Planning Justification Report
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Planning Justification Report Proposed Official Plan and Zoning By-law Amendment Application October 2019 349 George Street Port Stanley Municipality of Central Elgin Prepared for: Gerry Hensels 349 George Street Port Stanley, ON N5L 2T9 Prepared by: Monteith Brown Planning Consultants 610 Princess Avenue, London, Ontario, N6B 2B9 T: (519) 686-1300 | F: (519) 681-1690 E: [email protected] | W: www.mbpc.ca PLANNING JUSTIFICATION REPORT Proposed Municipal Official Plan Amendment and Zoning By-law Amendment 349 George Street Port Stanley, Municipality of Central Elgin October 2019 Prepared for: Gerry Hensels 349 George Street Port Stanley, Ontario, N5L 2T9 Prepared by: 610 Princess Avenue, London, Ontario, N6B 2B9 T: (519) 686-1300 | F: (519) 681-1690 E: [email protected] | W: www.mbpc.ca PLANNING JUSTIFICATION REPORT 349 George Street Municipality of Central Elgin (Port Stanley) TABLE OF CONTENTS 1. INTRODUCTION ....................................................................................... 4 1.1 Purpose ................................................................................................ 4 1.2 Site Description ..................................................................................... 5 1.3 Land Use Context .................................................................................. 7 1.4 Pre-Application Consultation.................................................................. 9 1.5 Previous Planning Applications ............................................................... 9 2. DEVELOPMENT VISION ........................................................................... 10 3. TECHNICAL AND BACKGROUND STUDIES ............................................... 11 3.1 Environmental Impact Study ................................................................. 11 3.2 Environmental Site Assessment............................................................. 14 3.3 Site Distance Assessment ..................................................................... 15 3.4 Geotechnical Slope Assessments .......................................................... 16 4. PLANNING FRAMEWORK AND ANALYSIS .................................................. 18 4.1 Provincial Policy Statement ................................................................... 18 4.2 Kettle Creek Conservation Authority ..................................................... 19 4.3 Elgin County Official Plan .................................................................... 20 4.4 Municipality of Central Elgin Official Plan ............................................. 27 4.5 Village of Port Stanley Zoning By-Law ................................................... 33 5. PROPOSED PLANNING APPROVALS.......................................................... 35 5.1 Municipality of Central Elgin Official Plan Amendment .......................... 35 5.2 Zoning By-law Amendment .................................................................. 36 6. CONCLUSION........................................................................................ 37 7. APPENDICES ........................................................................................... 39 Appendix 1 References ............................................................................ 40 October 2019 Page 2 PLANNING JUSTIFICATION REPORT 349 George Street Municipality of Central Elgin (Port Stanley) Under Separate Cover Environmental Impact Study, Natural Resource Solutions Inc. Phase I Environmental Site Assessment, Exp Site Distance Assessment, Frank Berry and Associates Geotechnical Slope Assessment, Golder Associates Ltd. (2017) Geotechnical Slope Assessment, Golder Associates Ltd. (2019) October 2019 Page 3 PLANNING JUSTIFICATION REPORT 349 George Street Municipality of Central Elgin (Port Stanley) 1. INTRODUCTION 1.1 Purpose Monteith Brown Planning Consultants (“MBPC”) on behalf of our client and owner of the subject lands, Gerry Hensels, is pleased to submit an application for a local Official Plan Amendment and a Zoning By-law Amendment for the property known legally as Part of Lot 5, North Side of George Street West Side of William Street and Part of Lots 6, 7, and 8 North Side of George Street on Registered Plan 117, and known municipally as 349 George Street (“the subject lands”) to permit the severance of three lots from the existing property. (The subject lands are known as 349 George Street and as 353 George Street, but will be referred to as 349 George Street in this report.) Our client previously submitted a Consent application for the subject lands (Application E12/18), which was schedule to be heard November 14, 2018 but was deferred by the Elgin County Land Division Committee at the applicant’s