The following material is submitted in support of the Plan of Subdivision and Zoning By law Amendment applications:

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1 June 27, 2011 Mr. Colin White Program Manager Development Review Process (Suburban West) Infrastructure Services and Community Sustainability Planning and Growth Management Department City of Ottawa 110 Laurier Avenue West Ottawa, Ontario K1P 1J1 Mr. White: RE: Onassa Springs Subdivision, 800 Cedarview Road, City of Ottawa Plan of Subdivision and Zoning By law Amendment Application FoTenn Consultants Inc. has been retained by Onassa Corporation, Owner, to prepare and submit an Amendment to a Plan of Subdivision application and a Zoning By law Amendment application to revise previous subdivision approvals and allow the reconfiguration and development of a portion of the above noted lands from a private nine (9) hole golf course and club house to an additional 16 one (1) acre residential lots and an approximately 1.2 ha park. A pre application consultation meeting has held with municipal Staff on January 6 th, 2011 to discuss the applications, with follow up meetings in April and June 2011 dealing with technical and registration issues. Submittal Material The following material is submitted in support of the Plan of Subdivision and Zoning By law Amendment applications: Cheque in the amount of $16, for both the Zoning By law Amendment and the Plan of Subdivision Completed application forms for the Zoning By law Amendment and Plan of Subdivision (3 copies of each); Draft Plan of Subdivision and Survey 74 copies (Annis O Sullivan Vollebekk LTD.) Planning Rationale 8 copies (FoTenn) FoTenn Consultants Inc. 223 McLeod Street Ottawa, Ontario K2P 0Z8 Canada T: F:

2 Tree Conservation Report 5 copies (Niblett Environmental Associate Inc.) Stormwater Management Report 12 copies (J.F. Sabourin and Associates) Geotechnical Study prepared 7 copies (Paterson Group) Transportation Impact Study 24 copies (Delcan) Hydraulic Analysis 3 copies (Exp. Services Inc.) Site Context The subject property is located east of Highway 416, north of Strandherd Drive and Fallowfield Road, west of Cedarview Road and in the former City of Nepean. The L shaped parcel of land runs along the westerly curvature of Highway 416 and is adjacent to the Cedarhill Estates and Orchard Estates residential subdivisions. The total property measures approximately hectares ( acres) in area, the Phase 1 portion of the site measures approximately hectares (76.23 acres) and m along Cedarview Road. Some of the features of the property, in the area of a future Phase, include an abandoned old quarry at the most westerly portion of the property, and a wetland at the easterly portion of the property, designated as a significant Wetland Area in the City of Ottawa Official Plan. The quarry was decommissioned in the early 1960 s and gradually filled with water. The Ministry of Natural Resources (MNR)does not have any active records or status on the abandoned quarry. The property is also divided by a 12 metre wide hydro corridor that runs across the northwesterly portion of the site. There is a city recreational park and vacant land to the south. Cedarhill Estates and Orchard Estates subdivisions are characterised by large, high end estate homes. The homes in Cedarhill Estates back onto to an 18 hole golf course known as the Cedarhill Golf Club. Based on the zoning provisions for this area, the lots within the subdivision measure on average one (1) acre in size. Cedarhill Estates and Orchard Estates are connected to the City of Ottawa s central potable water service but sanitary sewer service is provided by private and individual septic systems. Both subdivisions were designed, approved and constructed in the early 1980s, prior to the current Official Plan s municipal servicing policies. Development along Cedarview Road consists of a mix of older, rural residential uses and a few industrial/commercial uses. Northeast of the subject lands, just off Cedarview Road is Lytle Avenue, a local single loaded residential street characterized with older, smaller sized single detached dwellings. Application History In 2007 FoTenn Consultants Inc. filed a Plan of Subdivision for the overall lands, an Official Plan Amendment for an exception to allow partial municipal servicing and a reduction in the minimum lot requirement of one (1) hectare and a Zoning By law Amendment to the former City of Nepean By law to modify existing Residential Country Lots (RCL) Zones and 2

