Loiselle Developments Inc. Belfort Estates Subdivision

Transcription

1 Loiselle Developments Inc. Belfort Estates Subdivision Planning Report Loiselle Developments Inc. Belfort Estates Subdivision Planning Report Plan of Subdivision [Phase 1] Part of Lot 4 and Part of E ½ Lot 5, Concession 1 City of Cornwall County of Stormont, Ontario September 21, 2011 Prepared By: Mark Snider, MCIP, RPP McIntosh Perry Consulting Engineers Ltd. 115 Walgreen Road Carp, Ontario K0A 1L0 tel. (613) fax (613) MP File No. CP McIntosh Perry Consulting Engineers Ltd.

2 Loiselle Developments Inc. Belfort Estates Subdivision Planning Report TABLE OF CONTENTS 1.0 Introduction Subject Property Demographic Context Development History Municipal and Agency Consultation Plan of Subdivision Planning Context Provincial Policy Statement Official Plan Zoning By-law Planning Act City of Cornwall Brownfields Programs Planning Rationale and Conclusions LIST OF FIGURES AND TABLES Figures: Figure 1: Subject Property & General Development Context... 1 Figure 2: Physical Composition of the Subject Lands... 2 Figure 3: Population Composition by Age and Sex, Cornwall... 3 Figure 4: Dwelling Types, Cornwall... 4 Tables: Table 1: Provincial Policy Statement (2005) Policy Summary.. 6 Table 2: Cornwall Official Plan (2004) Policy Summary. 7 APPENDICES Appendix A: Draft Plan Appendix B: Master Plan Appendix C: Official Plan Amendment Sketch Appendix D: Zoning By-law Amendment Sketch McIntosh Perry Consulting Engineers Ltd.

3 1.0 Introduction This Planning Report is submitted in support of an application by Loiselle Developments Inc. (Loiselle) for a plan of subdivision within the serviceable boundary of the City of Cornwall. The proposed full build-out of this brownfield property entails a mix of residential and commercial uses comprised of single-detached dwellings, semi-detached dwellings, townhouse dwellings, condominium apartment buildings, retail commercial uses, and office or service commercial uses. The Report provides an overview of the subject property, the general development context, a description of the proposed subdivision, and an outline of applicable policy and regulatory controls. In conclusion, a planning rationale is offered along with a summary of findings from specialized studies related to environmental site assessment, stormwater management and servicing. 2.0 Subject Property The subject property is situated immediately east of Downtown Cornwall, between Second Street and Montreal Road. The property is the site of the former Courtaulds textile plant, which has since been demolished. The property is ha in size, with Phase 1 of the subdivision comprising 6.37 ha. Figure 1: Subject Property & General Development Context [Image courtesy of Google Earth] The subject property is described as Part of Lot 4 and Part of E Half Lot 5, Concession 1, City of Cornwall, County of Stormont, Ontario. The site is bounded by residential uses on the east and west, commercial uses on the north, and a mix of vacant land, warehouses, and commercial uses to the south. McIntosh Perry Consulting Engineers Ltd. 1

4 The property is vacant brownfield land, and slopes from north to south toward the St. Lawrence River. A ridge runs roughly in line with Walton Street. There is a hydro easement running north-south along the eastern boundary of the property. The easement also contains a main storm sewer, which ultimately outlets into the St. Lawrence River. The easement is proposed to be linear park space in future a phase(s). Access to the subdivision is to be provided via Walton Street (west side) for Phase 1, and then connections to Montreal Road and Second Street will be added in subsequent phases. Montreal Road and Second Street will be connected in a future phase by an extension of Nick Kaneb Drive, a north-south arterial road. Figure 2: Physical Composition of the Subject Lands [Image courtesy of Google Earth] McIntosh Perry Consulting Engineers Ltd. 2

