3596 old montreal road planning rationale

3596 OLD MONTREAL ROAD PLANNING RATIONALE ZONING BY-LAW AMENDMENT APPLICATION

NOVEMBER 2019

3596 OLD MONTREAL ROAD PLANNING RATIONALE

ZONING BY-LAW AMENDMENT APPLICATION

NOVEMBER 2019

Prepared For:

Azur Resort and Spa

2802 St-Joseph Boulevard

Orléans, ON, K1C 1G5

Michelle Varin

Executive Director

T: (613) 841-2221

E: [email protected]

Prepared By:

WSP

2611 Queensview Drive, Suite 300

Ottawa, ON, K2G 8K2

Nadia De Santi, MCIP, RPP

Senior Project Manager

T: (613) 690-1114


and

Kasper Koblauch, MCIP, RPP

Project Planner

T: (613) 690-1176


3596 Old Montreal Road | Planning Rationale

Zoning By -law Amendment Application Azur Resort and Spa

WSP

Nov ember 2019 Page i

SIGNATURES

PREPARED BY

Nadia De Santi, MCIP, RPP

Senior Project Manager

Kasper Koblauch, MCIP, RPP

Project Planner

This Planning Rationale was prepared by WSP Canada Group Limited (“WSP”) for Azur Resort

and Spa (“the Client”) in accordance with the agreement between WSP and the Client. This

Planning Rationale is based on information provided to WSP which has not been independently

verified.

The disclosure of any information contained in this Report is the sole responsibility of the Client.

The material in this Report, accompanying documents and all information relating to this activity

reflect WSP’s judgment in light of the information available to us at the time of preparation of

this Report. Any use which a third party makes of this Report, or any reliance on or decisions to

be made based on it, are the responsibility of such third parties. WSP accepts no responsibility

for damages, if any, suffered by a third party as a result of decisions made or actions based on

this Report.

WSP warrants that it performed services hereunder with that degree of care, skill, and diligence

normally provided in the performance of such services in respect of projects of similar nature at

the time and place those services were rendered. WSP disclaims all other warranties,

representations, or conditions, either express or implied, including, without limitation, warranties,

representations, or conditions of merchantability or profitability, or fitness for a particular

purpose.

This Standard Limitations statement is considered part of this Report.

3596 Old Montreal Road

Zoning By -law Amendment Application

Azur Resort and Spa

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Nov ember 2019

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TABLE OF CONTENTS

1 INTRODUCTION ........................................................ 1

2 SITE LOCATION AND CONTEXT.......................... 3

2.1 Site Location ..................................................................3

2.2 Community Context .......................................................3

2.3 Transportation Network .................................................7

2.4 Archaeological Potential ................................................7

3 THE PROPOSED DEVELOPMENT ....................... 8

4 POLICY AND REGULATORY FRAMEWORK ... 12

4.1 Provincial Policy Statement (2014)..............................12

4.1.1 Rural Areas in Munic ipalit ies .............................................................. 12

4.1.2 Rural Lands in Munic ipal ities .............................................................. 13

4.1.3 Public Spaces, Recreat ion, Parks, Trails and Open Space ............... 14

4.2 City of Ottawa Official Plan (2003, Website

Consolidation) ..............................................................15

4.2.1 Land Use Des ignation ........................................................................ 15

4.2.2 Natural Herit age System Overlay ....................................................... 16

4.2.3 Urban Design and Compatibilit y ......................................................... 17

4.3 City of Ottawa Comprehensive Zoning By-law 2008-

250 (Consolidation June 27, 2018)..............................19

4.3.1 Zoning Prov isions ............................................................................... 19

4.3.2 Park ing and Loading Prov isions ......................................................... 21

4.3.3 Minimum Distance Separation............................................................ 23

5 INTEGRATED ENVIRONMENTAL REVIEW

STATEMENT ............................................................ 24

5.1 Phase One Environmental Site Assessment, Dated

September 2019...........................................................24

5.2 Cumberland Spa, 3596 Old Montreal Road

Geotechnical Investigation, dated August 2019 ..........25



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5.3 3596 Old Montreal Road – Preliminary Traffic Review,

Dated August 2019 ......................................................26

5.4 3596 Old Montreal Road Environmental Impact

Statement & Tree Conservation Report, dated August

2019 .............................................................................27

5.5 Functional Servicing Report, Dated September 19,

2019 .............................................................................28

5.5.1 Wastewater......................................................................................... 28

5.5.2 Water Supply ...................................................................................... 28

5.5.3 Water Supply f or f iref ighting ............................................................... 28

5.5.4 Stormwater Management ................................................................... 29

5.5.5 Uti lity Servic ing ................................................................................... 29

5.5.6 Hydrogeological Assessment, Nov ember 14, 2019............................ 29

5.5.7 Minimum Distance Separation (MDS) Report, October 2019 ............. 30

6 SUMMARY OF OPINION ....................................... 31

FIGURES

Figure 2-1: Site Location............................................................4 Figure 2-2: Site Frontage on Montreal Road, Looking East .....5 Figure 2-3: Southern Site Limit, Looking South ........................5 Figure 2-4: Eastern Site Limit, Looking East .............................6 Figure 2-5: Western Site Limit, Looking West ...........................6 Figure 3-1: 3596 Old Montreal Road Concept Plan ..................9 Figure 3-2: 3596 Old Montreal Road Concept Plan, Aerial

Perspective – Looking South ................................10 Figure 3-3: 3596 Old Montreal Road Concept Plan, Aerial

Perspective – Looking East ..................................10 Figure 3-4: 3596 Old Montreal Road Concept Plan, Aerial

Perspective ...........................................................11 Figure 3-5: 3596 Old Montreal Road Concept Plan, Massing

Program.................................................................11 Figure 4-1: City of Ottawa Official Plan, Schedule A - Rural

Policy Plan (Excerpt).............................................16 Figure 4-2: Natural Heritage System Feature Overlay............17 Figure 4-3: Site Zoning (geoOttawa, 2018) .............................19



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TABLES

Table 4-1: Zoning Compliance Table ......................................20 Table 4-2: Parking and Loading Compliance Table ................21

APPENDICES

A Draft Zoning By-law Amendment

B Proposed Concept Plan



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1 INTRODUCTION WSP was retained by Azur Resort and Spa to prepare a Planning Rationale (“Report”) in

support of a Zoning By-law Amendment application for the property municipally known as 3596

Old Montreal Road (the “site”), in the City of Ottawa. The proposed development consists of a

spa and ancillary uses including a restaurant, bar, and place of assembly.

