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PLANNING RATIONALE FOR
1127, 1128 MILL STREET AND
1125 CLAPP LANE
CITY OF OTTAWA
Prepared by:
Realty Initiatives and Development
On behalf of the Manotick Mill Community Lands Development Corporation
March 2012
ITS 1/31/2011
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1.0 INTRODUCTION
This report has been prepared in support of a zoning by-law amendment for 1125 Clapp Lane, 1127 Mill Street and 1128
Mill Street in the vicinity of Watson‟s Mill and the Rideau River in the Village of Manotick.
The above noted properties were purchased by the City of Ottawa from the Rideau Valley Conservation Authority and
private landowners in 2007 with the intent to transfer the properties to the Manotick Mill Quarter Community Development
Corporation (MMQCDC).
Prior to the sale or leasing of these properties, a primary mandate of the MMQCDC is to better align the City of Ottawa
owned properties with the policies in Volume 2c of the City of Ottawa Official Plan which aims for the establishment of a
vibrant cultural tourism district. The Manotick Village Plan in the City of Ottawa‟s Official Plan (Volume 2c) seeks to
establish commercial tourist and heritage type uses relating to the Watson‟s Mill demonstration museum and surrounding
area in order to create a more dynamic mixed-use environment for this central core area of the Village. This sub-area of
the Village core, referred to as the Mill Quarter or Dickinson Square, has traditionally been used by the community for
public events. To best position these properties to meet the Manotick Village Plan and better meet the MMQCDC‟s
financial obligations, the zoning of these City-owned properties requires amendments to permit a wider range of cultural
and commercial land uses while maintaining opportunities for heritage and cultural events.
2.0 BACKGROUND
In November 2007, City Council approved the acquisition of five properties in the Manotick Mill Historic Quarter including
the Carriage Shed, Dickinson House, Weaver House (1127 Mill Street), the Ayres House (1128 Mill Street) and Watson‟s
Mill from the Rideau Valley Conservation Authority. The acquisition was based on the transfer of the properties to the
Manotick Mill Quarter Community Development Corporation (MMQCDC) with the exception of Watson‟s Mill which was
sold to Watson‟s Mill Manotick Inc. for the sum of $1.00.
The Manotick Village Plan is an approved Secondary Plan to the City of Ottawa‟s Official Plan with expressed guiding
principles for the Village Core and Historic Mill Quarter which seeks to maintain the rural village character and the core as
a gathering place, to conserve heritage and develop sensitively. Policy objectives for the Historic Mill Quarter also include
pedestrian oriented elements and may include such retail uses as specialty boutiques, galleries, restaurants, craft outlets,
other tourism and entertainment facilities, and residential uses, including multiple family housing.
On January 28, 2009 Ottawa City Council approved the formation of the Manotick Mill Quarter Community Development
Corporation (MMQCDC) whose Corporate purpose is defined as follows:
Formalize and maintain Dickinson Square open space primarily for public heritage and cultural events.
Plan, subdivide, and develop/redevelop within the Mill Quarter as required with opportunities for arts and heritage
programming, community activities, commercial accommodation, boutiques, galleries, craft outlets, museums,
restaurants and studios.
Promote community improvement.
Sell, lease or otherwise dispose all or part of the Corporation sites.
Enter into agreements for implementation as required.
Upon transfer of properties from the City to the MMQCDC, the Corporation shall repay to the City all costs
associated with acquisition and holding ($2.44 m) and enter into a heritage easement agreement.
In accordance with a positioning and disposition strategy for the City owned properties to meet both the Manotick Village
Plan Policy objectives for the Mill Quarter and to meet the MMQCDC Corporate purpose objectives, its Board of Directors
at its regular meeting of November 22, 2011 approved proceeding with the zoning amendments submitted herein.
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2.0 OVERVIEW OF THE SUBJECT PROPERTIES
The site is situated on the Rideau River south of Bridge Street in the Manotick Village Core (See Figure 1, below). The
site includes several properties of varying sizes and shapes, namely 1116 Bridge Street (1,648 m2/17,700 sq. ft.) 1127
Mill Street (3,487 m2/37,500 sq. ft.), 1128 Mill Street (583 m
2/6,300 sq. ft.), 1125 Clapp Lane (2,144 m
2/23,100 sq. ft) and
the former segment of Mill Street running between Clapp Lane and Bridge Street. These properties represent a combined
area of approximately 1.95 acres (7,900 square metres). Most of the land is relatively flat, with the exception of a slope
approximately 5 metres in height at the bank of the Rideau River and running along the eastern edge of 1116 Bridge
Street. The easternmost 6 metres of that lot also lie in the 100-year floodplain of the Rideau River.