5 3.0 Demographic Context Research was undertaken to identify population growth trends in the City of Cornwall. Demographic profiles for Cornwall residents reveal that the largest age cohorts are those of the baby-boomer generation (i.e., those born between 1945 and 1966), which is consistent with most communities across Ontario. Between 2001 and 2006 the total population of the City increased from 45,640 to 45,965 people (Statistics Canada 2006 Census, 2007). The household size in Cornwall in 2006 was 2.24 persons per dwelling unit, as compared with the Ontario average of 2.6 1, which reflects a slightly older population than the Ontario average. This development is primarily geared to the aging baby-boomer population, which in light of demographic trends is expected to grow within Cornwall (see Figure 3). By providing residents with a mix of housing options (i.e. densities), the needs of newlyretired professionals and empty nesters may be accommodated. It is understood that Cornwall, like other similarly-sized cities in Ontario, has made efforts to attract retiring baby boomers and their families. It is believed that the proposed subdivision will cater to and suit the needs of this growing demographic cohort because of the diverse housing options and close proximity to commercial, institutional, and recreational uses. Figure 3: Population Composition by Age and Sex, Cornwall (2006) 1 Source: McIntosh Perry Consulting Engineers Ltd. 3

6 The majority of the 20,534 dwelling units in the City of Cornwall are single detached units (50%), with the next largest type being apartment buildings under five storeys (19.8%) (see Figure 4). One of the goals of this development is to provide a variety of housing options that will cater to the diverse needs of Cornwall s aging population. As noted, the subdivision will include a mix of single-family detached, semi-detached, townhouse and condominium (apartment) style dwelling units. Figure 4: Dwelling Types, Cornwall (2006) 4.0 Development History A Stage 1 and 2 Archaeological Site Assessment (ASA) was undertaken by The Central Archaeology Group Inc. in The following information was taken from the ASA in order to provide a brief history of the use and development of the site. The subject lands were originally part of a farm lot recognized as Lot 4, Concession 1, in the Township of Cornwall. This lot originally comprised 200 acres, extending from the St. Lawrence to what is now Tenth Street. According to the 1879 Illustrated Historical Atlas of the Counties of Stormont, Dundas, and Glengarry, the original owner of the parcel was Benjamin French. Courtaulds Canada Inc., a British subsidiary, purchased the property in 1924 and constructed the Courtaulds Rayon Silk Factory. The mill was built in the European fashion of industry, where cottages were built for the executive staff along the St. Lawrence waterfront, across Montreal Road, from the mill. These cottages still remain to this day and many have since been upgraded. In addition, numerous houses and tenements were either purchased or built near the mill to accommodate workers. Courtaulds specialized in the manufacture of artificial silk and viscose rayon. Prior to the construction of the factory in Cornwall, these materials were imported from the McIntosh Perry Consulting Engineers Ltd. 4