The site is currently zoned Rural Countryside Zone (RU). A major Zoning By-law Amendment is

being sought to rezone the site to Rural Commercial Zone, Subzone 11, Rural Exception XXXr

(RC11 [XXXr]) to permit a personal service business, consisting of a spa and ancillary uses (a

restaurant, bar, place of assembly, and instructional facility). The rural exception is required to

permit additional land uses (which are not permitted in the RC11 Zone), being a bar, and an

instructional facility. The proposed Draft Zoning By-law Amendment can be found in Appendix

A, and the proposed Concept Plan can be found in Appendix B of this report.

This Report has been prepared in accordance with the City of Ottawa requirements to assess

and confirm the appropriateness of the proposed rezoning in the context of the surrounding

community and the overarching policy and regulatory framework for the site.

The following supporting technical studies have been prepared in support of the application and

have been submitted to the City under separate cover.

• Phase One Environmental Site Assessment, September 04, 2019, prepared by WSP;

• Cumberland Spa, 3596 Old Montreal Road Geotechnical Investigation, August 06, 2019, prepared by WSP;

• 3596 Old Montreal Road - Health Spa - Transportation Impact Assessment Letter, August 30, 2019, prepared by WSP;

• 3596 Old Montreal Road Environmental Impact Statement & Tree Conservation Report, August 2019, prepared by WSP;

• Functional Servicing Report, September 19, 2019, prepared by WSP;

• Hydrogeological Assessment, November 14, 2019, prepared by WSP; and

• Minimum Distance Separation (MDS) Report- October 2019 – WSP.

This Report is set up as follows:

• Section 2 provides a description of the site location and community context;

• Section 3 provides an explanation of the proposed development;

• Section 4 outlines the policy and regulatory framework applicable to the site and a

planning rationale for the proposed development;



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• Section 5 provides an integrated environmental review statement; and

• Section 6 summarizes the planning opinion regarding the rezoning being sought.



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2 SITE LOCATION AND CONTEXT

2.1 SITE LOCATION

The site is legally described as Parts 7 and 8, Part of Lot 5, Concession 1 (OS), Township of

Cumberland, Regional Municipality of Ottawa-Carleton on Plan 4R-9907, and is municipally

known as 3596 Old Montreal Road, Ottawa. Part 8 is a high-voltage power line easement along

the south extent of the site. The site is located in the City of Ottawa’s Ward 19 (Cumberland)

between Beckett’s Creek Road and Regional Road 174, as shown in Figure 2-1. The registered

owner of the site is 2683721 Ontario Inc.

The site has an area of approximately 4.1 ha (10.12 ac.), with approximately 100 m (328 ft) of

frontage on Old Montreal Road. The site lies at the top of an escarpment, with a significant

slope descending away from the site along the north property line. The remainder of the site

slopes gently downward to the south and is characterized by open grassland. The site is not

located within a Village. The nearest Village (Village of Cumberland) is located approximately

two kilometres west of the site.

The site is vacant and has no vehicular access, except by way of the neighbouring property to

the west. Some portions of the site have historically been used for agricultural purposes. The

site is not serviced by municipal water or wastewater.

2.2 COMMUNITY CONTEXT

The land uses in the general vicinity of the site consist predominantly of rural residential and

small-scale agricultural uses. Land uses adjacent to the site are as follows:

• North: Montreal Road (adjacent) and agricultural lands;

• South: Hydro corridor (adjacent) and low-rise rural residential lands;

• East: Low-rise rural residential lands; and

• West: Undeveloped lands (adjacent) and low-rise rural residential lands.

A site visit was conducted by WSP on July 17, 2019. Views of the site and its immediate

surroundings are illustrated in Figure 2-2 to Figure 2-5. Photos contained herein were taken by

WSP.



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Figure 2-1: Site Location

3596 Old Montreal Road | Planning Rationale Zoning By -law Amendment Application

Azur Resort and Spa

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Figure 2-2: Site Frontage on Montreal Road, Looking East

Figure 2-3: Southern Site Limit, Looking South


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Figure 2-4: Eastern Site Limit, Looking East

Figure 2-5: Western Site Limit, Looking West


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2.3 TRANSPORTATION NETWORK

The site fronts onto Old Montreal Road (a Collector Road running east-west), which is located

north of the site. Old Montreal Road adjoins Regional Road 174 (a Major Arterial Road running

east-west) approximately 500 m east of the site. As a Collector Road in the Rural Area, Old

Montreal Road is subject to a 26 meter Right-of-Way reserve per Official Plan Annex 1, Table 1

– Road Right-of-Way Protection.

2.4 ARCHAEOLOGICAL POTENTIAL

The northern portion of the site is identified as an area of archaeological potential. As confirmed

with City staff at the pre-consultation meeting on November 1, 2018, a Stage 1 Archaeological

Assessment will be required to accompany the Site Plan application, which would be submitted

pending Zoning By-law Amendment approval.


