdoor and self-storage establishment to the immediate east and south of the retail stores and/or light industrial/service businesses.

The concept plan also provides for a 30 m setback buffer along the entirety of the east and south boundary of the site. Along the west and north boundaries of the site, 14 metre buffers have been provided. The 30 m setback buffer along the east and south boundaries of the site exists in the site’s current zoning, and was inserted as a provision to provide ample buffering between the residential development to the south of the site and the residential lot to the northeast of the site.

Initial pre-application consultation with the City of Ottawa determined that the existing 30 m setbacks provide a more than adequate buffer between potential commercial and

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 13 of 30 light industrial activities on the site and the residential development south and northeast of the site. The proposed rezoning of the site would carry forward this provision, which is currently found in the exception of the site’s RC3[195r] zone (applies to the rear yard and east interior side yard).

There is currently no intent by the owner of the land to pursue a development scheme that would necessitate a Site Plan Control application. The owner intends to rezone the land in order to extend the list of permitted uses. As part of the rezoning application, it is necessary that a concept plan be presented to demonstrate the feasibility of the proposed rezoning with respect to Provincial and City planning policies and regulations, as well as adequacy of servicing.

The iteration of the concept plan shown in the submitted Conceptual Septic Design Report and the Stationary Noise Report (Concept Plan 2), shows a stormwater management (SWM) pond on the northeast corner of the site. Following the completion of the submitted Stormwater Feasibility Assessment, it was determined that this SWM pond was not necessary, and so it was replaced with added outdoor storage space in Concept Plan 3. No other changes were made in the creation of Concept Plan 3, and the addition of outdoor storage in place of the northeast corner wet pond, has no material impact on the conclusions of the Conceptual Septic System Design Report and the Stationary Noise Report.

The Stormwater Management Feasibility Assessment prepared for the rezoning determined that a wet pond or dry pond and water quality unit could achieve appropriate quantity and quality control requirements. The majority of the site drains to the southwest corner, and so the concept plan (all iterations) were designed to allow flexibility in the portion of gravel land directly south of building B2 (see Figure 15). This area could easily accommodate the flows required to maintain pre-development levels, as described in the submitted Stormwater Management Feasibility Assessment.

The rezoning would increase the developability of a large rectangular lot that is primarily vacant and has remained underutilized for decades. The site is located along the intersection of two arterial roads, and is adjacent to a mix of commercial and light industrial land uses which animate the nearby intersection, and would complement a proposal similar in nature to the concept plan shown in Figure 15.

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Figure 14. Pre-development stormwater drainage plan (majority of flow is to the southwest).

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Figure 15. Concept Plan.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 16 of 30 4. PROVINCIAL POLICY STATEMENT, 2014

The Provincial Policy Statement, 2014 (PPS) provides policy direction on planning matters for the Province of Ontario. Decisions affecting all planning matters shall be consistent with the Provincial Planning Policies. The proposed Zoning By-law Amendment to permit addition commercial and light industrial uses, and to consolidate the site under one zone, is consistent with the policies of the PPS, 2014, as demonstrated below.

Policies: Section 1.1.1 of the PPS sets out the criteria whereby healthy, livable, and safe communities are sustained. In short, these are: to promote efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long turn; avoiding development and land use patterns which may cause environmental or public health and safety concerns; promote cost-effective development patterns; improve accessibility for persons with disabilities and older persons by identifying, preventing, and removing land use barriers which restricts their full participation in society; ensuring there is necessary infrastructure; and, promoting development and land use patterns that conserve biodiversity.

The proposed development is for a rezoning of the property known municipally as 6690 Mitch Owens Road, in order to allow for additional permitted uses, and to consolidate the site under one zone. The property is currently dual-zoned, with a portion zoned RC3[194r], and the remainder zoned RC3[195r]. The rezoning would permit additional commercial and light industrial activities that would primarily serve the travelling public and the growing community within and around the Village of Greely.

The rezoning is considered to be consistent with Section 1.1.1, as it provides an adequate buffer between the proposed non-residential land uses and the adjacent residential uses. The rezoning also promotes a cost-effective development pattern by permitting the redevelopment of an underutilized site along a partially developed and well-travelled intersection between two arterial roads. The rezoning will also promote the conservation of biodiversity by including provisions requiring a 30 metre no-build zone to be maintained along the south and east boundaries of the site.