7 Courtaulds factory in Pennsylvania. During World War II, Courtaulds converted one of the onsite mills to produce tire yarn, used in the manufacture of tires and drive belts for military hardware being produced in Canada and England. By the end of the war, with a declining market in rayon, head-office expanded its product line to include tire yarn, staple fiber, and textile filament. As a result, another mill was added to the factory site in Cornwall. This new facility housed for the production of cellulose film, or plastic wrap, used in food packaging. By 1951, the Cornwall factory was not turning a profit as cheaper alternatives were being produced in Europe and the United States. As a result, the textile filament division was shut down for several months annually, between 1951 and 1953, resulting in approximately 1000 employees being laid off. In 1954, demand for Courtaulds products grew and most employees, returned to work. At this time the factory would employ approximately 2200 workers. The Cornwall mill was closed in 1992 when parent company, Courtaulds Fibres, Coventry, U.K., announced that there was increased competition with the Far East. At the time, approximately 360 workers were employed at the mill. Throughout the 1990s, extensive site remediation took place. With the exception of the administrative building fronting onto Montreal Road/Highway 2, all the mills and other facilities on the property were torn down. In addition, an oil/grit separator was installed to filter stormwater outletting into the St. Lawrence River. This Separator also worked to remediate arsenic contaminated soil to levels acceptable for residential and parkland use. 5.0 Municipal and Agency Consultation Consultation with City officials has been ongoing since the beginning of the planning process. Loiselle Developments, along with McIntosh Perry, approached the City of Cornwall in late 2010 with a preliminary Concept Plan. Several City departments, including Planning, Traffic Engineering, and Civil Engineering, provided preliminary comments pertaining to the Concept Plan. Stemming from these discussions, McIntosh Perry undertook a Master Planning process whereby opportunities and constraints were identified and applied to the site. Through this process, the City continued to provide input on the design of the subdivision, until a Master Plan for the site was produced (see Appendix B). Various design elements requested by the City have been incorporated into the current draft plan of subdivision drawing. It is understood that the City has informally accepted the design of the subdivision and that further comments will be provided upon receipt of a complete application. 6.0 Plan of Subdivision Loiselle Developments proposes to develop a residential subdivision geared primarily, but not exclusively, to seniors. The idea behind this development is to create an age in place community, comprised of a variety of unit types that meet the demands of residents with varying degrees of mobility. Appendix A illustrates Phase 1 of the Plan of Subdivision. McIntosh Perry Consulting Engineers Ltd. 5

8 Phase 1 of the subdivision will consist almost entirely of single detached and semidetached residential units. At the north end of Phase 1, there will be a high density residential block located adjacent to the commercial area that fronts on Second Street. This block could accommodate a seniors complex, apartment building, or a condominium complex. Access to this phase will be provided via Walton Street. In subsequent phases, the subdivision will be expanded to the south and east. Walton Street will be extended across the entire property to connect the two broken ends of Walton Street. An extension of the Nick Kaneb Drive north-south arterial will also be implemented, and is proposed to feature a roundabout at the intersection of Nick Kaneb Drive and Walton Street. The remaining phases will be a mix of single detached, semi-detached, townhome, and apartment/condominium residential, as well as retail and service or office commercial. The higher density residential uses will be clustered around a central neighbourhood park, located along Nick Kaneb Drive, south of Walton Street. Due to the site s former use, the majority of the area to the southeast of the proposed Nick Kaneb Drive extension has only been remediated to the point where it is suitable for commercial uses. As a result, we are proposing an office or service retail block for those lands. Sufficient remediation of the remainder of the site has been undertaken to allow for the establishment of residential uses. The overall road pattern for the subdivision is a modified east-west grid. The east-west streets all feature a bend, which follows the existing configuration of the boundary of the property. Walton Street is the primary east-west road through the subdivision, and is designated as a Collector Road in the City s Official Plan. Nick Kaneb Drive will be the primary north-south road through the subdivision. It is identified as a needed arterial in the City s Official Plan, but an exact alignment is not defined. 7.0 Planning Context 7.1 Provincial Policy Statement Matters of provincial interest are expressed in Section 2 of the Planning Act, and the Provincial Policy Statement (2005) (PPS), issued under Section 3 of the Act. Table 1 below provides a comprehensive summary of how the proposed development has been designed in accordance with the policy direction provided by the Province. Table 1: Provincial Policy Statement (2005) Policy Summary Section 1.1 Managing & Directing Land Use to Achieve Efficient Development & Land Use Patterns - The proposed development would promote the efficient use of available servicing capacity while generating increased property tax revenue for the City (1.1.1a); - The subdivision entails a mix of residential, commercial, and open space land uses which promote the live-workplay dynamic (1.1.1b); - While the subject lands at one point had environmental concerns associated with contamination of the land, the site has been sufficiently remediated to the point where it is suitable for residential development, with the McIntosh Perry Consulting Engineers Ltd. 6