Figure 1: Subject properties and community context.
The site contains several buildings of note. Three structures at 1127 Mill Street have been designated as heritage
structures by the City of Ottawa under the provisions of Part IV of the Ontario Heritage Act, while a fourth designated
heritage structure is located at 1128 Mill
Street. The City of Ottawa has also initiated a
process for establishing heritage easements
on these properties so as to provide
additional legal protections ensuring that all
future development will respect the heritage
character of the area.
The lot at 1116 Bridge is undeveloped. At
1125 Clapp Lane resides a vacant two-storey
single detached house, which is not a
heritage structure. Buildings are generally
surrounded by open space consisting of
landscaped lawns and gardens and a number
of mature trees. A small surface parking lot
with space for two dozen cars is also located
in the northeast corner of the lot at 1127 Mill
Street adjacent to the Carriage Shed.
3.0 AREA CONTEXT AND ADJACENT USES
The subject lands are in the core of Manotick Village, across from Watson‟s Mill, an important local tourist attraction and
heritage site built in the mid-19th century. Aside from the Mill, most of the site‟s immediate surroundings to the north, south
and east consist of residential and institutional uses dominated by single-family detached housing that varies in height
from 1 to 2 ½ storeys. Manotick Main Street lies approximately 200 metres to the west, and is characterised by a mix of
retail, commercial and residential uses generally housed in buildings 1 to 2 ½ storeys tall. This mixed-use pattern
continues along several intersecting streets to both the east and west of Manotick Main Street.
More recently, an application for the re-zoning of several lots to immediately north of the subject properties was submitted
to allow for the construction of a 3-storey, 126-unit residence for seniors.
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4.0 CURRENT ZONING
The area delineated below in Figure 2 represents the City-owned subject properties subject to the zoning amendment
application. The properties are presently subject to two distinct underlying zones with Parcel A - 1127 Mill Street and
Parcel B -1128 Mill Street also subject to Section 60 - Heritage Overlay under Zoning By-Law 2008-250 as follows:
4.1 Parcel A – 1127 Mill Street - (Carriage House and Dickinson House east portion of site)
Existing Zoning: RI1 – Rural Institutional Zone, subzone 1
The purpose of the RI – Rural Institutional Zone is to:
(1) permit a range of community-oriented and emergency service uses which serve the needs of the rural population in areas designated primarily as Village in the Official Plan;
(2) permit a limited range of educational and religious-related institutional uses where they exist in areas designated General Rural Area and Agricultural Resource Area in the Official Plan, and,
(3) ensure that future development will have a minimal impact on adjacent land uses and will respect the character of the surrounding village or rural areas.
Permitted uses include community centres and gardens, museums, parks, places of assembly, and farmers‟ markets.
Commercial uses are not permitted, and residential uses are limited to retirement homes, rooming houses, shelters and
an ancillary dwelling to a place of worship.
The RI1 subzone corresponds to specific yard and building height provisions.
Section 60 Heritage Zone Overlay provisions also apply to the entire site which despite the provisions of the underlying
zone, specific building guidelines apply offering zoning incentives to reuse the buildings, and to limit the size and location
of additions to preserve the heritage character of the original building:
4.2 Parcel A -1127 Mill Street (Weaver‟s House on west side of site)
Parcel B – 1128 Mill Street – (Ayres House); and
Parcel C – 1125 Clapp Lane
Existing Zoning : VM2 –Village Mixed-Use Zone, subzone 2
The purpose of the VM - Village Mixed-Use Zone is to,
(1) permit a wide variety of commercial, leisure, institutional and residential uses in areas designated as Village in the Official Plan,
(2) reinforce the historical character of the Village core areas and mainstreets by promoting small-scale, street-oriented building form;
(3) recognize the function of Business Improvement Areas as primary business or shopping areas; and
(4) regulate development in a manner that adopts existing land use patterns so that the unique village character is maintained.
