Planning Rationale Report - Glenburnie

2285 Battersea Road

Planning Rationale Report

Prepared for:

BPE Development 141 Hickson Avenue Kingston, ON K7K 2N7

Prepared by:

Fotenn Planning + Design The Woolen Mill 6 Cataraqui Street, Suite 108 Kingston, ON K7K 1Z7 T 613.541.5454

April 09, 2019

CONTENTS

1.0 Introduction ..........................................................................................................................................................2 1.1 Executive Summary ....................................................................................................................................2 1.2 Introduction ................................................................................................................................................2 1.3 Development Applications..........................................................................................................................3

2.0 Surrounding Area and Site Context .....................................................................................................................4 2.1 Development Proposal ...............................................................................................................................6

3.0 Supporting Studies ........................................................................................................................................... 21 3.1 Minimum Distance Separation Study ...................................................................................................... 21 3.2 Heritage Impact Statement ..................................................................................................................... 21 3.3 Noise Impact Feasibility Report .............................................................................................................. 21 3.4 Traffic Impact Study ................................................................................................................................ 22 3.5 Environmental Impact Statement ............................................................................................................ 22 3.6 Hydrogeology Study, Servicing Options and Terrain Analysis ............................................................... 23 3.7 Stormwater Management Report ............................................................................................................ 24 3.8 Archaeological Assessment, Stage 1 & 2 ............................................................................................... 25 3.9 Tree Inventory & Survey .......................................................................................................................... 25

4.0 Policy & Regulatory Review .............................................................................................................................. 26 4.1 Provincial Policy Statement..................................................................................................................... 26 4.2 City of Kingston Official Plan................................................................................................................... 30

5.0 Current & Proposed Zoning .............................................................................................................................. 52 5.9 Discussion .................................................................................................................................................. 63

6.0 Conclusion ........................................................................................................................................................ 64 7.0 Proposed Official Plan Amendment.................................................................................................................. 65 8.0 Proposed Zoning By-law Amendment ............................................................................................................. 66

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INTRODUCTION

1.1 Executive Summary

BPE Development Inc. are pursuing applications for official plan amendment and zoning by-law amendment to adaptively re-use and redevelop the farmhouse and lands located at 2285 Battersea Road in the City of Kingston. The site consists of three parcels of land with a total area of approximately 13.7 hectares. The intent of the proposed redevelopment is to develop a 27-suite boutique inn, spa, restaurant, corporate event venue, and 40 "tiny living" rental cabins. The site will include farmland, vineyards, gardens, and accessory buildings, one of which will include a fruit and vegetable stand, a craft winery and craft brewery. The proposed development has been branded as the "Unity Farm, Inn and Spa". Throughout this report, the brand identity is used when referencing the project as a whole and specific proposed uses are referenced where appropriate.

The subject site is designated Rural Lands on Schedule 3B of the City of Kingston Official Plan. Most of the site is zoned General Agricultural (A2) Zone and a small portion in the northernmost extent of the site is zoned Restricted Agricultural (A1) Zone in the Township of Kingston Zoning By-law 76-26. Applications for official plan amendment and zoning by-law amendment are required to permit the redevelopment of the site as the Unity Farm, Inn and Spa. An application for site plan control will be required following the official plan and zoning by-law amendments. An application for consent has recently been submitted to relocate the existing lot line separating the two south parcels on the subject lands. This application is anticipated to proceed independently of the proposed official plan and zoning by-law amendments.

Technical studies undertaken as a result of the proposed development include a Stage 1 & 2 Archaeological Assessment, an Environmental Impact Statement, a Heritage Impact Statement, a Hydrogeological Study, a Noise Impact Feasibility Report, a Stormwater Management Report, a Traffic Impact Study, a Tree Inventory, and a Minimum Distance Separation Study. These studies describe the technical requirements for the redevelopment of the site as well as any mitigation measures necessary to address potential adverse effects.

The proposed development will be built out in three phases. The main building including the inn/spa/restaurant, the corporate event venue, some accessory buildings, three cabins, and the infrastructure will be developed in the first phase. The second phase will include 15 cabins and the third phase will include 25 cabins and an agricultural storage building in the northwest corner of the site. The site will be zoned accordingly, with later phases being subject to a holding provision. The phasing of the project is intended to allow the inn, spa, and restaurant to begin operation as soon as possible while allowing the cabins to be phased in over time. The third phase will also be subject to a holding provision which will require further hydrogeological assessment.

This Planning Rationale Report reviews the proposed development against the Provincial Policy Statement, the Official Plan, and the surrounding context. It is our opinion that the proposed development is consistent with the land use policies and strategic direction for the subject lands and that it represents an appropriate form of development outside the City's urban boundary. It is our opinion that this proposal is appropriate and represents good planning.

1.2 Introduction

Fotenn Consultants Inc. has been retained by BPE Development Inc. to prepare this planning rationale in support of applications for official plan amendment and zoning by-law amendment for the property municipally known as 2285 Battersea Road in the City of Kingston. These applications are required to permit the development of a boutique inn, spa, restaurant, corporate event venue, and rental cabins.

A pre-application meeting was held on Friday March 9, 2018, which identified the application requirements. Accordingly, the following are submitted in support of the application:

/ Application fees; / Completed application form(s) submitted through DASH; / Stage 1 & 2 Archaeological Assessment, prepared by Abacus Archaeological Services; / Environmental Impact Statement, prepared by Ecological Services;

2285 Battersea Road

April 2019

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/ Heritage Impact Statement, prepared by Bray Heritage; / Hydrogeological Study, prepared by ASC Environmental; / Noise Impact Feasibility Report, prepared by J.E. Coulter Associates Ltd.; / Stormwater Management Report, prepared by Greer Galloway Group Inc.; / Traffic Impact Study, prepared by GHD; / Tree Inventory, prepared by Greer Galloway Group Inc.; / Tree Preservation Study, prepared by Eco Tree Care; / Minimum Distance Separation Study, prepared by Fotenn Consultants Inc.; / This Planning Rationale, prepared by Fotenn Consultants Inc.

The purpose of this report is to review and assess the appropriateness of the development proposal in the context of the applicable provincial and municipal land use planning policies, as well as the neighbourhood context.

1.3 Development Applications

The subject site is located in Kingston's rural area, approximately five kilometers north of Highway 401 and approximately two kilometres east of Glenburnie. The subject lands consist of three parcels with a total area of approximately 13.7 hectares. The subject site is designated Rural Lands on Schedule 3-B of the City of Kingston Official Plan. Most of the site is zoned General Agricultural (A2) Zone, however the northernmost corner of the site is zoned Restricted Agricultural (A1) Zone in the Kingston Township restricted area Zoning By-law 76-26.

The Rural Lands designation permits a broad range of rural uses, including limited small-scale commercial development. Commercial uses that are large in scale, or principally commercial, are required to be placed in a Rural Commercial designation. The Official Plan establishes a series of policy tests for new Rural Commercial designations, which include the requirement for an official plan amendment. An official plan amendment is therefore required to designate the subject site as Rural Commercial on Schedule 3-B of the Official Plan. A zoning by-law amendment is also required to implement the official plan amendment by rezoning the subject site to a site-specific Special Highway Commercial (C3-X) Zone to permit the proposed land uses and describe appropriate performance standards.

A future application for Site Plan Control will be required.

2285 Battersea Road

April 2019

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