PLANNING RATIONALE. FOR PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT APPLICATIONS 3317 Navan Road Eastboro Phase 2A & 2B D

Transcription

1 PLANNING RATIONALE FOR PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT APPLICATIONS 3317 Navan Road Eastboro Phase 2A & 2B D Ashcroft Homes 18 Antares Drive Ottawa, ON K2E 1A9 December 20, 2013

2 CONTENTS Introduction... 3 Site Context... 4 Property Parcels... 5 Road Network... 6 Public Transit and Cycling... 6 Area Character and Community Amenities... 7 Proposed Development... 8 Pre-Application Consultations... 9 Provincial Policy Statement (2005) Building Strong Communities Infrastructure and Public Service Facilities Implementation and Interpretation City of Ottawa s Official Plan (2003) & OPA Managing Growth Within the Urban Area Providing Infrastructure Building Liveable Communities & 4.11 Compatibility Compatibility Criteria Development Community Design Guidelines Urban Design Guidelines for Greenfield Neighbourhoods Community Design Plan: Phase 2 Area Land-Use Greenspace and gateways Open Space and Natural Features Tree Planting Sanitary and Stormwater Servicing Transportation Network Environmental Review Spatial Features Environmental Management Plan Species at Risk Record of Site Condition Summary of Technical Studies Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 1

3 Environmental Considerations Zoning By-law Amendment Proposed Zoning Boundary Conclusion Appendix A Site Plan & Gateway Locations Appendix B Gateway Sketches Appendix C Examples of Dwelling Elevations Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 2

4 INTRODUCTION This report has been prepared by Ashcroft Homes in support of the Plan of Subdivision and Zoning By-law Amendment applications for the subject lands, Eastboro Phase 2A and 2B, located in Ottawa s East Urban Community. This rationale will provide an understanding of the site context; an overview of the proposed development; a summary of the pre-consultation meeting; highlights of applicable policy, regulations, and design guidelines; as well as a description of the requested zoning for the future zoning by-law amendment application. The purpose of this report is to demonstrate how the proposed project is aligned with the City of Ottawa s objectives as outlined in the policy and regulatory framework for the applicable lands, and how it is both appropriate and compatible with the surrounding area. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 3

5 SITE CONTEXT The Eastboro project consists of 2 phases and several sub phases located within the East Urban Community of Ottawa. Eastboro s Phase 1 development shown in yellow below is in the process of development. This phase was addressed in the Phase 1 Area of the Community Design Plan (CDP). The site area of this report shown in red below is composed of subsection 2A and 2B of Eastboro s Phase 2 project. It is located within the Phase 2 Area of the recently approved CDP which extends eastward to Mer Bleue Road. The site area (21 hectares) is located south of Renaud Road, north of Navan Road, east of the existing Eastboro Phase 1 project, and west of Mer Bleue Road. Bilberry Creek Business Park Orleans Industrial Park Eden Park Chapel Hill South Trails Edge Spring Valley 1 2A 2B Notre- Dame-des- Champs Mer Bleue Conservation Area (further South) WSI Landfill FIGURE 1: CONTEXT MAP IDENTIFYING THE SITE AREA IN RED (SOURCE OF UNDERLYING MAP: GOOGLE MAPS, 2012) Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 4

6 Directly north of Renaud Road are Trails Edge and Eden Park, two proposed developments by Minto Communites and Richcraft Homes, as well as the growing retail and commercial businesses on Innes Road. South of the site area is a BFI Canada Inc. waste disposal site and even further south is the Mer Bleue Conservation Area. To the south-west of the site area is the existing community of Spring Valley Trails by Claridge Homes. Directly east of the site area are lands owned by Ashcroft Homes which form the future sub-phases of Eastboro s Phase 2 developments; these lands are also included in the Phase 2 Area of the CDP. To the south-east is the existing Notre-Dame-des-Champs community which extends along Mer Bleue Road, a portion of which is also part of the Phase 2 Area of the CDP. PROPERTY PARCELS The boundary of the lands included in the applications for Plan of Subdivision and Zoning By-law Amendment are sketched in red below: FIGURE 2: SKETCH OF PROPOSED DEVELOPMENT BOUNDARY (SOURCE OF UNDERLYING MAP: CITY OF OTTAWA, EMAP) Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 5