The VM2 subzone represents a more restricted range of permitted residential, commercial and institutional uses than the
parent VM zone and restricts any permitted individual use from exceeding a gross leasable area of 120 m2 (1,291 sq. ft).
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Figure 2: Existing zoning of subject properties and surrounding areas.
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5.0 PROPOSED ZONING AMENDMENTS
This application supports two separate amendments to the City-owned properties within the Mill Quarter as
outlined below:
1. Amend the Zoning of:
Parcel “A”- 1127 Mill Street (eastern portion Carriage shed, Dickinson House) - RI1 - Rural Institutional
subzone 1;
Parcel “A” - 1127 Mill Street (western portion Weaver House) - VM2 – Village Mixed Use subzone 2; and
Parcel “B” - 1128 Mill Street (Ayres House) - VM2 – Village Mixed Use subzone 2
to a Village Mixed Use Exception Zone - VM [xxxr]
The purpose of the proposed amendment is to replace the existing institutional zoning and village mixed use
subzone of Parcels “A” and “B” in Figure 2 with a zoning that will retain the maximum 120m2 gross leasable area
requirement of the VM2 zone for permitted uses encouraging mixed-use institutional and commercial uses for the
existing heritage properties such as specialty boutiques, galleries, restaurants, craft outlets and other tourism and
entertainment facilities. The proposed zoning also captures a wider range of permitted uses from both the existing
Rural Institutional and Village Mixed Use zones to establish a more integrated mixed-use zoning for the
properties.
The requested zoning is site specific with permitted land use and performance criteria as follows:
Provision Proposed Zoning
Use Residential: converted dwelling, dwelling unit, detached dwelling, duplex
dwelling, group home, retirement home, retirement home converted, secondary
dwelling unit, three unit dwelling
Non-Residential: Artist studio, bank, bank machine, bar, bed and breakfast,
catering establishment, community garden, community centre, community health
and resource centre, convenience store, emergency service, home based
business, hotel, instructional facility, museum, office, park, personal service
business, restaurant, retail food store, retail store, service and repair shop,
school, small batch brewery, theatre, training centre,
Min Lot Area 450m2
Min Lot Width 15m
Yard Setback facing Dickinson Street
0m (See Figure 3)
Yard Setback facing Mill Street
3m (See Figure 3)
Minimum interior side yard and rear yard setbacks,
See Figure 3.
Maximum Building Height 11m
Minimum width of landscaped area
No Minimum
Gross Leasable Area each individual use not exceeding a gross leasable floor area of 120 m2
Shared Parking Section 104 of By-law 2008-250 applies where any permitted uses listed in this
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section are located on the same lot.
Figure 3 – Yards and Minimum Horizontal Distances to Lot Lines for 1127 and 1128 Mill Street
2. Amend the zoning of Parcel “C” - 1125 Clapp Road (Clapp Property) from Village Mixed Use subzone 2
(VM2) to a Village Mixed Use Exception Zone - VM (xxxr).
The purpose of the amendment is to permit a wide range of commercial, institutional and residential uses that will
implement the Mill Quarter Tourism and Heritage Manotick Village Policy Objectives and the Corporate purpose
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objectives of the MMQCDC. The amendment is also intended to remove the existing zoning provision that
restricts any individual use from exceeding a gross leasable area of 120 m2
(1,291 sq. ft) and instead apply this
provision to specific retail and other non-residential land uses to be located on the ground floor of a new
development. The amendment will be more in keeping with the range of land uses and performance provisions of
the parent VM zone while removing existing permitted land uses that are not in keeping with the Manotick Village
Official Plan Policy objectives for the Mill Quarter.
The requested zoning is site specific with performance criteria as follows:
Provision Proposed Zoning
Use Residential:
apartment dwelling (low-rise), converted dwelling, dwelling unit, detached dwelling,
duplex dwelling, group home, linked detached dwelling, retirement home converted,
secondary dwelling unit, stacked dwelling,
Non-Residential: artist studio, bank, bank machine, bar/pub, bed and breakfast,
catering establishment, community health and resource centre, community centre,
convenience store, home based business, home based day care, hotel,
instructional facility, medical facility, municipal service centre, museum, office,
personal service business, restaurant, retail store, retail food store, school, service
and repair shop, small batch brewery, training centre
Min. Lot Area 1350m2
Min Lot Width 20m
Min yard setback facing
Clapp Lane No minimum (see Figure 4)
Min yard setback facing
Bridge Street 3m (see Figure 4)
Min yard setback facing
Mill Street 0m (see Figure 4)
Minimum yard setback
abutting a residential
zone 7.5 m (see Figure 4)
Building Height Maximum 13.5m
Gross Leasable Area The following non-residential uses are to be located on the ground floor and are not
to exceed a gross leasable area of 120m2: bar/pub, community health and
resource centre, instructional facility, community centre, convenience centre,
medical facility, municipal service centre, museum, personal service business,
restaurant, retail store, retail food store, service and repair shop, small batch
brewery.