9 exception of the southeast corner, which has been allocated for commercial development (1.1.1c); Settlement Areas - Existing Settlement Areas such as the City of Cornwall are the focus of growth and intensification in Ontario. - The proposed development would take advantage of the infrastructure and public service facilities available to serve the site ( a). - Being a brownfield site, the proposed development would make efficient use of lands within the existing urban boundary, and is a prime candidate for intensification and redevelopment ( ) while offering a mix of uses and residential densities in a manner that supports a compact urban form ( ). 1.4 Housing - Proposed residential uses include a mix of housing types and densities which are intended to serve the needs of existing and future residents (1.4.1). - Province encourages the provision of land and servicing capacity to support residential growth where appropriate levels of infrastructure and public service facilities are available (1.4.1 & 1.4.3). 1.5 Public Spaces, Parks and Open Space - Approximately 3.1% of Phase 1 is to be established as public open space thereby promoting opportunities for existing and future residents to undertake active and passive recreation activities. Subsequent phases will contain a centralized public park and neighbourhood parks. 1.6 Infrastructure and Public Service Facilities - PPS promotes optimization of available infrastructure, where feasible (1.6.2), particularly when growth can be accommodated using municipal sewage and water services ( ). 1.8 Energy and Air Quality - Proposed development promotes compact form (1.8.1a) while offering a mix of residential and commercial land uses in close proximity to one another (1.8.1d). This has the potential to reduce automobile use thereby limiting the production of greenhouse gases. 2.6 Cultural Heritage and Archaeology - An Archaeological Site Assessment (ASA) has been conducted to ensure that any identified archaeological resources are protected. - The ASA found that there are no archaeological resources requiring protection and that the proposed development can be supported. 7.2 Official Plan The Cornwall Official Plan (2004) provides the foundation for land use decisions in the municipality. In the introductory sections of the Plan, policy direction provides that older neighbourhoods are to be the focus of appropriate rehabilitation and upgrading though stabilization and redevelopment. The subject lands are currently designated a Comprehensive Redevelopment Area (CRA). It is proposed that the current OP designation be amended to a mix of Urban Residential (U.RES) and General Commercial (G.C) lands which reflect the intended use as depicted on the Master Plan (see Appendix B). A sketch of the proposed OP designation is provided as Appendix C to this Report. Table 2 provides a comprehensive overview of the City s OP, taking into account those policies that specifically relate to the subject development and the requested OP Amendment. Comments are provided to outline how the current Plan of Subdivision and Master Plan have been designed to respect the City s policy objectives. McIntosh Perry Consulting Engineers Ltd. 7

