PLANNING RATIONALE. Shadow Ridge Estates Subdivision, Phase Two. In Support of a Proposed Zoning By-Law Amendment. Report Number: R

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1 PLANNING RATIONALE Shadow Ridge Estates Subdivision, Phase Two In Support of a Proposed Zoning By-Law Amendment Report Number: R Prepared for: Donwel Land Inc. Prepared by: Novatech Engineering Consultants Ltd Michael Cowpland Drive Ottawa, Ontario K2M 1P6

2 TABLE OF CONTENTS Table of Contents...2 Introduction...3 Surrounding Uses...3 Proposed Zoning By-Law Amendment...4 Policy Framework...5 Provincial Policy Statement...5 City of Ottawa Official Plan...10 Greely Community Design Plan...14 Conclusion...15 Appendix A...16 PAGE 2 OF 16

3 INTRODUCTION Novatech Engineering Consultants Ltd. (NECL) has been retained by Donwel Land Inc. to prepare this planning rationale in support of a Zoning By-Law Amendment application for Phase 2 of the Shadow Ridge Estates subdivision located in the Village of Greely. The applicant is seeking an amendment to Zoning By-Law to fulfill the Draft Plan Conditions for the Shadow Ridge Estates subdivision (City File no.: D ). The subdivision was Draft Approved on August 7, Draft Approval was extended on August 7, 2003, and again on March 2, The entire subdivision has an area of approximately 435,043.94sq.m (107.5 acres) and consists of three phases. Phase 1 was registered on July 19, Phase 2 is legally described as Part Lot 9, Concession 4, Geographic Township of Osgoode, and Blocks 1, 2, 3, 4, 5, 6, and 7 on Plan 4M-1338 and Blocks 69, 70, and 71 of Plan 4M The area of Phase 2 is approximately 125,750.39sq.m (31.07 Acres). Phase 2 of the subdivision includes: 67 single-detached dwelling lots; 24 semi-detached dwelling lots; One public park composed of two adjacent Blocks totaling 9,274.6m 2 (a portion of the park was registered as Block 71 on 4M-1337 as part of Phase 1), and; Four public streets. Phase 2 is currently vacant and covered with meadow grass, thicket, and some trees. Surrounding Uses The following land uses and activities are occurring adjacent to the subject property and are shown on Figure 1: North: lands north of the Shadow Ridge Estates subdivision, municipally know as 1626 Old Prescott Road and generally referred to as the Cadieux lands, are under separate ownership by John Cadieux and Ruth Watson. The lands are currently vacant but the western portion of the Cadieux lands are subject to a Draft Plan of Subdivision currently being reviewed by the City (City File no.: D ). Phase 1 of the Shadow Ridge Estates subdivision lies just to the north of Phase 2. Phase 1 is a residential development composed of single-detached, semi-detached and townhouse dwellings. Phase 1 is close to full build-out. East: lands east include a separate parcel of land west of Old Prescott Road owned by Jacob Huyer and Dorothy Huyer, municipally known as 1710 Old Prescott Road. The land on the east side of Old Prescott Road is a small agricultural operation and wooded area owned by Cecil Stanley Enterprises Ltd, municipally known as 1723 Old Prescott Road. South: lands immediately to the south are owned by the applicant, Donwel Land Inc. They were registered as blocks on plan of subdivision 4M The lands contain the communal well and septic system beds which services the Shadow Ridge Estates subdivision. The stormwater management facility for the subdivision will be constructed on the lands. Further south is land owned by Maurice Yelle Excavation Ltd., municipally PAGE 3 OF 16

4 known as 1792 Old Prescott Road, which contains an active, licensed aggregate extraction pit. The license was granted in 1996 and permits extraction to 1m above the water table, or approximately 90m ASL. West: Immediately to the west of the Shadow Ridge Estates western boundary is an artificial lake surrounded by both a woodlot and grasslands. The lake is owned in common by property owners within the adjacent subdivision known as Lakeland Estates. Phase 3 of Shadow Ridge Estates, which will be subject to a future zoning amendment implementing the conditions of Draft Plan approval, is adjacent to the property boundary. Figure 1: Figure 1 Subject property showing extent of Phase 2 (green), Phase 3 (purple). Current zoning outlined in red. Source - City of Ottawa emap. PROPOSED ZONING BY-LAW AMENDMENT As a condition of Draft Plan approval, Donwel Land Inc. is required to amend the Zoning By-law prior to the registration of the subdivision. Phase 2 and Phase 3 of the subdivision are currently zoned Development Reserve (DR1). The Zoning By-law states that the purpose of Development Reserve Zone is as follows: (1) recognize lands intended for future urban development in areas designated as General Urban Area and Developing Communities in the Official Plan, and future village development in areas designated as Village in the Official Plan; PAGE 4 OF 16

