PLANNING RATIONALE. R.W. Tomlinson Limited Brickyards 3150 & 3200 Rideau Road Part of Lots 26 & 27, Concession 5 (Gloucester) City of Ottawa

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1 PLANNING RATIONALE Brickyards 3150 & 3200 Rideau Road Part of Lots 26 & 27, Concession 5 (Gloucester) City of Ottawa Date: April 2016 REVISED June 2016 Prepared for: Prepared by: MacNaughton Hermsen Britton Clarkson Planning Limited (MHBC) 540 Bingemans Centre Drive, Suite 200 Kitchener, ON N2B 3X9 T: ext. 733 F: Our File 9137U

2 Brickyards TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY PROPOSAL R.W. Tomlinson Ltd Land Holdings Required Applications Project Description BACKGROUND Surrounding Land Uses and Features Aggregate Resources Agricultural Resources Water Resources Natural Heritage Features POLICY REVIEW Provincial Policy Statement City of Ottawa Official Plan City of Ottawa Zoning By-law CONCLUSIONS FIGURES 1. Site Context 2. City of Ottawa ARIP 191 Bedrock Resources 3. City of Ottawa Official Plan Natural Heritage System Overlay 4. City of Ottawa Official Plan Land Use 5. City of Ottawa Zoning By-law

3 Brickyards 1.0 EXECUTIVE SUMMARY Tomlinson Development Corporation and Ontario Limited own approximately 52 hectares (128 acres) of land located at 3150 and 3200 Rideau Road in the City of Ottawa. Tomlinson Development Corporation and Ontario Limited are subsidiaries of ( Tomlinson ). Tomlinson is proposing to establish a quarry operation on the subject lands. To permit a quarry on the subject lands requires an Official Plan Amendment, Zoning By-law Amendment and licence under the Aggregate Resources Act (ARA). Tomlinson is progressing with these applications in a phased manner. Official Plan Amendment and Zoning By-law Amendment applications are being submitted at this time followed by the ARA licence application and amendment to remove the future holding provision to permit the proposed quarry. The intent of the OPA application is to re-examine the land use designation of the subject lands in order to establish the long-term principle of use. The key factor in this application is the appropriateness of protecting the aggregate resources on the subject lands for future use. The lands are currently not designated for aggregate extraction despite the presence of significant resources and adjacent quarry operations. Given ongoing City initiatives which may impact the long-term development of the subject lands, Tomlinson determined in consultation with the City to proceed with the Official Plan Amendment and Zoning By-law Amendment applications to ensure that, if approved, the subject lands are appropriately protected for future aggregate extraction. The City s Official Plan states that Limestone Resource Areas are designated with the intent to protect close to market aggregate resources for future use, protect the resources from incompatible development and minimize community and environmental disruptions from aggregate extraction. The subject lands contain substantive high quality aggregate resources that are located close to market. An estimated 31 million tonnes of bedrock resources from the Oxford and March Formations are located on the subject lands. These Formations are considered the highest quality bedrock resources in the City. The land uses in the area of the subject lands are primarily comprised of aggregate extraction and heavy industrial uses. Within 500 m of the subject lands, there are six aggregate operations in various stages of development including those that are nearly depleted. The land uses along Bank Street contain a mixture of commercial, industrial, residential and recreational uses. The subject lands contain provincially significant aggregate resources within an established aggregate extraction area and in a close to market location along existing haul routes. The proposed applications to redesignate and rezone the subject lands for aggregate extraction are consistent with the PPS, represent good planning, wise resource management, and are in the public interest after considering the economic, environmental and social factors that apply to this application. MHBC April

