MATTAMY RICHMOND LANDS. Preliminary Existing Conditions Analysis: Planning

Transcription

1 MATTAMY RICHMOND LANDS Preliminary Existing Conditions Analysis: Planning MAY 2008

2 MATTAMY RICHMOND LANDS Preliminary Existing Conditions Analysis: Planning MAY 2008 FOTENN CONSULTANTS INC. 223McLeod Street Ottawa, Ontario K2P 0Z8 (613) MATTAMY HOMES 123 Huntmar Drive Ottawa, Ontario K2S 1B9 (613)

3 1.0 Introduction Site Context Community Context Richmond Village Community History/Culture Population Characteristics/Growth Distribution of Land Uses Vacant Land Parcels Character of Built Form Community Amenities Village Core Land Uses Built Form Policy and Regulatory Context Provincial Policy Statement Official Plan Secondary Plan Township of Goulbourn Zoning By-law Draft Comprehensive Zoning By-law Opportunities and Constraints Opportunities Constraints Prepared by FoTenn Consultants Inc. 2

4 1.0 Introduction The purpose of this Preliminary Existing Conditions Report is to document the collection of existing information related to the Site Context, Community Context and Policy/Regulatory Context in order to begin identifying opportunities and constraints for future development in the Village of Richmond, and on Mattamy s Lands. Other Preliminary Existing Conditions Reports have been completed to assess more technical matters, including servicing, transportation, hydrogeology and the environment. The findings of each of these other reports are summarized in the Summary Document, contributing to a broader assessment of the opportunities and constraints. 2.0 Site Context The subject site ( Mattamy Lands ) is legally described as Lot 22, Concessions II, III, and IV, Village of Richmond. It consists of 9 contiguous parcels of land and occupies approximately 353 acres (143 hectares) of land along the west side of the Village boundary. This land area represents approximately 20% of the entire land area of the Village of Richmond. The subject site was actively farmed until this year. The terrain is fairly flat and the majority of the land cleared of trees, with the exception of a number of hedgerows and a large area along each side of the Jock River, which is heavily treed. Lands to the north, south and west are located outside of the Village boundary and are occupied by rural and agricultural uses. Lands to the east are within the Village boundary and are developed primarily with low density residential uses. The Jock River and the Van Gaal Drain run through the site. The Jock River crosses the site from east to west, south of Ottawa Street. The Van Gaal Drain runs north to south through the north quarter of the site. The flood plain mapping currently available (Ottawa Emaps) illustrates a floodplain along each side of the Jock River. During Summer 2008, the City will be working with the Rideau Valley Conservation Authority (RVCA) to update the floodplain mapping for the area. Prepared by FoTenn Consultants Inc. 3

5 Prepared by FoTenn Consultants Inc. 4

6 3.0 Community Context The Village of Richmond is located in Ottawa s west end, approximately 25 kilometres (measured as the crow flies) southwest of the downtown core. The Village has a rich history as a strategic military settlement, and functioned as an independent Town until Although the Village is now part of the City of Ottawa, it continues to be a service and social centre with several churches, service clubs, and a retail shopping area. The focus of Section 3.0, Community Context, is the entire Village of Richmond (3.1), however a specific section of analysis (3.2) has been broken out for the Village Core, to recognize the significance of this area. Prepared by FoTenn Consultants Inc. 5

7 3.1 Richmond Village Community History/Culture Historic Origins of the Village The Village of Richmond was conceived and created by officers of the British army as a military settlement. It is the oldest community in the County of Carleton, formed in the autumn of With the conclusion of the War of 1812 and the Napoleonic Wars, the British were faced with two major problems: what to do with the flood of war veterans for whom there were no jobs in Britain; and how to defend the sparsely populated province of Upper Canada against the militant Americans. The largely unsettled area around the proposed Rideau Canal was of particular strategic importance. The government s solution was to encourage discharged soldiers and their families to settle in this area by offering them basic tools and supplies, provisions for one year, and free land in a government-sponsored community. In 1816, one such military settlement was established at Perth; in 1817, a second settlement, situated along the Jock River (now the Village of Richmond), was chosen. Land was offered to the soldiers of the 99th and 100th Regiments of Foot who had served in the War of Late in June, 1818, approximately four hundred families set out from Quebec City. As they departed, they passed the ship carrying the Duke of Richmond, the newly-appointed Governor-General of British North America. It was then decided at that time that the name of the new community should be Richmond. When the settlers landed near the foot of the Chaudiere Falls, the women and children camped on the present LeBreton Flats while the men cut the twenty mile course of the Richmond Road. Layout of the Original Village The plans for the Village of Richmond encompassed a broad area as it was expected to be a great city in the future. The Village was laid out in a grid on the north bank of the Jock River, with Perth Street forming the northern limit of land originally surveyed in 1818 by Joseph Fortune, a former member of the military. The Village was laid out prior to the arrival of settlers to the area. One-acre town lots were established between the surveyed streets. To the north of Perth Street were 40 rectangular 10-acre lots as part of a park. To the south there were also acre lots. To the east and west were 20 lots each 10 acres in size. There were grants of two, four and six acres each for the minister s residence, church, and graveyard, of each of the three established Prepared by FoTenn Consultants Inc. 6

