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Zoning By-Law Amendment 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. N 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. File No.: 1622 Lloyd Phillips & Associates Ltd. June 2, 2017 Planning Rationale Page 6 of 30 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
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