4 Brickyards 2.0 PROPOSAL 2.1 R.W. Tomlinson Ltd. ( Tomlinson ) is a well-established aggregate, asphalt and concrete producer, environmental services and road-building contractor based in Ottawa. The company, with over 1,000 employees (mostly full-time), owns and operates 14 pits and quarries throughout Ottawa, Brechin and Bruce Mines near Sault Ste. Marie. Tomlinson recently received approval for a new pit in the former township of Osgoode on Stagecoach Road. Tomlinson produces high-quality aggregate products for the ready-mix concrete, asphalt and construction industries. Tomlinson also provides complete custom mining services and operates crushing equipment under contract for clients with specialized quarry and mining needs throughout the area. The company was founded by Ralph Tomlinson in 1952 and remains family-owned and operated. In November of 2001, the Tomlinson Group of Companies, consisting of, Tarcon Ltd., and Beaver Road Builders Ltd., were amalgamated into a single company, bearing the name R.W. Tomlinson Limited. also includes Tomlinson Development Corporation, Tomlinson Ready Mix, Ontario Trap Rock and Tomlinson Environmental Services Inc. In addition to its business activities, Tomlinson plays an active role in the Ottawa community, through endeavors such as charitable donations and sponsorships of local sports teams. 2.2 Land Holdings Tomlinson Development Corporation and Ontario Limited own approximately 52 hectares (128 acres) of land described as Part of Lots 26 & 27, Concession 5, in the former Township of Gloucester at 3150 and 3200 Rideau Road (Figure 1). As noted, these companies are subsidiaries of Tomlinson. Tomlinson is proposing to establish a quarry operation on the subject lands, whereby limestone bedrock will be excavated and processed to produce construction aggregates. The proposed operation will be known as the Brickyards Quarry by virtue of the former use of the property as a brick manufacturing facility. Tomlinson has extensive landholdings in the area including the existing Rideau Quarry and Albion Pit. The subject lands are located in a predominantly rural industrial area of the City. A large industrial building primarily comprised of warehousing and storage with an ancillary office building are located in the north-central portion of the subject lands, encompassing an area of over 12,000 m² (129,000 ft²) MHBC April

5 Brickyards (3150 Rideau Road). Lands that have been paved, graded and/or otherwise improved for storage and other uses cover an additional 13 ha (32 ac). The brick manufacturing facility was formerly used by Canada Brick followed by Hanson Brick up until 2007 when the plant was shutdown. Prior to the shutdown, the facility had been producing over 40 million bricks annually. The manufacturing facility is currently used for warehousing, garage operations, indoor and outdoor storage, and ancillary office uses. The eastern quarter of the site covering approximately 10 hectares (25 acres), is in use for a concrete ready-mix plant (3200 Rideau Road). This portion of the site includes an office and large storage garage which are accessory to the concrete plant. Excluding the actual plant, the total size of these buildings is approximately 630 m² (6,800 ft²). The existing industrial uses specifically at 3150 Rideau Road can be classified as low-intensity employment. The existing warehousing and storage uses do not allow for significant employment. Due to limited overburden (i.e. soil), septic servicing is a challenge which limits the intensity and number of potential jobs on the subject lands. Approximately 24 hectares (59 acres) of the subject lands, or a little under half, has been developed. The subject lands are relatively flat with an elevation range of 113 m above sea level (asl) to 116 masl. The subject lands contain some drainage features resulting from the clearing, preparation or use of the lands for industrial purposes. An east-west channel is identified based on the City s base mapping however this channel does not currently exist on the subject lands. There is limited vegetation on the subject lands and the site does not contain significant natural features based on mapping in the City s Official Plan. 2.3 Required Applications The subject lands are currently designated General Rural Area in the City of Ottawa Official Plan (May 2003), and zoned Rural Heavy Industrial (RH) Zone in the City s Zoning By-law The following applications are required to permit the proposed Brickyards Quarry: An amendment to the City s Official Plan to re-designate the subject lands from General Rural Area to Limestone Resource Area ; An amendment to the City s Zoning By-law to rezone the Rural Heavy Industrial Zone (RH) to Mineral Extraction Zone with a holding provision (ME-h); and Class A Licence under the Aggregate Resources Act (Category 2 Quarry Below Water). Tomlinson is progressing with these applications in a phased manner. Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) applications are being submitted at this time followed by the Aggregate Resources Act (ARA) licence application and a ZBA to remove the holding provision to permit the quarry. The licence application and ZBA to remove the holding provision would be submitted concurrently. The intent of the OPA and ZBA applications is to re-examine the land use designation of the subject lands in order to establish the long-term principle of use. The key factor is the appropriateness of protecting the aggregate resources on the subject lands for future use. The lands are currently not MHBC April

