Application for Zoning By-law Amendment and Plan of Subdivision 1353 Scharfgate Drive Planning Rationale Report Prepared for: 1384341 Ontario Limited November 28, 2014
Planning Rationale Report Introduction Table of Contents 1.0 INTRODUCTION... 4 2.0 SITE LOCATION AND DEVELOPMENT PROPOSAL... 4 2.1 SITE LOCATION... 4 2.2 SURROUNDING LAND USES... 4 2.3 DEVELOPMENT PROPOSAL... 5 3.0 POLICY AND REGULATORY FRAMEWORK...2.2 3.1 PROVINCIAL POLICY STATEMENT... 2.2 3.2 PLANNING ACT... 2.3 3.3 OFFICIAL PLAN... 2.5 3.4 MANOTICK VILLAGE SECONDARY PLAN... 2.7 3.5 ZONING BY- LAW... 2.11 4.0 OVERVIEW OF INDIVIDUAL TECHNICAL STUDIES...2.13 4.1 PHASE 1 ENVIRONMENTAL SITE ASSESSMENT (ESA)... 2.13 4.2 HYDROGEOLOGICAL ASSESSMENT AND TERRAIN ANALYSIS... 2.13 4.3 GEOTECHNICAL INVESTIGATION... 2.14 4.4 ENVIRONMENTAL IMPACT STATEMENT AND TREE CONSERVATION REPORT... 2.14 4.5 STORMWATER MANAGEMENT REPORT... 2.15 4.6 ARCHAEOLOGICAL ASSESSMENT... 2.15 5.0 CONCLUSION...2.16
Planning Rationale Report Introduction 1.0 Introduction This report has been prepared to support applications for Zoning By-law Amendment and Plan of Subdivision by Stantec Consulting Ltd. on behalf of 1384341 Ontario Limited for property known municipally as 1353 Scharfgate Drive. The application for Plan of Subdivision seeks approval of 16 single detached residential lots on private services fronting onto a local street pattern that extends the abutting registered street, McManus Avenue westerly across the site to intersect with a proposed local street in the adjacent subdivision by Bravar Custom Builders Inc. A municipal park block is also proposed. The application for Zoning By-law amendment requests the site be rezoned from Development Reserve to a V1P Village Residential First Density Zone to allow single detached dwellings on lots having at least 30m in width and 1390 sq. m of lot area. The proposed park block would be rezoned to an O1 Parks and Open Space Zone. 2.0 Site Location and Development Proposal 2.1 SITE LOCATION The site is in the village of Manotick and is located on the west side of Mud Creek, south of Bankfield Road between Mud Creek and First Line Road. It is known municipally as 1353 Scharfgate Drive although Scharfgate Drive is physically separated from this site and is located on the other side of Mud Creek on land that was once in the same ownership as this site. This site has an area of 6.87 hectares. It has a frontage of 20m on McManus Avenue and lot depth of 205m. The site is open field with trees along the perimeter of the site. Development of this site will complete the local street pattern in this part of the village of Manotick. Figure 1 is a Location Map. 2.2 SURROUNDING LAND USES To the immediate south of the site is McManus Avenue, a local street and single detached homes on McManus Avenue and Dunblane Way in Plan 4M-1407. The same subdivision proposes a local street with single detached dwellings whose rear yards will abut the west side of this site and to the north are proposed lots for single detached dwellings in the same approved draft plan of subdivision. In short, the site is surrounded on three sides by either existing or draft approved single detached dwellings on local streets. To the immediate east of the site are City of Ottawa owned open space lands along Mud Creek and further to the east are single detached lots on Scharfgate Drive, Wicklow Drive and Carrison Drive.