3 Conservation (Con) Zones to accommodate residential development, protection of provincially significant wetlands, a golf course expansion and the establishment of an executive golf course. The relocation of the golf course included the reconfiguration of four (4) existing fairways and greens within Cedarhill Golf Course onto the new subdivision lands (south west portion, outside of the area of the current applications), providing golf course frontage for the new lands and improved playing conditions on the remaining holes. The combined applications permitted 129 country estate lots, partially serviced with municipal water and private, on lot septic systems. Portion of the lands immediately abutting Cedarview Road, east of the hydro corridor included 41 lots and lands for the (9) nine hole executive golf course and clubhouse. The Official Plan Amendment and Zoning By law Amendment were approved by City of Ottawa Council in October 2007, without appeals to the Ontario Municipal Board (OMB). The Onassa Springs Draft Plan of Subdivision was approved by the City of Ottawa on October 31 st, On July 29th, 2010, FoTenn submitted the application to the City for technical review and approval. The extension of draft plan approval is permitted under the Planning Act, and is available to allow the fulfillment of the conditions of subdivision approval and the development of the lands in a longer period of time. The proposed Onassa Springs Draft Plan of Subdivision approval was recently extended to October 5 th, 2013 (Municipal File No. D ). Proposed Development Onassa Corporation plans to develop the overall site with 145 country estate lot and a golf course expansion. The Plan of Subdivision Amendment application and Zoning By law Amendment would revise the previous subdivision approvals and allow the reconfiguration and development of a portion of the Phase 1 lands from a private nine (9) hole golf course and club house to an additional 16 one (1) acre residential lots. The street patterns would be extended into the golf course lands, with some of the previous lots reconfigured and shifted to accommodate the new streets and lot fabric. The streets and lots would be consistent with the previously approved collector and cul de sac street pattern. The applications are limited to the area previously accommodating the (9) nine hole executive golf course and clubhouse, abutting Cedarview Road, east of the hydro corridor, referred to as the Phase 1 lands, measuring hectares (76.23 acres). The Zoning By law Amendment would rezone the area previously proposed for the executive golf course, currently zoned Parks and Open Space subzone A (O1A), to Rural 3

4 Residential subzone 4 (RR4). This rezoning will result in sixteen (16) additional residential lots within Phase 1 of the Onassa Springs Subdivision for a total of 57 residential lots. The new lots will be developed along Onassa Circle and around three (3) new cul de sac roadways, accessed by Onassa Circle. The proposed modification also includes a new pedestrian connection between Chopard Court and the Cedarhill Community to the south and a neighbourhood park. All previously submitted plans have been updated to reflect this change in the development proposal. Phase 1, subject to these applications, is the first of additional Phases (approximately four (4) construction and registration phases). In addition to the country estate lots, once all phases are complete, the Onassa Springs subdivision will include an extension of four (4) golf course holes and fairways onto the lands from the existing Cedar Hill Golf Club, areas for wetland preservation and walkways connecting to adjacent lands including a municipal park to the south and surrounding existing subdivisions and the recreational pathway within the Hydro One corridor that traverses the property. Future Phases of the infill subdivision will have vehicle access via a proposed roadway to Cedarview Road and new emergency connection (restricted by bollards) to Cedarhill Drive. The plan of subdivision and zoning is based on 20m wide local right of ways without sidewalks consistent with the City s standard roadway cross section and details for rural, large lot developments. Of particular interest for future Phases west and south of the Hydro Corridor, the expansion of the existing Cedarhill Golf Course onto the lands will allow the integration of the property with the existing golf course community and will allow the coordinated and comprehensive development of the remaining vacant lands east of Highway 416. The subdivision layout and design incorporates curved roadways and cul de sacs, large open space/golf course components and large residential lots, and connecting pathway blocks, complimentary to existing developments. Parkland As part of Phase 1 of the Onassa Springs subdivision, an approximately 1.2 ha neighbourhood park is being proposed in the eastern portion of Phase 1, along Cedarhill Drive. This park will be accessible from Onassa Circle, Breitling Court as well as Cedarhill Drive providing additional public access from surrounding residential units as well as the existing residential subdivision located south of Cedarhill Drive. The location of the park was determined through continued discussion and meetings with City of Ottawa Staff and has received preliminary approval from Staff. The park will be adjacent to the development s stormwater management pond which will also provide an attractive water feature for residents and park users. 4