7 The proposed development includes land from four existing municipal addresses, from left to right: 3317 Navan, 3323 Navan Road, 3341 Navan Road, and 3433 Navan Road. Currently among these parcels are single detached dwellings as well as scattered outbuildings. ROAD NETWORK As demonstrated on the site area map, the development is bounded by Renaud Road to the north, proposed Markinch Road to the west, future Belcourt Blvd (extension as per Gloucester OPA 35 Schedule B) to the east, and Navan Road to the south. Renaud Road is identified in the City of Ottawa s Official Plan as a collector road (Urban Road Network - Schedule E). The development industry is in the process of urbanizing it and providing sidewalks on both sides of the road. According to the City of Ottawa Transportation Master Plan (2008), there are planned infrastructure projects between 2016 and 2022 to widen Navan Road from a two to four lane arterial road, from Blackburn Hamlet By-pass Extension to Mer Bleue Road. In addition, of the existing road network in the area, there are plans to widen Mer Bleue Road from a two to four-lane arterial road from Innes Road to south of Renaud Road. In addition, there will be a new four-lane re-alignment west of the existing Mer Bleue Road, from south of Renaud Road to Navan Road. The proposed Belcourt Boulvard extension (located at the eastern border of the subject site) is planned to extend from Innes Road southward to connect with Navan Road. This extension will serve as a major collector with a right-of-way of 37.5 metres (to align with the connection north of Renaud Road) and a sidewalk on both sides on the road. The proposed Markinch Road is a minor collector with a 24 metre right-of-way (to align with the connection north of Renaud Road). PUBLIC TRANSIT AND CYCLING The East Urban Community is currently not well serviced by public transit. There is only one OC Transpo bus, route 231, which runs infrequently past the site area along Navan Road. It is expected that as the community grows with development, transit services will increase to meet the demand and provide improved connectivity. According to the Transportation Master Plan 2013 (Rapid Transit and Transit Priority Network) two rapid bus transit stations are to be implemented north of the site area. The closest is south of the hydro corridor at future Belcourt Boulevard and the other station is further east at Mer Bleue Road (see Figure 3). Furthermore, local transit will run along the collectors and arterials, including Belcourt Boulevard extension, Markinch Road, and Mer Bleue Road. With regards to active transportation, the Phase 2 CDP and Primary Urban Cycling Network identify Markinch Road as having an off-road multi-use pathway. Belcourt Boulevard will be an onroad cycling route. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 6

8 Lastly, according the Road Projects (Table A3 of the Transportation Master Plan), Navan Road will be widened from two to four lanes between Brian Coburn Boulevard and Mer Bleue Road. Transit Station (bus) FIGURE 3: SITE AREA IDENTIFIED IN RED (EXTRACT FROM TRANSPORTATION MASTER PLAN, RAPID TRANSIT AND TRANSIT PRIORITY NETWORK 2031, MAP 1) AREA CHARACTER AND COMMUNITY AMENITIES As Eastboro and other surrounding projects develop, they are influencing the character of the East Urban Community and offering new amenities to the existing and future population. Currently, the surrounding area has a rural character with single-family detached homes on large lots, open spaces, agricultural activities, and a few small businesses along the collector roads. In addition, to the south of the site area is a BFI waste disposal site located at 3354 Navan Road. A significant existing amenity in the neighbourhood is the senior centre, Rendez-vous des aines francophones d Ottawa, located at 3349 Navan Road between two future multi-blocks of Phase 2B. Furthermore, to the east of the site area is the Notre-Dame-des-Champs Community Centre located at 3645 Navan Road. Currently under construction, to the north-east of the proposed development, will be the Orleans Family Health Hub at 2233 Mer Bleue Rd. This health hub will provide various medical services, including family doctors, which will be a significant asset to the community at large. In addition, the French catholic school board (Conseil des ecoles catholiques du Centre-Est, CECCE) opened a new elementary school, Notre-Dame-des-Champs, in September 2013 at 6280 Renaud Road. Concurrent with the higher residential density of the Eastboro project, other new community amenities will be available as sub-phases are developed. The growing population can look forward to several parks, including a major district park, more school and institutional sites, and a mixed-use area (in addition to the existing retail along Innes Road). Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 7