Planning Rationale Report Site Location and Development Proposal Figure 1 Location Map 1353 Scharfgate Drive Site 2.3 DEVELOPMENT PROPOSAL Annis, O Sullivan, Vollebekk Ltd., Ontario Land Surveyors prepared the draft plan of subdivision for this project. Figure 2 is the draft plan of subdivision for this residential infill project. The draft plan proposes development of the site with all 16 single detached residential dwelling lots facing onto the extension of McManus Avenue. The lot sizes range between 0.26 hectares and 0.72 hectares. One park dedication block (Block 17) with an area of 0.46 hectares is located on the east side of the site abutting existing City owned property that includes Mud Creek.
Planning Rationale Report Site Location and Development Proposal The extension of McManus Avenue is proposed as a local street across the subdivision with a road allowance width of 20m. The draft plan is based on compliance with the lot frontage and lot area standards of the proposed Village First Density V1P Zone. The requested V1P Zone will permit single detached dwellings on lots with at least 30m of width and 1390 sq. m of lot area. The minimum front yard setback will be 6m, with 3m side yards and 6m exterior side yards. The minimum rear yard will be 7.5m. The maximum building height will be 11m. The maximum lot coverage will be 25%. A V1P Exception Zone currently applies to the abutting subdivision to the north, west and south of this site. The park block will be zoned O1 Parks and Open Space Zone the zone that applies to other public parks in the area. The site is serviced by private services each lot will have its own well and septic system. Stormwater will be directed to the receiving watercourse, Mud Creek.
Site Location and Development Proposal Figure 2 Draft Plan of Subdivision 2.1
3.1 PROVINCIAL POLICY STATEMENT The Provincial Policy Statement 2014 (PPS) under Section 3 of the Planning Act spells out key Provincial interests with regard to land use planning. Decisions made by all approval authorities in the Province on planning applications must be consistent with the policies of the Statement. Generally, the PPS focuses growth within settlement areas (which includes the village of Manotick) and away from areas that are either significant resources or may pose a significant threat to public health and safety. The following is a brief commentary on the applications for Zoning By-law Amendment and Plan of Subdivision with regard to the policies of the Provincial Policy Statement. Part V of the PPS sets out Provincial policies on land use. Section 1.1.3.1 indicates that settlement areas are to be the focus of growth. This site is within the village of Manotick which is a settlement area under the PPS. Section 1.1.3.2 states that land use patterns in settlement areas shall have densities and land uses that efficiently use land and appropriate for the services that are available. Given that this area is serviced by private services, single detached homes on lot sizes that are supported by a hydrogeology study are an appropriate land use and density. Section 1.1.3.7 indicates that new development should take place adjacent to the existing built up area. This subdivision is surrounded by registered and draft approved subdivision development. Section 1.6 allows for private services for single detached dwellings so long as site conditions are suitable for the long term provision of these services. The hydrogeology and terrain analysis study prepared for this site proves that that is the case. Section 2 of the PPS calls for the protection of natural heritage, water, agricultural, mineral and cultural and archaeological resources. There are no significant resources on the property that warrant protection. Section 3 of the PPS requires that development be directed away from areas of natural and man-made hazards. No hazards are present on the site or on adjacent properties. 2.2
In conclusion, approval of the applications for the proposed residential development at 1353 Scharfgate Drive is consistent with the Provincial Policy Statement. 3.2 PLANNING ACT Section 51(24) of the Planning Act requires when an approval authority (the City of Ottawa) is considering a draft plan of subdivision that regard be had, among other matters to the health, safety, convenience, accessibility for persons with disabilities and welfare of the present and future inhabitants of the municipality, and to the following; (a) the effect of development of the proposed subdivision on matters of provincial interest This subdivision is within an existing settlement area and makes efficient use of existing infrastructure. (b) whether the subdivision is premature or in the public interest The subdivision is not premature. It is an infill situation that is surrounded by existing and draft approved subdivision development. It extends an existing street, McManus Avenue to connect to a proposed street, giving residents