5 Phase 1 Registration and Construction Onassa Corporation intends to register a portion of the Phase 1 lands, prior to and in conjunction with the Plan of Subdivision Amendment application and Zoning By law Amendment. The registration would occur only on the lands unaffected by the additional applications from an engineering and legal perspective. The Owner intends to construct Street no. 1 (Onassa Circle) and register lots 1 to 14, with frontage onto Onassa Circle; construct Trilby Court and register Lots 15 to 20 and register Lots 21 to 23, with frontage onto existing Cedarhill Road to the south. Detailed engineering drawings for Phase 1 have been submitted to the City for review and approval. It is FoTenn s understanding that City has requested "For Construction Mylars" for final review and Commence Work Orders will be issued shortly. Construction on subdivision infrastructure should commence shortly, again on unaffected portions of the Phase 1 lands. Regulatory Framework Provincial Policy Statement (2005) The Provincial Policy Statement (PPS), issued under the authority of Section 3 of the Planning Act and in effect since March 1 st, 2005, provides direction on matters of provincial interest related to land use planning and development. The Planning Act requires that decisions affecting planning matters shall be consistent with such policy statements issued under the Act. The Provincial Policy Statement seeks to strike a balance between the province s economic, social and environmental interests through the following: promoting efficient development and land use patterns which sustain the financial well being of the Province and the municipalities over the long term; voiding development and land use patterns which may cause environmental or public health and safety concerns; promoting cost effective development standards to minimize land consumption and servicing costs; accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long term needs; avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas and; ensuring the necessary infrastructure and public service facilities are or will be available to meet current and projected needs. 5

6 The PPS includes a number of policies relating to community development, housing, infrastructure, agricultural and mineral resources, heritage, water quality and quantity and public health and safety. The proposed development generally complies with several policies, including efficient development and land use patterns, cost effective development standards to minimize land consumption and servicing costs, and accommodating recreational and open space uses. With respect to rural areas, several policies speak to and encourage partial municipal services, in certain circumstances (Policies 1.6.4). According to Policy , Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. Intensification and redevelopment within settlement areas on existing municipal sewage services and municipal water services should be promoted, wherever feasible. According to Policy (b), Partial services (municipal water and private septic systems) shall be permitted within settlement areas, to allow for infilling and rounding out of existing development on partial services provided that the development is within the reserve sewage system capacity and reserve water system capacity; and site conditions are suitable for the long term provision of such services. The PPS defines Settlement Areas as urban areas and rural settlement areas within municipalities (such as cities, towns, villages and hamlets) that are built up areas where development is concentrated and which have a mix of land uses and lands which have been designated in an official plan for development over the long term planning horizon. As described, the subject lands are adjacent to the existing Cedarhill Estates and Orchard Estates Subdivisions, already connected to the City of Ottawa s central potable water service since the early 1980 s. The subject lands are intended to constitute an expansion of the Cedarhill golf course community (the extension of four (4) golf course holes and fairways onto the lands) and are bound to the west by Highway 416, thereby restricting any further residential development to the west and constitutes the squaring off of the existing servicing area. An additional 16 residential lots will further make efficient use of municipal infrastructure, in a manner consistent with Provincial direction. The proposed residential development is consistent with the objectives and policies of the Provincial Policy Statement. City of Ottawa Official Plan 2003, Consolidated to 2007 The site is designated General Rural Area, as illustrated in Schedule A Rural Policy Plan, in the City of Ottawa Official Plan. Areas designated General Rural Area are intended to accommodate land uses that are considered to be characteristic and supportive of the rural community. Uses permitted within the General Rural Area include Agricultural uses, 6