Section 1.1.4.1 of the PPS states that healthy, integrated and viable rural areas should be supported by: a) building upon rural character, and leveraging rural amenities and assets; b) promoting regeneration, including the redevelopment of brownfield sites;

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 17 of 30 f) promoting diversification of the economic base and employment opportunities through goods and services, including value-added products and the sustainable management or use of resources;

The proposal builds upon a viable rural area by maintaining the intent and purpose of the site’s current base zoning, while providing additional opportunity for development through an expanded list of permitted commercial and light industrial uses.

The proposal promotes regeneration of an underutilized site along the commercially- themed intersection at Mitch Owens Road and Albion Road.

The proposal will allow for development flexibility on a large commercial site with ample frontage along a rural arterial road. The added flexibility will promote diversification of the economic base while maintaining land uses that are compatible and complementary to the surrounding land area.

Section 1.1.4.4 of the PPS states that growth and development may be directed to rural lands in accordance with policy 1.1.5, including where a municipality does not have a settlement area.

Section 1.1.5.4 of the PPS states that development that is compatible with the rural landscape and can be sustained by rural service levels should be promoted.

Section 1.1.5.5 of the PPS states that development shall be appropriate to the infrastructure which is planned or available, and avoid the need for the unjustified and/or uneconomical expansion of this infrastructure.

Section 1.1.5.7 of the PPS states that Opportunities to support a diversified rural economy should be promoted by protecting agricultural and other resource-related uses and directing non-related development to areas where it will minimize constraints on these uses.

The intersection of Mitch Owens Road and Albion Road has historically supported commercial development outside the Village of Greely. A mix of commercial and residential uses extend along both of these roads from the intersection. These uses will be complemented by the list of proposed uses to be permitted on the underutilized corner lot at 6690 Mitch Owens Road. These proposed uses maintain the rural-scale and low-density character of the Mitch Owens and Albion intersection.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 18 of 30 Section 2.5.1 of the PPS states that mineral aggregate resources shall be protected for long-term use and, where provincial information is available, deposits of mineral aggregate resources shall be identified.

Section 2.5.2.4 of the PPS states 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, safety or environmental impact. Existing mineral aggregate operations shall be permitted to continue without the need for official plan amendment, rezoning or development permit under the Planning Act. When a license for extraction or operation ceases to exist, policy 2.5.2.5 continues to apply.

Section 2.5.2.5 of the PPS states that in known deposits of mineral aggregate resources and on adjacent lands, 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.

The closest Sand and Gravel Resource Area, as designated in the City’s Official Plan, is located on the north side of Mitch Owens Road at 5480 Bank Street, approximately 25.5 metres from the subject site. This portion of the Sand and Gravel Resource Area, which accounts for 55.96 hectares, has been completely excavated and rehabilitated for nearly 20 years.

Additional information on this is provided in the Mineral Resource Impact Assessment report prepared by Lloyd Phillips & Associates Ltd.

The proposed zoning amendment is consistent with the applicable policies of the PPS, 2014.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 19 of 30 5. CITY OF OTTAWA OFFICIAL PLAN

Schedule A of the City of Ottawa Official Plan designates the site at 6690 Mitch Owens Road as a Rural Natural Features Area, as shown in Figure 16. The general character of this designation is described in Section 3.2.4 of the Official Plan.

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SUBJECT SITE

Figure 16. Excerpt from Official Plan - Schedule A Rural Policy Plan.

5.1 3.2.4 – Rural Natural Features

Lands designated Rural Natural Features are natural rural areas that contain significant woodlands, wetlands, and wildlife habitat as identified by the Natural Environment Systems Strategy in the 1990s. Uses permitted within lands designated Rural Natural Features are outlined in Section 3.7.2 – General Rural Area of the Official Plan.