Shared Parking Section 104 of By-law 2008-250 applies where any permitted uses listed in this
section are located on the same lot.
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Figure 4: Yards and Minimum Horizontal Distances to lot lines for 1125 Clapp Lane
6.0 PLANNING POLICY AND REGULATORY FRAMEWORK
6.1 Provincial Policy Statement (2005)
The Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1st,
2005. The PPS represents minimum land use standards that municipal Official Plans are to be consistent with.
Section 1.1.3.2 states that:
Land use patterns within settlement areas shall be based on:
a. densities and a mix of land uses which:
1. efficiently use land and resources;
2. are appropriate for, and efficiently use, the infrastructure and public service facilities which
are planned or available, and avoid the need for their unjustified and/or uneconomical
expansion; and
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3. minimize negative impacts to air quality and climate change, and promote energy
efficiency in accordance with policy 1.8; and
b. a range of uses and opportunities for intensification and redevelopment in accordance with the
criteria in policy 1.1.3.3.
Section 1.1.4.1 of the PPS states that in rural areas in municipalities “recreational, tourism and other opportunities should
be promoted,” while Section 1.7.1 further states that long term economic prosperity should be supported by “maintaining
and, where possible, enhancing the vitality and viability of downtowns and mainstreets… [and] providing opportunities for
sustainable tourism development.”
The proposal is consistent with these sections of the PPS. Increasing the range of permitted activities and densities in
support of the development of a cultural and tourist district in a rural village will help provide for a more compact built form
while building a diversified economic base and improving the commercial and economic vitality and viability of central
Manotick.
6.2 City of Ottawa Official Plan (2003) Section 3.7.1
The subject properties are designated as Rural Village according to Schedule A of the City of Ottawa Official Plan (OP).
Policies governing Villages in the Rural Area designation are found in Section 3.7.1 of Volume 1 of the Official Plan.
Section 3.7.1 states that:
“In these Villages, the City will encourage the delivery of municipal and community programmes and
facilities, the development of residential uses in a variety of forms and modest employment opportunities,
in the form of commercial, tourism and small-scale industrial development. Preservation of these Villages
and their traditional functions is critical to the continued vitality of the rural area. Smaller Villages may
continue to grow at modest levels.”
Section 3.7.1, Volume 1 of the OP also establishes a number of policies to guide and support growth and development in
accordance with the broad vision for Rural Villages established above:
4. Permitted uses will include: residential and retail and commercial service facilities of up to 10,000
square metres gross leasable area, restaurants, offices and personal service establishments light
industrial uses, institutional uses such as schools, community meeting and recreational buildings and
facilities, places of worship, and public open space.
5. The zoning by-law will establish zones that are consistent with the distribution of uses provided for in
the Village plans found in Volume 2. The zoning by-law will also support development that reinforces
the historical character of Village core areas and mainstreets by permitting a mix of land uses,
encouraging a pedestrian-friendly streetscape and regulating the scale of development.
7. Permitted uses will include: residential and retail and commercial service facilities of up to 10,000
square metres of gross leasable area, restaurants, offices and personal service establishments light
industrial uses, institutional uses such as schools, community meeting and recreational buildings and
facilities, places of worship, and public open space.
8. The zoning by-law will establish zones that are consistent with the distribution of uses provided for in the
Village plans found in Volume 2. The zoning by-law will also support development that reinforces the historical
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character of Village core areas and mainstreets by permitting a mix of land uses, encouraging a pedestrian-
friendly streetscape and regulating the scale of development
The proposed zoning amendments are consistent with these provisions of the Official Plan for rural villages.