7 Forestry and Conservation, and Residential uses. The proposed uses are in keeping with the General Rural Area designation. Partial Services Section of the Official Plan deals with Water and Wastewater Services within the City of Ottawa s public service area. The public service area normally consists of the area within the Urban Boundary, select villages and properties within the greenbelt as well as in unique circumstances to remedy a specific health concern. Policies 1 to 6 of Section do not encourage residential growth on partial municipal services, particularly Policy 6 which states that The City will discourage future growth on the basis of partial services. However, as part of Amendment 57, Section was amended to include policy 8. Noted below, Policy 8 states that: Notwithstanding the policies of Section 2.3.2, development on the properties known municipally as 800 and 848 Cedarview Road, and 4497 O Keefe Court (legally defined as Part of Lots 22, 23, 24 and 25, Concession 4, Rideau Front, former City of Nepean), located outside the urban boundary, will be permitted to connect to the potable water service. In keeping with the direction of the previous OPA, an additional 16 residential lots will further make efficient use of municipal infrastructure, in a manner consistent with policies 7

8 related to the general Rural Area and municipal servicing. The proposed residential development is consistent with the objectives and policies of the Provincial Policy Statement. City of Ottawa Comprehensive Zoning By law Northern Section of Subdivision 8

9 Southern Section of Subdivision The following zoning classifications apply to the property: Rural Residential subzone 4 (RR4) Rural Residential subzone 4 with Exception 647 (RR4[647]) Rural Residential subzone 4 with Exception 648 (RR4[648]) Rural Residential subzone 4 with Exception 649 (RR4[649]) Parks and Open Space (O1) Parks and Open Space subzone A (O1A) Parks and Open Space subzone P (O1P) Environmental Protection subzone 3 (EP3) The majority of the site is zoned Rural Residential Subzone 4. The RR4 subzone permits residential only uses as well as related and accessory uses and is specific to existing small lot size rural development in hamlets, along riverfronts and rural lot clusters, and golf course estate subdivisions. Other specific provisions are included in the subzone dealing with lot areas, maximum building heights and additional setback requirements among others. Exception 647r prohibits on site alterations within 15 m of a hydro corridor. Exception 648r prohibits on site alterations within 15 m of a rear property line. Exception 649r similarly prohibits on site alterations within 15 m of a rear property line or a hydro corridor. 9

10 The Parks and Open Space (O1) zone permits parks, open space, and related uses that are in keeping with the low scale, low intensity open space nature of these lands. The Parks and Open Space subzone A (O1A) zone permits the use of a Golf Course. The Parks and Open Space subzone P (O1P) Hydro Corridor subzone permits additional uses including: accessory uses to a permitted use in the O1P zone, community garden, environmental preserve and educational area, and utility installation. Other provisions are included which deal with specific requirements for accessory uses. The Environmental subzone 3 permits detached dwelling on a lot fronting a public street, a home based business and an accessory structure associated with a detached dwelling in addition to the normally permitted uses of the Environmental zone which are uses that are compatible with and assist in the protection of the environmental attributes of these lands. The proposed Plan of Subdivision maintains the intent of the City of Ottawa Comprehensive Zoning By law The Zone designations will be shifted to respond to the proposed lot fabric and the area of the municipal park. Additional Reports Geotechnical Overview Paterson Group Inc. was retained to prepare a Geotechnical report for the proposed development. A previous report detailing the entire development had previously been submitted to City of Ottawa Staff. Upon their request, a report detailing the subsurface conditions specifically for Phase 1 has now been completed. This report concludes that from a geotechnical viewpoint, the subject site is well suited for residential development. Stormwater Management Brief J.F. Sabourin and Associates was retained to prepare a Stormwater Management (SWM) Brief for Phase 1 of the proposed development. This SWM Brief is an update of the August 2010 Stormwater Management Brief for Phase 1 and reflects the replacement of the golf course lands with residential units. The report concludes that the Stormwater Management measures undertaken in Phase 1 are sufficient to meet all selected design guidelines and requirements. Transportation Brief Delcan was retained to prepare a Traffic Impact Assessment of the Site Plan Revisions for the proposed development. In March 2006 Delcan completed a Traffic Impact Overview (TIO) for the originally proposed 9 hole golf course and 130 lot country estate subdivision. An estimated 170 vehicle trips/hour two way traffic during peak hours was determined for this concept. Delcan has now revised its original report to include the proposed replacement of the 9 hole golf course with residential units. It is estimated that the 16 residential lots would 10