6 Brickyards designated for aggregate extraction despite the presence of significant resources and adjacent operations. Given ongoing City initiatives which may impact the long-term development of the subject lands (e.g. employment lands review), Tomlinson determined in consultation with the City to proceed with the OPA and ZBA applications to ensure that, if approved, the subject lands are appropriately protected for future aggregate extraction. The OPA and ZBA applications are supported by the following studies as determined through preconsultation with the City: Planning Rationale, MHBC Planning; Aggregate Resource Evaluation (Geotechnical Report), Golder Associates; and Phase 1 Noise Control Feasibility Study, Hugh Williamson Associates Inc. Further technical studies in support of the proposed quarry will be submitted with the future ARA licence application and ZBA to remove the holding provision. 2.4 Project Description The subject lands contain a sedimentary limestone deposit of the Oxford and March Formations, as mapped by the Ontario Geological Survey (Aggregate Resources Inventory Paper (ARIP) 191) and verified by a site-specific Aggregate Resource Evaluation (Geotechnical Report). The proposed aggregate operation would be a below water quarry extracting significant bedrock resources from the Oxford and March Formations. The subject lands are estimated to contain approximately 31 million tonnes of bedrock resources, as determined by the Aggregate Resource Evaluation (Geotechnical Report) (see Section 3.2). Details of the proposed quarry operation such as maximum annual tonnage, extraction depths, access, setbacks, phasing and rehabilitation will be determined through the development of a detailed mining plan. MHBC April

7 Brickyards 3.0 BACKGROUND 3.1 Surrounding Land Uses and Features The subject lands are rectangular in shape and located southeast of the intersection of Bank Street and Rideau Road (Figure 1). These roads are designated as arterial and collector, respectively, in the Official Plan. The land uses in the area of the subject lands are primarily comprised of aggregate extraction and heavy industrial uses. Within 500 m of the subject lands, there are seven aggregate licences in various stages of development including those that are nearly depleted. The land uses along Bank Street contain a mixture of commercial, industrial, residential and recreational uses. The City s urban area boundary is located over 1 km north of the subject lands (Expansion Area). The village of Greely is located 1.5 km south of the subject lands. In both cases, existing quarries are located between the subject lands and designated settlement areas. Industrial uses lie to the north and east of the subject lands, with the lands in use for aggregate extraction and/or the manufacture of construction-related materials. Agricultural and naturalized areas occur northwest of the subject lands, separated by the Bank Street and Rideau Road intersection. Industrial uses in the form of licensed pit operations and commercial uses lie to the west of the site. Commercial and limited residential land uses are clustered around the Bank Street and Rideau Road intersection. Lands immediately south of the subject lands are in use for residential purposes and a quarry which is owned by Lafarge but operated by Tomlinson. Further to the south lies an active quarry site, owned and operated by Tomlinson, and a privately-run commercial campground (Camp Hither Hills). The closest residential dwellings or other sensitive receptors to the subject lands are located approximately 30 m from the subject lands (uses along Bank Street). Bank Street (formerly Highway 31) is one of the City s main north-south arterial roads that connects Ottawa with Greely, Metcalfe and areas south of the City. Bank Street experiences significant volumes of traffic in the area of the subject lands which has resulted in high background noise levels in the area. 3.2 Aggregate Resources The Aggregate Resources Inventory Paper (ARIP) 191 for the City of Ottawa was released by the Ontario Geological Survey (OGS) in The ARIP identifies the entire subject lands within Selected Bedrock Resource Area 2 of the Oxford Formation with a large area of the resources located at surface MHBC April

