ONTARIO LIMITED RURAL RESIDENTIAL SUBDIVISION 8089 AND 8165 FRANKTOWN ROAD, OTTAWA

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1 ONTARIO LIMITED RURAL RESIDENTIAL SUBDIVISION 8089 AND 8165 FRANKTOWN ROAD, OTTAWA PLANNING RATIONALE AND INTEGRATED ENVIRONMENTAL REVIEW IN SUPPORT OF A ZONING BYLAW AMENDMENT Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 July 7 th, 2017 Novatech File: Ref: R

2 July 7 th, 2017 City of Ottawa Planning & Growth Management Department 110 Laurier Avenue West, 4 th Floor Ottawa, ON K1P 1J1 Attention: Melanie Gervais, Planner II Dear Ms. Gervais: Reference: Ontario Ltd. Planning Rationale in support of a Zoning By-Law Amendment for a Rural Residential Subdivision Our File No.: Novatech has prepared the attached Planning Rationale and Integrated Environmental Review Statement on behalf of Ontario Limited (Westboto Mortgage Investment Corp.) in support of a Zoning By-Law Amendment for a rural residential subdivision in land municipally known as 8089 and 8165 Franktown Road, Ottawa. The property is legally described as Part of Lots 7, Concession 4, former Township of Goulbourn, Part 2 on Plan 4R-4278, Part 3 on Plan 5R and Part 1 on Plan 5R-10720, now City of Ottawa. The site was formerly part of the Riverbend Golf Course which continues to operate on the adjacent property, also known as 8089 Franktown Road, and on a portion of the subject propoerty. A subdivision application is currently under review by the City for a rural residential development of 20 residential lots and a remnant block to be transferred back to the golf course ownership. Approximately 17.7 hectares south-west of the golf course will be redeveloped into 19 lots on a new public cul-de-sac with a connection to Franktown Road. Approximately 9.4 hectares north east of the golf course, east of the Jock River, will be redeveloped into 1 residential lot with access directly to Copeland Road, and a remnant block adjacent which will continue to form part of the golf course. A Zoning By-law Amendment is required to permit the proposed residential uses and to formalise the existing golf course use in this location. The attached Planning Rationale outlines the proposed development, provides some history on the development process, and demonstrates that the proposal is consistent with relevant provincial and municipal policy documents. Should you have any questions, comments, or concerns, please do not hesitate to contact us. Sincerely, NOVATECH Anna Froehlich M.Pl Planner M:\2009\109097\DATA\REPORTS\PLANNING RATIONALE\2017_ZONINGRATIONALE\ZONINGAMENDMENTRATIONALE.DOCX Suite 200, 240 Michael Cowpland Drive, Ottawa ON K2M 1P6 Tel: Fax:

3 Table of Contents 1.0 INTRODUCTION SITE LOCATION AND CONTEXT SITE CONTEXT PROPOSED SUBDIVISION PLANNING POLICY REVIEW PROVINCIAL POLICY STATEMENT CITY OF OTTAWA OFFICIAL PLAN EXISTING ZONING (CITY OF OTTAWA ZONING BY-LAW ) MINIMUM DISTANCE SEPARATION PROPOSED ZONING BY-LAW AMENDMENT CONCLUSION Figure 1: Site Location... 2 Figure 2: Site Context... 3 Figure 3: Lot Development and Constraints Plan... 4 Figure 4: Existing Zoning Figure 5: Except from former Municipality of Goulbourn Zoning By-Law Figure 6: Type A MDS Setback from horse barn at 8172 Copeland Road Figure 7: Proposed Zoning Appendices: Appendix A: Draft Plan Appendix B: Proposed Zoning Appendix C: MDS Calculations for 8172 Copeland Road i

4 1.0 INTRODUCTION Novatech has been retained by Ontario Limited (Westboto Mortgage Investment Corp.) to prepare this Planning Rationale in support of a Zoning By-Law Amendment to permit a rural residential subdivision on the property municipally known as 8089 and 8165 Franktown Road. A subdivision application is currently under review by the City for a rural residential development of 20 residential lots and a remnant block to remain part of the golf course. Approximately 17.7 hectares west of the Jock River, fronting on Franktown Road, will be redeveloped into 19 residential lots accessed by a new public cul-de-sac with a connection to Franktown Road. Approximately 9.4 hectares east of the Jock River, fronting on Copeland Road, will be redeveloped into one residential lot with access directly to Copeland Road and a remnant block adjacent which will continue to form part of the golf course. This parcel along Copeland Road, 8089 Franktown Road, is currently owned by the golf course operator ( Canada Inc.) who is listed as a joint applicant of the Draft Plan of Subdivision. Following registration, Block 21 will remain with the golf course, while Block 20 will be transferred to Ontario Limited, to be developed as a single residential lot. The application for Plan of Subdivision was originally filed on December 9 th, 2009 (D ). Since 2009, the application has been on hold due to the review of the Minimum Distance Separation (MDS) calculations to adjacent livestock facilities, which have now been resolved. MDS will be further discussed in Section 3.4 of this rationale. The subdivision application was most recently resubmitted on April 27 th, 2015 (D ), and is currently under review, nearing Draft Approval. A Zoning By-law Amendment is required to permit the proposed rural residential uses and to formalise the existing golf course use on Block 21. This Rationale will provide an overview of the proposal and demonstrate that the proposed development is consistent with the relevant provincial and municipal policies and guidelines. 1.1 Site Location and Context The subject property is municipally known as 8089 and 8165 Franktown Road, and is legally described as Part of Lots 7, Concession 4, former Township of Goulbourn, Part 2 on Plan 4R- 4278, Part 3 on Plan 5R and Part 1 on Plan 5R-10720, now City of Ottawa. The subject property is approximately 27.1 hectares in size and has frontage along Franktown Road and Copeland Road. It is located in Rideau-Goulbourn, approximately 1.3 kilometres east of the Village of Munster, and approximately 900 metres east of Dweyer Hill Road. A location plan is provided as Figure 1. For the purposes of this report, Copeland Road will be considered north, and Franktown Road considered South. Novatech Page 1