8 Churches the Episcopal, Presbyterian, and Roman Catholic. It is described in one account that when one has to tramp on foot through the Village, it reminds him strongly of the term popularly applied to the City of Washington during war times the city of magnificent distances. (County of Carleton Atlas, 1879) Richmond was the centre for the administration of lands in the area. The quality of the agricultural land in Richmond was excellent; there was a sense at the time that no better could be found in any country of corresponding latitude or similar climate. This quality of land was not consistent throughout the surrounding Township, with large areas of very poor land in Goulbourn ranging through all the grades from bottomless bogs and swamps to pure sand or pure rock, or mixtures of two or more of the above, in every shape. (Carleton Atlas). Beyond the quality of the land, the Prepared by FoTenn Consultants Inc. 7

9 position Richmond next to the Jock River, the most important tributary of the Rideau, was advantageous not only as a scenic setting but also as a basis for industry, as the village was the location of the first mill in the County. Evolution of the Village The initial attempt to make a living as pioneer farmers presented great challenges for the settlers, most of whom had been professional soldiers all their adult lives. Many sold or abandoned their land and sought a livelihood elsewhere. Nevertheless, life in the military settlement had advantages not generally enjoyed by other pioneers including the provision a commissariat from which allotted supplies could be drawn, a school and teacher, the presence of a former army doctor, and enough retired officers to provide business and political leadership for the area. Not surprisingly, non-military emigrants, too, were attracted to the settlement. By 1822, the population had reached 2,434 but of these only 712 were soldiers and their families. On Christmas eve of that year, the settlement received notice that the British government was discontinuing its support of military settlements. Those directly employed by the government were jobless and the community lost its free school teacher, though he continued to conduct classes on a much reduced income. The Village of Richmond was at one time a place of exceptional importance; and even long subsequent to the days of old Bytown it was a business centre of no mean importance, containing at one time according to the oldest inhabitants of the vicinity at least a score of first-rate stores and a dozen breweries and distilleries in its limits. (Carleton Atlas) With the construction of the Rideau Canal, Richmond s importance was eclipsed by that of Bytown. By 1879, many of the buildings have an abandoned and dilapidated appearance. The village contained but 4 general stores, 2 harness-shops, 4 blacksmith shops, 2 wagon shops, 3 shoe shops, 1 tailor shop, 1 steam saw and gristmill, 1 water mill, two hotels, 4 churches, 1 school and a town hall. (Carleton Atlas) Many of its prominent citizens moved to Bytown and Richmond became a more typical rural community whose population had dwindled to about 400 by the turn of the century. Since then, the population has seen slow but steady growth, increasing from a population low of 434 in 1851 to 610 in 1951 and to 1215 in Recent History The Town of Richmond was set off as an autonomous municipality by the operation of the Municipal Act in In 1974, a provincial reorganization amalgamated Stittsville and rural Goulbourn with Richmond to form a new Goulbourn Township. The Township of Goulbourn became part of the City of Ottawa through amalgamation in Prepared by FoTenn Consultants Inc. 8