8 Brickyards (Figure 2). The Selected classification is the highest classification for bedrock and represent areas in which a major bedrock resource is known to exist and may be reserved wholly or partially for extractive development and/or resource protection, within an Official Plan (ARIP 191). According to the ARIP, Oxford Formation bedrock comprises a dolostone and has been used for the production of a wide range of aggregate uses making it an important bedrock resource. The Oxford Formation is able to meet specifications for the majority of, if not all, aggregate products. The underlying bedrock to the Oxford Formation is a dolomitic sandstone of the March Formation. The ARIP describes how the March Formation meets the high specification requirements for the production of asphalt and Dense Friction Course or skid-resistant products used in the surfacing of Ontario s highways. For this reason, the March Formation is considered to be an aggregate resource of provincial significance for these products. The Oxford and March Formations were ranked as 1) and 1b), respectively, in terms of bedrock quality based on the former Regional Municipality of Ottawa-Carleton Mineral Resources Study prepared in The study recommended that both Formations be considered for long-term protection based on the quality and potential uses of the resources. The mapping and descriptions provided by the ARIP have been validated and further detailed though on-site resource testing completed as part of the Aggregate Resource Evaluation (Geotechnical Report), undertaken by Golder Associates. Golder s study confirmed that, from an aggregate resource perspective, the primary geological formations of interest on the subject lands consist of the Oxford Formation bedrock (average thickness of 17 m) and the upper 10 m of the underlying March Formation bedrock. Based on the on-site resource testing, Golder has estimated there are approximately 31 million tonnes of bedrock resource located on the subject lands. This estimate may be revised through the development of a detailed mining plan. The availability, quality and significance of the bedrock resource are well-established in the vicinity of the subject lands. There are seven licensed quarry sites within approximately 1 km of the subject lands in various stages of operation including those that are nearly depleted. The subject lands are located within one of the closest aggregate resource areas to the Ottawa market containing the highest quality bedrock resources available. 3.3 Agricultural Resources The City of Ottawa Official Plan designates lands as Agricultural Resource Areas which are based on the Ottawa-Carleton Land Evaluation and Area Review (LEAR) evaluation system developed in This system identifies agricultural potential of land using soil capability, land use, parcel size and the presence of conflicting land uses in the area. The subject lands are not designated Agricultural Resource Area in the Official Plan. According to Canada Land Inventory (CLI) soil classification mapping from the Ontario Ministry of Agriculture, Food and Rural Affairs (OMAFRA), the subject lands are classified wholly as Class 6 soils, which are soils that are unsuitable for cultivation but are capable for a use such as pasture. The subject lands are not considered a prime agricultural area in accordance with the Provincial Policy Statement and the City s Official Plan. MHBC April

9 Brickyards 3.4 Water Resources Tomlinson has retained Golder Associates to assess the viability of a below water quarry licence application at this location. There is a significant amount of pre-existing information about the hydrogeology of the area as a result of quarry development including existing Tomlinson operations. The hydrogeological assessment for the proposed Brickyards Quarry will consider pre-existing information and the cumulative effects of operating and rehabilitated quarries in the area in conjunction with the proposed quarry. Work to be completed and/or addressed as part of the report, some of which has been completed through the Aggregate Resource Evaluation (Geotechnical Report), generally includes receptor identification, borehole drilling/coring/geophysical logging, monitoring well installation, hydraulic conductivity testing, groundwater monitoring/flow modelling; and, the development of a quarry water balance. Recommendations will be provided to ensure there are no adverse effects on surface water or groundwater and their uses or users. Watercourses on-site consist of channelized and localized drainage features that resulted from lot grading and vegetation clearing for buildings and ancillary uses (parking, storage, processing, etc.), and future development. 3.5 Natural Heritage Features Tomlinson has retained Muncaster Environmental to assess the significance of natural features on-site and on adjacent lands, and determine potential impacts on these features. The site is generally disturbed from a natural environment perspective. As described previously, the north-central and eastern portion of the subject lands have been developed, including the former brick manufacturing facility, for at least 50 years. This area accounts for almost half of the subject lands. Vegetation was previously cleared on the remainder of the subject lands to allow for future development of industrial uses (Figure 1). In 2012, the City adopted OPA 109 which identifies the City s natural heritage system features based on direction provided by the Ontario Municipal Board in an OPA 76 decision. The schedules in OPA 109 provide a partial map of the City s natural heritage system, including designated significant wetlands, urban natural features and Earth Science Areas of Natural and Scientific Interest (ANSI) as well as certain other features believed or proven to meet the definitions established in Section of the Official Plan. The subject lands do not contain any features on the Natural Heritage System Overlay 1 (Figure 3). Schedule K of the Official Plan identifies environmental constraints including floodplains, organic soils, wellhead protection areas, intake protection zones, unstable slopes, landform features and provincially significant Earth Science ANSIs. The subject lands do not contain any of these features. Further, there are no lands designated Major Open Space, Natural Environment Area, Rural Natural Features Area or Significant Wetlands on or adjacent to the site, as shown on Schedule A of the Official Plan (Figure 4). 1 The channel identified on the subject lands based on the City s base mapping does not currently exist. MHBC April