5 (2) limit the range of permitted uses to those which will not preclude future development options; and (3) impose regulations which ensure a low scale and intensity of development to reflect the characteristics of existing land uses. The purpose of the proposed Zoning By-law amendment is to change the zoning from the Development Reserve (DR1) subzone to the Village Residential Zones -V1I(610r) and V2D(612r) implemented in Phase 1. The amendment will also change the zoning from DR1 to Open Space O1 to reflect the creation of a public park. We have prepared a draft schedule of the proposed Zoning By-law Amendment for review. The draft copy is attached in Appendix A to this report. The applicant is seeking one small change to the proposed V2D Zone for Phase 2. The applicant is seeking a reduction to the Lot Width from 28 metres to 26 metres to reflect the proposed lot fabric submitted to the City with the detailed engineering design. All other provisions of the previous V1I(610r) and V2D(612r) will continue to be apply to Phase 2. POLICY FRAMEWORK Provincial Policy Statement NECL undertook a review of the 2005 Provincial Policy Statement (2005 PPS) to demonstrate that the proposed application for Zoning By-law amendment is consistent with Provincial policies. The 2005 PPS outlines the policy direction on matters of Provincial interest, as set out in Section 2 of the Planning Act. Generally, the 2005 PPS seeks to manage change and promote efficient land use and development patterns. Section of the 2005 PPS Settlement Areas states: Settlement areas shall be focus of growth and their vitality and regeneration shall be promoted. The subject property is located within the Village of Greely. settlement area in the City of Ottawa Official Plan. Further, the 2005 PPS states: The Village is a designated Land use patterns within settlement areas shall be based on: a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; and 3. minimize negative impacts to air quality and climate change, and promote energy efficiency in accordance with policy 1.8; PAGE 5 OF 16

6 The proposed Zoning By-law amendment will implement the Village Residential Zone. The City of Ottawa has declared that the Village Residential zone is compatible with a Village setting but is at a higher density to make the communal servicing cost effective. Policy of the 2005 PPS Public Spaces, Parks and Open Spaces states: Healthy, active communities should be promoted by: a) planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, and facilitate pedestrian and non-motorized movement, including but not limited to walking and cycling; b) providing for a full range and equitable distribution of publicallyaccessible built and natural settings for recreation, including facilities, parklands, open space areas, trails and, where practical, water-based resources; A sidewalk will be provided along the north-south collector within Phase 2. Two public parks are planned as part of the overall development of the subdivision. The proposed Zoning By-law amendment will change the zoning to reflect the creation of a park in Phase 2. A second park will be created in Phase 3. Policy of the 2005 PPS Sewage and Water states: Planning for sewage and water services shall: a) direct and accommodate expected growth in a manner that promotes the efficient use of existing: 1. municipal sewage services and municipal water services; b) ensure that these systems are provided in a manner that: 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 Phase 2 will be serviced by a municipally owned communal sewage system. NECL has submitted the study Shadow Ridge Estates Subdivision Phases 2 & 3 Stormwater Management and Servicing Brief, December 5, 2011 to show that Phase 2 can be serviced by the existing municipal services. The above noted Servicing Brief addresses stormwater water quantity/quality, flood protection, fish habitat compensation, wellhead protection, domestic water supply, and fire fighting capacity. Policy of the 2005 PPS Transportation Systems states: Transportation systems should be provide which are safe, energy efficient, facilitate the movement of people and goods, and are appropriate to address projected needs. The local roads and proposed collector road within the subdivision is planned to be fully integrated within the planned network of roads in the Village of Greely. NECL has submitted the study Shadow Ridge Estates Subdivision Phase 2 Transportation Brief, PAGE 6 OF 16