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3 THE PROPOSED DEVELOPMENT The proposed development is a personal service business consisting of a spa with indoor and

outdoor accessory uses and ancillary uses. The Concept Plan, prepared by Jean Sébastien

Bourgades / Design Urbain, dated September 19, 2019, illustrates a two-storey spa building of

approximately 2,680 m2 (28,847 ft2).

The proposed personal service business (spa) includes the following accessory uses:

• Indoor and outdoor pools;

• Changing rooms;

• An administration area;

• A lounge;

• Massage areas; and

• A green roof.

The proposed personal service business (spa) includes the following ancillary uses:

• A restaurant;

• A bar;

• A place of assembly consisting of a conference room; and

• An instructional facility consisting of a yoga studio/classroom

The proposed development will be serviced on the basis of private water and wastewater

systems. Site access via a driveway is proposed from Old Montreal Road, providing access to

the parking area, main entrance, loading spaces, and garbage storage location. A 150-vehicle

parking area is proposed to be located to the rear of the spa building, including two (2) barrier-

free spaces. The proposed development is illustrated in Figure 3-1 to Figure 3-5.

The proposed spa development will be designed for a total occupancy of 300 people, inclusive

of a restaurant with capacity for 90 people. In addition, staff of between 10 to 50 people would

be present on the site at any given time.

The estimated date of completion is October 2021.



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Figure 3-1: 3596 Old Montreal Road Concept Plan



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Figure 3-2: 3596 Old Montreal Road Concept Plan, Aerial Perspective – Looking South

Figure 3-3: 3596 Old Montreal Road Concept Plan, Aerial Perspective – Looking East



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Figure 3-4: 3596 Old Montreal Road Concept Plan, Aerial Perspective

Figure 3-5: 3596 Old Montreal Road Concept Plan, Massing Program



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4 POLICY AND REGULATORY FRAMEWORK This section describes provincial and municipal policy frameworks that are relevant or

applicable to the proposed development of the site including the Provincial Policy Statement

(2014), the City of Ottawa Official Plan, and the City of Ottawa Zoning By-law 2008-250.

4.1 PROVINCIAL POLICY STATEMENT (2014)

The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest

related to land use planning and development. As a key part of Ontario’s policy-led planning

system, the PPS sets the policy foundation for regulating development and use of land, and

seeks to strike a balance between the province’s economic, soc ial and environmental interests.

With respect to rural development, the PPS makes a distinction between ‘rural areas,’ and ‘rural

lands.’ Rural areas are defined as a system of lands within municipalities that may include rural

settlement areas, rural lands, prime agricultural areas, natural heritage features and areas, and

resource areas. Rural lands are defined as “lands which are located outside settlement areas

and which are outside prime agricultural areas.” Prime agricultural areas are defined as “areas

where prime agricultural lands predominate […].“

As such, the proposed development is both within a rural area, and located on rural

lands, since the site is not in a settlement area and not within a prime agricultural area.

It is noted that all PPS (2014) policies referenced in this section are unchanged in the July 2019

Provincial Policy Statement Proposed Policies document.

4.1.1 RURAL AREAS IN MUNICIPALITIES

Section 1.1.4 (preamble) of the PPS states that rural areas are important to the economic

success of the Province and our quality of life, and that it is important to leverage rural assets

and amenities, and protect the environment, as a foundation for a sustainable economy.

Policy 1.1.4.1 states that healthy, integrated and viable rural areas should be supported by the

following:

• Building upon rural character, and leveraging rural amenities and assets (1.1.4.1 a);

• Using rural infrastructure and public service facilities efficiently (1.1.4.1 e);

• 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 (1.1.4.1 f);



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• Providing opportunities for sustainable and diversified tourism, including leveraging

historical, cultural, and natural assets (1.1.4.1 g); and

• Conserving biodiversity and considering the ecological benefits provided by nature; (1.1.4.1

h).

Policy 1.1.4.2 states that in rural areas, rural settlement areas shall be the focus of growth and

development […] and Policy 1.1.4.3 states that when directing development in rural settlement

areas, planning authorities “shall give consideration to rural characteristics, the scale of

development and the provision of appropriate service levels.”

The proposed development is consistent with the 2014 PPS, as the proposed

development would support a healthy and viable rural area by promoting diversification

of the economic base and employment opportunities, and provide opportunities for

sustainable and diversified tourism. The proposed development would not be

appropriately located within a rural settlement area, such as the Village of Cumberland,

given the scale of development, which requires a large land area.

4.1.2 RURAL LANDS IN MUNICIPALITIES

Policy 1.1.5.1 states that development on rural lands 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.

Policy 1.1.5.2 states that on rural lands located in municipalities, permitted uses are:

• The management or use of resources;

• Resource-based recreational uses (including recreational dwellings);

• Limited residential development;

• Home occupations and home industries;

• Cemeteries; and

• Other rural land uses.

Policy 1.1.5.3 states that on rural lands, recreational, tourism and other economic opportunities

should be promoted. Additionally, Policy 1.1.5.4 states that development that is compatible with

the rural landscape and can be sustained by rural service levels should be promoted.

Policy 1.1.5.9 states that new land uses shall comply with the minimum distance separation

formulae. A separate Minimum Distance Separation Report, prepared in accordance with

Ministry of Agriculture, Food and Rural Affairs (OMAFRA) Minimum Distance Separation (MDS)

Publication 853 Formulae and Guidelines for Livestock Facility and Anaerobic Digester Odour

Setbacks, 2016 (Publication 853) is available under separate cover.



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Based on the calculations prepared as part of the Minimum Distance Separation Report, the

building base distance arc associated with a former livestock building at 3734 Old Montreal

Road impacts a portion of the subject site’s southeast corner. Guideline No. 43 of Publication

853 titled “Reducing MDS Setbacks” states that “MDS I setbacks should not be reduced

except in limited site specific circumstances that meet the intent of this MDS Document.”