10 Brickyards 4.0 POLICY REVIEW 4.1 Provincial Policy Statement The 2014 Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development, and sets the policy foundation for regulating the development and use of land. The PPS provides for the appropriate development of land, while protecting resources of provincial interest, public health and safety, and the quality of the natural and built environment. The PPS supports a comprehensive, integrated and long-term approach to planning, and recognizes linkages among policy areas. The PPS is to be read in its entirety and the relevant policies are to be applied to each situation. The policies in the PPS are outcome-oriented, and some policies provide flexibility in their implementation provided that provincial interests are upheld. The Province s natural heritage resources, water resources, agricultural resources, mineral resources, and cultural heritage and archaeological resources provide important environmental, economic and social benefits. The wise use and management of these resources over the long term is a key provincial interest. The PPS states that mineral aggregate resources shall be protected for long-term use and deposits of mineral aggregate resources shall be identified. As much of the mineral aggregate resources as is realistically possible shall be made available as close to markets as possible. The subject lands contain provincially significant aggregate resources within an established aggregate extraction area and in a close to market location along existing haul routes. Extracting aggregate resources close to where they are used reduces the amount of greenhouse gas emissions and transportation costs from the trucks used to transport these high volume resources. The proposed application to redesignate and rezone the lands for aggregate extraction is consistent with the PPS in the following respects: The existing uses on the subject lands are considered low intensity uses and do not maximize the site s long-term potential from a resource management perspective. Aggregate extraction is an established use in the area. The subject lands should be protected as a bedrock resource area which would promote efficient development and land use patterns (1.1.1 a). To provide for rural heavy industrial uses on the balance of the subject lands would lead to unnecessary land consumption and servicing costs. A bedrock resource area is a more appropriate designation for the subject lands (1.1.1 e). MHBC April

11 Brickyards The subject lands provide an opportunity to locate an expanding land use that requires separation from sensitive land uses ( ). The proposed quarry will be designed and buffered to mitigate potential adverse effects on nearby rural residential receptors by using landscaped visual and acoustic berms, tree screens and/or appropriate setbacks. Enhanced visual screening will occur along Bank Street (Policy ). The subject lands are located along a major goods movement corridor which shall be protected for the long term (Policy ). The subject lands are not identified within the City s natural heritage system. The lands do not contain significant wetlands, significant woodlands, significant ANSIs or significant valleylands. Detailed fieldwork and assessment will be undertaken to confirm the presence, or lack thereof, of significant natural features. The potential impacts of the operation relative to the quality and quantity of groundwater and surface water will be assessed as part of the hydrogeological/hydrological report. The quarry operation will only proceed should it be determined that there will be no significant adverse impacts to surface water or groundwater resources (Policy 2.2.2). The proposed quarry makes provincially significant aggregate resources available from a close to market location (Policy ). The proposed operation will be required to minimize social and environmental impacts (Section ). The subject lands are not located within a prime agricultural area based on the PPS, the City s Official Plan and soils mapping from OMAFRA (Policy 2.5.4). There does not appear to be any other provincial resources that would be adversely impacted by the proposed applications to protect the subject lands for future aggregate extraction. The proposed application to redesignate and rezone the subject lands for aggregate extraction is consistent with the PPS, represents good planning, wise resource management, and is in the public interest after considering the economic, environmental and social factors that apply to this application. 4.2 City of Ottawa Official Plan The City of Ottawa Official Plan was adopted by the City in This represented the City s first postamalgamation Official Plan. The Official Plan provides a vision of the future growth of the City and a policy framework to guide its physical development. The Official Plan addresses matters of provincial interest defined by the PPS. In 2013, the City adopted OPA 150 as the Comprehensive Five-Year Review of the Official Plan. OPA 150 was approved by the Province in The Province s approval of OPA 150 was appealed and the matter is now before the Ontario Municipal Board for determination. Accordingly, the existing Official Plan remains in effect. MHBC April