9 PROPOSED DEVELOPMENT The proposed site area measures approximately 21.2 hectares. The site area consists of two subphases with the following yield (see Appendix A for the site plan): 2A, measuring 8.8 hectares consists of: o 79 single detached dwellings o 20 semi-detached dwellings o 146 multiple attached units (approximation to be determined during site plan) o 1.2 hectare park site (3 acres) 2B, measuring 12.4 hectares consists of: o 70 single detached dwellings o 32 semi-detached dwellings o 131 multiple attached units (approximation to be determined during site plan) o 2.6 hectares of mixed-use (6.6 acres) The proposed subdivision has a mix of dwelling types ranging from single detached dwellings to apartments. Lot depths and right-of-ways are in accordance with the CDP to provide sufficient area for tree planting as well as the development of functional and attractive streetscapes. For leisure activities, a neighbourhood park is within walking distance for both residents in this subdivision as well as the previous phase of Eastboro. To encourage a stronger neighbourhood character, a range of uses will be proposed along Navan Road, including commercial/retail, office, and residential. As outlined in the CDP, the planning and design of these mixed-use blocks will be achieved through a site planning processes prior to the subdivision registration or zoning application. In general, the development pattern of the subdivision encourages walking, cycling and transit. There is a multi-use pathway along Markinch Road, an on-road cycling route along Belcourt Boulevard, a continuous sidewalk network, and pedestrian pathways to easily reach bus stops in the community. Furthermore, in accordance with the Infrastructure Servicing Study Update for the Gloucester East Urban Community, an overland flow corridor may be required to direct major system drainage towards the future storm water management pond. Please refer to the Land Use table below. Land Use Area (hec) Dwelling Units (DU) Residential: Singles & Semis lots Residential: Multiples* units Mixed-Use** 2.64 TBD Public Roads 4.90 Parkland 1.20 Open Space (green corridor) 0.41 Total Area * Multiple attached units consist of townhomes, terrace homes, and backto-back homes. To provide a conservative yield in the density calculations, there are no apartments shown at this time. The location of apartments will be determined during Site Plan Control and will meet the minimum residential target of at least 10 percent apartment dwellings. ** The area and unit count of the mixed-use blocks are excluded from the density calculation since their site plans are not yet produced. They will be planned and designed in accordance with the site planning process as outlined in the CDP. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 8

10 The proposed development has an overall density of 26 units/gross hectare (478 DUs/18.6 gross hectares). Excluding the public road, parkland and open space area, the net density is 40 units/net hectare (478 DUs/12.0 net hectares). The net residential density will actually be higher once the private road areas are removed from the site area and apartments are added to the dwelling mix. The development is proposed with a combination of public and private streets. Continuing from Phase 1 is Eastboro Avenue which will be a community collector. Markinch Road, separating Phase 1 from Phase 2, will be a north-south local road, connecting Renaud Road and Navan Road. Furthermore, Belcourt Boulevard will be extended southward to Navan Road. Private streets will allow for a compact and efficient development in areas of multiple-attached dwellings. Stacked terrace units and urban flats do not provide garages, allowing for an attractive street façade; parking is accommodated in bays directly off of the private road. Back-to-back and semi-attached dwelling units have two parking spaces, one in the garage and one outside. Single detached dwellings can have up to two garages with two parking spaces outside. PRE-APPLICATION CONSULTATIONS Prior to filing applications, the development team along with Ashcroft s engineering and transportation consultants met with the City on January 20, 2012 to seek feedback on the proposed development. Since Phase 1 of the Eastboro project had already been viewed by City staff, challenges and opportunities of the Phase 2A and 2B project were well understood by all attendees. The meeting was broken into two main topics: 1) requirements for the CDP, 2) required documents for the plan of subdivision and zoning by-law amendment applications. To address the CDP requirements, the group discussed: the community transportation study, the parkland strategy, forestry and environmental concerns, the environmental management plan, the required submission of the geotechnical study by Ashcroft, and the ongoing master servicing study update. Furthermore, it was confirmed that at least one open house will be held once the concept plan was prepared. For the applications for draft plan of subdivision and zoning by-law amendment, the following supporting documents are required: Draft plan of subdivision Survey plan Planning rationale (including design statement and IERS) Site servicing plan and brief Archaeological resource assessment Phase 1, environmental site assessment (ESA) Phase 2, ESA (if required) Report on watercourses and fisheries habitat assessment prepared for the subject area Tree conservation report Impact assessment of adjacent waste disposal Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 9