Policies: 7. Development and site alteration will not be permitted for: a. any development permitted under the policies of this Plan within the feature; b. any development permitted under the policies of the Plan within 120 metres of the boundary of a natural heritage feature;

Unless an Environmental Impact Statement demonstrates that there will be no negative impacts as defined in Section 2.7.8 on the natural features within

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 20 of 30 the area of their ecological functions. The requirements of the Environmental Impact Statement may vary, as described in Section 4.7.8. [Amendment #76, OMB File # PL100206, Ministerial Modification # 32, April 26, 2012]

As confirmed by City of Ottawa environmental planner, Matthew Hayley, there are no ecological constraints on the site, which indicates that beyond endangered and threatened species and potential significant wildlife habitat, there are no ecological features to be protected. As such, Mr. Hayley has confirmed that an Environmental Impact Statement is not required as part of the proposed rezoning application.

5.2 Section 4 – Review of Development Applications

Section 4 of the Official Plan deals with the review of development applications. Applicable policies from Section 4 are outlined below:

Section 4.7.8 – Environmental Impact Statement Policies: 1. An Environmental Impact Statement is required for development and site alteration proposed within and adjacent to natural heritage features designated as Rural Natural Features […].

2. No development or site alteration will be permitted within the natural features described in policy 1 above, where permitted by the policies of this Plan, or on adjacent lands unless an Environmental Impact Statement indicates it will have no negative impact […]

3. Development is defined as creation of a new lot, a change in land use, or the construction of buildings and structures, requiring approval under the Planning Act […].

8. The need for an Environmental Impact Statement and its scope will be confirmed through preconsultation with the City early in the development review process, based on a preliminary screening for natural environment features within and adjacent to the study area. […].

As confirmed by Mr. Hayley, the site is located in the following natural areas: • Mosquito Creek Catchment area of the Lower Rideau River Subwatershed • Shields’ Creek Subwatershed (SWS) study area • Greely West Natural Area

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 21 of 30 In Figure 6.2.2 of the SWS Study, natural area is identified as being present on the site. The figure also shows there to be no ecological constraints on the site, indicating that beyond endangered and threatened species and potential significant wildlife habitat, there are no ecological features to be protected. This was also confirmed by Mr. Hayley.

As per the above, and with respect to Policy 3 and Policy 8 of Section 4.7.8 of the Official Plan, Mr. Hayley has confirmed that the proposed application for rezoning will not require an EIS. The proposal is not requesting a change in land use (i.e., commercial land use to residential land use), but rather, for an expansion of permitted uses for the site’s existing rural commercial zoning. It should be noted that Mr. Hayley did confirm that an EIS would be required as part of a Site Plan Control application.

The designation of the subject site permits the proposed uses.

Section 3.7.2 – General Rural Area The General Rural Area contains and permits a variety of land uses, including commercial and industrial type uses, as proposed for the subject site.

Policies: 1. General Rural Areas are designated on Schedule A with the intent to provide: a) A location for agriculture and for those non-agricultural uses that, due to their land requirements or the nature of their operation, would not be more appropriately located within urban or Village locations; b) For a limited amount of residential and other rural and tourist service uses that do not conflict with a) above.

2. Development proposals within the General Rural Area may impact on natural heritage features that are not designated in this plan. Development and site alteration as defined in Section 4.7.8 will not be permitted for: a) Any development permitted under the policies of this plan within the feature; b) Any development permitted under the policies of this plan within 120 metres of the boundary of a natural heritage feature;

Unless an Environment Impact Statement demonstrates that there will be no negative impacts as defined in Section 4.7.8 on the natural features within the area or their ecological functions. The requirements of the Environmental Impact Statement may vary, as described in Section 4.7.8.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 22 of 30 5. A zoning by-law amendment will be required where any of the following uses are proposed in General Rural Areas or by country lot subdivision as provided for in policy 7 below: a) New industrial and commercial uses, such as farm equipment and supply centres, machine and truck repair shops, building products yards, landscape contractors, and nurseries; e) Other new non-residential uses that would not be better located within a Village and which are in keeping with the rural character or those uses that meet the needs of the travelling public, such as a restaurant, gas station, motel, retail of up to 1,000 square metres gross leaseable area or similar use; [Amendment 28, July 13, 2005]