12 Brickyards That being said, the proposed applications have taken the policies of OPA 150 into account as it relates to the proposed amendment to establish a Limestone Resource Area (the name of this land use designation is proposed to be changed to Bedrock Resource Area through OPA 150). The subject property is designated General Rural Area in the Rural Policy Plan on Schedule A of the Official Plan (Figure 4). A quarry operation is not a permitted use within the General Rural Area. Accordingly, an Official Plan Amendment (OPA) is required in order to amend the designation from General Rural Area to Limestone Resource Area. The Official Plan states that lands identified as Limestone Resource Area have deposits of aggregate that may be viably extracted because they are: Of a good quality and quantity; The subject lands contain over 30 million tonnes of high quality bedrock resources. This is a significant deposit within the Oxford and March Formations which contain some of the highest quality bedrock resources in the City. Section 3.2 provides further information on the quality and quantity of the aggregate resources. Located sufficiently close to markets; The subject lands are located close to market along existing aggregate haul routes. The City s urban area boundary is approximately 1 km north of the subject lands. The location of the subject lands allows for efficient transport to significant growth areas. Situated in relation to existing residential development such that they can be extracted with minimal impacts on most residential uses. There are minimal residential uses in the area of the subject lands. The subject and surrounding lands are characterized by aggregate extraction and heavy industrial uses. Potential impacts on residences would be minimized in accordance with Provincial standards. The Official Plan states that Limestone Resource Areas are designated with the intent to protect close to market aggregate resources for future use, protect the resources from incompatible development and minimize community and environmental disruptions from aggregate extraction. The subject lands contain close to market aggregate resources within an established aggregate extraction area of the City. Community and environmental disruptions would be minimized by virtue of the existing land uses in the area. The proposed application does not seek to designate a new Limestone Resource Area where there are conflicting community or environmental uses. According to the Official Plan, the area of influence for quarries is generally 500 m. Official Plan designations on lands within 500 m of the subject lands consist of General Rural Area, Limestone Resource Area, and Sand and Gravel Resource Area. This area is characterized by aggregate extraction and heavy industrial uses. The following chart identifies the policies for establishing new quarries according to the Official Plan and responses based on the proposed application: MHBC April

13 Brickyards City Policy ( ) a. Anticipated noise, dust and vibration levels that illustrate that the Ministry of Environment guidelines and criteria will be satisfied. b. Rationale for proposed haul routes, expected traffic volumes and entrance/exit design to show that the road system can safely and efficiently accommodate the proposed truck traffic. This may include provision for upgrading of local City roadways leading to an arterial road and on-going maintenance requirements along such route so long as the pit or quarry is in operation. c. Impact on neighbours from noise, dust, vibration, truck traffic, etc., due to the duration of the extraction operation in hours per day and number of days per week. d. The elevation of the groundwater table on and surrounding the site. e. Any proposed water diversion, water taking, storage and drainage facilities on the site and points of discharge to surface waters. An impact assessment will address the potential effects on the following features on or adjacent to the site, where applicable: Water wells, Springs, Groundwater, Response The Phase 1 Noise Control Feasibility Study for the subject lands, prepared in accordance with the City s Environmental Noise Control Guidelines, assessed the typical operating characteristics of the quarry and the type and proximity of surrounding land uses. The Study concluded that noise control to meet City and MOECC noise guidelines is feasible, through the use of berms, barriers, setbacks and/or restrictions on quarry operations. Since the proposed use is a quarry, a Blast Impact Assessment (BIA) will be required with the ARA licence application. The BIA will assess blast noise and vibration impacts based on the proposed extraction plan for the quarry. BIA recommendations to ensure the blast impacts are within Provincial guidelines and regulations will be incorporated into the ARA site plan. The ARA requires that dust be mitigated on site and that water or another provincially approved dust suppressant be applied to internal haul routes and processing areas as often as required to mitigate dust. The subject lands contain existing commercial entrances on Rideau Road (concrete plant and storage/warehouse uses). Existing haul routes currently used by Tomlinson will likely continue to be utilized (e.g. Rideau Road, Bank Street, Hawthorne Road). Details of the operation in terms of proposed truck entrances and maximum annual tonnage will be determined through the development of a detailed mining plan. As previously discussed, the subject lands are located in an area primarily comprised of aggregate extraction and heavy industrial uses. There are limited residential uses in the area. Operational restrictions and mitigation measures will be implemented on the ARA Site Plans to ensure the proposed quarry can operate in accordance with Provincial requirements while minimizing social and environmental impacts. The water table is being monitored to confirm the elevation of the water table. The established elevation will be implemented on the ARA Site Plans. The subject lands contain limited natural features. There are no designated environmental features on the subject lands or adjacent lands. An impact assessment will assess the potential effects of the quarry on the identified features on and adjacent to the subject lands. An assessment will also determine whether adverse effects are anticipated to groundwater and surface water resources and their uses as a result of the proposed quarry. The report will also describe the need for water diversion, taking, storage, drainage and discharge facilities that may be required based on the proposed MHBC April

