RIVERSIDE SOUTH DEVELOPMENT PHASE 8 (980 Earl Armstrong Road) REVISED PLANNING RATIONALE FOR ZONING BY-LAW AMENDMENT (D# )

Transcription

1 RIVERSIDE SOUTH DEVELOPMENT PHASE 8 (980 Earl Armstrong Road) REVISED PLANNING RATIONALE FOR ZONING BY-LAW AMENDMENT (D# ) July 2009 Revised August 2015 Prepared for: RIVERSIDE SOUTH DEVELOPMENT CORPORATION 2193 Arch Street Ottawa, Ontario K1G 2H5 Prepared by: J.L. RICHARDS & ASSOCIATES LIMITED 864 Lady Ellen Place Ottawa, Ontario K1Z 5M2

2 RIVERSIDE SOUTH DEVELOPMENT PHASE 8 PLANNING RATIONALE - TABLE OF CONTENTS - PAGE 1.0 INTRODUCTION Purpose Background Location and Site Description Community Context THE PROPOSAL Draft Plan of Subdivision Zoning By-law Amendment POLICY CONTEXT Provincial Policy Statement (2005) The City of Ottawa Official Plan Riverside South Community Design Plan Transit-Oriented Development Road Network Natural Features and Open Spaces Range of Densities and Unit Types Land Use: Phase Building Better and Smarter Suburbs: Strategic Directions and Action Plan Principles Background Studies (a) Transportation (b) Water Distribution Study (c) Sanitary Sewer System (d) Stormwater System CONCLUSION LIST OF APPENDICES - APPENDIX A - Draft Plan of Subdivision Revised August 2015 i

3 RIVERSIDE SOUTH DEVELOPMENT PHASE 8 PLANNING RATIONALE 1.0 INTRODUCTION Following the Public Meeting in 2009, and recent discussions with the City, this Report has been amended to reflect the revised applications for approval of a Draft Plan of Subdivision and Rezoning for a new residential subdivision development known as Riverside South Phase 8 (part of 980 Earl Armstrong Road). The Subject Property is located south of Earl Armstrong Road and east of Spratt Road, in the Former Township (City) of Gloucester, City of Ottawa. 1.1 Purpose (JLR) has prepared this Planning Rationale Report in support of the revised application for Zoning By-law Amendment for a 596 unit residential subdivision known as Phase 8 of the Riverside South Community. This Planning Rationale will outline the various land use aspects of the proposal that support the applicable land use policies in the City of Ottawa (City). This Report will demonstrate how the development will be consistent with the Provincial Policy Statement, conform to the City of Ottawa Official Plan, and is consistent with the Riverside South Community Design Plan and meets the intent of the recently adopted Building Better and Smarter Suburbs (BBSS) guideline. The layout of this plan will ensure the provision of a range of new housing that meets the needs of both the Riverside South community and the City as a whole. A Planning Rationale is required by the City to provide planning support for all applications for Zoning By-law Amendment. This revision has been completed to reflect the discussions with the Public and City Staff. The resulting alterations to the layout of the plan and the corresponding changes related to the unit distribution are reflected in this report. Revised August

4 Background Location and Site Description The legal description of the Subject Property is Part of Lots 21 and 22, Concession 1 (Rideau Front) in the Formerr Township ( City) of Gloucester, now the City of Ottawa. The Subject Property is situated to the south of Earl Armstrong Road and is approximately 26 hectares in size. As shown in Figure 1, the Subject Property currentlyy consists of undeveloped rural lands. Figure 1 Aerial view of the future community of Riverside South: Phase Community Contextt The area surrounding the Subject Property consists of the existing Fire Station on Earl Armstrong Road (Station No. 37), a City Dog Park and existing residential to the north, approved subdivisions s to the west (Phase 9 off the ) ), a future development zone and Wood Lot to the south (Phase 13 of the Riverside South Development), and the Community Core Area to thee east (Phase 7 of the Riverside South Revised August