While the proposed Zoning By-law Amendment is to permit a personal service business,

consisting of a spa and ancillary uses, the proposed Concept Plan, included in Appendix B,

illustrates parking and a potential stormwater management facility only, in the portion of the

property impacted by the building base distance arc. In addition, the there are no livestock on

the property and the property owner has no plans to re-introduce livestock on the property. The

property owner intends to demolish the existing barns within approximately two years. As such,

the proposed Zoning By-law Amendment meets the intent of Publication 853, which is to

prevent land use conflicts and minimize nuisance complaints from odour

The proposed development is consistent with the 2014 PPS, as it represents an ‘other

rural land use’ that is compatible with the existing rural landscape. Compatibility with the

existing landscape would be achieved by significantly setting back the spa building from

the right-of-way (Old Montreal Road) and maintaining the existing trees and vegetation

where possible along the site’s road frontage and throughout the site. The proposed

development would maintain a low lot coverage and two-storey height common among

adjacent buildings on Old Montreal Road, and in the vicinity.

The proposed development takes advantage of the existing roadway network. The site

would be serviced by private water and waste water service, and would not necessitate

expansion of infrastructure. The proposed development complies with the minimum

distance separation formulae based on a minor site-specific setback reduction, which

meets the intent of Publication 853.

4.1.3 PUBLIC SPACES, RECREATION, PARKS, TRAILS AND OPEN SPACE

Policy 1.5.1 b) states that healthy, active communities should be promoted by planning and

providing for a full range and equitable distribution of publicly-accessible built and natural

settings for recreation, including facilities, parklands, public spaces, open space areas, trails

and linkages, and, where practical, water-based resources. Recreation is defined as “leisure

time activity undertaken in built or natural settings for purposes of physical activity, health

benefits, sport participation and skill development, personal enjoyment, positive social

interaction and the achievement of human potential.”

The proposed development is consistent with the 2014 PPS, as it promotes a healthy and

active use for the community by providing for publicly-accessible recreation in the form



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of a facility used for the purposes of physical activity, health benefits, personal

enjoyment, and positive social interaction.

4.2 CITY OF OTTAWA OFFICIAL PLAN (2003, WEBSITE CONSOLIDATION)

The City of Ottawa Official Plan (OP) provides a comprehensive vision and policy framework for

managing growth and development to the year 2036. The OP contains policies that address

matters of provincial interest as described in the PPS, and “is not a tool to limit growth but rather

to anticipate change, manage it and maintain options” (Section 1.1).

4.2.1 LAND USE DESIGNATION

The site is located outside of the City’s urban area boundary and is designated as General

Rural Area on Schedule A Rural Policy Plan, as illustrated in Figure 4-1. Policy 3.7.2 states

that the intent of the General Rural Area designation is “to accommodate a variety of land uses

that are appropriate for a rural location and to limit the amount of residential development such

that development will not preclude or resist continued agricultural and or other non-residential

uses.”

Policy 3.7.2.1 a) states the General Rural Area designation is intended to permit “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.”

In addition to uses permitted without the need for a Zoning By-law Amendment, Policy 3.7.2.5

states that a Zoning By-law Amendment will be required for “new recreational commercial and

non-profit uses, such as golf courses, driving ranges, mini putt operations, campgrounds,

outdoor theme parks, sports fields or similar uses that do not constitute Major Urban Facilities

as described in Section 3.6.7.” Major Urban Facilities are described in Section 3.6.7 as

hospitals, universities and community colleges, major shopping centres, and major sports,

recreational and cultural facilities of a scale similar to Lansdowne Park, Lynx Stadium, The

Canadian Tire Centre, the Canada Science and Technology Museum and Ben Franklin Place.

Therefore, the proposed development is not considered a Major Urban Facility.



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Figure 4-1: City of Ottawa Official Plan, Schedule A - Rural Policy Plan (Excerpt)

4.2.2 NATURAL HERITAGE SYSTEM OVERLAY

A portion of the site adjacent to Old Montreal Road, is identified as within the Natural Heritage

System Features overlay on Official Plan Schedule L1 Natural Heritage System Overlay (East),

as illustrated in Figure 4-2.

Policy 2.4.2 d. states that the Natural Heritage System overlay is intended to assist in identifying

the requirement for an Environmental Impact Statement for development proposed in, or

adjacent to natural heritage features. A supporting Environmental Impact Statement has been

prepared under separate cover. No development is proposed within the Natural Heritage

System Overlay, with the exception of a driveway from Old Montreal Road to provide access as

part of the proposed development.



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Figure 4-2: Natural Heritage System Feature Overlay

4.2.3 URBAN DESIGN AND COMPATIBILITY

The proposed development supports the four (4) urban design objectives and associated

principles set out in Section 2.5.1, as demonstrated below. It should be noted that the OP

specifies “proponents are free to respond in creative ways to the Design Objectives and

Principles and are not limited only to those suggested by the Design Considerations.”

1. To enhance the sense of community by creating and maintaining places with their own distinct identity.

• The proposed development will enhance the sense of community in the local rural area by

providing a unique recreational asset;

• The design of the proposed health spa is intended to be of exceptional quality consistent

with that of a major metropolis, and is anticipated to be a prime business and tourist

destination; and

• The design of the health spa is intended to be distinctive, while being respecting and

reflecting the local landscape.



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2. To ensure that new development respects the character of existing areas.