request. This Planning Justification Report is intended to inform all three applications. The intent of this report is to analyze the land use planning merits of the proposed development to determine the appropriateness of the proposed amendments. The proposed development will be analyzed within the context of the surrounding community and the relevant planning documents, including the Provincial Policy Statement, the Elgin County Official Plan, the Municipality of Central Elgin Official Plan, and the Port Stanley Zoning By-law. October 2019 Page 4 PLANNING JUSTIFICATION REPORT 349 George Street Municipality of Central Elgin (Port Stanley) 1.2 Site Description The subject lands are located within the settlement area of Port Stanley, and have an area of approximately 1.2 Ha (2.96 acres), and approximately 125 metres of frontage along George Street. The site is irregularly shaped, with a depth of approximately 43 metres on the west side of the property, and a depth of approximately 145.9 metres on the east side of the property (see Figure 1, below). A recently-constructed one-storey dwelling and a detached garage with an accessory dwelling unit on the second floor are located on the western portion of the subject lands. The Draft Reference Plan Survey shows a small shed located to the northwest of the dwelling, which has since been removed. Both buildings were constructed in 2017. The area around the buildings has been cleared, but the majority of the subject land remains under tree cover. A driveway provides access to George Street from the dwelling and the workshop. A low-lying ravine is located along the northwest property boundary of the site, with the elevation becoming greater towards the centre of the site, and then dropping off towards the southeast corner of the site. As part of the Phase I Environmental Site Assessment, EXP Services Inc. reviewed historical aerial photographs, maps, and other records to determine the previous uses of the subject lands. The southwest corner of the site was first developed for residential purposes by 1945. At this time, the majority of the site appeared to be vacant land surfaced with grass and shrubs. The site was occupied by some small summer cabins until the 1970s, and the remaining area of the site appears to have been vacant until the construction of a residential home in 2017. October 2019 Page 5 PLANNING JUSTIFICATION REPORT 349 George Street Municipality of Central Elgin (Port Stanley) – Aerial Photo of the Subject Lands Source: Google Earth, 2018 via Natural Resource Solutions Inc., 2018 October 2019 Page 6 PLANNING JUSTIFICATION REPORT 349 George Street Municipality of Central Elgin (Port Stanley) 1.3 Land Use Context The subject lands are directly adjacent to single-detached residential dwellings to the east and west, vacant lands to the north, and George Street to the south. The adjacent property to the north of the site was occupied by a bulk fuel outlet and oil gasification plant from the 1950s to the 1990s (#1 on Figure 2, below). It is now vacant and contains two stormwater ponds. The Phase I ESA identified that this property poses a low risk of potential environmental contamination to the subject lands, as the migration of contaminants to the subject lands is considered to be unlikely. The surrounding area to the east and south of the site has historically consisted of forested lands and residential houses, with a small amount of commercial development near the intersection of Bridge Street and Carlow Road (#2). A review of aerial photographs as part of the Phase I ESA revealed that a former gasoline service station and automobile repair garages with underground storage tanks were located 170 metres southeast of the site near the northeast corner of George Street and William Street in the 1940s (#3). The Phase I ESA identified that this property also poses a low risk of environmental contamination to the subject lands. A second commercial area is located on the east side of the bridge (#4), and includes a theatre, restaurants, the Kettle Creek Marina, a drug store, and retail shops. The area directly south of George Street consists of forested lands and residential homes. The Elgin Condo residential development (#5), and the Port Stanley Beach (#6) are located further to the south of the subject lands. The area to the west of the site historically and currently consists of mixed residential and agricultural land use. A small cottage resort, Lost Amigos, is located to the west (#7). Wastell Homes recently received the necessary planning approvals to develop the Kokomo Beach Club, a major mixed-density residential community, on the large vacant parcel directly north of the Lost Amigos Cabins (#8). October 2019 Page 7 PLANNING JUSTIFICATION REPORT 349 George Street Municipality of Central Elgin (Port Stanley)