The VM[XXXr] designation will permit a number of small-scale commercial and non-commercial activities
relating to Watson‟s Mill, and as discussed previously in section 4.3 of this report, the VM – Village Mixed-Use
Zone is intended to support the economic and cultural vitality of village cores and permitting limited growth
while preserving their rural character.
6.3 Manotick Village Plan
The Manotick Village Plan is included in Volume 2(c) of the City of Ottawa Official Plan, and was extracted from the
Official Plan of the former Township of Rideau. The Village Plan outlines the vision for the community and establishes a
number of policies to direct future growth and development within Manotick. The plan‟s primary objective is “to preserve
and maintain the quality and character of life enjoyed by the people who live or work in Manotick,” while outlining a series of
secondary objectives, including:
5. Rideau River Shoreline
To provide for the preservation and/or acquisition of the Rideau River shoreline and its availability for public
enjoyment;
6. Heritage Resources
To conserve and enhance Manotick's heritage resources and the Village's identity and character as an
historic town on the Rideau Canal National Historic Site, a Canadian Heritage River;
11. Village Core Commercial
To protect and enhance the commercial functions of the Village core;
12. Jobs & Housing
To provide adequate opportunity for jobs and housing in the overall community in a manner that is desirable
for a Village and consistent with the community's Vision;
13. Recreation & Leisure Facilities
To provide recreation and leisure facilities that are conveniently located and accessible to all residents;
14. Orderly Growth & Development
To provide for an orderly growth and development strategy within the Village; and,
15. Housing Mix
To provide an adequate mix of housing in the Village as a whole as opposed to any one residential
neighbourhood or new development area.
According to Schedule A, the subject area is part of the Village Core. The Village Core is further divided into several
Character Areas, with the subject area forming part of the Historic Village Character Area. Section 3.7.2.4 provides a
series of objectives and supporting policy directions for the Village Core and its constituent Character Areas. Relevant
general objectives, as listed in Section 3.7.2.4, subsection A, include:
b. Meeting Place
To ensure the Village Core continues to function as Manotick's meeting place, its retail centre, and
the primary focus of its economic activity.
c. Village Character Areas
To enhance the Character Areas within the Village Core to reinforce the Core‟s role as a meeting
place and ensure the core remains as the foundation of the community‟s economy.
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d. Built and Natural Environment
To conserve the built and natural heritage of the Village Core to reinforce the Core's role and ensure
the Core remains as the foundation of the community's economy.
f. Pedestrian Friendly
To ensure a pedestrian friendly and welcoming environment within the Village Core.
h. Zoning Tools
To develop new, and/or refine existing zones in the Township of Rideau Zoning Bylaw, and other
land use regulations and tools permitted by the Planning Act, that will assist in implementing the
objectives and policies of this Plan.
Additional objectives and supporting policies for the Village Core are outlined in Section 3.7.2.4, subsections, B, C, D, and
apply to commercial, residential and non-commercial land uses in the Village Core, respectively. Relevant policies from
these subsections include:
3.7.2.4. B2b. Locating Commercial Uses in the Core
Council may permit retail uses throughout the Village Core, including those uses that
enhance the Village's evolving tourism potential such as restaurants and hotels, to the
extent permitted by policies of the Village Core Character Areas.
3.7.2.4 B2c: Historical Character
All new development within the Village Core shall be sensitive to, and respect, the
historical character and existing scale of development within the Village Core.
3.7.2.4. C2a.Housing Mix in the Core.
Within the Village Core, Council shall support the development of duplex houses,
townhouses and walk-up apartments, the permitted areas for which are defined by the
Character Areas policies (see 3.7.1.4 E.).
3.7.2.4. D2a. Institutional and Community Services in the Core.
Public and institutional uses shall be permitted in the Village Core. The Character Area
policies provide the details for the location of each of these uses, as noted in Section
3.7.2.4 E.
Finally, Section 3.7.2.4, subsection E pertains to Character Area-specific policies. Subsection E 3 pertains to the Historic
Village Character Area, with the subject properties located in the „east sector‟ of the Historic Village Character Area.