5 Figure 1: Site Location 1.2 Site Context The Jock River runs through the subject property, flowing onto the property through a culvert under Copeland Road and flowing south through the golf course, exiting through another culvert under Franktown Road. The river bisects the subdivision lands, separating lots 1 to 19 from Blocks 20 and 21. A portion of the Jock River floodplain covers portions of the adjacent golf course. An cut-fill application was approved by the RVCA (#RV5-01/16, Nov. 25, 2016) which ensures that the developable area of all residential lots is outside of the floodplain. In 2014, the subdivision lands were severed from the existing Riverbend Golf and Country Club to the east (D /B & D /B-00130). The golf course continues to operate as an 18 hole course on the retained lands, and over Block 21 of the proposed subdivision. The Heron Lakes country estate subdivision is located immediately west of the subject property and the Canadian Forces Dwyer Hill Training Centre is located approximately 450 m to the west at the intersection of Dwyer Hill Road and Franktown Road. Novatech Page 2

6 Adjacent properties to the north, east and south are occupied by a mix of rural and agricultural type uses. A dairy farm is located approximately 500 metres east of the subject property at 8037 Franktown Road. A second secondary livestock facility is located at 8120 Franktown Road, south of the subject site. The adjacent property across the Jock River from the Copeland Road Blocks, at 8172 Copeland Road, also contains a small horse barn. Discussion of Minimum Distance Separation (MDS) for these three sites is provided in Section 3.4 of this Rationale. Figure 2 provides a Context Plan, showing the surrounding land uses. Figure 2: Site Context 2.0 PROPOSED SUBDIVISION A subdivision application is currently under review by the City for a rural residential development of 20 residential lots and a remnant block to remain as part of the existing golf course. The proposed Draft Plan is attached as Appendix A, and a Lot Development and Constraints Plan is provided as Figure 3, showing conceptual building and septic footprints and confirming there is developable area on each lot outside of the Jock River Floodplain. Novatech Page 3

7 Figure 3: Lot Development and Constraints Plan As shown above, Lots 1 to 19 are located west of the golf course and are arranged around a new public cul-de-sac with access from Franktown Road. The Dowdall Municipal Drain, which crosses through Lots 8 and 12, will be enhanced and protected by a development setback of 15 metres from top of bank. The subdivision road will cross the drain over an 18-metre culvert. Blocks 20 and 21 are located north of the golf course and east of the Jock River. These two Blocks have access directly to Copeland Road. Block 21 currently forms part of the golf course and will continue to operate as such following registration of the subdivision. Block 21 includes the lands within the 30-metre setback adjacent to the Jock river, both to ensure the development setback from the watercourse for any development on Block 20, and to provide occasional access to Block 21 for golf course maintenance, outside of the 15m setback from the river. Block 20 will be transferred to Ontario Limited following registration of the subdivision and will be developed as a single residential lot. Novatech Page 4

8 All lots will have a minimum area of 0.8 hectares. An updated Terrain Analysis and Hydrogeological Investigation (report # CB V1.4.1) has been completed by BlueMetric Environmental (June 2017) in support of the proposed development and the results indicate that there is sufficient water quantity and quality to sustain 20 estate lots on private water services. Findings of the above mentioned hydrogeological study indicate that there is no health risk associated with the proposed private water and wastewater services. 3.0 PLANNING POLICY REVIEW 3.1 Provincial Policy Statement The 2014 Provincial Policy Statement (PPS) provides policy directions on land use planning and development matters of provincial interest, as set out in section 2 of the Planning Act. All decisions affecting planning matters are required to be consistent with policies of the PPS. Section 1.1 of the PPS speaks to managing and directing land use to achieve efficient and resilient development and land use land patterns. Policy states that healthy, liveable, and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial wellbeing of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; g) ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs; and Novatech Page 5

9 h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate. The subdivision will contribute to the overall mix of housing within the City of Ottawa and will offer residents a broader choice and alternative on where they might want to live. The subdivision is on land formerly used as part of an existing golf course and does not require the conversion of agricultural lands. It is directly adjacent to an existing Rural Estate Subdivision and will not further fragment the rural area. The closest settlement area is the Village of Munster, located approximately 1.3 km to the east. The proposed subdivision will not prevent efficient expansion of the Village. As stated in the updated Terrain Analysis and Hydrogeological Investigation, the proposed development is not anticipated to create any adverse environmental or public health and safety concerns. Section sets out policies specifically for Rural Areas in Municipalities. Policy directs that healthy, integrated and viable rural areas should be supported by: a) building upon rural character, and leveraging rural amenities and assets; c) accommodating an appropriate range and mix of housing in rural settlement areas; e) using rural infrastructure and public service facilities efficiently; 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; h) conserving biodiversity and considering the ecological benefits provided by nature; The Riverbend subdivision has been assessed for the preservation and wise management of local resources and is sensitive to surrounding land uses. The proposed development is compatible with the rural landscape and adjacent existing Heron Lakes Subdivision. There are no known resources adjacent to the subject property and the proposed development will be consistent with Minimum Distance Separation (MDS) guidelines, as discussed in Section 3.4. Growth in the Rural Area is generally encouraged to be focussed within rural settlement areas, however Policy states that Growth and development may be directed to rural lands in accordance with policy Limited residential development is listed as a permitted use on Rural Lands under Policy Section directs that: When directing development on rural lands, a planning authority shall apply the relevant policies of Section 1: Building Strong Healthy Communities, as well as the Novatech Page 6