another way into and out of their neighbourhood. (c) whether the plan conforms to the Official Plan and adjacent plans of subdivision, if any The subdivision conforms to the Official Plan which designates the site as Village. Single detached housing is permitted in this designation. The street proposed within the subdivision connects to an existing registered public street on adjacent lands. (d) the suitability of the land for the purposes for which it is to be subdivided The site is suitable for a residential subdivision. This was determined through the processes that resulted in its designation as Village in the City s Official Plan and subsequently confirmed by background studies for this application. (e) the number, width, location and proposed elevations of highways, and the adequacy of them, and the highways linking the highways in the proposed subdivision within the established highway system in the vicinity and the adequacy of them. The street within the draft plan is a local street that has a 20m width of right-of-way. The road system in the area is adequate and appropriate to support this low density residential development. 2.3
(f) the dimensions and shapes of the proposed lots The proposed lot frontages and lot areas are appropriate for the type of housing on which they are to be sited. (g) the restrictions or proposed restrictions, if any, on the land proposed to be subdivided or the buildings or structures proposed to be erected on it and the restrictions, if any, on adjoining land The only restrictions on the land and adjacent land are imposed through the Zoning Bylaw. The zoning standards that the application for Zoning By-law amendment requests be applied to the site are appropriate for the proposed development. (h) conservation of natural resources and flood control Flood control is being designed through the subdivision lot grading, drainage and servicing plans to meet Ministry of the Environment Guidelines. (i) the adequacy of utilities and municipal services Background reports completed in the design of the proposed subdivision confirmed that adequate utilities and municipal services (excluding municipal water and sanitary sewer) are available. (j) adequacy of school sites Prior to the approval of the draft plan, the City will consult with all school boards having jurisdiction and will confirm the adequacy of schools. (k) the area of land, if any, within the proposed subdivision that, exclusive of highways, is to be conveyed or dedicated for public purposes Block 17 is a parkland block to be used for public recreation purposes. (l) the extent to which the plan s design optimizes the available supply, means of supplying, efficient use and conservation of energy. Most of the lots in the plan of subdivision are oriented to within 30 degrees of south so there is the possibility of some passive solar gain. However, the homes to be built on them will be built according to current Ontario Building Code standards which include requirements for energy conservation. 2.4
(m) the interrelationship between the design of the proposed plan of subdivision and site plan control matters related to any development on the land, if the land is also located within a site plan control area designated under subsection 42(2) of this Act or subsection 114(2) of the City of Toronto Act, 2006. The residential lots are for single detached dwellings and, therefore, the City s Site Plan Control By-law does not apply to them. In conclusion, I am of the opinion that the approval of the draft plan of subdivision meets the requirements of Section 51(24) of the Planning Act as due regard has been had for all of the matters listed in this Section. 3.3 OFFICIAL PLAN The site is governed by the City of Ottawa Official Plan. Schedule A, Rural Policy Plan designates the site as Village. Figure 3 is an excerpt of Schedule A that shows the location of the site. Section 3.7.1 of the Official Plan sets out the policies for lands designated as Village. Section 3.7.1.4 indicates that the intensity distribution of land uses is to be determined by a community design plan and by the ability to support development on private services. There is an approved Community Design Plan for the Village of Manotick which shall be discussed further in this Report. The hydrogeology study prepared for this subdivision supports single detached homes on the proposed lot sizes. Section 3.7.1.12 sets out criteria that the City will consider when evaluating development applications; a. Section 2.5.1 and Section 4.11 relating to compatibility and community design; Design Objective 1 of Section 2.5.1 is to create places with their own distinct identity. Trees will be retained on site as much as possible, especially along the property boundary of the subdivision where the rear yard of the proposed lots abut other single detached residential lots. Design Objective 3 is to create places that are safe, accessible and easy to get to and move through. The subdivision extends an existing local street to a street in a draft approved plan of subdivision that, the completion of the road network in the area will result in the area being easier to get to and move through. 2.5