11 PROVINCIAL POLICY STATEMENT (2005) The Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1, The PPS provides policy direction on matters of provincial interest related to land use planning and development. 1.0 BUILDING STRONG COMMUNITIES Several areas of interest to the province are relevant to the proposed site and are highlighted below: promote efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term [Policy a]; accommodate an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long-term needs [Policy b]; promote cost-effective development standards to minimize land consumption and servicing costs [Policy e]; ensure that necessary infrastructure and public service facilities are or will be available to meet current and projected needs [Policy g]; the new development takes place in a designated growth area adjacent to an existing built-up area and has a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities [Policy ]; direct the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs [Policy c]; promote densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed [Policy d]; provide for a full range and equitable distribution of publicly-accessible built and natural settings for recreation, including facilities, parklands, open space areas, trails and, where practical, water-based resources [Policy b]. The proposed development follows many of the objectives in this policy. The City s Infrastructure Servicing Study Update (ISSU) identified the necessary infrastructure and public service facilities that will be available to this site and have been designed with the consideration of the entire East Urban Community. By extending development and the road pattern from Eastboro Phase 1, Phase 2A and 2B are supporting a more efficient use of land, infrastructure, and public service facilities. Furthermore, the higher residential density is concentrated along the conceived bus route on Belcourt Boulevard, thereby encouraging the use of public transit. The proposed development will contribute to a strong, livable, healthy and inclusive community by offering a variety of housing types as well as a neighbourhood park which will be easily accessible by the surrounding residents. Sidewalks are shown in accordance with the CDP and input from Staff (M. Boughton, personal Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 10

12 communication, October 17, 2013). They are located on at least one side of all local streets, around the park, and along collectors and arterials. 1.6 INFRASTRUCTURE AND PUBLIC SERVICE FACILITIES Several areas of interest to the province are relevant to the proposed site and are highlighted below: Infrastructure and public service facilities are provided in a coordinated, efficient and costeffective manner to accommodate projected needs [Policy 1.6.1]; Planning for sewage and water services: o ensures 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 [Policy b]; o integrates servicing and land use considerations at all stages of the planning process [Policy d]; Transportation systems provided are safe, energy efficient, facilitate the movement of people and goods, and are appropriate to address projected needs [Policy ]; Efficient use is made of existing and planned infrastructure [Policy ]; The proposed development will follow many of the objectives in this policy. The site area will be serviced by planned infrastructure for the whole East Urban Community. Public transit currently services along Navan Road and additional routes and/or increased frequency are expected as development in the area increases. The Serviceability Study prepared for the proposed development demonstrates that the project can be serviced by existing and proposed roadways and municipal services. Furthermore, there have been several preliminary discussions with the City and the Ministry of Environment with regards to the future storm water management pond. Lastly, sidewalks and the multiuse pathway are located in accordance with Schedule D of the CDP. 4.0 IMPLEMENTATION AND INTERPRETATION As stated in the PPS, The official plan is the most important vehicle for implementation of this Provincial Policy Statement [Policy 4.5]. The City of Ottawa s Official Plan designates the site area as a Developing Community (see Figure 4: Urban Policy Plan map). The proposed development conforms to the interests and continued vision of the area as shared in the various public meetings regarding the CDP for the East Urban Community. FIGURE 4: DEVELOPING COMMUNITY AREA IDENTIFIED IN RED (EXTRACT FROM CITY OF OTTAWA, OFFICIAL PLAN, URBAN POLICY PLAN, SCHEDULE B) Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 11