11 produce approximately 17 two way trips, resulting in a net loss of 23 vehicle trips/hour from the originally estimated 40 vehicle trips/hour produced by the golf course. Therefore the total number of two way trip vehicle trips/hour produced by this revised proposal is approximately 147 vehicle trips/hour during peak hours. The report concludes that previously proposed modifications identified by the City to support the previous proposal are also appropriate for the revised Plan. Hydraulic Analysis Exp. Services Inc. was retained to provide engineering services for the proposed Revised Plan of subdivision for Phase 1 of the Onassa Springs Subdivision. The report concludes that Phase 1 can be adequately serviced with the proposed watermain layout. The configuration will consist of the extension of the existing watermain along Cedarview Road northwards and then to the western limit of Phase 1. Smaller service branches will service the various cul de sac locations. The extension will also include a connection to an existing watermain servicing the north segment of Cedrahill Drive in order to improve system reliability. Tree Preservation and Conservation Plan Niblett Environmental Associates Inc. was retained to complete a Tree Preservation and Conservation Plan for the revised Phase 1 of the Onassa Springs Subdivision. The Plan identified five (5) woodland communities and one fencerow worthy of retention. In addition, linear tree protection zones recommended throughout the property will maintain tree cover on the majority of the lots. Tree and shrub buffers will also line the central entrance road, areas abutting existing residential areas and the riparian corridor. In total, approximately 25% of the treed portions of the Phase 1 area will be retained within this development. Preservation of portions of the identified woodland areas were based on lot lines and the buildable area of the lots based on grading plans. Final grading and servicing may impact some trees. Mitigation measures for this situation have been identified. Rationale The conversion of the originally proposed 9 hole golf course results from further market research which has determined that demand for 9 hole golf course has diminished since the original 2007 approvals and the construction of the executive course is no longer financially viable. The proposal for the reconfiguration, re lotting and rezoning of the 9 hole golf course to the Rural Residential subzone 4 (RR4) is intended to ensure the efficient use of the lands while respecting the nature of the previously proposed and existing development. An additional 16 residential lots will further make efficient use of municipal infrastructure, in a manner consistent with Provincial direction. The proposed residential development is consistent with the objectives and policies of the Provincial Policy Statement. 11

12 The proposed additional residential development complies with the goals, policies and objectives of the City of Ottawa s General Rural Area Official Plan designation. This designation permits large lot residential subdivisions, focused on recreational opportunities. The additional lots and design of the modified subdivision proposed in these application continue to conform to Official Plan policies of establishing development which is characteristic and supportive of the rural community and ensures greater compatibility with existing communities. The design of the street layout proposed respects the existing road network pattern of the Cedarhill Estates and Orchard Estates subdivisions. Both of these communities are developed based on a system of minor collectors and cul de sacs, typical of Country Lot development. The Zoning By law Amendment is consistent with the intent of the Comprehensive Zoning By law, and in keeping with the planned function of the By law for this area. The Zoning Amendment would maintain the character and nature of the existing community and respect the rural residential quality of the area. A portion of the land within the newly configured portion of the subdivision will be designated parkland. The location of this park has received preliminary approval from City Staff and no further changes are expected. The municipal park is intended to meet the need of future residents and current residents in the Cedarhill Community. Based on the above, it is FoTenn s professional opinion that the requested Plan of Subdivision Amendment application and Zoning By law Amendment application are reasonable and appropriate and represents good land use planning. Please feel free to contact me should you have any additional questions or concerns. Regards, Miguel Tremblay, MCIP, RPP Senior Planner 12