7 November 2011 in fulfillment of a condition of the original Draft Plan Approval and in support of the Zoning Amendment application for Phase 2. Section 2.0 of the 2005 PPS - Wise Use and Management of Resources is intended to protect natural heritage, water, agriculture, mineral and cultural heritage and archaeological resources. There are no agricultural operations on or adjacent to the development that will be impacted by the proposed Zoning amendment for Phase 2. There are no minerals or petroleum deposits on or adjacent to the site that will be impacted by the amendment. The subject lands do not have cultural heritage or archaeological resources. Policy 2.1 of the 2005 PPS Natural Heritage states: Natural features and areas shall be protected for the long term There are no significant wetlands, woodlands, valleylands, or significant areas of natural and scientific interest on or adjacent to the subdivision. Muncaster Environmental Planning was retained to complete a study Shadow Ridge Estates- Phases 2 and 3 Scoped Environmental Impact Statement Butternut and Bobolink Survey to address the potential for significant habitat of endangered species and threatened species. The report concluded that there were no butternut or bobolink habitat on site. It also noted that there were no Species at Risk. 2.2 of the 2005 PPS Water states: Planning authorities shall protect, improve or restore the quality and quantity of water by: c) identifying surface water features, ground water features, hydrologic functions and natural heritage features and areas which are necessary for the ecological and hydrological integrity of the watershed; d) implementing necessary restrictions on development and site alteration to: 1. protect all municipal drinking water supplies and designated vulnerable areas; and 2. protect, improve or restore vulnerable surface and ground water, sensitive surface water features and sensitive ground water features, and their hydrologic functions; e) maintaining linkages and related functions among surface water features, ground water features, hydrologic functions and natural heritage features and areas; f) promoting efficient and sustainable use of water resources, including practices for water conservation and sustaining water quality; and PAGE 7 OF 16

8 g) ensuring stormwater management practices minimize stormwater volumes and contaminant loads, and maintain or increase the extent of vegetative and pervious surfaces. NECL has submitted the study Shadow Ridge Estates Subdivision Phases 2 & 3 Stormwater Management and Servicing Brief, December 5, 2011 that addresses stormwater water quantity/quality, flood protection, fish habitat compensation, and wellhead protection. Section 2.5 of the 2005 PPS - Mineral Aggregate Resources states: Mineral aggregate operations shall be protected from development and activities that would preclude or hinder their expansion or continued use or which would be incompatible for reasons of public health, public safety or environmental impact. There is a designated Sand and Gravel Resource Area and licensed aggregate operation approximately 197 metres south of the subdivision. The aggregate operation is owned and operated by Maurice Yelle Excavation Limited. The license is a Class A license (greater than tonnes/year extraction rate permitted), which was issued under the Aggregate Resources Act on October 28, 1996 for an area of 26.2 hectares. Extraction is permitted down to 90 metres ASL, or 1 metre above the water table. Extraction is to occur in three phases, beginning on the east side of the property and moving west. Concurrent restoration is required under the license in accordance with the approved rehabilitation plan. Through discussions with City of Ottawa staff, NECL confirmed that a full mineral impact assessment was not required but that the applicant needed the issues in the PPS and OP addressed through the planning rationale. The 2005 PPS protects aggregate operations from development that would preclude or hinder their expansion or continued use. There is no indication that the proposed Zoning amendment will preclude or hinder the expansion or continued use of the aggregate operation. Appendix A to the Greely Village Community Design Plan provides a history of the boundary of the Village. The Village boundary evolved from the former Regional Municipality of Ottawa Carleton, the former Township of Osgoode Official Plan, a series of individual boundary expansions since 1980, including a decision of the Ontario Municipal Board in 2004 to include the area between Old Prescott Road and Stagecoach Road. It is reasonable to believe that the issue concerning the proximity of the Village boundary, including the designated Residential Area, to the designated Sand and Gravel Resource Areas was studied and accepted that there was no conflict. As noted above, Phase 2 is buffered from the licensed aggregate operation by a separation distance of approximately 197 metres, which includes additional lands owned by the applicant that contain the municipal communal septic fields, the municipal well, and future stormwater pond for the Shadow Ridge Estates subdivision. Additionally, the Site Plan for the license shows an additional 15 metre buffer along the northern property line of the aggregate operation, except where it adjoins a former pit on the additional lands owned by the applicant. The total separation buffer is 212 metres. Through background research, NECL found that there may be other issues unrelated to the Shadow Ridge Estates subdivision that may preclude or hinder the expansion or continued use of the aggregate operation. PAGE 8 OF 16