13 CITY OF OTTAWA S OFFICIAL PLAN (2003) & OPA 76 On November 26, 2013, the Ottawa City Council unanimously passed the Official Plan. This plan, along with the Infrastructure Master Plan, Transportation Master Plan, Ottawa Cycling Plan and the Ottawa Pedestrian Plan have set the vision for the city s future growth to On December 11, 2013, the Official Plan Amendment by-law was approved by City Council. However, in accordance with the transition policies for in-stream applications, since this subdivision application was received and completed before December 11, 2013, it will be processed based on the 2003 Official Plan policy. 2.2 MANAGING GROWTH WITHIN THE URBAN AREA The following excerpts from this policy, including official plan amendments, are especially relevant to the proposed site: To promote an efficient land-use pattern within the urban area through intensification of locations that are strategically aligned with the transportation network, particularly the rapid transit network, and to achieve higher density development in greenfield locations; To promote compact, mixed-use development and achieve the density targets, the City will: when carrying out community design plans, set priorities and funding sources for the delivery of public facilities such as community centres, parks and various municipal programs that may be required to support intensification; For those lands outside of the Greenbelt that are included in a community design plan approved by Council after June 10, 2009, the following housing mix and density provisions apply: a. At least 45% single detached but not more than 55% single detached, at least 10 per cent apartment dwellings and the remainder multiple dwellings, other than apartments. b. Overall residential development will meet a minimum average density target of 34 units per net hectare. Net residential density is based on the area of land in exclusively residential use, including lanes and parking areas internal to developments but excluding public streets, rights-of-way and all non-residential uses. The proposed project supports the City s goal to manage growth by directing development to the East Urban Community that is slated for expansion and already has a growing population (i.e. Eastboro Phase 1 and other projects). In addition, the residential density is approximately 40 units per net hectare which exceeds the minimum density target, thereby aligning with the Official Plan target for the overall area (see page 9). The proponent proposes a range of housing types, including 42 percent single and semi-detached dwellings. Due to the requirement of reducing the private driveways that cross both Markinch Road and Belcourt Boulevard, the proposed subdivision is slightly short of the minimum density provision of at least 45 percent single detached dwellings. There are 58 percent multiple dwellings of which some will be apartment dwellings as we proceed with the site planning for these blocks. In Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 12

14 accordance with the Official Plan s minimum residential targets by dwelling type, we will aim to have at least 10 percent apartment dwellings in this subdivision and certainly within the future Eastboro subdivision as a whole. The proposed development will have several high-density dwellings which suggest that a majority of these homes will meet the Official Plan affordability targets. Furthermore, this housing mix reflects the analysis that, much of the demand for new housing after 2006 is expected to be for smaller units, such as apartments (Official Policy, 2.1 The Challenge Ahead). 2.3 PROVIDING INFRASTRUCTURE The following excerpts from this policy, including official plan amendments, are especially relevant to the proposed site: Accessibility also means increasing the range of options open to people who need to travel within the city. Despite the focus on increased transit use, there will be a need for on-going improvements to the road infrastructure network. The rapid-transit network will also be expanded to directly serve much more of the urban area. When undertaking comprehensive land-use planning studies, especially community design plans, the City will emphasize the creation of pedestrian-friendly environments. The City will introduce rapid-transit quality service at an early stage in the development of new urban communities. As these communities mature, they will ultimately be served by the extension of full rapid-transit facilities. The proposed project will be developed in a comprehensive manner where urban infrastructure provisions will shape development patterns. As the population increases, greater public transit services are expected in the area in addition to the planned bus rapid transit south of the hydro corridor. Furthermore, the proposed Belcourt Boulevard extension is conceived to be part of a bus route. The provision of urban infrastructure to the East Urban Community has been determined through the Community Design Plan. The design of public works systems will respect overall planning for the area and future proposed development. Adequacy of public services has been demonstrated through the Serviceability Study undertaken by Stantec Consulting. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 13