Design Objective 4 is that new development respects the character of existing areas. The proposed lot frontages and lot sizes are comparable with the adjacent residential subdivisions that abut the site. Design Objective 6 is to respect natural features in development design. It is intended that the existing vegetative cover be protected and incorporated into the lot development as much as is possible. Section 4.11 relates to urban design and community compatibility. Criterion a) traffic emphasizes that roads should be adequate to serve the development. The proposed two lane local street is adequate to serve the traffic generated by the proposed 16 residential units and the traffic from adjacent local streets also containing single detached dwellings. Criterion c) parking is to have adequate on-site parking. The lots are of a size that spill over parking is highly unlikely to occur onto adjacent streets. Criterion d) is to respect the privacy of outdoor amenity areas of adjacent residential units. Generally, the residential lots have lot depths of 80 meters or more abutting the adjacent residential lots. The proposed lots have a greater depth than many of the abutting lots. The proposed development is generally consistent with the City s evaluation criteria and accordingly can be deemed to be compatible with its surroundings. Figure 3 City of Ottawa Official Plan, Schedule A, Rural Policy Plan 2.6
3.4 MANOTICK VILLAGE SECONDARY PLAN Volume 2C of the Official Plan contains Village Plans. There is an approved Village Plan for Manotick that originated in the Official Plan of the Former Township of Rideau and was subsequently modified by the Ontario Municipal Board when it approved Amendment No. 81 to the City of Ottawa Official Plan by the addition of Minto s Mahogany Community with a separate Land Use Schedule and Phasing Plan. The overall community vision for the village of Manotick is to be a lively welcoming place that has a core for shopping and socializing and where there is a respect for the heritage of the community. The vision is to have bike and walking trails radiating from the village core that connect to the established neighbourhoods on Long Island as well as the newer neighbourhoods on the perimeter. According to the Section 3.7.2.1 of the Plan, West of Mud Creek, where there is an estate atmosphere, the houses are situated on large lots along winding streets, many backing onto environmental preserves. The intent of this application for development is to achieve that vision on the site. The property backs onto publicly owned environmental lands adjacent to Mud Creek. The village plan for Manotick contains primary and secondary objectives that are focused on preserving and maintaining the quality of life experienced in the community and to ensure that there is an overall adequate housing mix with new development being compatible with existing. One of the guiding principles is that new residential development outside the village core is primarily single detached housing. That is what the subdivision of this site proposes. It is also a land use objective that single detached dwellings be the predominant land use outside of the village core which is the case as all residential units are to be single detached. Section 3.7.2.5 Housing in the Village repeats the objective that single detached housing remains the main form of housing outside of the village core. The Land Use Schedule A to the Village Plan designates the area of Manotick bounded by Mud Creek on the east, Bankfield Road on the north and First Line Road to the west as a Special Design Area: Estate Residential and Open Space. Figure 4 is Schedule A to the Village Plan. 2.7
Figure 4 Village of Manotick Land Use Plan Schedule A 2.8
The intent is that the Special Design Area lands be developed predominantly as a residential area. This site is within this special policy area. There are five conditions that must be met as a prerequisite to development on these lands; 1. A comprehensive development plan must be prepared for the entire area to facilitate the logical phasing of development of the area. There is an approved Concept Development Plan and Environmental Management Plan dated June 2006 for the Special Design Area. The Plan shows residential development on local streets and a park on this site and that is what the draft plan of subdivision proposes. The draft plan is in compliance with the comprehensive development plan. 2. The residential component is to be entirely single detached dwellings. The draft plan comprises solely single detached dwellings. 