• The character of the existing rural area is characterized by a pastoral landscape consisting

of trees, grasslands, and proximity to the Ottawa river. The proposed design is intended to

respect the local character by retaining as much of the existing tree cover on site as much

as possible;

• The proposed development is integrated into the surroundings by maintaining a large

amount of open space on the site and significantly setting back the spa building from the

road, in order to maintain the rural and largely undeveloped character and rhythm along Old

Montreal Road;

• The massing of the two-storey spa building is reflective of low-rise development in the area;

and

• Rooftop agriculture is intended to reflect the presence of agriculture in the area and

agricultural history of the area.

3. To understand and respect natural processes and features in development design.

• The proposed development will protect as much existing tree cover as possible, and

maximize vegetative cover and landscaping on-site; and

• Green roofs will be utilized to retain stormwater on site to the degree possible.

4. To maximize energy-efficiency and promote sustainable design to reduce the resources consumption, energy use, and carbon footprint of the built environment.

• Hard surface area will be minimized on-site while landscaping and soft surfaces will be used

wherever possible.

The proposed development conforms to the General Rural Area policies of the OP. The

proposed location in the General Rural Area (opposed to an urban or Village location) is

appropriate based on the land requirement and natural setting desirable for the proposed

development. No residential component is being proposed and the development will not

preclude agricultural or other non-residential uses in the area. The proposed

development is a permitted use in the General Rural Area, as it represents a new

recreational commercial use (as described in Policy 3.7.2.5), of a scale which would not

be considered a Major Urban Facility.



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4.3 CITY OF OTTAWA COMPREHENSIVE ZONING BY-LAW 2008-250 (CONSOLIDATION JUNE 27, 2018)

Under the City of Ottawa Comprehensive Zoning By-law 2008-250 (Consolidation June 27,

2018), the site is currently zoned as Rural Countryside (RU), as illustrated in Figure 4-3.

Figure 4-3: Site Zoning (geoOttawa, 2018)

A rezoning is required to permit the proposed development. The Zoning on the site is proposed

to be changed to Rural Commercial Zone, Subzone 11, Rural Exception XXX (RC11 [XXXr]).

4.3.1 ZONING PROVISIONS

The purpose of the RC Zone is to:

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;



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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.

Section 218 (10) permits a personal service business as a primary permitted use in the RC11

Zone. A personal service business is defined in Section 54 – Definitions, as follows:

“Personal service business means a place where:

a. service is performed for the personal grooming and personal effects or clothing

of the consumer, including a hair styling salon; tattoo and piercing parlours; spa;

tanning salon; shoe repair shop; dry cleaning outlet and accessory dry cleaning

equipment; laundromat; tailor shop or dressmaker shop; or massage therapy

service but excluding a body rub parlour;

b. a consultation or information service is provided by a professional, other than a

medical professional, including a travel agency or an interior decorator, or

c. other personal or business services are provided, including a printing,

publishing, photocopying, picture framing or photofinishing service, including

self-service operations.”

In addition to the primary permitted use (personal service business), the ancillary restaurant,

and conference room (place of assembly), are also permitted uses in the RC11 Zone. The

proposed Rural Exception is to permit a bar and an instructional facility (yoga studio/classroom)

as additional permitted uses. A copy of the Draft Zoning By-law Amendment can be found in

Appendix A to this Report.

Table 4-1 provides a detailed compliance chart demonstrating where the proposed

development meets the Zoning By-law provisions of the proposed RC11[XX] Zone.

Table 4-1: Zoning Compliance Table

Zoning Provision Requirement Compliance (Yes or

No)

Per Table 218C

(a) Minimum lot area (m2)

1350 m2 Yes - 41,100 m2

(b) Minimum lot width (m)

20 m Yes – 79 m min.

(c) Minimum front yard setback (m)

6 m Yes – 133 m

(d ii) Minimum Interior side yard setback (m)

3 m Yes



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Zoning Provision Requirement Compliance (Yes or

No)

(f) Minimum Rear yard setback (m)

6 m Yes - 173 m

(g) Maximum Height (m)

11 m Yes – 8 m max.

(h) Maximum Lot coverage (%)

40% Yes - 5.1%

(i) Landscaping of yards Required front and corner side yards to be landscaped, except for driveways crossing the front or corner side yard leading to a parking area

Yes - except for the driveway, all existing tree cover in the front yard is maintained.

(j) Outdoor storage Outdoor storage permitted in interior side and rear yard only; must be screened and concealed from view from abutting streets and from abutting non-commercial or non-industrial zones

Yes - storage and loading located at the back is screened with privacy fences.

(k) Retail store retail store is limited to the sale of agricultural, construction, gardening or landscaping-related products, equipment or supplies; and to the sale of goods, products, equipment, supplies or services manufactured, processed, assembled, packaged or delivered by a permitted use, or the sale of previously prepared materials used in the manufacturing, processing, assembly, packaging or delivery of finished parts, finished products or services

Yes - no retail

4.3.2 PARKING AND LOADING PROVISIONS

The Zoning By-law contains provisions for parking as set out in Table 4-2. The site is within Area D: Rural Area on Zoning By-law Schedule 1A.