Relevant policies applying to the proposed amendment include:
a. East Sector Uses
The Historic Village (east sector) shall be pedestrian oriented and may include such retail uses as
specialty boutiques, galleries, restaurants, craft outlets, other tourism and entertainment facilities, and
residential uses, including multiple family housing…
b. Mixed Use
Developments within The Historic Village (east sector) may be used for both retail and residential
purposes (i.e., two or more permitted uses may be physically integrated within a building, or separate
buildings on the same lot).
e. Parking
To reinforce the pedestrian orientation of the Area, its safety and convenience, the parking requirements
for uses within The Historic Village Character Area (east sector) shall be minimal, existing on street
parking shall be retained and, in the case of designated heritage properties no parking may be required.
f. Mill "Quarter"
Council shall examine the feasibility of developing a "Mill Quarter" around Watson's Mill, including the
potential relocation of the offices of the Rideau Valley Conservation Authority, for commercial
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accommodation, boutiques, galleries, craft and other specialty outlets, museums, restaurants, and
studios.
It must be noted that each objective and policy subsection outlined above specifically states that all new development “shall be
sensitive to, and respect, the historical character and existing scale of development within the Village Core.” As mentioned
previously in section 4.3 and 5.0, the VM – Village Mixed-Use Zone is intended to “reinforce the historical character of the
Village core areas and mainstreets by promoting small-scale, street-oriented building form.” The proposed zoning amendment is
thus consistent with those provisions of the Manotick Village Plan. Additional legal protections provided by the City of Ottawa‟s
designation of several buildings on the site as heritage buildings under Section IV of the Ontario Heritage Act, as well as
heritage easements presently being negotiated by the City, shall ensure that all new development respects the heritage
character of the area.
7.0 SUMMARY
This report has been prepared to support an application for a zoning by-law amendment to facilitate a market opportunity for the
development of a vibrant“ Mill Quarter” in the areas adjacent to Watson‟s Mill in the Village of Manotick as directed by the
Manotick Village Plan in the City of Ottawa‟s Official Plan. It is clear that the objectives and policies for the Village Core, Historic
Village Character Area, and the east sector sub-area, support mixed-use commercial, institutional and residential land uses to
ensure that the Village core serves as the Village meeting place, retail centre and economic focus. The existing Rural
Institutional subzone applicable to 1127 Mill Street is restricted to institutional land uses prohibiting the retail mix and economic
focus desired for the core and to realize the market potential for the adaptive re-use of these heritage properties. Similarly, the
existing Village Mixed-Use Subzone applicable to 1127, 1128 Mill Street and 1125 Clapp Lane restricts the range of residential
and commercial use permitted as well as restricts the gross leasable floor area to 120 square metres (1291 square feet), for all
permitted uses thereby prohibiting a wider range of commercial tourism, mixed-use and residential related opportunities.
The proposal to change the existing zoning for 1127 and 1128 Mill Street to a Village Mixed Use Exception Zone is designed to
respect the heritage character of these existing designated heritage properties and increase the range of permitted use to
include commercial retail and personal service business uses in addition to institutional land uses but limited in gross leasable
area to encourage boutique commercial uses. As well, the proposed zoning is designed to permit sensitively integrated building
additions, subject to Architectural Design Guidelines for these properties and the approval of the City‟s Heritage Advisory
Committee and City Council.
The proposal to change the existing zoning for 1125 Clapp Lane to a Village Mixed-Use Exception Zone is intended to better
align the property with the Rural Village designation in Section 3.7.1 of Volume 1 of the Official Plan. These policies guide
growth and development in Villages supporting residential, institutional, retail and commercial service facilities of up to
10,000 square metres (108,000 square feet) of gross leasable area, yet ensuring that new development has regard to
historical character and scale of development.
To ensure that retail facilities and other specific non-residential uses at 1125 Clapp Lane are complementary to existing
land use and historic character of the Mill Quarter, the proposed zoning will limit gross leasable area for specific permitted
non-residential uses to encourage boutique commercial or institutional uses on the ground floor. This zoning strategy will
align with the objectives and supporting policies for the Village Core as outlined in Section 3.7.2.4, subsections, B, C, D, F
and H to permit sensitively integrated new development at this site that will accommodate a range of uses and permutations for
new development such as; commercial (e.g. boutique hotel), residential (e.g. senior‟s residence), mixed- use residential
/commercial (e.g. ground floor boutique commercial on ground floor with residential units above) or institutional (e.g. Arts
Centre). Development on this site will also be subject to Architectural Design Guidelines and height restrictions to ensure
compatibility with the heritage character of the Mill Quarter.