3. The development of this site is to be different from the serviced part of the village as exhibited by larger lot sizes, lower density and more open space. The draft plan proposes lower density housing on larger lots (minimum 2800 sq. m lot area) and the site is adjacent to the open space area occupied by Mud Creek. 4. The location and ownership of the recreation / open space areas are to be to the satisfaction of the City in consultation with the affected landowners and Manotick community. The park site in the draft plan is to be conveyed to the City for public ownership and its location is in conformity with the location on the approved Concept Development Plan. The adjacent open space is outside of this application. 5. All development is to be on private services and at a density of development that confirms to current investigations. The draft plan comprises lots on private services that are supported by a hydrogeology study prepared by professional geoscientists. In June 2006, A Concept Plan for the Special Design Area (SDA) of the Village of Manotick was approved by Ottawa City Council. Figure 5 is the Concept Plan. Single detached residential development is permitted on private services. The lot sizes may range from between 0.4ha to a maximum of 0.6ha or as determined by more current investigations. A continuous linear pathway is to be established along the eastern side of the Area adjacent to Mud Creek with two planned pedestrian crossings of the Creek and a 0.4 to 0.8ha public park to be established within the SDA lands. 2.9
Figure 5 Manotick Special Design Area Concept Plan 2.10
The draft plan of subdivision proposes lots with a minimum lot area of 0.26ha as supported by a recent hydrogeology study completed in 2014. A 5% park dedication of 0.46ha that also provides a connection to the City owned lands adjacent to Mud Creek is also proposed. In conclusion it is my professional opinion that the proposed residential subdivision development conforms to the goals, objectives and intent of the Official Plan; that the proposed development is consistent with the design policies of the Official Plan; that the proposed development is in compliance with the approved Manotick Village Plan; and that the proposed development is in compliance with the approved polices of the Manotick Special Design Area Concept Plan. 3.5 ZONING BY- LAW The site is regulated by City of Ottawa By-law 2008-250 as amended. The site is currently zoned Development Reserve One Zone DR1 which limits the use of the lands until a more extensive proposal for development of the site is proposed. Figure 6 shows the current zoning of the site and its environs. 2.11
Figure 6 Current Zoning Legend Zoning Boundary 2.12
4.0 Overview of Individual Technical Studies As noted earlier, the draft plan is based on compliance with the lot frontage and lot area standards of a proposed V1 Village First Density Residential Zone V1P. The requested V1P Zone will permit single detached dwellings on lots with a least 30m of frontage and 1390 sq. m of lot area. The front yard setback will be 6m, with 3m side yards and 6m corner side yards. The minimum rear yard will be 7.5m in depth. The maximum building height will be 11m. The maximum lot coverage will be 25%. The lot sizes and development standards proposed are consistent with adjacent subdivisions. Based on the preceding, I am of the opinion that the requested Village First Density Zone V1P Zone and its attendant development standards are reasonable for the appropriate development of the site. 4.0 Overview of Individual Technical Studies 4.1 PHASE 1 ENVIRONMENTAL SITE ASSESSMENT (ESA) In accordance with standard City requirements, a Phase 1 ESA Report was completed. The report concluded that there are no issues of potential environmental concern identified related to potential subsurface impacts on soil and/or groundwater on the site. The Report concluded that a Phase 2 ESA Investigation was not required. 4.2 HYDROGEOLOGICAL ASSESSMENT AND TERRAIN ANALYSIS A hydrogeological assessment and terrain analyses of the site was completed in October 2014. In order to evaluate the water supply aquifers, three test wells were constructed. The water quantity assessment concluded that there is an adequate supply of potable water available in the local bedrock aquifer to support the proposed 16 units. The water quality analysis revealed that raw water taken from the three wells had elevated levels of hardness and iron concentration that can be treated with conventional water softeners. The terrain analysis concluded that the entire site is suitable for private sewage systems partially raised beds or raised beds may be used on all lots. 2.13