9 Research noted that under the mandate by the Ontario Ministry of Environment and Ontario Clean Water Act, South Nation Conservation identified the municipal well adjacent to the sand and gravel operation as very high vulnerability. In a January 2011 report to the Agricultural and Rural Affairs Committee (ACS2011-ICS-PGM-0043), City of Ottawa staff raised concerns with respect to the potential impact on the municipal well from the sand and gravel operation. Figure 2 is an image from the report showing the municipal well and adjacent aggregate operation. City staff were particularly concerned with the owner s interest in extracting below the water table and that further extraction in proximity to the municipal well could jeopardize the viability of the well to continue to service residents in the area. Figure 2: Well vulnerability scoring map included as Document 3 in ARAC and Council report ACS2011-ICS-PGM In the same report, City staff also raised concerns with respect to the potential impact on natural heritage features, including the Rural Natural Features adjacent to the aggregate operation including significant woodlands, and the Provincially Significant Wetlands to the east. Further, the applicant retained Bowfin Environmental Consulting to undertake a study Shadow Ridge Fish Habitat and Community Assessment, 2011, which addresses fish habitat and compensation for the subdivision. It is understood from the research PAGE 9 OF 16

10 Ridgewood Zoning Amendment Planning Rationale December 2011 undertaken in preparation of the report that the existing drainage ditch (to Kehoe drain) through the middle of licensed aggregate operation is fish habitat. The previous decisions regarding the Village Boundary, and the issues regarding the vulnerability of the municipal well and potential impact on adjacent natural heritage features pre-dated the proposed Zoning amendment for Phase 2, and may already preclude or hinder the aggregate operation to some degree. Section 3.0 of the 2005 PPS - Protecting Public Health and Safety is intended to reduce the risk to residents from natural or human-made hazards. There are no known natural hazards within the subdivision. The only human-made hazard is the existing sand and gravel operation south of the subdivision. As noted above, there is no indication of hazard to Phase 2 of the subdivision. The aggregate operation is buffered by a separation of approximately 212 metres and the pit is required to implement a concurrent restoration plan through the aggregate license. City of Ottawa Official Plan The subject land is designated as Village on Schedule A of the City of Ottawa s Official Plan (OP), as shown below. Figure 3: Schedule A of the Official Plan with the subject property highlighted in red. PAGE 10 OF 16

11 The subject property is designated as Village and as such is a place for focused growth. Policy 7 in Section Villages states: Permitted uses will include: residential and retail and commercial service facilities of up to 10,000 square metres gross leasable area, restaurants, offices and personal service establishments, light industrial uses, institutional uses such as schools, community meeting and recreational buildings and facilities, places of worship, and public open space. Policy 8 in Section Villages states: The zoning by-law will establish zones that are consistent with the distribution of uses provided for in the Village plans found in Volume 2. The proposed Zoning amendment conforms to the policies of the Official Plan because residential uses are permitted and the proposed Zoning By-law amendment is implementing the Village plans found in Volume 2 of the Official Plan. Section 4 of the City of Ottawa Official Plan outlines policies that the City uses to review development applications in order to meet the objectives (conformity to) of the Official Plan. Policy 1 of Section 4.1 Site Specific Policies and Secondary Policy Plans states: Secondary plans, Village plans and site-specific policies found in Volume 2 provide more detailed policy directions for specific areas or neighborhoods. The policies of the Village of Greely Community Design Plan are address below Section 4.2 Adjacent to Land-Use Designations states that policies regarding adjacent land use designations may also apply. The following is a summary of some of the adjacent land use designations and how they are addressed: Development within 120 metres of a Significant Wetland The proposed Zoning By-law amendment is not within 120 metres of a Significant Wetland. Development within 120 metres of a Natural Environment Area or significant habitat, or Area of Natural and Scientific Interest. The proposed Zoning By-law amendment is not within 120 metres of a Natural Environment Area or significant habitat, or Area of Natural and Scientific Interest. This was confirmed above through the study Shadow Ridge Estates- Phases 2 and 3 Scoped Environmental Impact Statement Butternut and Bobolink Survey prepared by Muncaster Environmental Planning. Development within 500 metres of a Limestone Resource Area or within 300 metres of a designated Sand and Gravel Resource Area. The proposed Zoning By-law amendment is not within 500 metres of a Limestone Resource Area. The development is within 300 metres of a designated Sand and Gravel Resource Area. Through discussions with City of Ottawa staff, NECL confirmed that a full mineral impact assessment was not required but that the applicant needed the issues in the PPS and OP addressed through the planning rationale. This was addressed previously regarding the 2005 PPS. PAGE 11 OF 16