5 Development). The Subject property also straddles a municipal drain (Thomas Gamble Drain). The Subject Property is abutting Earl Armstrong Road which the Official Plan defines as an Arterial Road. This Arterial Road provides access to the Vimy Memorial Bridge, River Road and Limebank Road. The subdivision is to be developed in a manner that respects Community Design Plan and the City's Official Plan and Transportation Plan. With respect to access to public transit services, the Subject Property is within close proximity to a future Rapid Transit Corridor (shown on Figure 2) and the subdivision has been designed to provide access to both the future light rail and the existing transit network, including the Park & Ride lot at Earl Armstrong and River Road. 2.0 THE PROPOSAL 2.1 Draft Plan of Subdivision The proposed development includes 176 single units, 274 townhome units, and approximately 146 stacked townhome units, totaling 596 units. Phase 8 of the Riverside South Development will include 13 local and collector streets, and three open space blocks. The Subject Property will be serviced by municipal water services and municipal sanitary sewers. Block 217 which encompasses 11 townhome units and Block 230 which encompasses 3 townhome units will be reserved for use as temporary stormwater blocks until such time that the Thomas Gamble Drain can be utilized for stormwater purposes. Revised August

6 Figure 2 Draft Plan of Subdivision Riverside South: Phase 8 Access points to the site are located along Earl Armstrong Road at Shoreline Road and Canyon Walk Drive, and from Spratt Road, south of Poplin Street. Public streets will vary between 18, 20 and 26 metree rights-of-way. All streets will be paved and designed using City of Ottawa Standards for new roads, including water, sanitary sewers and stormwater management for drainage. The total road area inside the Subject Property is 7.0 ha. For detached dwellings, standard lot depth is 30 metres. Lot areas vary from approximately m² to 450 m², based on minimumm lot widths of 11, 13 and 15 metres respectively. The standard lot area for each unit of a townhome is approximately 180 m², with at least 6 metres of frontage and a minimum lot depth of 30 metres. 2.2 Zoning By-law Amendment The Subject Property is currently zoned as Development Reserve Zone (DR) under City of Ottawa Zoning By-law ( Consolidation). The purpose of the DR Zone is to recognize lands intended for future urban development in areas designatedd as General Urban Area and Developing Communities in the Official Plan. Current permitted uses in the DR Zone are limited too agriculturall use, community garden, emergency service, environmental preserve and education area, forestry operation, group home, home-based business, marine facility, detached dwelling accessory to a permitted use, park and a secondary dwelling unit. A Zoning By-law Amendment is equired in order to proceed with the development of thesee lands in accordance with the land use designations established in the Riversidee South Community Design Plan (CDP) Revised August

7 The Zoning By-law Amendment seeks to change thee current zoning of Development Reserve (DR) Zone to Residential Fourth Density (R4Z) (a shown in Figure 3). The Residential Fourth Density Zone will allow for the development of a range of residential building forms from single detached dwellings to mid-high rise apartment dwellings. The Z subzone is used for residential development primarily within Developing Communities throughout the City to promote efficient land use and compact form while showcasing newer design approaches. The connecting block to the existing park, the stormwater block along Spratt Road and the stormwater block off which the majority exists in Phase 13 along Amulet Grove are to be zoned Open Space 1 (O1). A holding symbol is proposed on the two residential blocks which will serve as temporary stormwater facilities. Once the Thomas Gamble Drain can be used for stormwater purposes these holdings will be removed and developed according to the R4Z Zone. Figure 3 Proposed Zoning By-law Schedule: Phase POLICY CONTEXT Provincial Policy Statement (2014) This Subdivision Proposal is consistent with the vision and ideas of the Provincial Policy Statement (PPS) as issued under Section 3 of the Planning Act. Section states: Settlement Areas shall be the focus of growth and their vitality and regeneration shall be promoted. Phase 8 of the promotes growth within the Community of Riverside South by adding 611 units. The proposed residential subdivision is a logical and Revised August

8 anticipated extension (as per the Community Design Plan) of the surrounding neighbourhoods and will foster fluid road and pedestrian connections within the community of Riverside South. Section of the Provincial Policy Statement states: 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 unjustified and/or uneconomical expansion Phase 8 of the Riverside South Community efficiently uses land and resources by providing a natural extension of the surrounding neighbourhoods. The road network has been designed to provide links with major arterial roads, the transit system, the community core area and adjacent neighbourhoods. As such, Phase 8 of the Community of Riverside South prevents unjustified and uneconomical expansion. Section of the Provincial Policy Statement also states: New development taking place in designated growth area should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. The proposed Phase 8 Riverside South Subdivision will be developed adjacent to other built-up areas and will include a mix of residential densities. Of the 596 units in the Draft Plan of Subdivision, 176 will be of varying sizes for single dwelling units, 274 will be for townhome units, and the remaining 2 high density blocks will be for approximately 146 higher density stacked townhome units. Section of the Provincial Policy Statement provides policies relating to the servicing of new developments in Settlement Areas. Section states: Planning for sewage and water services shall: b) ensure that these systems are provided in a manner that: Revised August