10 policies of Section 2: Wise Use and Management of Resources and Section 3: Protecting Public Health and Safety. Section 2.0 of the PPS speaks to the wise use and management of resources, including natural heritage, water, agricultural, mineral and cultural and archaeological resources. Relating to Section Natural Heritage; The site is dominated by former golf course holes, and there are no significant habitats for endangered and threatened species, significant wetlands or significant coastal wetlands on the subject property. As demonstrated by the updated EIS prepared by Muncaster Environmental Planning (2015), there are no significant woodlands, valleylands or significant wildlife habitats on the subject property. Appropriate setbacks to the Jock River and Dowdall Municipal Drain will protect the adjacent watercourses. There will be no direct adverse impacts on the Jock River Stromatolites and no potential indirect impacts are anticipated for this ANSI feature. The only Species at Risk observed and anticipated for the site is butternut. A Tree Conservation Report also prepared by Muncaster Environmental Planning has mapped and evaluated all the butternuts on site. Aside from three trees on Block 10, within the 30m setback to the Jock River, all Butternut trees are located within Blocks 20 and 21. In all cases there are development areas on each lot or Block outside of the 25-metre buffer to butternut. No site alterations, including in the proposed cut and fill areas, is to occur until butternut health assessments are completed during the leafout period and as required compensation is developed for the harm or removal of healthy butternuts that will result in an overall benefit for the species. Relating to Section 2.2 Water; the proposed development will not generate any adverse impacts to the surface water features, ground water features and local hydrological functions. The enhanced riparian corridors of the Jock River and the Dowdall drain will expand the overall ecological function, aquatic habitat and water quality within the subject lands. Relating to Section 2.3 Agriculture; there are no prime agricultural areas on the subject property and the proposed development will address the required MDS setback from 8172 Copeland Road. MDS guidelines are further discussed in the following section. Relating to Section 2.4 Minerals and Petroleum; there are no mineral or petroleum resources on the subject property. Relating to Section 2.5 Mineral Aggregate Resources; there are no mineral aggregate resources within 500 metres of the proposed development. Relating to Section 2.6 Cultural Heritage and Archaeology; a Stage I and Stage II archaeological study was prepared for the subject property by Adams Heritage Novatech Page 7

11 (October 2010). The report recommended full clearance of any archaeological conditions and that no further archaeological investigations or testing was warranted. Section 3.0 of the PPS speaks to protecting public health and safety. Relating to Section 3.1 Natural Hazards; parts of the subject property are covered by the Jock River floodplain. Proposed dwellings will be located out of the floodplain hazard zone. An RVCA cut-fill permit (RV5-01/16) has been approved to ensure the proposed road corridor and a sufficient building area on each lot, both for the building footprint and septic system, are outside of the floodplain. The floodplain as per the approved cut-fill is shown on Figure 3 above. The proposed zoning amendment will reflect the new flood line as approved by the Conservation Authority. Relating to Section 3.2 Human-Made Hazards; there are no known man made hazards on the subject property. The Proposed Development conforms to the policies of the Provincial Policy Statement. 3.2 City of Ottawa Official Plan The City of Ottawa Official Plan ( ) designates the Riverbend Subdivision as General Rural Area on Schedule A. The General Rural Area, discussed under Section of the Official Plan, is intended 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. Both the existing golf course use and proposed country lot subdivision are permitted uses in the Rural Area, as per Policy Policies for country lot subdivisions are discussed in section : 8. Country lot subdivisions will be considered within the General Rural Area designation subject to the following criteria. The extent to which any of these apply will be determined through pre-consultation with the applicant: Formal pre-consultation was undertaken with City of Ottawa staff prior to June 1st 2009, ensuring that the subdivision application would be grandfathered prior to the 2003 City of Ottawa Official Plan policies, as outlined in Document 11 of Official Plan Amendment # 76. This exempted the development from policies in the Official Plan, since amended, restricting rural estate lot subdivisions. The grandfathered status still applies; however, the development also meets current policy regarding country lot subdivisions in the General Rural Area. Novatech Page 8

12 a. All development will conform with the requirements from Section 4 of this Plan, including, but not limited to, protection of vegetative cover, water and wastewater services, erosion prevention and so on; Policies of Section 4 of the Official Plan are addressed below. An Environmental Impact Statement and a Terrain Analysis and Hydrogeological Investigation have been updated for the most recent submission of the subdivision application. b. All development will be evaluated within the context of any existing subwatershed studies or groundwater studies approved by the City; The development has been evaluated within the context of the Jock River studies. Extensive consultation has been held with the RVCA, and the Conservation Authority has reviewed and signed off on both the Cut-Fill application and the Hydrogeological investigation. The Terrain Analysis and Hydrogeological Investigation does not identify any adverse impacts to the Jock River Subwatershed as a result of the proposed development. c. The minimum lot size shall be 0.8 ha but studies may indicate the requirement for larger lots; All proposed lots have a minimum area of 0.8 hectares. The Terrain Analysis and Hydrogeological Investigation prepared by BlueMetric concludes that lot sizes of 0.8 hectares can sustain long-term private water and wastewater services. d. Subdivisions may not impede the ability of Villages and urban areas to expand over the planning period, and; may not located within 1 kilometre of an approved urban and Village boundary; The proposed subdivision is more than 11 kilometres away from the urban boundary and is 1.3 kilometres from the nearest Village boundary (Munster). The proposed development will not impede the ability to expand the urban boundary or the Village of Munster. e. Subdivisions will not create conflicts with non-residential uses that need to locate in the rural area, and the proposed location of country lots will be evaluated relative to: i. Agricultural operations and Agricultural Resource Area designations in the context of the Minimum Distance Separation guidelines, ii. Mineral operations and Mineral Resource Area designations, iii. Adjacent non-residential uses such as rural industrial subdivisions, whose expansion potential may be impeded by the presence of residential uses, iv. Avoiding locations at existing or planned interchanges with Highways 7, 416 and 417 which will be better suited to non-residential uses in the long term; Novatech Page 9