10 The Village of Richmond has a Community Association known as the Richmond Village Association (RVA). The mandate of the Communication Association is to be proactive on issues concerning Richmond residents, to form opinions, reach a consensus and then present a particular viewpoint to various levels of government where the interests of Richmond residents may be affected. The RVA is involved in numerous community endeavours, promoting Village pride and identity Population Characteristics/Growth Census Tracts (CTs) are relatively stable geographic areas delineated by Statistics Canada. The Village of Richmond corresponds approximately to CT , although the CT does not include the properties located to the south of the railway tracks (corresponding to an estimated 40 dwellings). According to Statistics Canada s 2006 Census data, the median age of the population is 40.9 years of age, which is slightly higher than the median age for the Ottawa-Gatineau Census Metropolitan Area (38.4 years of age). The age breakdown of the population is as follows: Table 1: Age Profile in Census Tract % Age Population Representation 0 to 19 years % 20 to 39 years % 40 to 59 years % 60 to 79 years % 80 years and over 120 3% Total 3, % Source: Statistics Canada 2006 These statistics suggest that approximately 32% of the Richmond population is between 40 and 59 years of age, which is similar to the Ottawa-Gatineau proportion of 31%. As with the Ottawa-Gatineau statistics, there is also a significant amount of younger residents below the age of 20. However, only 21% of the Richmond population is between 20 and 39 years of age, compared to 28% for the Ottawa- Gatineau area. Prepared by FoTenn Consultants Inc. 9

11 Overall, population statistics suggest that growth in the Village of Richmond over the past 25 years has been relatively modest. The table below lists the CT population in each Census year since 1981: Table 2: Population in Census Tract Census Year Population Size of CT* , km² , km² , km² , km² , km² , km² *The size of the Census Tract fluctuates depending on the boundaries established by Statistics Canada Source: Statistics Canada It is notable that the City of Ottawa s population statistics, which include the entire Village of Richmond (and therefore a larger area than the Statistics Canada CT), identify a population of 4,308 in 2006 (vs. 3,839 in the CT) and an estimated population of 4,500 for The City of Ottawa population numbers are also higher because the City uses a higher persons / dwelling unit estimate than Statistics Canada. As expected, the number of occupied dwellings in CT has also increased over the past 25 years. The City of Ottawa s dwelling statistics indicate a total of 1436 dwelling units in 2006 (vs. 1383) and 1487 in The City of Ottawa statistics are higher because unlike the Census, they include dwellings in which people may not be living permanently, or are under renovation. Table 3: Number of Private Dwellings in Census Tract Year Occupied private dwellings* , , , , ,383 *The number of occupied private dwellings refer to dwellings in which in which a person or a group of persons live permanently. Finally, building permit data reveal that an average of units per year have been built since Table 4: Building Permits in Village of Richmond Year Building permits/year Source: City of Ottawa document entitled Village of Richmond Profile Prepared by FoTenn Consultants Inc. 10

12 3.1.3 Distribution of Land Uses The Village of Richmond has a range of residential, commercial, institutional, and recreational uses throughout the community. The following table lists the total area occupied by each land use in the Village, as well as the portion of the total land area that it represents: Table 5: Distribution of Land Uses in the Village of Richmond Type of land use Total area in Village Hectares (ha) % Representation Single-detached residential Semi-detached residential (side by 3.04 Residential side) 22.60% Row and townhomes 3.55 Apartments 2.74 Community shopping centre 2.19 Commercial Other commercial % Elementary school 1.56 Secondary school 3.34 Institutional Hospital, rehabilitation, nursing home % Other institution Industrial 5.78 Industrial Industrial condominium % Transportation 2.54 Utility 0.31 Communications 0.30 Office 1.28 Active recreation 8.56 Active recreation on school property 5.55 Passive recreation Open space 9.71 Vacant land (includes floodplain, farmland Future Development land) Street (road and associated right-ofway) Utility/Transp. 0.38% Office 0.15% Recreation/Open Space 11.90% Vacant Land 49.72% Other 10.53% Water Total % Source: City of Ottawa document entitled Village of Richmond Profile Prepared by FoTenn Consultants Inc. 11

13 The most predominant land use in the Village of Richmond is residential, more specifically single-detached dwellings. Single homes occupy the majority of the land within the perimeter formed by Perth Street to the north, King Street to the east, Ottawa Street to the south, and Fortune Street to the west. There is also a significant amount of land within the Village allocated to recreational uses and open space; the largest passive recreation area is the Richmond Conservation Area located just west of Eagleson Road. This area is complemented by several parks scattered throughout the Village, particularly along the Jock River. Prepared by FoTenn Consultants Inc. 12