9 1) can be sustained by the water resources upon which such services rely; 2) is financially viable and complies with all regulatory requirements; and 3) protects human health and the natural environment; d) integrate servicing and land use considerations at all stages of the planning process. Section states that: Municipal sewage services and municipal water services are the preferred form of servicing for settlement areas. The Community of Riverside South has been designed to use municipal sewage services and municipal water services. The availability of a water supply with adequate quality and quantity has been determined through the completion of extensive background studies required as a pre-condition of the Community Design Plan process, and confirmed in the Servicing Brief which supports this application. The Master Servicing Report also indicates that the Community of Riverside South was designed to direct all sanitary flows westward to the existing West Rideau Collector. As such, the development proposal for the Subject Property is consistent with the PPS. Phasing of the Riverside South Community was designed with consideration to integrate servicing and land use throughout all stages of the planning process. Section 2.0 of the PPS provides policies related to the use and management of resources. The Riverside South Community Development is consistent with these provisions regarding: Section 2.1 (Natural Heritage), the Subject Property has no significant wildlife habitat, wetlands, or woodlands. Section 2.2 (Water), the Subject Property does not include any surface or groundwater features identified as ecologically significant. Section 2.3 (Agriculture), the Subject Property does not contain any prime agricultural areas for long-term use for agriculture. Revised August

10 Section 2.4 (Minerals and Petroleum), the Subject Property has no known areas of mineral or petroleum potential. Section 2.5 (Mineral Aggregate Resources); the Subject Property has no mineral aggregate potential identified by the City s Official Plan. Section 2.6 (Cultural Heritage and Archaeology); the Subject Property has no built heritage nor has it been identified as being an area of archaeological potential. Section 3.0 of the Provincial Policy Statement provides policies relating to the protection of public health from natural and human-made hazards. The development of this phase has taken into consideration all natural hazards and has not found any issues that need to be taken into account in the design. 3.2 The City of Ottawa Official Plan The City of Ottawa Official Plan, adopted by City Council in May 2003, has been updated and amended numerous times by both Council and the Ontario Municipal Board. For the purposes of this Planning Rationale, the on-line consolidated version of the Official Plan, which includes Official Plan Amendment 150, was used as reference. The Subject Property is located within the urban boundary of the City of Ottawa and is part of the settlement area for the City. Schedule B of the Official Plan shows the site location in the south part of the City of Ottawa designated as a General Urban Area (refer to Figure 4) within the Urban Area. Revised August

11 Figure 4 - City of Ottawa Official Plan: General Urban Area Section of the Official Plan provides a framework for the General Urban Area. The Plan states that: The General Urban Area designation permits the development of a full range and choice of housing types to meet the needs off all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. This will facilitate the development of complete and sustainable communities. A broad scale of uses is found within this designation, from ground-oriented single-purpose buildings to mid- neighbourhoods, this is not meant to imply that all uses will be permitted everywhere within areas that are designated General Urban Area. The Zoning By- rise buildings with a mix of uses along Mainstreets or Transit Priority Corridors; from a dwelling or corner store to a shoppingg centre or office. While the City is supportive of the establishment of a broad mix of uses in Ottawa's law will continue to regulate the location, scale and type of land use in accordance with the provisions of this Plan. Within neighbourhoods, the Zoning By-law will allow those uses that provide for the local, everyday needs of the residents, including shopping, schools, recreation and services. Uses that also serve wider Revised August