13 The subdivision will not create conflicts with non-residential uses in the rural area. The proposed residential uses are located on lands previously forming part of a longstanding golf course, and are directly adjacent to an existing rural estate lot subdivision. MDS guidelines are discussed in Section 3.4. The proposed subdivision will not create conflicts with Mineral Resource Areas. The nearest Mineral Resource Area designated on Schedule A is approximately 1.6 kilometres to the north-west. There are no industrial subdivisions or provincial highway interchanges planned or located adjacent to the proposed subdivision. f. Subdivisions will develop where there is the least impact on municipal operations, and: i. May not have direct access to an arterial road where there is the possibility of accessing a local road, ii. May not locate where their construction will require the City to pave or upgrade an existing road, iii. May not require the construction of a new public road on an unopened road allowance; The subdivision is located directly adjacent to an existing rural estate subdivision and an operating golf course. A new public street will provide access from Franktown Road. The single residential lot proposed on Copeland Road will not require the City to upgrade Copeland Road. g. Subdivisions will be planned on the basis of assessments of sufficient detail to ensure the long- term quality and quantity of the groundwater: i. Development will not be permitted where studies prepared by the City indicate that the aquifer is considered to be of high vulnerability to contamination (e.g. areas of very thin overburden), ii. All development will be on the basis of a hydrogeology study and a terrain analysis in accordance with Section 4.4, iii. Information from the hydrogeology study and terrain analysis will be enhanced through the evaluation for the performance of private systems in the vicinity and in the same sort of geology, including drawing from the same aquifer, as the proponent; The Terrain Analysis and Hydrogeological Investigation prepared by BlueMetric concludes that the proposed development is consistent with Section Private Water and Wastewater Servicing of the Official Plan. Section 4 of the City of Ottawa Official Plan deals with the review of development applications throughout the city. The following section will demonstrate that the proponent has undertaken the proper diligence review for the proposed subdivision and that the development is Novatech Page 10

14 consistent with Section 4. This section includes discussion of the individual technical reports prepared in support of the Subdivision and is intended to meet the requirement for an Integrated Environmental Review, as required by Section Relating to Section 4.1 Site Specific Policies and Secondary Policy Plans; the subject site is not subject to any site specific policies or secondary policy plans. Relating to Section 4.2 Adjacent to Land-Use Designations; MDS guidelines are addressed in Section 3.4 of this rationale. Relating to Section 4.3 Walking, Cycling, Transit, Roads and Parking Lots; city staff indicated that a Traffic Impact Study is not required for the development. No significant traffic impacts are anticipated on Franktown Road and Copeland Road as a result of the proposed development. Relating to Section Private Water and Wastewater Servicing; a detailed Terrain Analysis and Hydrogeological Investigation (report # CB V1.4.1) prepared by BlueMetric Environmental (June 2017) in support of the proposed development demonstrates that there is sufficient water quantity and quality to support the development and that the soils can support the private septic services with no risks of cross-contamination. All buildings and septic systems will be located outside of the 1:100 year floodplain for both the Jock River and the Dowdall Municipal Drain. Relating to Section 4.5 Housing; this section deals with development within the urban area. The proposed development is in the rural area and so Section 4.5 need not be considered. Relating to Section and Cultural Heritage Resources and Archaeological Resources; the subject property has been assessed by Adams Heritage (license # P003) as per the policies of the Official Plan relating to archaeological and cultural heritage. A Stage I and Stage II archaeological report (PIF#P , October 2010) recommended full clearance of any archaeological conditions and that no further archaeological investigations or testing was warranted. Relating to Section River Corridors; the subject site is not located adjacent to the Ottawa River, Rideau River or Rideau Canal. The Jock River flows through the site; no impacts related to are anticipated. Relating to Section Scenic Entry Routes; Franktown Road is designated as a scenic entry route on Schedule J of the Official Plan. The proposed development will be consistent with other existing uses along Franktown Road in accordance with the policies of Section Relating to Section Multi-Use Pathways; the subject property is not located on or adjacent to a major recreational pathway. Franktown Road is designated as an On- Novatech Page 11