14 Brickyards Surface watercourses and bodies; Wetlands, woodlands, and fish and wildlife habitat; f. Adjacent and nearby land uses and an assessment of the compatibility of the proposed development with existing land uses. This includes possible completion of an Environmental Impact Statement as referenced in Section g. If within an Agricultural Resource Area on Schedule A, the agricultural classification of the proposed site and the proposed agricultural rehabilitation techniques if the site is Class 1, 2 or 3 soils and extraction is not below the water table; h. The proposed after-use and rehabilitation plan. quarry s operational and extraction parameters. The assessment will also include a water balance and cumulative effects assessment as outlined in OPA 150. The subject lands are located within a predominantly industrial area of the City with the majority of the land uses being for aggregate extraction and the manufacture of construction-related materials. Other land uses, smaller in area, include commercial and residential located along Bank Street and at its intersection with Rideau Road. There are no residential uses located along Rideau Road between Bank Street and Hawthorne Road. The ARA Site Plan will incorporate groundwater, noise and blasting mitigation measures to ensure the proposed quarry is operated within Provincial limits and guidelines. The subject lands are not located within an Agricultural Resource Area as per the City s Official Plan. The lands are mapped as CLI Class 6 soils. The rehabilitation plan will be developed in conjunction with the ARA Site Plans. The after-use will be planned to be compatible with existing and approved adjacent land uses. 4.3 City of Ottawa Zoning By-law The subject lands are zoned Rural Heavy Industrial (RH) Zone in the City of Ottawa Zoning By-law (Figure 5). A quarry operation is not a permitted use within the RH Zone. Accordingly, a Zoning By-law Amendment (ZBA) is required in order to amend the zoning from Rural Heavy Industrial (RH) Zone to Mineral Extraction (ME) Zone. The ME Zone has the following purposes as stated in the By-law: 1. permit licensed mineral extraction operations in areas mainly designated as Sand and Gravel Resource Area or Limestone Resource Area in the Official Plan; 2. allow a limited range of permitted uses which are related to or compatible with mineral extraction operations, as well as interim uses that would not sterilize the potential of future mineral extraction operation on the lands within the ME zones; 3. impose regulations to minimize the impact of mineral extraction operations on the surrounding area. The ZBA application proposes to rezone the lands to Mineral Extraction Zone with a holding provision. A quarry would not be permitted on the subject lands until the holding provision is lifted by the City through a future amendment. MHBC April

15 Brickyards The Official Plan provides the basis for the City to use holding provisions in the Zoning By-law: The City may utilize a holding symbol (h), in conjunction with any use designation in the zoning bylaw to specify the use to which lands shall be put to in the future, but which are now considered premature or inappropriate for immediate development (Section ). Holding provisions for aggregate operations are currently used in locations throughout the City where there are known aggregate resources along rural truck routes but for which an aggregate operation is deemed premature pending further study (please refer to zones ME-h, ME1(1r)-h, etc.). The proposed ZBA would identify at a zoning level that the subject lands are proposed to be protected for aggregate extraction uses. The proposed ZBA seeks to rezone the lands to Mineral Extraction Hold (ME-h). The following holding provisions would apply to the subject lands as outlined in the ME-h Zone: the holding symbol applies only to the permitted use mineral extraction operation the holding symbol may only be removed by amendment to this by-law upon compliance with the following: a) a completed application has been made to the province for a license to extract mineral aggregates; b) the City has approved an Environmental Impact Statement submitted when the proposed mineral extraction operation is adjacent to lands zoned EP3- Environmental Protection or lands designated Rural Natural Feature in the Official Plan. The ARA licence application including all of the technical studies and site plans will be submitted at the same time as the amendment to remove the holding provision to permit the quarry. The City will receive the technical studies and ARA site plans with the amendment to remove the holding provision. There are several existing uses on the subject lands that would continue to exist prior to the quarry operation (e.g. warehousing and storage, offices, concrete plant, etc.). It would not be reasonable for these uses and structures to be demolished and removed if the Brickyards Quarry is not opened for several years. These uses should continue to be permitted. The proposed ZBA would permit existing uses which would allow these uses to continue to exist and operate as interim uses. These interim uses would not sterilize or hinder the future Brickyards Quarry. MHBC April