12 parts of the city will be located at the edges of neighbourhoods on roads where the needs of these land uses (such as transit, car and truck access, and parking) can be more easily met and impacts controlled. Subject to the policies below, the City supports infill development and other intensification within the General Urban Area in a manner that enhances and complements the desirable characteristics and ensures the long-term vitality of the many existing communities that make up the city. The Strategic Directions of the Official Plan, particularly Section Designing Ottawa also affect this development. The draft approval of these lands will reflect the intent of the Official Plan by implementing the CDP and its articulation of Urban Design, Compatibility, the Design Objectives and the Ottawa By Design policies of this section of the Official Plan. The proposed Draft Plan of Subdivision for this site was created with special consideration for the policies of General Urban Area and the Strategic Directions in the Official Plan. The implementation of all of the relevant policies regarding both the General Urban Area, found in Section of the Official Plan and the Strategic Directions, Section 2, were considered as a part of the development of the CDP. The proposed zones are the proper reflection of these policies and as refined in the draft approval. 3.3 Riverside South Community Design Plan The CDP was approved by the City of Ottawa Council in June The CDP was amended in 2010 and, in accordance with the City s Official Plan policies; the preparation of a CDP was required before development proceeds in areas designated Developing Community. The Community Design Plan for Riverside South is guided by transitoriented development principles that seek to achieve efficient land use patterns, while creating a community where residents have access to open spaces, shops, schools, community services, and choices in dwelling types in a high quality urban environment. Job opportunities in designated employment lands and throughout the community will help to achieve a balance between jobs and households in the new community. These policies were developed in keeping with the Urban Design Guidelines for Greenfield Neighbourhoods. Revised August

13 The main objectives of the CDP are to: - support transit-oriented development focused on the rapid transit corridor; - create land use and road patterns that support various modes of transportation; - maximize the benefits from existing natural features; - create a network of open spaces accessible to residents and visitors; - establish a range of residential densities and foster a mix of unit types; - ensure consistent treatment of buildings, street edges, boulevards, landscape areas and open spaces; and - encourage the development of an attractive, mixed use Community Core area Transit-Oriented Development The proposed meets the main objectives as sought out by the Community Design Plan. One of the key elements of the design is the planned rapid transit corridor and associated transit services and facilities. Accordingly, the development patterns and corresponding densities throughout the development are intended to contribute to the creation of a transit-supportive community. The Proposed R4Z Zone allows for higher density around the transit stations (up to low-rise apartment units) Road Network Prepared in support of the CDP, the Riverside South Transportation Update provides a framework on the improvements needed to the existing road network, both within and external to Riverside South. The road network for the community is based on a grid of east-west and north-south collector roads. The primary axis for the community s road system is the two existing arterial roads: Limebank Road and Earl Armstrong Road. A comprehensive road hierarchy, as set out in the CDP, includes arterial, collector and local roads for transportation. Other future major and minor collectors within the new community will extend into the other neighbourhoods to provide links to the arterial road system. Phase 8 has been designed in accordance with the CDP and includes both local and collector roads. Revised August

14 3.3.3 Natural Features and Open Spaces The Riverside South Community was conceived to preserve and promote its unique natural features and open spaces. The open space system has been designed to offer residents a range of scale and function in order to foster a variety of active and passive recreational uses. Phase 8 will benefit from linkages between destinations within the community. Connections to the south will be designed during future approvals. A walkway along the Thomas Gamble municipal drain will be built within Block 218 connecting to the sidewalk along Markdale Terrace eventually connecting to the woodlot to the south. This connection willalso provide a pedestrian linkage to Earl Armstrong Road and to both the path leading to Sandy Forest Place and the woodlot to the north. The Plan also makes provision for a connection to the existing dog park and the future school site to the west of the plan, as well as two additional pathway connections between Earl Armstrong Road and Markdale Terrace and one pathway connection between Earl Armstrong Road and Larimar Circle. Some of the offsite natural features include the Rideau River and the two significant Woodlots. A Park system, consisting of varying sizes and uses, is distributed throughout the community, as shown in the Riverside South Community Design Plan, in order for residents to facilitate access. Two small parks will be located in the development of lands directly to the south of Phase 8. The Plan also makes provision for a stormwater block along Spratt Road Range of Densities and Unit Types As outlined in the City s Official Plan, the Riverside South Community s overall residential density must achieve both a density and housing mix objective. In the first instance, Section of the CDP calls for a maximum of 60 percent single and semi-detached dwellings, minimum 30 percent for multiple dwellings and a minimum of 10 percent apartments. Secondly, an average density of 29 units per net hectare for ground-oriented units must also be attained. This distribution of densities is designed to support higher densities in residential areas with close proximity to transit and other transportation corridors. It should be noted that the proposed Draft Plan of Subdivision for Phase 8 has a full range of residential densities, as per the Land Use Plan. The gross area for Phase 8 is 25.8 ha, of which approximately 14.6 ha are considered to be net ground-oriented residential area. Revised August