12 Development within 500 metres of an active or closed solid waste disposal site. The proposed Zoning By-law amendment is not within 500 metres of an active or close waste disposal site. Policy 5 of Section 4.3 Walking, Cycling, Transit, Roads and Parking Lots requires a transportation impact assessment report to be submitted where the City determines that the development may have an impact on the transportation network in the surrounding area. A transportation impact study is already required as a condition of Draft Plan approval for each phase of the Shadow Ridge Estates subdivision prior to registration. Policy 1 of Section Private Water and Wastewater Servicing requires that development applications be supported by an assessment of adequacy of public services. As noted previously, NECL prepared a study Shadow Ridge Estates Subdivision Phases 2 & 3 Stormwater Management and Servicing Brief, December 5, 2011, which demonstrates adequacy of services for Phase 2. Policies 1 and 2 of Section Archaeological Resources requires an archaeological resource assessment if there is archaeological potential. As noted previously, the Shadow Ridge Estates subdivision has no known archaeological resources. Policy 1 of Section Erosion Prevention and Protection of Surface Water requires minimum setbacks from rivers, lakes, streams, and other surface water features. As noted previously, the NECL study Shadow Ridge Estates Subdivision Phases 2 & 3 Stormwater Management and Servicing Brief, December 5, 2011 addresses setbacks to the outlet to the Kehoe Drain south of the subdivision. Additionally, the applicant retained Bowfin Environmental Consulting to undertake a study Shadow Ridge Fish Habitat and Community Assessment, 2011, which addresses fish habitat and compensation in greater detail. Policy 2 of Section Protection of Endangered and Threatened Species and Section Environmental Impact Statement requires that significant habitat of endangered and threatened species be identified by an environmental impact statement where there is potential for significant habitat to exist. As noted previously, Muncaster Environmental Planning was retained to complete a study Shadow Ridge Estates- Phases 2 and 3 Scoped Environmental Impact Statement Butternut and Bobolink Survey to address the potential for significant habitat of endangered species and threatened species. The report concluded that there were no butternut or bobolink habitat on site. It also noted that there were no Species at Risk. Policy 1 of Section Stormwater Management requires that a stormwater management plan be submitted to support subdivision applications. As noted previously, NECL has prepared and submitted study Shadow Ridge Estates Subdivision Phases 2 & 3 Stormwater Management and Servicing Brief, December 5, 2011 that addresses stormwater water quantity/quality, flood protection, fish habitat compensation, and wellhead protection. Policy 1 of Section Protection of Groundwater Resources requires a groundwater assessment and Policy 1 in Section Wellhead Protection requires that planning applications within wellhead protection areas be reviewed to assess the level of risk to a municipal water supply. The Shadow Ridge Estates Subdivision Phase 2 Conceptual Stormwater Management Report prepared by NECL, dated July 7, 2011 acknowledges the wellhead protection area as defined by the South Nation Conservation Authority. PAGE 12 OF 16

13 The wellhead protection area has been delineated on the Existing Conditions Plan - Figure 2 and Appendix B of the NECL study Shadow Ridge Estates Subdivision Phases 2 & 3 Stormwater Management and Servicing Brief, December 5, The design of the stormwater pond will include measures to protect against potential groundwater contamination. This may include the requirement for a clay liner, depending on the nature of the existing soils in the vicinity of the pond. A geotechnical study is currently underway to determine the nature of the existing soils and the design of the pond will be modified accordingly. The development will use a Small Diameter Gravity Sewers (SDGS) system. Preliminary treatment will be at each Lot through the use of interceptor or septic tanks upstream of the primary sanitary sewer. This will reduce the requirement to have larger diameter sewers and manholes, as most of the solids are held at the tanks. There is no infiltration anticipated due to fused pipes and minimal joints within the sanitary pipe system. The Stormwater Management Report prepared by NECL also acknowledges recommendations from the original Phase 1 Stormwater Site Management Plan prepared by Simmering & Associates in November 2000, which includes recommendations to address concerns raised by the Lakeland Estates Property Association. Stormwater from roadways will be contained with the public right-of-ways by curbs and channeled to catch basins and ultimately to the proposed stormwater pond. Monitoring will be conducted during construction by a qualified inspector to ensure that contractors are constructing the project in accordance with the design drawings and mitigation measures recommended through the detailed engineering review. The inspector will ensure that construction vehicles and chemicals, fuels and other potentially hazardous materials remain in designated areas. The inspector will document all environmental activities with site inspections, photographs and progress reports, and will issue a final summary report upon completion of the construction. We will discuss the matter further with the South Nation Conservation Authority as part of their review of our submissions. Policy 1 of Section Unstable Soils or Bedrock requires that applications for subdivision be supported by a geotechnical study to demonstrate that the soils are suitable for development. The applicant has retained Golder Associates to prepare a geotechnical report that addresses soils, including aspects such as foundation design, road construction, design of the stormwater management pond and storage reservoir for the communal well. Policies 1 and 3 of Section 4.10 Parks and Greenspace Requirements requires the dedication of land for parks in an amount not exceeding 5% of the area of the land that is to be developed. The applicant is providing a public park in Phase 2 composed of two adjacent Blocks totaling 9,274.6m 2 (a portion of the park was registered as Block 71 on 4M-1337 as part of Phase 1). Another park will be provided as part of the future Phase 3 lands. Policy 2 of Section Urban Design and Compatibility states that the City will have regarding for the policies of the site s land use designation, and all applicable Community Design Plans, Secondary Plans, or site specific policies, Council-approved design guidelines, Provincial Environmental Assessments, and functional design plans for capital projects, as well as the Design Objectives and Principles in Section 2.5.1, and the preceding policies in Section 4.1 through NECL has included references and PAGE 13 OF 16