14 The majority of the commercial uses are located along Perth Street and McBean Street, with larger-scale commercial uses located along Eagleson Road. Industrial uses are limited, and are primarily located south of the railway tracks. A total of approximately 412 hectares of land within the Village boundary is currently considered vacant. Details concerning the vacant lands are discussed in the following section Vacant Land Parcels The approximate 412 hectares of vacant land within the Village of Richmond includes floodplain, lands reserved for future development, and small pieces of land scattered throughout the Village. The majority of the vacant land is situated on the periphery of the Village, outside the area bounded by Perth Street, King Street, Ottawa Street, and Fortune Street. The City of Ottawa s Rural Residential Land Survey (RRLS) provides detailed information on vacant residential land parcels in the Village of Richmond as of end-of- Prepared by FoTenn Consultants Inc. 13

15 year In particular, the RRLS lists the amount of vacant residential land available in the Village and provides an estimate of its total future unit potential. The following table offers a summary of the status of these lands and their residential unit potential: Table 6: Residential unit potential of vacant land in Richmond (Dec. 2006) Status of lands Potential Units Net Hectares In a registered plan of subdivision In a draft approved plan of subdivision A proposed plan of subdivision has been received by City Pending No plan of subdivision 1, Total 1, Source: Rural Residential Land Survey, 2006 Update According to this table, the RRLS estimates a total of 1,848 potential future units on all residential vacant land within the Village of Richmond. This represents the highest estimated potential of all Villages in the Ottawa area, according to the City s land survey. Prepared by FoTenn Consultants Inc. 14

16 The subject site encompasses nine of the vacant residential parcels identified by the RRLS, which estimates a total unit potential of 897 units for these parcels. As for most of the vacant lands in the Village, a Plan of Subdivision has not been submitted for the Mattamy Lands. Accordingly, the methodology applied by the City of Ottawa calculates the unit potential the lands based on 0.13 hectares/dwelling, which represents the average lot size found in the Village based on dwelling units built between between 2003 and Although the RRLS indicates that the unit potential takes into account 17% of land for roads, it is our assessment that the RRLS estimates do not take into account the land lost to floodplains, other constraints, park space, and potential school sites. Based on the current unit count in Richmond (1,436) and the RRLS potential unit estimate (1,848), the total potential number of units in the Village according to the RRLS is 3,284. Recognizing that the RRLS is a practical tool used by City Staff to estimate potential future growth on a City (or Village)-wide basis, future unit potential for specific sites can be more accurately established based on applicable policy documents (i.e. Official Plan, Secondary Plans, CDPs), floodplains/constraint lands, significant natural and cultural resources, and compatibility with the surrounding community. For example, the applicable Secondary Plan indicates that a mix of low (20 units/ha), medium (40 units/ha) and high (99 units/ha) density development will be encouraged in the Village of Richmond. If future development is permitted based on the densities set forth in the Secondary Plan, the potential for future growth and infill in Richmond could exceed this estimate. The City of Ottawa also publishes an Inventory of Vacant Industrial Lands and Business Park Lands. The survey reports on the inventory of vacant parcels within presently zoned or designated lands intended for industrial, office and other employment uses in business and industrial parks ( industrial lands) as of the end of The Richmond Industrial Area, located south of the railway tracks, has seven vacant industrial parcels for a total of 55.7 net hectares of vacant industrial land. This represents a 1.9-hectare increase from Character of Built Form The built form of Richmond reflects its early establishment as a military settlement, beginning in Most of the earliest homes in Richmond are built of local stone, while many later 19th century houses and buildings are of red brick. The McGuire House, on McBean Street, is one of the oldest buildings in the former Goulbourn Township and was built of squared logs around The City of Ottawa s Heritage Reference List identifies seventeen properties as having heritage interest, although none of these have been designated under the Heritage Act. Prepared by FoTenn Consultants Inc. 15