15 With 596 ground-oriented units proposed, Phase 8 represents an approximate density of 32 units/net hectare (31.9 units/net hectare). Density Required in CDP Density Proposed 596 Residential Units Proposed in Total Maximum 60% singles and semi-detached units of 596 = units Minimum 30% multiple units (multiple attached and stacked) of 596 = units Minimum 10% apartment units of 596 = 59.6 units 29 units/hectare of ground-oriented residential units 176 single and semi-detached units proposed = 29.2% 420 multiple attached units and stacked proposed = 70.5% 0 low rise apartment units proposed = 0% 596 ground-oriented units proposed = density of about 32 units/net hectare All of the lots for single detached dwellings and multiple attached units have been designed to meet the development standards of the R4Z zone and the urban design guidelines for this community. Blocks 211 and 212 shown on the Draft Plan propose the development of stacked units. The proposed zoning for these blocks will permit medium and high density development including the development of low rise apartments. Development of these blocks will be completed through the City s Site Plan Control process Land Use Section 8.4 of the Community Design Plan outlines any minor changes to the implementation of the CDP Land Use Plan: Changes to the Land Use Plan component of the Community Design Plan (CDP) proposed prior to subdivision or site plan approval, such as reconfiguration of local streets, adjustments to the location of low and medium density residential, minor changes to development block size/shape, minor changes to the location and massing of commercial, high density residential and/or office buildings and minor changes in the residential mix may be made at the discretion of the General Manager, Planning and Growth Management. Subdivision and/or site plan approval by the City reflecting these changes constitutes approval of the change to the CDP. Revised August

16 With respect to the Land Use Plan for Phase 8 of thee Riverside South CDP (as shown in Figure 5), the following land use designations apply to the Subject Property: Residential Low Density, Residential Medium Density, Residential High Density 1 and Park Sub-neighbourhood. A review of the Riverside South Community Design Plan is currently being undertakenn by City Staff. Based upon the Community Meeting held on March 12, 2015, the locations of the High Density areas are being modified. The proposed Draft Plan is consistent with this review and it is also consistentt with the intent of this Land Use Plan as it represents only minor adjustments to the orientation of local roads as well as the specific location and massing of high density residential. Figure 5 Riverside South Community Design Plan: Land Use Revised August

17 Figure 6 Ongoing Review of Riverside South Community Design Plan: Land Use The lands directly to the east of the existing fire station have been designed with a high density block of stacked townhome units. This area has been identified as Residential Medium Density in the CDP. The development of this form of residential density is consistent with the CDP in that higher densities are to be located near transit stations or along major roads. The re-orientation of these blockss allows for a clear separation from the medium density to the east. The placement of two blocks at the entry to the neighbourhood provides a gateway for this area. It will also represent a form of development which does not turn its back to the neighbourhood entryway /arterial roads. This is consistent with Section (a) of the CDP as a means to create interest in the façades of the buildings. These higher density residential blocks will be developed through the City s site plan approval process. The CDP identifies a small park to be located in Phase 8. As part of the re-evaluation of parkland within this neighbourhood, two small parks will be now located in the development of lands directly to the south of Phase 8. However,, the Plan allows for an open space link to these parks through the open space corridors. There is also provision for access to the dog park adjacent fire station 37. Revised August

18 3.4 Building Better and Smarter Suburbs: Strategic Directions and Action Plan On March 10, 2015, Planning Committee approved the report titled Building Better and Smarter Suburbs: Strategic Directions and Action Plan. The report speaks to the challenge of supporting land efficiency and functionality in new suburban subdivisions, while at the same time improving urban design and long-term cost effectiveness. Building Better and Smarter Suburbs is now in its implementation phase. Three Working Groups Streets, Schools, and Parks are developing recommendations based on the Strategic Directions and Action Plan items in the report. Solutions will be implemented as they become available throughout this Term of Council ( ) Principles There are four main guiding principles to the action plan: Land Efficient and Integrated Suburban neighbourhoods will make efficient use of land and infrastructure, and be in the form of compact growth. Land use and transportation planning will be integrated and mutually supportive. Neighbourhoods will contain a diversity of land uses, dwelling types, and public spaces. Combined facilities and multipurpose spaces will be developed between various City services and Departments and partner agencies and stakeholders. Density will be measured to encompass the entirety of an area being developed as a new neighbourhood. Easy to Walk, Bike, Bus or Drive Neighbourhoods will contain complete streets that accommodate automobiles and all other modes of transportation, including safe, convenient and comfortable conditions for walking, cycling and public transit. New neighbourhoods will be designed to have nearby destinations, such as shopping or parks, which are reachable by walking and cycling. All streets, including arterials where they are in an existing or planned built up area, will be planned as context-sensitive public spaces that are an integral part of their neighbourhood. In addition to sidewalks designed to promote pedestrian activity, the front yard setbacks as established by the R4Z zone and shown on the draft plan allow for Revised August