15 Road Cycling Route on Schedule J. The proposed development is not expected to have any impact. Relating to Section Integrated Environmental Review; this Rationale, and the summary of individual technical studies provided through the review of Official Plan Section 4, has been prepared to fulfill the requirement for an Environmental Impact Statement as set out in Section Relating to Section Protection of Vegetation Cover; the Environmental Impact Statement and Tree Conservation Report (EIS/TCR) prepared by Muncaster Environmental Planning (Revised 2015) recommends improved riparian vegetation along the Jock River and Dowdall Municipal Drain within the subject lands. A 30 metre setback from the Jock River the residential properties, and a re-naturalised 15 metre setback within the golf course lands and along the Dowdall Drain will provide an overall increased ecological function. The TCR found that retention of healthy trees and regenerating tree stems will be easily accommodated given the large lot sizes and relatively small portion of each lot that will be occupied by the residence, septic system, driveway and other infrastructure. Relating to Section Erosion and Protection of Surface Water; the Conceptual Site Servicing and Stormwater Management Report prepared by Novatech (R , Revised January, 2017) indicates that post development water quality and quantity can be addressed to meet pre-development conditions. Erosion and sediment control will be provided both during construction and on a permanent basis. Relating to Section Protection of Endangered Species; butternut trees are the only endangered or threatened species identified on the Subject Site. A Tree Conservation Report (TCR) was prepared as part of the EIS by Muncaster Environmental Planning. Other than three trees located on Block 10, within the 30m setback to the Jock River, all butternut trees on the site are located within Blocks 20 and 21. In all cases there are development areas on each Lot or Block outside of the 25-metre buffer around the butternut. No site alterations within a 25 metre buffer are to occur until butternut health assessments are completed during the leaf-out period and as required compensation is developed for the harm or removal of healthy butternuts that will result in an overall benefit for the species. Relating to Section Protection of Groundwater Resources; the Terrain Analysis and Hydrogeological Investigation prepared by BlueMetric indicates that no adverse impacts are anticipated on the bedrock water bearing aquifer as a result of the proposed development. Relating to Section Stormwater Management; the updated Conceptual Site Servicing and Stormwater Management Report prepared by Novatech demonstrates that post development stormwater can be addressed to meet pre-development levels. Novatech Page 12

16 Peak flows will be controlled to existing levels by utilizing storage within the proposed roadside ditches. The Rideau Valley Conservation Authority has indicated that an Enhanced level water quality control (corresponding to a long-term average TSS removal rate of 80%) is required for this site. Quality control for the right-of-way and the front yard areas of the residential units would be provided by a combination of lot level Best Management Practices (BMPs) and conveyance controls. Lot level BMPs include minimizing grade changes on the lots, minimizing the disturbed area on each lot and encouraging builders to direct roof leaders to grassed areas. These practices would promote infiltration and reduce surface runoff. Relating to Section Landform Features; Schedule K of the Official Plan identifies a landform feature approximately 170 metres east of the subject property. The Jock River Stromatolites are a Provincially Significant Earth Science Area of Natural and Scientific Interest (ANSI). The feature has been assessed in the EIS prepared by Muncaster Environmental Planning and no impact is anticipated from the proposed development. Relating to Section Environmental Impact Statement; Muncaster Environmental Planning has prepared an Environmental Impact Statement in accordance with Section Relating to Section Flood Plains; the RVCA floodplain mapping indicates that the Jock River floodplain is located on portion of the subject property on both sides of the river. A Cut-Fill permit has been approved by the RVCA (RV5-01/16) to ensure the public road is outside of the floodplain and that all proposed lots will feature building and septic system envelopes outside of the Jock River floodplain. Relating to Section Wellhead Protection; the Terrain Analysis and Hydrogeological Investigation prepared by BlueMetric evaluated the subsurface hydrogeology and found that the location of future septic systems is not potentially hydrogeologically sensitive and does not pose a concern for degradation in aquifer water quality. Relating to Section Unstable Soils or Bedrock; Schedule K of the Official Plan identifies some unstable slopes along the banks of the Jock River on the subject property. The proposed lots directly abutting the Jock River will respect the 30 metre setback from the watercourse and have building envelopes that are big enough to ensure that a dwelling can be safely built outside the potential unstable soils. Relating to Section Contaminated Sites; the Phase 1 Environmental Site Assessment prepared by Paterson (report # PH1191-REP.01) concludes there are no contaminated sites on the subject property. Relating to Section Former Landfill Sites; the Phase 1 Environmental Site Assessment (report # PH1191-REP.01) by Paterson concludes that there are no former landfill sites within the vicinity of the subject property. Novatech Page 13

17 Relating to Section Mine Hazards and Abandoned Pits and Quarries; there are no mine hazards or abandoned pits and quarries on the subject property. Relating to Section Land-Use Constraints Due to Aircraft Noise; there are no airports with the potential to create adverse aircraft noise within the vicinity of the subject property. Relating to Section Environmental Noise Control; there are no known noise generating uses within the immediate surrounding of the proposed development, with the exception of Dwyer Hill Road and Franktown road. The proposed development is within 100 metres of a rural arterial road and a noise study will be required as a condition of Draft Plan Approval. Relating to Section Personal Security; the proposed subdivision design will not pose a personal security risk to residents. Through the review of Section 4 of the Official Plan, it has been demonstrated that the subdivision and proposed Zoning By-Law Amendment is appropriately supported by all the required studies and assessments and the subdivision is consistent with the City of Ottawa Official Plan. 3.3 Existing Zoning (City of Ottawa Zoning By-Law ) The Subject Site is currently zoned as O1A Parks and Open Space Subzone A over the portion of the site fronting on Franktown Road (Lots 1 to 19), and RU Rural Countryside Zone over the portion of the Site fronting on Copeland Road (Lot 20 and Block 21). A schedule of the existing zoning is provided as Figure 4. Novatech Page 14

18 Figure 4: Existing Zoning The O1 - Parks and Open Space zone is intended to 1. permit parks, open space and related and compatible uses to locate in areas designated as General Urban Area, General Rural Area, Major Open Space, Mixed Use Centre, Village, Greenbelt Rural and Central Area as well as in Major Recreational Pathway areas and along River Corridors as identified in the Official Plan, and 2. ensure that the range of permitted uses and applicable regulations is in keeping with the low scale, low intensity open space nature of these lands. The O1A subzone is a zone specifically created to add a golf course as a permitted use. Residential development is not a permitted use in the O1A zone, and an Amendment to the By-Law is required to create a RR - Rural Residential zone to allow the proposed residential subdivision over lots The proposed amendment is presented in Section 5 of this rationale. The RU - Rural Countryside Zone is generally intended to Novatech Page 15