17 The overwhelming majority of household units in the Village of Richmond are singledetached dwellings. According to data from mid-2007, they constitute approximately 86% of the unit types within the community. Other unit types include apartments (6%), semi-detached units (4%) and row units (4%) (from City of Ottawa Village of Richmond Profile ). The following table outlines the number of households by unit type: Table 7: Household by unit type Unit type # of units % Single dwelling 1,240 86% Semi-detached 60 4% Row units 60 4% Apartments 90 6% Total 1, % Source: City of Ottawa document entitled Village of Richmond Profile Statistics from 2006 indicate that new development is occurring at relatively high densities compared to other villages in the Ottawa area. Over the course of 2006, the 47 units built in Richmond had an average density of units/net hectare and an average lot size of 0.08 net hectares. This density was the highest among all villages, while the average lot size was the smallest (source: Rural Residential Land Survey, 2006 Update). Another particularity of the Village of Richmond is its layout. The Village was originally laid out in a grid on the north bank of the Jock River. Since then, the village has grown with two different street patterns, the grid layout and a modified curvilinear pattern. The curvilinear pattern has been introduced in recent developments south of the railway tracks, east of King Street, and northeast of the Perth Street and Huntley Road intersection Community Amenities Parks, Recreation and Trails The Richmond Arena and Community Centre is centrally located at the corner of Perth Street and Huntley Road, and is home to the Richmond Curling Club. A total of 10 municipal parks are scattered throughout the Village, including Lions Park, Jock River Park, and Kings Grant Park, creating opportunities for both passive and active recreation. Lions Park, located north of Perth Street, is the largest park in the Village and includes several outdoor active recreation facilities including soccer fields, baseball diamonds, and tennis courts. Other municipal parks include the following: Arbuclle Park (143 Hamilton Street) open grasses play areas and planting Bob Slack Park (91 Fowler Street) grass area and planting along riverbank Prepared by FoTenn Consultants Inc. 16

18 Channonhouse Park (28 Channonhouse Drive) boarded rink, play structures, sledding hill, planting, seating, lighting, pathway Grovewoods Park (13 Grovewood Lane) undeveloped neighbourhood park in developing subdivision Jock River Park (70 Lennox Street) pathways, planting, grassed areas along riverbank Kings Grant Park (30 Queenston Drive) pathway, planting, play structure Lions Park (3302 Huntley Road) soccer fields, ball diamonds, tennis courts, bleachers, storage and concession buildings, pathways, parking, lighting, play structure, plantings Martin Street Park (80 Martin Street) pathway, planting, play structure Parkland (25 Richland Drive) natural greenspace which includes a section of Marlborough Creek and surrounding wooded area within estate lot subdivision Richmond Memorial Park and Cenotaph (6126 Perth Street) plaza, planting, and memorial cenotaph There are several passive recreation trails in the Richmond Conservation Area (RCA), nestled on the banks of the Jock River just west of Eagleson Road, and extending to the Marlborough Creek and the Canadian National Railway to the south. These lands are primarily owned by the City of Ottawa, with flood lands owned by the Rideau Valley Conservation Authority. The RCA was formerly used as sanitary sewage lagoons comprised of three cells, and was formally opened to the public as a natural area in The area provides good wildlife habitat, supports a wide range of bird species, and offers a pleasant and attractive passive recreation area. The RCA is designated as Natural Environment in the Former Township of Goulbourn Official Plan. On behalf of the City of Ottawa, the Rideau Valley Conservation Authority is preparing a management plan for the RCA, which should be unveiled for public consultation by mid The Rideau Trail, a hiking trail linking Ottawa and Kingston, constitutes another recreational opportunity available to the community. It crosses through Richmond following a route that uses roads, sidewalks, parks and a trail along the Jock River through the RCA. Schools The Village of Richmond is served by a day nursery, two elementary schools, and one high school. South Carleton High School, part of the Ottawa-Carleton District School Board, is centrally located on McBean Street and has an enrolment of approximately 1300 students. Richmond Public School, also located on McBean Street and part of the Ottawa-Carleton District School Board, welcomes students from Junior Kindergarten to Grade 5 and has an enrolment of approximately 200 students. St. Phillip Elementary School, located on Maitland Avenue, is part of the Ottawa-Carleton Prepared by FoTenn Consultants Inc. 17