6. When considering an application to amend the zoning by-law to permit a new use identified in policy 5 of this subsection, the following matters must be considered: [Amendment #76, August 04, 2010] a) The use would not be better located in a Village or the urban area; b) If the use is to be located on a local road, it must be demonstrated that the volume and pattern of traffic flow anticipated from the development will not interfere with the proper functioning of the local road network; c) The privacy of adjacent landowners or the amelioration of potential adverse impacts from lighting, noise, odour, dust or traffic can be achieved by separating the land uses, buffering or other measures as part of the development; d) The potential for reducing possible impacts on neighbouring agricultural uses or nearby rural residential or Village communities, where relevant; e) The development is in keeping with the surrounding rural character and landscape; f) All those requirements of Sections 2 and 4 related to transportation, servicing, design and compatibility and environmental protection; h) The impact that the development will have on the protection of tree cover and local wildlife movement, as result of proposed site clearing and grading, fencing, security lighting, and other similar site plan matters.

15. Development proposals within 1 kilometre of a Village and/or urban boundary will be reviewed with respect to lot size, type of use and other characteristics, to ensure that they do not adversely limit potential expansion of the boundary at that location or create a long-term demand for the extension of municipal services. [Amendment #76, August 04, 2010] Notwithstanding the foregoing, a plan of subdivision is permitted on lands municipally known as 1175 Manotick

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 23 of 30 Station Road and 471 Sangeet Place. [Amendment #85, May 26, 2010] [Amendment #114, May 28, 2013]

The site is currently dual zoned as RC3[194r] and RC3[195r]. These zones are highly restrictive, therefore, limiting the development potential of the site. The proposed development is for a rezoning that would maintain the existing rural commercial zoning of the site, but would consolidate the two zones into a single zone with an expanded list of permitted commercial and light industrial type uses.

As per findings in the SWS study, comments by City of Ottawa environmental planner Matthew Hayley, and Policy 3 and Policy 8 of Section 4.7.8 of the Official Plan, an EIS is not required as part of a complete rezoning application.

The site is located at the intersection of two arterial roads surrounded by commercial and light industrial development since the 1970s. The proposed rezoning includes an expanded list of permitted commercial and light industrial type land uses. These uses are in keeping with the rural character and meet the needs of the travelling public, as they are appropriate for the size, ownership structure, location and context of the site.

With respect to lighting, noise, dust, and odour, potential adverse impacts on adjacent landowners has been assessed through appropriate technical studies. It is expected that there will be minimal to no adverse impacts on the residential neighbourhood to the south of the site, or the residence to the east of the site, as the proposed rezoning provides a 30 metres no-build zone to buffers the site’s south and east boundaries.

With respect to traffic on local roads, it is expected that the proposal will result in minimal to no adverse impacts as outlined in the submitted Transportation Brief.

The proposal for the site is unlikely to adversely limit the potential expansion of the Village of Greely Boundary or to create a long-term demand for the extension of municipal services. The site is abutted by existing development in all directions, and is to operate on private services.

The proposal is compatible with the surrounding land uses, is conveniently located with respect to the intersection of two arterial roads, and is appropriate for meeting the needs of the travelling public.

The proposal conforms to the applicable policies of the Official Plan.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 24 of 30 6. CITY OF OTTAWA ZONING BY-LAW

6.1 Zoning By-law 2008-250 The property at 6690 Mitch Owens Road is zoned RC3[194r] and RC3[195r] – Rural Commercial, Subzone 3, site specific exceptions 194r and 195r (see Figure 17).

RC3[195r]

RC3[194r]

Figure 17. Excerpt displaying the dual zoning situation of the subject site.

The purpose of the RC – Rural Commercial Zone is as follows:

(1) permit the development of highway and recreational commercial uses which serve the rural community and visiting public in areas mainly designated as General Rural Area, Village and Carp Road Corridor Rural Employment Area in the Official Plan;

(2) accommodate a range of commercial uses including services for the traveling public as well as agriculture-related, vehicle-oriented and construction products and services;

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 25 of 30 (3) permit research facilities in areas designated Greenbelt Employment and Institutional Area in the Official Plan, and

(4) regulate development in a manner that has a minimal impact on the surrounding rural area or villages.

The RC base zone and RC3 subzone permit a variety of commercial and light industrial type uses. The site’s existing zoning does not reflect the intent and nature of these zones, and is highly restrictive, as demonstrated by the provisions established in rural zoning exception 194r and 195r (see Table 1).