19 1. permit the development of highway and recreational commercial uses which serve the rural community and visiting public; 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; 3. regulate development in a manner that has a minimal impact on the surrounding rural area or villages. Limited residential uses are permitted in the RU Zone, including a bed and breakfast, detached dwelling, group home, retirement home (converted), and a secondary dwelling unit. A golf course is not a permitted use in the RU zone. The existing golf course on these lands predates the City of Ottawa Zoning By-Law , and it is necessary to go back to the former municipality of Goulbourn Zoning By-Law to understand how the use evolved on this property. An excerpt from the schedule of the former municipality of Goulbourn Zoning By-Law is provided as Figure 5. Figure 5: Except from former Municipality of Goulbourn Zoning By-Law (Subject Site highlighted in green) Novatech Page 16

20 Under the former municipality of Goulbourn Zoning By-Law 40-99, the subdivision lands were zoned OS Open Space, and RU Rural Zone. A zone roughly corresponding to the floodplain of the Jock River was zoned EPA Environmental Protection Zone. Under the Goulbourn Zoning By-Law, a golf course was a permitted use under both the OS zone, and within the EPA zone. Then the zoning was amalgamated into the Ottawa Zoning By-Law, this EPA zone was removed and replaced with the floodplain overlay, and the existing golf course use was not carried forward in to the new RU zone. As it was an existing permitted use prior to Zoning By-Law , the portion of golf course corresponding to the proposed Block 21 has legal non-conforming status. It is proposed that this anomaly be corrected through the proposed Zoning Amendment. 3.4 Minimum Distance Separation As discussed throughout this rationale, the subject site is located in the Rural Area, and surrounding properties include rural and agricultural uses. A review of the Minimum Distance Separation (MDS) guidelines for livestock facility setbacks is required for the development. MDS arcs for residential uses were calculated for all potential livestock structures within 2000 metres of the subject property as part of the initial application for Draft Plan of Subdivision in Through discussion with the City, and in accordance with the Ontario Ministry of Agriculture Food and Rural Affairs (OMAFRA) MDS Guidelines, it was determined that only MDS arcs from livestock facilities located at 8120 Franktown Road, 8037 Franktown Road, and 8172 Copeland Road could potentially have an impact on the proposed residential subdivision Franktown Road is a dairy farm located east of the subject property. A secondary livestock facility owned by the same family is located at 8120 Franktown Road. The adjacent property at 8172 Copeland Road, east of the Jock River, contains a small horse barn. The subdivision fronting on Franktown Road (Lots 1-19) is on lands zoned O1A and previously part of the existing golf course. Both a golf course and a residential subdivision are considered Type B sensitive land uses under the OMAFRA Minimum Distance Separation (MDS) Document (Publication 853), Guideline 34. Type B land uses are characterised by a higher degree of human occupancy, habitation or activity, and include commercial, institutional (including cemeteries), and recreational uses, as well as residential uses where development results in four or more lots in immediate proximity to one another. As per Guideline 10 of the 2017 MDS document, Amendments to rezone or redesignate land already designated for a non-agricultural use, shall only need to meet the MDS I setbacks if the amendment(s) will permit a more sensitive land use than existed before. In other words if the proposal is to change an existing Type A land use to a Type B land use in accordance with implementation guidelines #33 and 34, then an MDS I setback shall be required. Since the proposed development is on lands already in use as, and zoned for, a Type B land use, MDS setbacks are not required for Lots 1 to 19. Novatech Page 17

21 The Copeland Road portion of the proposed development is currently Zoned RU. Because the golf course was permitted under the previous Municipality of Goulbourne Zoning, the existing golf course has status as a legal non-conforming use. The proposed zoning amendment for Block 21 is proposed as a correction to the zoning by-law and does not constitute new development. No MDS review is required for this Block as it is an existing use. Block 20 is a proposed new residential lot within the RU Zone. MDS guidelines do apply in this case, and a setback is required from the horse barn located at 8172 Copeland Road. As per guideline #33, Type A land uses are characterised by a lower density of human occupation or activity, and include: the creation of one or more lots for development on land outside of a settlement area that would NOT result in four or more lots for development in immediate proximity to one another. Block 20 is separated from the proposed residential subdivision by existing golf course lands, rural lands and the Jock River. The lands to the north across Copeland Road are agricultural and do not contain any existing residential lots. The development of a single lot for residential development within the Rural Area is considered a Type A land use, and the corresponding setback for a Type A land use applies Copeland Road is primarily a residential property but also contains a small horse barn. The lot has and area of approximately 6 hectares, and there is no evidence of manure storage visible on airphotos. Typically for small scale horse barns, no long-term storage is required. Based on the 2014 GeoOttawa airphoto, the barn on the rear portion of the property has an approximate area of 281 m². A site visit in 2009 determined that the barn contains 4 tie stalls and has the capacity to house 4 horses. Running the current version of the MDS software (AgriSuite Version ) based on these numbers produces an MDS arc of 92 metres. This setback does not extend onto the subject property and will not have an impact on the development of Block 20. The resulting arc is shown in Figure 6, below, and a print out of the MDS calculations can be found as Appendix C. A sensitivity analysis was completed by running the MDS software with a larger number of horses to test the impact on the size of the arc. Based on the estimated livestock barn area for the roof area of the barn, the software estimates a capacity for 9 horses. This produces an arc of 114 metres which would not have a significant impact on the developable area of the lot. Novatech Page 18