14 rationale on how the proposed Zoning amendment for Phase 2 conforms to City policies and the Community Design Plan in the following section of this report.. Greely Community Design Plan Schedule A Village Land Use Plan of the Greely Community Design Plan (CDP) designates the Shadow Ridge Estates subdivision as Residential. Policy (1) of Section 4.2 of the Greely CDP permits singled detached dwellings as the principle permitted use. Two-unit and ground oriented multi-unit dwellings are permitted in the Residential designation on a limited basis. The proposed Zoning amendment for Phase 2 includes single-detached and semi-detached dwellings. Policy (8) of Section 4.2 states: Semi-detached and townhouse dwellings are permitted to be concentrated within part of the lands in Concession IV, Lot 8, based on a connection to the approved, ultimately city-owned and operated, communal water supply and sanitary sewer systems for the Shadow Ridge Estates subdivision, which is described in Section 3.4. In the event that studies required during the subdivision approval process indicate that such a connection to this system is not workable and/or economically viable, only low density residential uses will be permitted. The Zoning amendment conforms to the policies of the Greely CDP because semidetached dwellings are permitted in Concession IV, Lots 8 and 9. Policy (1) of Section 4.7 of the Greely CDP Open Space states: The general size, location and configuration of all future parks and creek corridors have been identified on Schedule D. While the size and configuration of these parks and corridors are conceptual and will be determined during the development review process, all subdivision plans must confirm with the intent of the greenspace network. The Zoning amendment proposes to zone the public park (a portion of the park was registered as Block 71 on 4M-1337 as part of Phase 1) O1 Zone. The general location of the park was identified on Schedule A of the Greely CDP. A portion of the park is also noted in Section 7.2 of the Greely CDP. Policy (3)(c) of Section 4.7 of the Greely CDP Open Space states: All other tributaries of Shields Creek must be further evaluated as part of a Stormwater Site Management Plan during the development review process to determine their function. Section of the Official Plan will apply if these tributaries are found to be fish habitat. The tributaries within the proposed subdivision are addressed in the NECL study Shadow Ridge Estates Subdivision Phases 2 & 3 Stormwater Management and Servicing Brief, December 5, The study also addresses fish habitat compensation. Additionally, the applicant retained Bowfin Environmental Consulting to undertake a study Shadow Ridge Fish Habitat and Community Assessment, 2011, which addresses fish habitat and compensation in greater detail. PAGE 14 OF 16

15 CONCLUSION The proposed Zoning By-law Amendment proposes to change the current zoning for Phase of the Shadow Ridge Estates subdivision from the Development Reserve (DR1) Zone to the Village Residential Zones -V1I(610r) and V2D(XXX). The amendment will also change the zoning from DR1 to Open Space O1 to reflect the creation of a public park. The proposed Zoning By-law is consistent with the 2005 Provincial Policy Statement, and conforms to both the policies of the City of Ottawa Official Plan (OPA 76) and to the Village of Greely Community Design Plan, and represents good planning. Grey Winters, RPP. MCIP Planner-Project Manager PAGE 15 OF 16

16 APPENDIX A PAGE 16 OF 16

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