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17 Bank Str e et Karson Aggregates Ottawa Quarry Lafarge Canada Inc. Boyce Quarry Pomerleau Sand & Gravel Inc. Rideau Pit Lafarge Canada Inc. Miller Quarry oad Power R Doncas ter Road Albion Pit Hawtho rne Roa d Rideau Road R.W. Tomlinson Limited Rideau 1 Quarry Rideau 2 Quarry Newcastle Developments Inc. Greely Pit Rideau 3 Quarry Newcastle Developments Inc. Greely Pit Mitch Owens Road Subject Lands SCALE: 1:15, m Radius from Subject Lands FILE: 9137U Additional Lands Owned by DRAWN: DGS (Location Approximate) Brickyards Property 3150/3200 Rideau Road (former City of Gloucester) City of Ottawa Licensed Pits and Quarries Air Photo Source: City of Ottawa (geo Ottawa online mapping), 2014 rth Site Context DATE: March 2016 LEGEND no Figure 1 K:\9137U TOMLINSON BRICKYARDS PROPERTY\RPT\LOCATION MAP WITH 500M RADIUS.DWG

18 Rideau Road Bank Street Mitch Owens Road Greely Figure 2 City of Ottawa ARIP Map Bedrock Resources LEGEND Subject Lands DATE: March 2016 SCALE: 1:25,000 north Additional Lands Owned by (Location Approximate) FILE: 9137U DRAWN: DGS K:\9137U TOMLINSON BRICKYARDS PROPERTY\RPT\ARIP191 BEDROCK RESOURCES.DWG Brickyards Property 3150/3200 Rideau Road (former City of Gloucester) City of Ottawa Base Map Source: Lee, V.L Aggregate resources inventory for the City of Ottawa, southern Ontario; Ontario Geological Survey, Aggregate Resources Inventory Paper 191, Map 2 Bedrock Resources, scale 1:

19 Bank Street Rideau Road Hawthorne Road Mitch Owens Road Greely Figure 3 City of Ottawa Official Plan - Schedule L1 Natural Heritage System Overlay (East) Brickyards Property 3150/3200 Rideau Road (former City of Gloucester) City of Ottawa LEGEND Subject Lands Additional Lands Owned by (Location Approximate) Identified Natural Heritage System Features Overlay Village Base Map Source: City of Ottawa Offical Plan - Schedule L1 Natural Heritage System Overlay (East) (2012) DATE: March 2016 SCALE: 1:25,000 FILE: 9137U DRAWN: DGS north K:\9137U TOMLINSON BRICKYARDS PROPERTY\RPT\OP NHS OVERLAY.DWG

20 Bank Street Rideau Road Doncaster Road Power Road Hawthorne Road Mitch Owens Road Greely General Rural Agricultural Resource Area Rural Natural Features Agricultural Resource Area General Rural Rural Natural Features Limestone Resource Area Sand and Gravel Resource Area Village Figure 4 City of Ottawa Official Plan - Schedule A Land Use Plan (Rural Policy Plan) Brickyards Property 3150/3200 Rideau Road (former City of Gloucester) City of Ottawa LEGEND Subject Lands 500m Radius from Subject Lands Additional Lands Owned by (Location Approximate) Base Map Source: City of Ottawa Offical Plan - Schedule A Rural Policy Plan (January, 2016) DATE: March 2016 SCALE: 1:25,000 FILE: 9137U DRAWN: DGS north K:\9137U TOMLINSON BRICKYARDS PROPERTY\RPT\OP LAND USE.DWG

21 RC4 RU ME RC2 Rideau Road ME2 RG1 RG Bank Street RC2 RC RC3 RH RH2 RH ME Doncaster Road RH2 Power Road Hawthorne Road ME2 RU2 RC2 ME RU4 Zoning Designation ME - Mineral Extraction Zone RC - Rural Commercial Zone RG - Rural General Zone RH - Rural Heavy Industrial Zone RU - Rural Countryside Zone Figure 5 Zoning By-law Map LEGEND Subject Lands DATE: March 2016 SCALE: 1:15,000 north 500m Radius from Subject Lands FILE: 9137U Brickyards Property 3150/3200 Rideau Road (former City of Gloucester) City of Ottawa Additional Lands Owned by (Location Approximate) Base Map Source: geoottawa (February 2015) DRAWN: DGS K:\9137U TOMLINSON BRICKYARDS PROPERTY\RPT\ZONING.DWG