22 Figure 6: Type A MDS Setback from horse barn at 8172 Copeland Road. 4.0 PROPOSED ZONING BY-LAW AMENDMENT As discussed above, the Subject Site is currently zoned O1A and RU. A Zoning Amendment is required to permit the proposed residential subdivision over lots 1-19, and to correct the zoning to bring the existing golf course on Block 21 into conformity, and to make the zoning consistent with the rest of the golf course on the adjacent property. As a detached dwelling is a permitted use in the RU zone, no amendment is required for the proposed residential use on Lot 20. The Jockriver floodplain is shown as an overlay extending over a portion of the property. A Cut-Fill permit has been approved by the RVCA to ensure each proposed lot has a sufficient building envelope outside of the floodplain. The revised floodline will eventually be updated through a City initiated comprehensive zoning exercise to accurately reflect the updated conditions. A schedule of the proposed Zoning is provided as Figure 7. Novatech Page 19

23 Figure 7: Proposed Zoning It is proposed that zoning over Lots 1-19 be amended to RR Rural Residential. The purpose of the RR zone is to recognize and permit large-lot residential development in planned subdivisions and to acknowledge existing smaller lot development in areas designated as General Rural Area or Rural Natural Features in the Official Plan. Permitted uses in the RR Zone include: bed and breakfast detached dwelling group home home-based business home-based day care retirement home, converted secondary dwelling urban agriculture Zone provisions of the RR zone are summarized in table below: Provision Minimum lot area Minimum lot width Minimum front yard setback Minimum rear yard setback Minimum interior side yard setback Requirement 8000 sq. metres 50 metres 10 metres 10 metres 6 metres Novatech Page 20

24 Minimum corner side yard setback 10 metres Maximum building height 11 metres Maximum lot coverage (%) 15 % Lots 1 to 19 meet or exceed the minimum lot area and lot width required by the RR Zone. The large lot area future residents will have sufficient of room to build within the required setbacks, maximum height and lot coverage restrictions. It is proposed that the Zoning over Block 21 be amended to O1A to accurately reflect the existing golf course use, and to match with the rest of the existing Riverbend gold course. No amendment is required over Lot 20, and it is proposed the zoning over this lot remain zoned as RU. A bed and breakfast, detached dwelling, group home, home based business, home-based day care, retirement home (converted), and a secondary dwelling unit, are permitted residential uses in the RU Zone. Permitted non-residential uses include: agricultural unit animal care establishment animal hospital artist studio cemetery equestrian establishment environmental preserve and educational area forestry operation kennel Zone provisions for a residential use in the RU zone are summarized in table below: Provision Requirement Minimum lot area 20,000 sq. metres Minimum lot width 50 metres Minimum front yard setback 10 metres Minimum rear yard setback 10 metres Minimum interior side yard setback 5 metres Minimum corner side yard setback 10 metres Maximum building height 12 metres Maximum lot coverage (%) 20 % Lot 20 has an area of approximately 4 hectares, and a lot width of approximately 100 metres, which meets the requirements of the RU zone 5.0 CONCLUSION This planning rationale, as supported by the associated technical studies, has demonstrated that the proposed development is consistent with the Provincial Policy Statement and that it conforms to the policies of the City of Ottawa Official Plan. Novatech Page 21

25 The subject property is an ideal location for limited residential development such as a country estate subdivision. There are no significant natural features or functions on the property, there is sufficient water quantity and quality for 20 residential lots, and the proposed use is compatible with the surrounding rural land uses. There is a demand and desire for this type of residential development. It is our professional opinion that the proposed Zoning Amendment to implement the subdivision constitutes good planning and that staff should support application. NOVATECH Prepared By: Reviewed by: Anna Froehlich, M.Pl Planner Greg Winters, MCIP, RPP Senior Project Manager Novatech Page 22