4.0 Overview of Individual Technical Studies The report also included a groundwater impact assessment. It concluded that based on the presence of a continuous silty clay / clayey silt deposit across the site and adjacent property, the proposed bedrock aquifer is hydrogeologically isolated from sewage effluent. The overall conclusion of the report is that the site is suitable for development as a residential subdivision at the density (lot sizes)proposed. Recommendations were included regarding well construction specifications, water quality and septic system design. 4.3 GEOTECHNICAL INVESTIGATION A geotechnical investigation of the site was completed to determine the subsoil and groundwater conditions at this site and to provide geotechnical recommendations for the design of the proposed development including construction considerations that may affect the design. Five boreholes were put down for the proposed 16 unit subdivision. Generally, the site is covered by less than a metre of topsoil, beneath which are layers of silty sand, silty clay and clayey silt. Glacial till was encountered in three of the five boreholes at levels of between 7.6 to 10.4 metres below the surface. The layer of silty clay of marine origin is known locally as Leda clay which has a limited capacity to support loads imposed by grade raise fill material, and to a lesser extent, the foundations of residential buildings. Therefore, the report contains recommendations regarding the maximum thickness of fill material to be placed in the vicinity of proposed residences and garages and other design options to allow for residential development on the site. 4.4 ENVIRONMENTAL IMPACT STATEMENT AND TREE CONSERVATION REPORT An Environmental Impact Assessment (EIS) and Tree Conservation Report (TCR) was completed by Muncaster Environmental Planning Inc. in October 2014. According to Muncaster, no potential aquatic habitat, significant woodlands, rare communities, flora and fauna, significant wetlands, steep slopes or valleys were observed on-site. Butternut was the only Species at Risk observed along the periphery of the site. They will be assessed in 2015 and any healthy butternut trees that will be within 25 metres of site disturbances will be compensated for. The only tree removal that will occur on-site will be for the extensions of McManus Avenue. No site alterations are proposed within 100 metres of Mud Creek. Trees in the creek corridor closer to the site will be retained and protected. 2.14
4.0 Overview of Individual Technical Studies The report contained recommended mitigation measures to protect the adjacent Mud Creek and the environment in general. 4.5 STORMWATER MANAGEMENT REPORT A Stormwater Management Report was prepared by exp. Services Inc. dated October 2014. Stormwater quality control is proposed through source and conveyance controls. Source controls including reduced lot grading and rear yard swales are proposed. Grass lined roadside swales with infiltration trenches and perforated underdrains are proposed to promote infiltration as conveyance control measures. No quantity control is required for this site. However, the proposed infiltration system will result in some attenuation. Quality control requirements are to provide Enhanced Level of Protection (80% long term TSS removal) for the treatment of stormwater runoff. 4.6 ARCHAEOLOGICAL ASSESSMENT Adams Heritage Archaeological Consulting prepared a Stage 1 and Stage 2 Archaeological Investigation Report as the site abuts Mud Creek. In Stage 1, historical research was completed, previous archaeological investigations in the area were reviewed and the geography of the site was considered to determine whether significant historical or pre-contact cultural resources might exist on the property. Since almost all of the site is within 300 metres of Mud Creek, a Stage 2 investigation was completed by a licensed archaeologist. Most of the site was ploughed prior to the field investigation. The field investigation found no evidence of archaeological sites and no artifacts were recovered. The Stage 2 investigation concluded that no further archaeological assessment of the property is required. 2.15
5.0 Conclusion 5.0 Conclusion The application by 1384341 Ontario Limited for approval a draft plan of subdivision comprising 16 residential lots, a park block and the extension of McManus Avenue and also for approval of an application for Zoning By-law amendment as described in this Report for development at 1353 Scharfgate Drive has been fully reviewed from a land use planning perspective. It is our opinion that approval of the applications should be granted for the following reasons; 1. The approval of the applications is consistent with the Provincial Policy Statement 2014. 2. The approval of the draft plan of subdivision is consistent with the regulatory controls in Section 51(24) of the Planning Act. 3. The approval of the applications is in conformity with the City of Ottawa Official Plan. 4. The approval of the applications is in conformity with the Village of Manotick Community Design Plan 5. The proposed development is an appropriate use of land and is compatible with adjacent land uses. 6. The approval of these applications represents good land use planning. Respectfully submitted, David Krajaefski, MCIP, RPP Senior Project Manager 2.16