10 Table 2: City of Cornwall Official Plan (2004) Policy Summary Comments 2.0 Basis of the Plan - A considerable amount of new growth can be accommodated through infilling and the consolidation of existing development areas, utilizing the capacity of existing trunk services (2.2.7) - Due to economic and demographic changes, there is expected to be increased demand for other types of dwellings such as triplexes and quadruplexes, smaller lots and compact single family dwellings, townhouses, apartments, and condominiums (2.2.9) - A compact and orderly development pattern will prove to be cost effective and efficient for the delivery of municipal services, energy conservation, and convenience to the population ( ) - A variety of housing types and locations must be provided in order to satisfy the needs of all segments of the population and support continued economic growth ( ) - New residential subdivisions should be planned and designed in accordance with contemporary, accepted planning principles ( ) Goals (2.4.2): - General goals promoting: orderly, compact and staged urban development; infilling and use of existing municipal services; encouragement of redevelopment of underutilized sites and neglected lands; - House goals promoting: housing for diverse needs; innovative housing projects; improvement and upgrading of older residential neighbourhoods; - Commercial development goals focused on: unique commercial districts (e.g. Montreal Road); appropriate commercial hierarchy to ensure rational, equitable and convenient distribution of commercial uses throughout the City - Recreational space goals promoting: maintenance of parks and open space system; creation of linkages; improvement of the visual qualities of the City; convenient, safe and efficient transit system promoting alternative modes of travel; - The development will act to in fill a Brownfield site within the City s urban serviced boundary. - The proposed development will include a variety of different housing options, including single detached, semidetached, townhouses, and apartments/condominiums. - The range of unit types will cater to residents in all life stages. - The subdivision has been designed in accordance with accepted planning principles, including those specifically outlined under Section 2.3 of the OP. - The Master Plan accommodates a variety of housing densities and park space. - The Plan has a road pattern and an integrated pedestrian/bicycle network. - The design of the subdivision has been undertaken with considerable regard for surrounding uses and neighbourhoods. Varying housing densities and non-residential uses have been appropriately located adjacent to uses which are considered complementary to the intended use. - The subdivision has been designed in a manner which respects and implements many of the City s land use and development goals. 3.0 Growth Concepts and Policies The growth concept of the OP is based on the following principles: 1) that infilling and consolidation of existing urban development areas be encouraged; 2) staging of urban development to ensure the economic extension and utilization of municipal services and community facilities; 3) direction of future development into the must suitable areas; 4) containing urban development within complete planning units such as communities and neighbourhoods; and 5) continued provision of an urban and a rural development area. - Infilling and consolidation of existing urban development areas shall be strongly encouraged through redevelopment of declining or underutilized older Industrial areas to mixed compatible land uses, appropriate to surrounding neighbourhoods (3.2.3) - The subject property is situated within the urban serviced area on a Brownfield site. - Redevelopment of the site will complement many of the City s growth principles by allowing for the efficient use of existing services and lessening the demand for development on the periphery, which may warrant servicing extensions. - The development has been designed with regard for the character of older residential neighbourhoods and abutting commercial/institutional uses. McIntosh Perry Consulting Engineers Ltd. 8

11 - The City encourages the development of identified planning districts in distinct and complete neighbourhood planning units (3.2.10) - Every attempt shall be made to encourage development which utilizes the available capacity of existing Municipal services and facilities. Future development shall be directed and regulated so as not to place a financial burden upon the Municipality (3.2.17) - General principle of the Plan is to open new areas for development and extend services thereto only when existing development areas are substantially developed (3.3.4) - The subdivision under review represents Phase 1 of a Master Plan undertaken at a neighbourhood scale (see Appendix B - Master Plan) - As noted, the development will optimize the use of available servicing capacity thereby reducing the financial burden associated with new facility construction and allocation. 4.0 Land Use Designations & Policies - Design residential communities to include neighbourhoods of mixed densities and encourage a gradation of densities, with the higher density areas clustered around community commercial areas or other focal points (4.3.3). Comprehensive Redevelopment Area (CRA) (4.12) Goals (4.12.2): - Identify sites and locations with unique characteristics and redevelopment potential and provide development incentives; - Encourage comprehensive development approach that will enhance and promote the most appropriate use of the site; - Provide for flexibility in the redevelopment of sites by encouraging a range of land uses Policies (4.12.3): - comprehensive development schemes with regard for: overall development concept, land uses, densities & mix, municipal services & utilities, visual amenities & design, compatibility with surrounding land uses, means of implementing & staging. - Promote development by encouraging higher intensity (bonusing) - Consider the use of special zones for the subject areas (e.g. Holding (H) symbols) and permit a wide range of uses in a Comprehensive Redevelopment zone. - Require CRAs to be subject to site plan controls and agreements to ensure adequate development standards, proper integration and compatibility of uses and the provision of site amenities. - Ensure that in permitting development in CRAs, the City shall be satisfied no adverse impact shall result - In the case where a CRA designated site is determined to be a potential Brownfield, the clean-up of such contaminated sites should be in accordance with the Ministry of the Environment s Guidelines for Use of Contaminated Sites in Ontario. Phase I Environmental Site Assessments (ESA) should be carried out at sites which may be contaminated and Phase 2 ESA s should be completed if required. These studies should be undertaken prior to the issuing of applicable planning approvals. - Higher density residential uses have been situated adjacent to existing commercial uses in order to facilitate pedestrian linkages and to prevent vehicular penetration through the interior of the neighbourhood; the latter satisfying the intent of Section g.ii of the Plan. - The subject property has a unique history as identified under Section 4.0 of this Report. - A Master Plan for the CRA was prepared with input and direction from municipal staff (see Appendix B). As such, the Plan reflects the goals and underlying policies set out under Section 4.12 of the Plan. - The City has been supportive of the comprehensive approach to developing the subject lands and the proposed mix of uses intended, primarily within subsequent phases of development (i.e. commercial and office) - The subdivision has been phased in order to respect the policies under section It is understood that planning tools such as bonusing, holding provisions, site plan control may be implemented to optimize the implementation of a comprehensive development scheme. - A Phase I and II ESA has been completed on applicable lands within the subject property. The design of the subdivision has been undertaken with regard for the findings of the ESA. 5.0 Housing - The City strives to satisfy the diverse housing needs of various - The subdivision is comprised of a mix of housing types designed to McIntosh Perry Consulting Engineers Ltd. 9