19 driveways of a length that will help ensure parked residential vehicles do not interfere with pedestrians on the sidewalks. Well Designed New neighbourhoods will feature an attractive public realm and built environment, and incorporate high quality design that creates a sense of place and community. Healthy, mature street trees will occupy a prominent place on complete streets and in other public spaces. Piped and electrical infrastructure, with the exception of traffic signals, will be made as invisible as possible. Use of colour used in the design of black light poles and fixtures in order to make them less visually obtrusive. A neighborhood gateway feature was constructed by City on the north side of the Shoreline Road and Earl Armstrong Road intersection. A gateway to this phase will be designed to complement the existing design. A walkway is also designed along the existing Municipal Thomas Gamble Drain, which will act as a pedestrian gateway into the neighbourhood. Financially Sustainable Infrastructure will be designed so as to be constructed and maintained over the long term in a way that reflects the most financially efficient model to the City. Potential infrastructure modifications that could increase operation costs will be identified and include strategies to mitigate cost escalation or identify additional funding requirements. New communities will incorporate necessary community features, such as sidewalks, cycling lanes, and public spaces from the beginning of their development in order to avoid the need for costly repairs and additions at a later time. The approved draft conditions have established where require sidewalks are to be located. The subdivision plans to use temporary stormwater ponds along the Thomas Gamble Drain until this existing Municipal Drain can be used as an outlet for stormwater purposes. This use will increase the density of the subdivision and decrease the maintenance costs. The Draft Plan was designed to be consistent with the guiding principles of the Riverside South Community Design Plan. The Riverside South Community Design Plan was created and designed by the City to achieve the same general objectives of this action plan. Revised August

20 The layout of the Community s roads, lots and uses was designed to be land efficient and integrated with the surrounding communities, and transportation networks. Density targets have been established for the community as a whole with amenities and services distributed in a manner which is accessible to the whole community via alternative forms of transportation. High design quality including a neighbourhood gateway feature, street trees and minimal visible infrastructure has been incorporated into the design of Phase 8. The four party trench design has be developed to allow for above grade utility infrastructure. Phase 8 also has been designed to incorporate financially sustainable infrastructure for the foreseeable future. It also has been designed to include all necessary sidewalks and connections to accommodate the projected density and movements throughout the community. The current review of the Riverside South Community Design Plan being undertaken by City Staff will be evaluated against these principles and this document as well. 3.5 Background Studies There are several background studies that form part of the Riverside South Community Design Plan. Phase 8 has been laid out in conformity with the Design Plan and servicing requirements are in place to serve the proposed development (a) Transportation/Transit The most recent Transportation Study Update performed by Dillon (2009) concluded that a population of approximately 56,000 (approximately 18,300 units), can be achieved without any additional major road system capacity over that identified in the City of Ottawa s Transportation Master Plan. Internally, the proposed spacing of signalized intersections on the arterial road network within the Riverside South Community Design Plan is considered acceptable for traffic progression and community mobility purposes. Traffic signals located at Shoreline Drive have been completed by others as part of the widening of Earl Armstrong Road. Bus service currently exists along Earl Armstrong Road and a stop for the future Transit way will be located on the opposite side of Spratt Road. Revised August