Table 1. Existing zoning of the site. Exception Provisions I II III IV Exception Applicable V Additional Land Land Uses Number Zone Provisions Uses Permitted Prohibited 194r RC3 [194r] - convenience all uses except for: store - gas bar - automobile service station - restaurant – fast food 195r RC3 [195r] all uses except for: - internal side yard - hotel setback of 30 m from east lot line - rear yard setback of 30 m from south lot line

Table 1 demonstrates the highly restrictive nature of the site’s existing zoning, which is uncharacteristic of the RC base zone and RC3 subzone. Table 2 provides a list of uses permitted within the RC base zone and RC3 subzone, which are intended as uses to be permitted in the newly proposed zone for the site.

Table 2. Permitted uses in the RC base zone and RC3 subzone. ZONE Existing RC base zone & RC3 subzone - Artist studio - Heavy equipment and vehicle sales, rental and - Automobile rental establishment servicing - Automobile dealership - Light industrial - Automobile service station - Outdoor storage Permitted - Bar - Printing plant Uses - Car wash - Restaurant - Convenience store - Retail food store, limited to a farmers’ market - Drive-through facility - Retail store limited in size - Gas bar - Service and repair shop - warehouse

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 26 of 30 6.2 Proposed Zoning Amendment The proposal is to rezone the lands known municipally as 6690 Mitch Owens Road from RC3[194r] and RC3[195r] to RC3[xxxx]. The rezoning would consolidate the property under a single zone, which would remain as an RC3 subzone, but would be subject to a new zoning exception that would include an expanded list of permitted uses, a list of prohibited uses, and list of additional provisions.

The proposal has been discussed with the City of Ottawa during two pre-application consultation meetings and during follow-up correspondences. The proposal does not include permitted uses that are sensitive in nature, but instead, reflects the intent and purpose of the RC zone and the surrounding commercial and light industrial context along the Mitch Owens Road and Albion Road intersection.

The proposed zone would adopt the performance standards of the RC3 subzone, would permit the uses shown in Table 3, and would be subject to the proposed rural zone exception shown in Table 4.

Table 3. Proposed permitted uses. PROPOSED RC3[xxxx] ZONE - Artist studio - Convenience store - Printing plant - Automobile rental - Drive-through facility - Restaurant establishment - Automobile - Retail food store, limited - Gas bar Permitted dealership to a farmers’ market Uses - Automobile service - Heavy equipment and vehicle - Retail store limited in station sales, rental and servicing size - Bar - Light industrial - Service and repair shop - Car wash - Outdoor storage - Warehouse

Table 4. Proposed rural zone exception for RC3[xxxx]. Exception Provisions Exception Applicable Additional Land Uses Number Zone Land Uses Provisions Prohibited Permitted xxxx RC3[xxxx] - amusement - internal side yard setback of 30 m centre from east lot line [carried over] - amusement - rear yard setback of 30 m from south park lot line [carried over] - campground - cumulative retail store uses shall be - hotel limited in size to [xxxx] GFA [new]

The proposed rezoning complies with City of Ottawa Zoning By-law 2008-250, save and except, the provisions subject to the proposed rezoning.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 27 of 30 7. SUPPORTING MATERIAL

7.1 Site Servicing and Storm Water Management A Conceptual Septic System Design report was prepared by Houle Chevrier Engineering Ltd. dated October 11, 2016. The concept plan prepared by Lloyd Phillips & Associates Ltd., and provided as Figure 15 of this report, was used for the purpose of preparing a conceptual septic system design that would adequately service the site.

The conceptual septic system was designed to provide for daily sanitary sewage flows of just less than 10,000 litres per day. The report proposed a single leaching bed, and the option of either a centralized tank or multiple tanks, all of which would require pumps. Please see the report for further detail.

A Hydrogeological Investigation report was prepared by Houle Chevrier Engineering Ltd. dated October 26, 2016. A pumping test was carried out on October 13, 2016 and the results concluded that the water quantity and quality were adequate for servicing the conceptual site plan. Please see the report for further detail.

A Stormwater Management Feasibility Assessment report was prepared by J.L. Richards & Associates Ltd. dated March 2017. The report concluded that stormwater management for the site could be designed to limit peak flows to those under pre- development conditions and to provide quality control to meet MOECC and RVCA requirements. Quantity and quality control requirements could be achieved by either a wet pond facility or a dry pond and water quality unit. Please see the report for further detail.