Table 4-2: Parking and Loading Compliance Table



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Parking Provision Provision Calculation Compliance (Yes or No)

Per Table 101 (Row N64, Column V)

Required Parking Spaces – Personal Service Business

3.4 per 100 m2 of gross floor area

2,397.7 m2 / 100 = 23.9 x 3.4 = 81.5 spaces

Per Table 101 (Row N74, Column V) Required Parking Spaces – Restaurant

10 per 100 m2 of

gross floor area 104.6 m2 / 100 = 1.1 x 10 = 10.5 spaces

Per Table 101 (Row N15, Column V) Required Parking Spaces – Bar

6 per 100 m2 of gross floor area

78.8 m2 / 100 = 0.8 x 6 = 4.7 spaces

Per Table 101 (Row N65, Column V) Required Parking Spaces – Place of Assembly (Conference Room)

10 per 100 m2 of gross floor area of

assembly area

28.5 m2 / 100 = 0.3 x 10 = 2.9 spaces

Per Table 101 (Row N45, Column V)

Required Parking Spaces – Instructional Facility (Yoga Studio)

3.4 per 100 m2 of gross floor area

70.4 m2 / 100 = 0.7 x 3.4 = 2.4 spaces

Total Parking Spaces Required Per Table 101 (Rows N64, N74, N15, N65, and N45)

Total Parking Spaces Required for all uses 81.5 + 10.5 + 4.7 + 2.9 + 2.4 = 102 spaces

Yes - 150 spaces + 3 bus spaces

Per Section 106

(1)(a) and (b) Dimension requirements for a motor vehicle parking space

Width - minimum width of 2.6 m and a maximum width of 3.1 m

N/A Yes – 3 m

Length - minimum length of 5.2 m

N/A Yes - 5.5 m

Disabled parking - Traffic and Parking By-law No. 2003-530 – Sec. 111

Capacity of Public Parking Area 100-199 spaces = 2 disabled parking space

2 Yes – 2 spaces

Per Section 107

(1)(a)(iii) Minimum driveway width (m)

6.7 m N/A Yes – 7 m

Per Table 107

Minimum required aisle width (m)

6.7 m (71-90 degrees)

N/A Yes - 7m

Per Section 110 Landscaped area for parking lot (%)

15% Yes - 20%



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Parking Provision Provision Calculation Compliance (Yes or No)

Per Table 110 (Row (b), column IV) Landscaped buffer (m) 3 m N/A Yes - 8m

Per Table 113A (row (d), column V)

Vehicle loading spaces 2 spaces Yes - 2 spaces Per Table 113B

(c) Minimum Width in metres of Loading Space

3.5 m N/A Yes – 13 m

(d) Minimum Length in metres of Loading Space

9 m for parallel space; 7 m for other cases

N/A Yes – 9 m

(f) Permitted Location of Loading Space

Permitted in all locations other than in a required front yard or required corner side yard, or in a required yard abutting a residential zone

N/A Yes – side yard

The proposed development complies with all provisions of the RC11 Zone, however a rural

exception is required to permit the following two additional land uses:

1. Bar; and

2. Instructional facility.

The proposed development complies with the purpose of the RC Zone (parent zone).

Specifically, the Zone is intended to permit recreational commercial uses in areas

designated as General Rural Area in the Official Plan, in a manner that has a minimal

impact on the surrounding rural area. The site is designated as General Rural Area in the

Official Plan. Minimal impacts on the surrounding rural area would be achieved through

compliance with the applicable zone requirements including landscaped area, lot

coverage, height, and setback requirements. A rural exception is required to add “bar”

and “instructional facility” as additional permitted land uses.

4.3.3 MINIMUM DISTANCE SEPARATION

Zoning By-law provision 62(2), under the General Provisions, states that “new development in

proximity to existing livestock operations must also comply with the minimum distance

separation formulae.” As discussed in Section 4.1.2, based on the calculations prepared as part

of the Minimum Distance Separation Report, the building base distance arc associated with a

former livestock building at 3734 Old Montreal Road impacts a portion of the subject site’s



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southeast corner. Guideline No. 43 of Publication 853 titled “Reducing MDS Setbacks” states

that “MDS I setbacks should not be reduced except in limited site specific circumstances that

meet the intent of this MDS Document.”

While the proposed Zoning By-law Amendment is to permit a personal service business,

consisting of a spa and ancillary uses, the proposed Concept Plan, included in Appendix B,

illustrates parking and a potential stormwater management facility only, in the portion of the

property impacted by the building base distance arc. In addition, there are no livestock being

kept currently on the property and the property owner has no plans to re-introduce livestock on

the property. The property owner intends to demolish the existing barns within approximately

two years. As such, the proposed Zoning By-law Amendment meets the intent of Publication

853, which is to prevent land use conflicts and minimize nuisance complaints from odour, and

complies with provision 62(2) of the Zoning By-law.

5 INTEGRATED ENVIRONMENTAL REVIEW STATEMENT

The requirements for an Integrated Environmental Review are outlined in section 4.7.1 of the

City of Ottawa’s Official Plan. Section 4.7.1 of the Official Plan states that rezoning applications

requiring an Environmental Impact Statement, Tree Conservation Report or landform feature

assessment, will be accompanied by an integrated environmental review statement

demonstrating how all the studies in support of the application influence the design of the

development with respect to effects on the environment and compliance with the appropriate

policies of Section 4.

This section of the Report provides an overview of the technical studies that were completed in

support of the Zoning By-law Amendment. This section also provides a summary of the potential

environmental concerns raised and the impact on design, where applicable.

It should be noted that the following section predominantly discusses the site-specific

recommendations, mitigation measures, development conditions and monitoring as they pertain

to the site. It is assumed that the more general standards and best practices outlined in the

technical studies will be implemented and followed, as required.

5.1 PHASE ONE ENVIRONMENTAL SITE ASSESSMENT, DATED SEPTEMBER 2019

WSP was retained by Azur Resort & Spa to complete a Phase One Environmental Site

Assessment (ESA) for 3596 Old Montreal Road, Ottawa. The purpose of the Phase One ESA



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was to identify actual or potential environmental concerns that relate to past and present on-site

and off-site activities.

Key findings:

• The Site is undeveloped land, situated in a rural area;

• There are no water bodies on the Site or in the study area;

• The surficial geology of the site consists of off-shore marine sediment. Overburden

thickness ranges from 15-25 meters near the north property boundary, to 0 to 2 m near the

centre of the property;

• The bedrock of the area consists of interbedded limestone and shale;

• The inferred shallow ground water flow direction in the Phase One Study Area is to the north

at the northern part of the property where topography slopes to the north, and to the south

over the rest of the site where topography slopes gently to the south; and

• No signs of fill material, staining, or stressed vegetation were noted on the Site.