21 3.5.1 (b) Water Distribution Study The required water distribution supply for the Riverside South Community is delineated into two distinct pressure zones as outlined by the J.L. Richards & Associates Ltd. Servicing Brief (Revised 2015) which notes that lower lying areas are serviced through a watermain across the Rideau River, and the higher lands are to be serviced through a new pumping station fed from the low lying area. Internally, the extension of the existing distribution system, together with the construction of a water pumping station, is required to service the Community Design Plan area (c) Sanitary Sewer System The existing Riverside South Community is provided with sanitary service through the major collector that crosses under the Rideau River and outlets to the existing West Rideau Collector Sewer. The Background Study confirmed that the existing Rideau River crossing has capacity to service the entire development proposed in the Community Design Plan. The Background Study also investigated the available capacity of the West Rideau Collector to accommodate future development in the Riverside South Community. Analysis concluded that sufficient capacity exists to service the future Riverside South Community (d) Stormwater System The stormwater management for the Riverside South Community follows the dual drainage principle as outlined by the J.L. Richards & Associates Ltd. Servicing Brief (Revised January 2015). The minor storm sewer system captures and conveys runoff during frequent storm events up to the 1:5 year recurrence, while the major overland system conveys excess runoff generated from severe storm events that is not captured by the minor system and up to a 1:100 year recurrence. Stormwater servicing for the Phase 8 lands will be provided by the existing 2400 mm diameter storm sewer on Spratt Road as well as the existing 1350 mm diameter storm sewer on Collector B. These trucks sewers ultimately outlet to the existing Pond 1 stormwater management facility where both stormwater quality and quantity control will be provided, Revised August

22 4.0 CONCLUSION This Report has been prepared in support of the revised application for Zoning By-law Amendment for a new residential subdivision development referred to as Riverside South Phase 8. The proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement in that the proposed land use is located within a designated Settlement Area and all urban services, including transit, are available to the site. Phase 8 of the Riverside South Development is compatible with its surroundings and does not interfere with any natural heritage, agricultural, mineral or cultural heritage matters. The City of Ottawa s Official Plan designates the Subject Lands as General Urban Area. To direct development within the community, the City has adopted the Riverside South Community Design Plan. The proposed Zoning By-law Amendment reflects the goals and objectives of the policies contained in the City s Official Plan and in the Riverside South CDP. The R4Z Zone used primarily for areas designated as Developing Communities promotes efficient land use and compact form while showcasing newer design approaches. The Zoning By-law Amendment maintains the unit mix and densities as expressed in the Riverside South CDP. Provisions for open space, multi-use pathways and road connections are fully respected through the design of the Plan of Subdivision and through the proposed zoning. Prepared by: Reviewed by: Katie Morphet, MCIP, RPP Timothy F. Chadder, MCIP, RPP Revised August

23 A P P E N D I X A DRAFT PLAN OF SUBDIVISION

24 SUBJECT TO THE CONDITIONS, IF ANY, SET FORTH IN OUR LETTER DATED _. THIS DRAFT PLAN IS APPROVED BY THE CITY OF OTTAWA UNDER SECTION 51 OF THE PLANNING ACT. THIS DAY OF _. _ FELICE PETTI, P. ENG., MANAGER DEVELOPMENT REVIEW, SUBURBAN SERVICES PLANNING AND GROWTH MANAGEMENT DEPARTMENT PLANNING AND INFRASTRUCTURE PORTFOLIO CITY OF OTTAWA KEY MAP NOT TO SCALE DRAFT PLAN OF SUBDIVISION OF PART OF LOT 21 CONCESSION 1 ( RIDEAU FRONT ) Geographic Township of Gloucester CITY OF OTTAWA Prepared by Annis, O'Sullivan, Vollebekk Ltd. July 10, 2015 Scale 1 : Metres Metric DISTANCES SHOWN ON THIS PLAN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY SURVEYOR'S CERTIFICATE I CERTIFY THAT : The boundaries of the lands to be subdivided and their relationship to adjoining lands have been accurately and correctly shown. _ Date _ Edward M. Lancaster Ontario Land Surveyor OWNER'S CERTIFICATE This is to certify that we are the owners of the lands to be subdivided and that this plan was prepared in accordance with my instructions. July 8th, 2015 _ Date Y:\URBANDALE\RIVERSIDE\ \Drawings\ Urbandale Pt Lts C1 RF GL DPS F4 D2.dwg, 10/07/ :10:53 AM ADDITIONAL INFORMATION REQUIRED UNDER SECTION OF THE PLANNING ACT (a) see plan (b) see plan (c) see plan (d) residential housing, open space and storm water management (e) see plan (f) see plan (g) see plan (h) City of Ottawa (i) see soils report (j) see plan (k) sanitary, storm sewers, municipal water, bell, hydro, cable and gas to be available (l) see plan 14 Concourse Gate, Suite 500 Nepean, Ont. K2E 7S6 Phone: (613) / Fax: (613) Nepean@aovltd.com