12 income groups and lifestyles (5.2.1) - The City will endeavour to maintain/achieve a ten year supply of land for Residential development in addition to a draft approved three year supply of residential lots (5.2.7) - The City will encourage a mix of dwelling types in each individual community (5.3.2) and support projects in or immediately adjacent to the Downtown and Le Village Business Districts (5.3.4) - The City will encourage sufficient senior citizen housing projects and ensure that such housing is conveniently and appropriately located with respect to public transit, shopping, health facilities, other community facilities and services, pedestrian facilities, and parks and open spaces (5.3.11) - The City strives to ensure development of new subdivisions is undertaken with regard for the use and configuration of adjacent neighbourhoods and communities. Section of the Plan outlines of number of design considerations to be acknowledged / implemented when preparing plans of subdivisions. accommodate those with diverse needs. - The subdivision is geared primarily toward seniors, and will provide options to those with different levels of mobility. - The site is conveniently located adjacent to a major commercial area along Second Street within walking distance of Cornwall s Downtown core, and close to transit routes. - The subdivision has been designed with considerable regard for the provisions of Section of the OP. 6.0 Parks and Recreation Goals: - need to recognize changing needs of (aging) population; - develop comprehensive parks system; - strive towards accessible and equitable distribution of parks - improve recreation potential and aesthetic quality of parks; - The Master Plan provides that the development will be centred around a Community Park which will be complemented with a series of neighbourhood parks, park corridors, and pedestrian linkages. 9.0 Visual Environment and Urban Design Goals: - improve image and visual environment of the City; - promote land use compatibility and the protection of property values through the encouragement of appropriate design; - improve the quality of streetscapes; - It is believed that the staged development of the Brownfield site will improve the aesthetics of the area. Streets have been laid out to take advantage of views and give street frontage to park space Services and Utilities Goals: - promote orderly, compact and staged development; - ensure all areas of the City are provided acceptable fire protection coverage; - ensure water and wastewater capacities are not over-encumbered - encourage appropriate multiple use of transmission line corridors - require sufficient setbacks and buffers from utility corridors and pipelines so as to ensure compatibility with adjacent land uses - minimize the visual impact of transmission lines and towers - As an infill development, the subdivision has the potential to optimize the use of existing infrastructure provided there is sufficient capacity to serve proposed uses. - The subdivision has been designed with regard for the existing hydroeasement and the applicable policies of the City s OP. - Preliminary Servicing and Conceptual Stormwater Report, by McIntosh Perry Consulting concludes that existing water and sewer systems can accommodate the subdivision. McIntosh Perry Consulting Engineers Ltd. 10