5.2 CUMBERLAND SPA, 3596 OLD MONTREAL ROAD GEOTECHNICAL INVESTIGATION, DATED AUGUST 2019

WSP conducted a geotechnical investigation for 3596 Old Montreal Road, Ottawa.

The objectives of the investigation were to:

• Review geological maps and existing geotechnical report(s) to collect information on soil

and bedrock within the existing site limits;

• Perform a nest sweep along the path to borehole locations within the forested area to

identify locations of the nesting birds (if any) and provide recommendations for the

implementation of the mitigation measures (set back buffers);

• Perform site investigation by excavating nine (9) test pits and drilling six (6) boreholes in

varying depths;

• Install 51 mm diameter monitoring wells in two borehole locations to determine the depth of

the groundwater table;

• Perform laboratory testing on select soil/bedrock samples collected during the site

investigation for soil and bedrock classification and determination of engineering properties;

and,

• Prepare a report providing the factual data collected during the site investigation and

recommendations to support the design and construction of geotechnical elements of the

project.

Key findings:



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• Test pit and borehole lithology generally indicates pavement structure (asphalt and granular

base course) and/or topsoil underlain by silt, sand and gravel mix and/or silty clay underlain

by bedrock;

• Based on the observation and the data gathered from the borehole and test pit investigation,

the site slope can be considered stable. However, based on the existing slope and the

shallow bedrock, excavation to grade level will be difficult. The designer must be aware of

the slope grade, the depth and strength of the bedrock to properly design the slope of the

road.

• Because of the shallow bedrock encountered during the site investigation, two options for

the construction of the proposed facilities are suggested:

o Building facilities on stable bedrock and increase the site grade to achieve the embedded foundation depth necessary for stability and frost protection; or

o Excavate the existing bedrock to foundation design depth.

5.3 3596 OLD MONTREAL ROAD – PRELIMINARY TRAFFIC REVIEW, DATED AUGUST 2019

A Transportation Impact Study was prepared by WSP in support of the proposed Zoning By-law

Amendment. The study examined existing conditions along the study area road network,

pedestrian/cycling network, and transit network, as well as existing study area intersections,

intersection operations and existing road safety conditions.

Demand forecasting was also conducted which included a background traffic growth study, site

trip generation surveys, and an examination of vehicle traffic distribution. Future traffic

operations and conditions were also projected through superimposing new site-generation traffic

volumes.

Key findings:

• Old Montreal Road can accommodate the estimated number of vehicle trips generated by

the site;

• The trip generation trigger was satisfied, but neither the location nor safety triggers were

met, indicating that the proponent must proceed to and complete the next step of the

Transportation Impact Assessment process; and

• Further analysis is to be carried out to identify potential impacts and/or measures required to

ensure that an acceptable level of service is maintained for all transportation modes in

accordance with the City of Ottawa’s Transportation Impact Assessment Guidelines as part

of the Application for Site Plan Control.



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5.4 3596 OLD MONTREAL ROAD ENVIRONMENTAL IMPACT STATEMENT & TREE CONSERVATION REPORT, DATED AUGUST 2019

WSP was retained to undertake an Environmental Impact Statement (EIS) and Tree

Conservation Report (TCR) for 3596 Old Montreal Road in Ottawa in support of the proposed

Zoning By-law Amendment.

The primary objective of the EIS and TCR was to evaluate the environmental impacts

associated with the proposed development. Natural heritage field investigations were conducted

between April and July 2019.

Key findings:

• No Provincially Significant Wetlands (PSW), Significant Woodlands, Significant Valleylands,

Areas of Natural and Scientific Interest (ANSI), or any other designated natural heritage

system features occur within 120 m of the Study Area;

• No watercourses, waterbodies, or fish habitat is located within the Study Area;

• The forest communities within the Study Area are not considered locally or provincially

significant;

• The vegetation communities recorded during field investigations are commonly found

throughout Ottawa and eastern Ontario;

• 1.54 hectares of mixed and deciduous forest occurred within the Study Area and contain

numerous mature trees. Forty-eight trees were identified to be Distinctive [i.e. ≥ 50 cm

diameter at breast height]. Overall, trees were in good condition with few individuals

showing evidence of decline;

• One dead Butternut (Juglans cinerea), listed federally and provincially as Endangered, was

recorded during the tree inventory. This tree displayed an abundance or canker rot as well

as missing the top half of the trunk. No other Butternuts were observed during field surveys;

• Bobolink (Dolichonyx oryzivorus) were observed during breeding bird surveys and

incidentally. However, results from field surveys found it unlikely that Bobolink were nesting

on the property;

• Habitat for Species of Conservation Concern Significant Wildlife Habitat (SWH) was

identified during field investigations. The woodlands in the northern portion of the site

contain high-quality candidate Bat Maternity Colony SWH;

• To offset the impacts associated with the removal of native vegetation, landscaping with

native vegetation within the areas surrounding the development has been recommended;

• Tree mitigation measures have been recommended to limit the number of distinctive trees

requiring removal and to provide suitable protection techniques for trees being retained;



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• Installation of bat boxes has been recommended to offset the impacts associated with the

removal of suitable bat maternity roost habitat; and

• Additional mitigation measures have been recommended to limit the development impacts

on terrestrial environments and wildlife.