19 Catholic School Board and has an enrolment of 236 students (205 full-time equivalents). Finally, the Co-operative Nursery School on McBean Street provides a part-time pre-school program for children aged 2 to 4 years. Table 8: School Capacity School Capacity Enrolment Available Capacity South Carleton High School Richmond Public School (-10) St. Phillip Elementary School Source: OCCSB and OCDSB data As indicated in the table above, all of the schools in Richmond are at or nearing full capacity. There is little capacity to accommodate future growth within the existing schools. Churches Several churches of various denominations serve the Village of Richmond: Grace Assembly Pentecostal Church (6179 Perth Street) St. Andrew s Presbyterian Church (3529 McBean Street) St. John the Baptist (67 Fowler Street) St. Paul s United Church (3452 McBean Street) St. Philips Roman Catholic Church (127 Burke Street) Senior Housing The Village of Richmond offers several housing options for seniors. These include selfcontained units such as the Goodwood Apartments on Hamilton Street and the Richmond Lodge Retirement Residence. Several recent development projects have specifically targeted the senior housing market, such as a senior housing residence proposed on Perth Street just west of McBean Street. Other Community Facilities Fronting on Perth Street and adjacent to Lions Park are the Richmond Fairground lands, owned by the Richmond Agricultural Society. The Fair has a long and rich history, the first event having been held in 1844 in Bell s Corner. In 1895, the Fair moved to Richmond, and has been held there ever since. The Fair occurs annually the third week-end of September, exposing the general public to various agricultural practices. Other activities such as horse shows and dog shows are held throughout the year. A branch of the Ottawa Public Library is located on the corner of Perth Street and Fortune Street. The community s main shopping centre is the Richmond Plaza, located Prepared by FoTenn Consultants Inc. 18

20 at the northeast corner of Perth Street and Nixon Farm Drive. In addition, several restaurants and retail uses are located along Perth Street and McBean Street. 3.2 Village Core McBean Street and Perth Street are two main roads leading into the Village of Richmond. Their intersection is the main junction in the Village, and represents the Village Core. As such a separate section of this report is devoted to these streets. McBean Street is an arterial road running north to south through the centre of the Village, connecting Perth Street to Century Road. Perth Street is an east-west arterial located in the north end of the Village. East of Eagleson Road, Perth Road becomes Richmond Road, providing a direct connection to Ottawa s downtown core. Both streets are fairly safe for pedestrians (they are the only roads in the community with sidewalks), however for the most part, they lack the animation and variety of uses necessary to attract pedestrian activity. Prepared by FoTenn Consultants Inc. 19

21 3.2.1 Land Uses Land uses along both McBean and Perth Streets consist of a mix of residential, commercial, and institutional uses. The majority of restaurant and retail uses are located in proximity to the intersection McBean Street and Perth Street, which is also generally where the Richmond Fairgrounds are located. These uses and interspersed with residential uses, mainly in the form of single-detached dwellings. Commercial uses taper off and are replaced by single-detached residential dwellings as one moves further from the main intersection. McBean Street south of the railway tracks is comprised mainly of large-scale commercial uses and vacant land. Additional vacant parcels are located on both extremities of Perth Street, including the Mattamy Lands Built Form The built form along both streets consists primarily of single-detached buildings, with a generally tighter fabric along McBean Street. The Goulbourn Museum has identified eighteen buildings of historical importance in its self-guided tour Richmond, the majority of which are located along McBean Street. In particular, the Maguire House (3640 McBean Street) is believed to be one of the oldest houses in Goulbourn, having been built of squared logs around Other buildings listed include: Dr. Fitz-Gerald s Residence (3451 McBean Street) St. Paul s United Church (3452 McBean Street) Dr. Channonhouse s (3468 McBean Street) Masonic Temple (3493 McBean Street) Dallaire s Barbershop (3506 McBean Street) St. Andrew s Presbyterian Church (3529 McBean Street) George Brown s Store (3550 McBean Street) Patrick McElroy s Store (3556 McBean Street) Birtch Bros. Store (3559 McBean Street) Masonic Arms (3607 McBean Street) James Stewart s (6019 Perth Street) Reilly House Hotel (6092 Perth Street) Dining Hall (6107 Perth Street) Richmond Fairground The City of Ottawa has also included seventeen buildings on its Heritage Reference List, which include most of the properties along McBean and Perth Streets listed above. Prepared by FoTenn Consultants Inc. 20