7.2 Phase One Environmental Site Assessment A Phase One Environmental Site Assessment (ESA) was prepared by Houle Chevrier Engineering Ltd. dated October 21, 2016. The purpose of the investigation was to identify actual and potential sources of contamination associated with the site arising from current and/or historical activities on the site and on properties within the Phase One Study Area.

The report concluded that three Areas of Potential Environmental Concern (APEC) were identified, which include: Fixed fuel storage tanks located off site on the north side of Mitch Owens Road; fixed fuel storage tank in the basement of the vacant detached dwelling near the northwest corner of the site; imported fill material of unknown quality.

The report concluded that a Phase Two ESA would be required for the site in order to investigate the above noted APECs. During pre-application consultation with the City of

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 28 of 30 Ottawa it was confirmed that a Phase Two ESA would not be required for the rezoning application, but that it would be required for any future application for Site Plan Control. Please see the report for further detail.

7.3 Transportation Brief A Transportation Brief was prepared by D.J. Halpenny & Associates Ltd. dated March 10, 2017. The report was required for the rezoning application to address the impact of site related trips on the adjacent roads and intersections at the completion of the conceptual development, and to determine the operation of the site accesses onto Mitch Owens Road and to recommend modifications if required.

The report concluded that the conceptual development of the site would not result in the requirement of roadway or intersection (Mitch Owens and Albion) modifications, and that all approaches to the site and intersection would function at an acceptable level of service. Please see the report for further detail.

7.4 Stationary Noise Feasibility Assessment A Stationary Noise Feasibility Assessment was prepared by Gradient Wind Engineering Inc. dated January 26, 2017. As with the other technical studies, the assessment was prepared on the basis of the concept plan for the proposed rezoning.

The report concluded that noise levels at the majority of nearby points of reception are expected to fall below the City of Ottawa’s Environmental Noise Control Guidelines (ENCG), and that the conceptual development is expected to be compatible with the existing and future noise sensitive land uses. Please see the report for further detail.

7.5 Mineral Resource Impact Assessment A Mineral Resource Impact Assessment was prepared by Lloyd Phillips & Associates Ltd. dated June 1, 2017. The report was prepared on the basis of the concept plan prepared for the proposed rezoning of 6690 Mitch Owens Road.

The report concurs with the findings of the submitted Transportation Brief and Stationary Noise Feasibility Assessment, which both concluded that the conceptual development for the site would not impact, nor be impacted, by the existing pit north of the site. The portion of the pit within 300 metres of the subject site, and that fronts onto the north side of Mitch Owens Road, has already been extracted and provides no noise or transportation related impacts to the conceptual development of the site, nor would the site impact the potential of the pits current and future operations. Please see the report and the Transportation Brief and Stationary Noise Feasibility Assessment for further details.

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 29 of 30 8. CONCLUSION

The proposed rezoning and concept plan have been carefully and sensitively designed to respect the prevailing context and character of the area, including its variations in land use, density, topography, and the road and pedestrian network.

The proposal is consistent with the Provincial Policy Statement 2014, conforms to the policies of the City of Ottawa Official Plan, and complies with the City of Ottawa Zoning By-law, save and except the provisions subject to the proposed rezoning.

The proposal will provide opportunity for a large and predominantly vacant commercial lot in the rural area to achieve an appropriate and efficient use of land. The site represents the southeast quadrant of the intersection of Mitch Owens and Albion, and has functioned as a commercial property for over 50 years.

The proposed rezoning will create a more desirable situation by aligning the site’s zoning with it’s property boundaries, and by providing for an expanded list of permitted uses that are in keeping with the intent and scale of the rural commercial area, and that fit well and work well within the surrounding context. The proposed rezoning maintains the current requirement of a 30.0 metre buffer where the site is adjacent to the existing residential development to the south and east.

The proposed rezoning represents good land use planning and is recommended for approval.

Respectfully submitted,

Lloyd Phillips & Associates Ltd.

Reviewed by: Prepared by:

Lloyd Phillips, MCIP RPP Barrett L. Wagar, M.Pl

File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 30 of 30