5.5 FUNCTIONAL SERVICING REPORT, DATED SEPTEMBER 19, 2019

WSP was retained to prepare a Functional Servicing Report to support the proposed Zoning By-

Law Amendment. The Functional Servicing Report summarizes the preliminary servicing

requirements for the proposed development, including wastewater, water supply, stormwater

management, and utility servicing. The proposed development would be serviced by private

water, private sanitary and storm services along with lot drainage, stormwater retention and

treatment, Bell, hydro and gas utilities, as well as related infrastructure.

5.5.1 WASTEWATER

A review of the wastewater treatment options was undertaken based on the site soil and

topography. Accordingly, the sewage treatment options were broadly evaluated first for on-site

sewage disposal, and then a pre-packaged treatment system with surface water discharge.

Both on-site conventional treatment system and package sewage treatment plants were

determined to be viable options.

In the case of the conventional on-site sewage system, the space requirements may be

considered excessive and will conflict with other site features as the design progresses. A

package treatment plant would be more compact, would not feature an absorption bed, and

would therefore be required to discharge to the surface at the front of the property where it can

be directed into the municipal ROW. The preferred option will be determined during the site plan

stage.

5.5.2 WATER SUPPLY

Water supply will be provided by private, on-site wells.

5.5.3 WATER SUPPLY FOR FIREFIGHTING

It is recommended that architectural and mechanical design alternatives such as non-

combustible construction techniques be explored in order to reduce the required storage

capacity for fire fighting. Additional information will be determined during the site plan stage.



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5.5.4 STORMWATER MANAGEMENT

It is proposed that stormwater storage be provided by a detention basin facility at the south end

of the proposed parking lot. For planning purposes, it has been assumed that this facility will

have an average depth of 1.0 m, and an estimated footprint of 400 m2.

From a runoff conveyance perspective, it is recommended that an allowance be made in the site

layout for provision of drainage ditches/swales along both the east and west sides of the parking

lot, to capture runoff from the gravel surfaces and direct it to the SWM facility to the south.

These swales will be designed to provide sufficient conveyance capacity, and where feasible

will be configured as “Enhanced Grass Swales” to provide water quality treatment benefits as

well.

5.5.5 UTILITY SERVICING

The building will require an electrical service from Hydro One.

There is an existing 6-inch (150mm) steel gas service on Old Montreal Road across the full

frontage. It is assumed that this gas service is an extra high-pressure gas service feeding the

Village of Rockland. Details of providing a gas service to the proposed development will be

determined during the site plan stage, but it is assumed that the connection will be from the Old

Montreal Road main.

Security lighting will be provided through wall mounted light packs and light standards in the

parking lot. Additional information will be provided during the site plan stage.

5.5.6 HYDROGEOLOGICAL ASSESSMENT, NOVEMBER 14, 2019

WSP was retained to conduct a hydrogeological investigation and potable water supply

assessment in support of the proposed Zoning By-Law Amendment. The purpose of the study

was to assess the hydrogeological conditions which currently exist at the site as they relate to

the suitability of the site for commercial development on private services with minimal impact on

groundwater resources.

The assessment included the installation of a new test well on the site on September 26, 2019.

Analytical results from sampling of the test well show that there are no exceedances of the

Ontario Drinking Water Standards (ODWSOG) for health-related parameters. The assessment

determined that the site is suitable for the proposed development and identified hydrogeological

recommendations to ensure that the development takes place in an effective manner, with

minimal impact to the natural environment.



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5.5.7 MINIMUM DISTANCE SEPARATION (MDS) REPORT, OCTOBER 2019

WSP was retained to prepare a Minimum Distance Separation (MDS) report using the Ministry

of Agriculture, Food and Rural Affairs (OMAFRA) Minimum Distance Separation (MDS)

Publication 853 Formulae and Guidelines for Livestock Facility and Anaerobic Digester Odour

Setbacks, 2016. In accordance with Publication 853, a 1,500 m investigation distance was

established from the subject site. Ten (10) properties and associated structures were assessed

for their actual or historical livestock housing capacity. Calculations were made using the

OMAFRA’s AgriSuite 3.4.0.17 web application, Minimum Distance Separation I Worksheet.

Based on the MDS I calculations prepared as part of the report, the building base distance arc

associated with Property 2 - 3734 Old Montreal Road impacts a portion of the subject site’s

southeast corner. The proposed Concept Plan, shown in Appendix B, illustrates parking and a

potential stormwater management facility only, in the portion of the property impacted by the

building base distance arc.



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6 SUMMARY OF OPINION It is the professional opinion of WSP that the proposed rezoning of 3596 Old Montreal Road

represents good land use planning and is appropriate for the site for the following reasons:

• The proposed development is consistent with the 2014 Provincial Policy Statement,

specifically the policies respecting development in rural areas and on rural lands;

• The proposed development is a permitted use in the applicable Official Plan land use

designation; and

• The proposed development complies with the general intent of the Zoning By-law.

In conclusion, the Zoning By-law Amendment being sought to support the proposed

development at 3596 Old Montreal Road represents good planning, and the development is in

the public interest.

Please feel free to contact Nadia De Santi at [email protected] or 613-690-1114 or

Kasper Koblauch at [email protected] or 613-690-1176 if you have any questions or

require additional information.

Prepared by:

Nadia De Santi, MCIP, RPP Kasper Koblauch, MCIP, RPP

Senior Project Manager Project Planner

APPENDIX

A DRAFT ZONING BY-LAW

AMENDMENT

REGIONAL ROAD 174

OLD M

ONTREAL R

D

Lands Affected by By-law

AREA A

N

DRAFTPrepared by WSP October 2019

BECKETT’S CREEK RDGREE

N P

I NE

C

RT

BEC

KETT’S

CREE K

kasper.koblauch

Text Box

Area A to be rezoned from RU to RC11[XXXr]

APPENDIX

B PROPOSED CONCEPT PLAN

PLANNING

3596 old montreal road planning rationale

Documents