22 4.0 Policy and Regulatory Context 4.1 Provincial Policy Statement Policy direction in the PPS strives to achieve healthy, liveable and safe communities throughout the province. In order to achieve these objectives, policies encourage efficient development and land use patterns that address public health and safety, that provide an appropriate range and mix of uses, that are accessible (for persons with disabilities and the elderly), and that are accommodated by adequate infrastructure and public services. The PPS indicates that settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted. A settlement area is defined in the PPS as urban areas and rural settlement areas within municipalities such as villages that are: Built up areas where there is a mix of land uses; and Lands which have been designated in an Official Plan for development over the long term planning horizon. One of the key policies in the PPS states that land use patterns within settlement areas shall be based on densities and a mix of land uses which: Use land and resources efficiently; Are appropriate for and efficiently use infrastructure and public service facilities which are planned or available, and avoid the need for unjustified and/or economical expansion; and, Minimize negative impacts to air quality and climate change and promote energy efficiency (Policy (a)). In addition, planning authorities shall establish and implement phasing policies to ensure orderly development along with the timely provision of infrastructure to meet current and future demand. The Province recognizes the need for efficient development patterns that optimizes the use of land, resources and public investment in infrastructure and public service facilities, and directs land use to achieve efficient development and land use pattern which accommodate an appropriate range and mix of residential, employment (including, commercial and institutional uses), recreational and open spaces uses to meet long-term needs (Policy (b)). In addition, the PPS contains housing policies which require planning authorities to provide for an appropriate range of housing types and densities required to meet current and future residents (Policy 1.4). The PPS also encourages municipalities to establish and implement minimum targets for the provision of affordable housing. Prepared by FoTenn Consultants Inc. 21

23 4.2 Official Plan In the City of Ottawa Official Plan, the Village of Richmond (including the subject site) is designated Village, on Schedule A. Portions of the property are shown as Flood Plain, Unstable Slopes and Wellhead Protection on Schedule K of the Official Plan. In the Official Plan, Villages are envisioned as areas that will accommodate the delivery of municipal and community programs and facilities, the development of residential uses in a variety of forms and modest employment opportunities in the form of commercial, tourism and small-scale industrial development. Preservation of Villages and their traditional functions is critical to the continued vitality of the rural area. Section contains the following policy themes: A variety of uses that provide for the daily needs of the rural community and are consistent with the distinctly rural character and scale are permitted and encouraged in Village areas. The intensity and distribution of land uses within a Village will be determined in the context of any Village contained in Volume 2 of the Official Plan, or a Community Design Plan (CDP) where such a Plan has been undertaken and on the ability to provide servicing. The zoning by-law will also support development that reinforces the historical character of Village core areas and mainstreets by permitting a Prepared by FoTenn Consultants Inc. 22

24 mix of land uses, encouraging a pedestrian-friendly streetscape and regulating the scale of development. When reviewing development applications, the City will consider the compatibility policies set forth in Sections and Secondary Plan On the Former Township of Goulbourn Official Plan Schedule 2A in the City of Ottawa 2003 Official Plan - the site is designated Future Development. The Plan indicates that the "Future Development" lands represent Richmond's Stage II development and will not be released for that purpose until the population of Richmond reaches 4,500 and the need to take the lands out of agricultural production is demonstrated. In a 1991 study on the capacity of water supply for Richmond, the aquifer was estimated to have capacity for a population of 7,500 however the capacity of the Richmond Forcemain and the Richmond Pumping Station will further constrain development. To attain the ultimate capacity of 2,800 dwelling units, an upgrade to the capacity of the Richmond Pumping Station and forcemain system will be necessary when the Village of Richmond reaches 1,800 dwelling units. According to the 2006 Census Tract , the Village of Richmond has a total population of 3,839 and a total of 1,400 private dwellings. The City of Ottawa statistics establishes the 2007 population of Richmond at 4,473, with 1,487 dwellings. These numbers are only slightly below the trigger numbers set out in the Secondary Plan. In addition, postcensal coverage study results will likely reveal that the population is slightly higher than the Census counts. The Plan encourages a variety of residential densities in appropriate locations including low density development (20 units/ha), medium density (40 units/ha) and high density (99 units/ha). To achieve its residential objectives, Council's policies are as follows: To the extent possible, Council will ensure that there is a 10 year supply of designated "Residential" land available for development within Richmond, Munster and Ashton; Council will maintain a minimum 3-year supply of draft approved/registered lots/blocks which can be serviced at all times; The design of new residential developments will respect the character of adjacent neighbourhoods and the natural environment while accommodating the housing demands; New subdivisions will be designed with a gradation of lot sizes to complement adjacent neighbourhoods; Prepared by FoTenn Consultants Inc. 23