26 Appendix A: Draft Plan

27 CONLEY RD ST MID DLE COLDSTREAM DR MUNSTER RD JOCK TR WHISPERWOOD TERYWOOD CT COP CT PER LN BLEEKS RD CAD CT E BAYBERRY OWLSHEAD RD COPELAND RD COOLBROOK CR DOGWOOD DR OWLSHEAD RD U M COLDST CT REAM BUTTERWICK BARNWOOD CT DY CT M HA BUTTERWICK WO OD CT E CT CAD CR CHELM RD CR SFO STROUGHTON COBBLESTONE CT OTTERBURN AV RD CRANBERRY CT R TE NS BUTTERF IE LD COV T LE MUNSTER RD KETTLES RD SOLDIER'S LINE GREEN'S RD WOOD'S RD KOL MATILDA GT DR CONE TER SITE SKEEL CRT TR ADJACENT RURAL MALLOCH LANE Y RE AFF CC M MCLINTON RD FALLOWFIELD RD DWYER HILL RD PURDY RD O DR OOD RAVENNA CRES DR FRANKTOWN RD LAKEW KOLO ASHTON STATION RD KEY MAP NOT TO SCALE ADJACENT RURAL 13 DRAFT PLAN OF SUBDIVISION OF ADJACENT RURAL METRIC : MEASUREMENTS SHOWN ON THIS PLAN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY PART LOT 7 & 8, CONCESSION 4 PARTS 3-7, 4R & PARTS 3,4,5,7,9, 4R PART 1, 4R GEOGRAPHIC TOWNSHIP OF GOULBOURN NOW IN THE CITY OF OTTAWA 16 SCALE 1:3,000 30m ROW JOCK R IVER N40 47'10"W (N40 49'40"W P,P1) ROAD FRANKTOWN SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE SUBDIVIDED AND THEIR RELATIONSHIP TO ADJOINING LANDS ARE CORRECTLY SHOWN. WOOD'S ROAD 50"E 61.9m 30.1m 68.4m 87.8m 60.3m N40 40'10"W m m BLOCK 24 N40 49'00"W N40 50'10"W N49 01'50"E N48 52'50"E m 86.4m 100 JOHN H. KENNEDY ONTARIO LAND SURVEYOR N49 01'50"E ' 28.3m N m 123.4m 113.5m 113.3m 120.9m 26.1m 18.0m 10.1m m 6.0m PATHWAY m 99.6m 28.2m 80 DATED N49 01'50"E 79.6m 4.5m STREET m 43.0m 37.3m 45.7m 98.7m 84.7m 6.1m 38 9 m m 77.0m 70.9m 73.5m 94.3m m m 91.2m m m 41.2m R m 18.6m N40 54'50"W m m m N40 33'10"W m ADJACENT RURAL OOD 30m BUFFER FROM NORMAL HIGH WATER MARK YR FL N47 33'20"E 1: m BUFFER FROM TOP OF BANK.4m 11 N40 53'10"W 7'50"W N m 7.20 Reference Bearing N49 29'30"E 113.5m '50"W 38 N m ROW 1 N43 44'50"W '4 N m N35 34'50"W ± 2 "W 38 5 '40"E '00"W 18 N m "W ' N7 46 DOWDALL DRAIN (MUNICIPAL DRAIN) BLOCK '00 "E N P&Set N49 21'40"E 30m BUFFER FROM NORMAL HIGH WATER MARK BLOCK 20 9 ADJACENT GOLF COURSE N60 47 PROPOSED 0.30m RESERVE N40 17'30"W ± BLOCK 23 COPELAND RD PROPOSED ROAD WIDENING BLOCK Meas 40 FEBRUARY, 2014 REVISED: DECEMBER, 2016 H TC "ADDITIONAL LANDS DI OWNED BY APPLICANT"EXISTING 17 N40 16'10"W P&Meas 20 JOHN H. KENNEDY LTD. ONTARIO LAND SURVEYORS BLOCK 27 PROPOSED 0.30m RESERVE ADJACENT RURAL OWNER'S CERTIFICATE WE, ONTARIO LIMITED, BEING THE REGISTERED OWNER, HEREBY AUTHORIZE NOVATECH TO PREPARE AND SUBMIT THIS DRAFT PLAN OF SUBDIVISION TO THE CITY OF OTTAWA FOR REVIEW AND APPROVAL. BLOCK 25 PROPOSED ROAD WIDENING DATED BLOCK ONTARIO LIMITED PROPOSED 0.30m RESERVE OWNER'S CERTIFICATE N40 38'20"W WE, CANADA INCORPORATED, BEING THE REGISTERED OWNER, HEREBY AUTHORIZE NOVATECH TO PREPARE AND SUBMIT THIS DRAFT PLAN OF SUBDIVISION TO THE CITY OF OTTAWA FOR REVIEW AND APPROVAL. DATED ADJACENT RURAL CANADA INCORPORATED LAKEWOOD DRIVE ROGERS CREEK WAY ADDITIONAL INFORMATION REQUIRED UNDER SECTION 51 (17) OF THE PLANNING ACT. ADJACENT RESIDENTIAL ADJACENT RESIDENTIAL A) The boundaries of the land proposed to be subdivided, certified by an Ontario land Surveyor; B) The locations, widths & names of the proposed highways within the proposed subdivision & of existing highways on which the proposed subdivision abuts; C) On a small keyplan, on a scale of not less than 1cm to 100m, all of the land adjacent to the proposed subdivision that is owned by the applicant or in which the applicant has an interest, every subdivision adjacent to the proposed subdivision & the relationship of the boundaries of the land to be subdivided to the boundaries of the township lot of other original grant of which the land forms the whole part; As shown on Draft Plan MATILDA GATE As shown on Draft Plan RAVENNA CRESCENT CONE TERRACE As Shown on Draft Plan D) The purpose for which the proposed lots are to be used; E) The existing uses of all adjoining lands; Residential shown on Draft Plan M:\2009\109097\CAD\planning\Draft Plans\ DP.dwg, DP-A1, Mar 15, :48am, wsloss Residential, Open Space, and Common Elements shown on Draft Plan F) The approximate dimensions & layout of the proposed lots; G) Natural & artificial features such as buildings or other structures or installations, railways, highways, watercources, drainage ditches, wetlands & wooded areas within or adjacent to the land proposed to be subdivided; As shown on Draft Plan As shown on Draft Plan H) The availability and nature of domestic water supplies; Development will be supplied with individual drilled wells I) The nature & porosity of the soil; J) Existing contours or elevations as may be required to determine the grade of the highways and the drainage of the land proposed to be subdivided; Sandy Loam, Loam, or Silt Loam Contours shown at 0.5 metre intervals on Draft Plan K) The municipal services available or to be available to the land proposed to be subdivided; Development will not be supplied with any municipal services. L) The nature & extent of any restrictions affecting the land proposed to be subdivided, including restrictive covenants or easements. 1994, c. 23, s. 30; 1996, c. 4, s. 28 (3).; As shown on Draft Plan. RIVERBEND SUBDIVISION PROJECT No SUBJECT TO THE CONDITIONS, IF ANY, SET FORTH IN OUR LETTER DATED, THIS DRAFT PLAN IS APPROVED BY THE CITY OF OTTAWA UNDER SECTION 51 OF THE PLANNING ACT THIS DAY OF, 20 Engineers,Planners&LandscapeArchitects DERRICK MOODIE, MANAGER DEVELOPMENT REVIEW WEST PLANNING, INFRASTRUCTURE AND ECONOMIC DEVELOPMENT DEPARTMENT, CITY OF OTTAWA Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario, Canada K2M 1P6 Telephone Facsimile Website (613) (613) PLANA1.DWG - 841mmx594mm