13 7.3 Zoning By-law Under Zoning By-law No. 751, the subject property is zoned Manufacturing 20 (MFR 20). The uses permitted within the MFR 20 Zone are associated with uses which have ceased operation since Courtaulds Canada Inc. vacated the site. The current Phase 1 draft plan of subdivision is the subject of a concurrent Zoning By-Law amendment application. The configuration of lots and blocks illustrated on the draft plan are proposed to be implemented through the application of the City s Residential 20 (RES 20), Residential 40 (RES 40), and Open Space 10 (OSP 10) Zones. As illustrated in Appendix D, lots and blocks intended for single family and semi-detached dwellings will be zoned RES 20 while Block 69, which is intended for use as a high density residential development, will be rezoned RES 40. Block 70 is to be established as a community park and will accordingly be zoned OSP 10. It is believed that the proposed zoning will help to implement and uphold the over-arching policies of the City s Official Plan. Paragraphs 026/94 and 092/98 of Sub-Section 02-2 regarding the provisions of the RES-20 zone stipulates that no more than 25% of the lots in any phase may be small single family dwelling lots, meaning lots with less frontage than 15.2m frontage but more than 12m frontage. In this case, the proposed Phase 1 draft plan has slightly over 30% small lots, therefore a provision in the By-Law amendment will be required to bring these lots into compliance. It is believed that this exception satisfies the intent of the By-Law and applicable policies of the Official Plan, and City staff have advised that they would support the exception. 7.4 Planning Act Section 51(24) of the Planning Act outlines matters to be regarded in considering a draft plan of subdivision. These matters are addressed on the subdivision draft plan and/or through the above discussion on the PPS, Official Plan and Zoning By-law. Specialized studies prepared in support of the proposed subdivision provide additional justification for the project, having regard for the relevant provisions of the Planning Act. 7.5 City of Cornwall Brownfields Programs The City of Cornwall has adopted several programs designed to provide incentives to developers interested in the redevelopment of brownfield sites. They range from tax incentive programs to grants, and include: o City of Cornwall Rehabilitation Grant (tax based) Program o Environmental Site Assessment (ESA) Grant and Project Feasibility Study Grant Program o Brownfield Property Tax Cancellation Assistance Program o Municipal Brownfield and Urban Information Service Program o Municipal Planning/Development Fees Grant (Rebate) Program o Discretionary Municipal Tipping Fees Grant Program McIntosh Perry Consulting Engineers Ltd. 11

14 o o Municipal Property Acquisition, Disposal and Marketing Program Payment-in-Lieu of Parkland Dedication Program 8.0 Planning Rationale and Conclusions This Planning Report provides a comprehensive review of applicable provincial and municipal planning policies and standards affecting the proposed Loiselle Developments subdivision in Cornwall. The Report offers a planning rationale in support of the subdivision application. The following summarizes our findings and conclusions: o o o o o o The Stage 1 and 2 Archaeological Assessment, completed by The Central Archaeology Group (dated April 2010), provided that no further archaeological assessment of the property is required; The Preliminary Servicing and Conceptual Stormwater Report, completed by McIntosh Perry Consulting Engineers Ltd. (dated March 28, 2011) concludes that existing water and sewer systems can accommodate the subdivision; The Geotechnical Investigation by Paterson Group (dated March 11, 2011), made several recommendations regarding construction techniques, including observation of all bearing surfaces prior to the placement of concrete; The proposed subdivision is consistent with matters of provincial interest as expressed in the PPS (2005), and satisfies the criteria set out under Section 51(24) of the Planning Act; The proposed residential and commercial land uses are compatible with surrounding land uses; and The development satisfies the intent and purpose of the Cornwall Official Plan. Report prepared by: Mark Snider, MCIP, RPP. McIntosh Perry Consulting Engineers Ltd. 12

15 Appendix A: Draft Plan

16 Appendix B: Master Plan

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18 Appendix C: Official Plan Amendment Sketch

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20 Appendix D: Zoning By-law Amendment Sketch

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