25 All new residential development in Richmond shall be serviced with sanitary and storm sewer and private/communal wells. Council shall ensure residential development does not exceed the dwelling unit capacity for these communities as established in this Plan. The Plan indicates that Concept plans will be prepared at the request of Council to guide development along a preferred course, and to enable adequate consideration of a specific development proposal. The primary purpose of a concept plan is to anticipate the impacts of the proposed land use pattern and proposed road and servicing systems on the existing areas as a result of development proposals, as well as to co-ordinate development where multiple land ownership exists. Concept plans will generally be established to direct development of new residential neighbourhoods and also major areas of infill, conversion and intensification. Such plans will include: street pattern, distribution of housing types and density, phasing of developments, boundaries of school sites, recreational pathways, etc. The Jock River shoreline is identified as a Natural Environment Area in the Plan, and is to be protected. 4.4 Township of Goulbourn Zoning By-law The majority of the lands are zoned Future Development (D-1). The future development zone permits only existing uses and one residential dwelling on an existing lot. The intent of the zone is to reserve the lands for future development. Areas Prepared by FoTenn Consultants Inc. 24

26 affected by the floodplain are zoned Environmental Protection Area (EPA). Only conservation and passive recreation uses are permitted on these lands. 4.5 Draft Comprehensive Zoning By-law In the Draft Comprehensive Zoning By-law, the majority of the lands are zoned Development Reserve (DR1); areas affected by the floodplain are subject to the flood plain overlay provisions. The intent and types of uses permitted by the DR1 and Flood Plain overlay are similar to those of the current D-1 and EPA zones. It is important to note that the floodplain overlay illustrated on the zoning map represents the most recent flood plain mapping available. LEY LEY LEY LEY LEY RD RD RD RD RD PERTH PERTH PERTH PERTH PERTH ST ST ST ST ST EAGLESON EAGLESON EAGLESON EAGLESON EAGLESON RD RD RD RD RD MCBEAN MCBEAN MCBEAN MCBEAN ST ST ST ST DR1 PERTH PERTH PERTH PERTH ST ST ST ST PERTH ST NKTOWN NKTOWN NKTOWN NKTOWN NKTOWN RD RD RD RD RD PERTH PERTH PERTH PERTH PERTH ST ST ST ST ST DR1 MCBEAN ST MCBEAN MCBEAN MCBEAN MCBEAN MCBEAN ST ST ST ST ST MCBEAN ST MCBEAN MCBEAN MCBEAN MCBEAN ST ST ST ST MCBEAN MCBEAN MCBEAN MCBEAN MCBEAN ST ST ST ST ST EAGLESON EAGLESON EAGLESON EAGLESON EAGLESON RD RD RD RD RD MCBEAN MCBEAN MCBEAN MCBEAN MCBEAN ST ST ST ST ST MCBEAN S Prepared by FoTenn Consultants Inc. 25

27 5.0 Opportunities and Constraints This section contemplates the opportunities and constraints associated with the development of the Mattamy lands. Although the focus of this section is on opportunities and constraints to the development of the land, opportunities resulting from the development of the land are also considered. 5.1 Opportunities The site s proximity to the Jock River makes it an aesthetically pleasing location for residential development and provides opportunities to connect/contribute to a recreational amenity. The village s historic grid layout is consistent with current development trends and can be extended into the future development area. Also, the Village s rich history presents influences that can be used to shape new development. Commercial uses represent a very small percentage of land use in the village; future residential development and population growth could support new commercial uses, and also support existing commercial uses, and community/institutional facilities. Richmond has the highest average density among all of Ottawa s Villages; further, the Former Township of Goulbourn Official Plan (now a Secondary Plan) supports higher density development such as semi-detached, townhouse and apartment dwellings. Relevant policy documents encourage development within Villages, and more specifically, encourage future residential growth on the subject site. Population triggers and servicing requirements can likely be met/addressed. 5.2 Constraints Constraints on the land such as floodplain limit the developable area of the land. Amendments to the Secondary Plan (Official Plan Amendment) and Zoning By-law would be required and would have to be supported by certain technical studies including, but not limited to the following: Servicing (including Stormwater Management), Transportation, Environment, Agriculture, Soils, and Planning. Prepared by FoTenn Consultants Inc. 26