15 2.5 BUILDING LIVEABLE COMMUNITIES & 4.11 COMPATIBILITY The following excerpts from this policy are especially relevant to the proposed site: Where a new vision for an area is established through a Community Design Plan addressing compatibility will permit development to evolve toward the achievement of that vision while respecting overall community character. Design principles [2.5.1]: o Create distinctive places and appreciate local identity in patterns of development, landscape and culture. o Enhance and enliven the quality, character and spatial delineation of public spaces. o Consider streets as public spaces. o Minimize the exposure of inhabitants to noise levels that could adversely impact their o health and well-being. Connect buildings and spaces through a network of roads, sidewalks, and pathways in ways that are understandable. o Integrate public transit with existing and new development, where feasible. o Create places and spaces that are visible and safe and can be confidently used at all hours of the day and at night where it is appropriate to do so. o Integrate new development to complement and enliven the surroundings. o Complement the massing patterns, rhythm, character, and context. o Achieve a more compact urban form over time. o Accommodate the needs of a range of people of different incomes and lifestyles at various stages in the life cycle. o Demonstrate that all practical means of retaining stormwater on site have been considered. Affordable housing is defined as housing, either ownership or rental, for which a low or moderate income household pays no more than 30% of its gross annual income. Good park and leisure areas are well-distributed within communities, easily accessible from homes and linked to the Greenspace Network. They can be seen from many vantage points within the community, often fronting on two or more streets and are easily accessed by foot or bicycle. The City will initiate Community Design Plans to translate the principles, objectives and policies of the Official Plan to specific areas and streets. The proposed development provides most of the basics of a livable community. It is a similar scale to surrounding proposed developments, including the adjacent Eastboro Phase 1 project. Since this project will have the same developer, architect, engineer and landscape architect as Phase 1, it will have compatible building facades and landscaping. Traffic, parking, and access are important considerations for compatibility. Access to the proposed site is provided via the existing Renaud Road and Navan Road, and future local roads will adequately service the development. In order to minimize the possibility of spillover parking, sufficient parking will be provided on-site. As mentioned, a mixture of higher density dwellings are available which Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 14

16 supports the provision of more affordable housing. In accordance with the CDP, Ashcroft is proposing a 1.2 hectare park which will be centrally located within and site and front onto two streets to be more accessible. The Community Design Plan implements the principles and policies of the Official Plan at the community scale. The influence of the ongoing CDP on the design and compatibility of the proposed development is discussed in the Design Guidelines section. COMPATIBILITY CRITERIA To assess the relationship between new and existing development, the following compatibility criteria outlined in Policy 2 are applied to the proposed project: Traffic The City has updated the Community Transportation Study. As discussed with City staff, a Transportation Impact Statement will be prepared by the proponent as a condition of final approval (A. Yousfani, personal communication, December 6, 2013). Considering the site area will be connected to the existing Navan Road arterial and Renaud Road collector, and it has a similar residential density to Phase 1 Eastboro 1, it is expected that there will be sufficient road capacity to accommodate the proposal. Vehicular Access The two multi-blocks located at the southern area of the proposed project will be accessible directly from the existing Navan Road. The residential area will be accessible via Navan Road and Renaud Road, but will require the construction of Markinch Road and the extension of Belcourt Boulevard. Moreover, the existing Eastboro Avenue from Phase 1 will be extended eastward into Phase 2A and 2B to provide for continuity between the two phases. Parking Requirements Since the development is not currently within 600 meters of a rapid transit station, residents will be more car-dependent, at least until better public transportation is provided. Consequently, the proposed number of spaces exceeds the minimum requirement. Semidetached dwellings, townhomes, and back-to-back dwellings have one garage and one parking space on the driveway (where possible). Single detached dwellings can have up to two garages and two parking spaces on the driveway (where possible). Stacked terraces and urban towns are expected to follow the prescribed zoning by-law with 1.2 per dwelling unit and 0.2 visitor parking spaces per unit. Outdoor Amenity Areas The proposed development will provide meaningful landscaped open space and areas for public use without compromising the privacy of adjacent homes. The neighbourhood park is 1 Not including the school site and public roads, Eastboro Phase 1 has a net density of 50 units/net hectare (Planning Rationale Report: Ashcroft Homes East Urban Community Phase One, Ashcroft Homes, January 2008) Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 15

17 accessible from Eastboro Avenue as well as Markinch Road, which will have a multi-use pathway along its eastern side. In accordance with the CDP (section 4.1.4), during the future site planning process for the multi-blocks, consideration will be made to include at-grade communal amenity areas that will support play equipment, seating areas and tree planting. Lighting No significant impacts related to lighting are anticipated as a result of the development. Noise and Air Quality No significant impacts related to noise and air quality are anticipated as a result of the development. Sunlight The proposed development will only have residential dwellings less than 3.5 storeys. As such, no significant impacts related to sunlight are anticipated. Supporting Neighbourhood Services Aside from the neighbourhood park on-site, community amenities nearby include the elementary school site in Phase 1 and the senior centre on 3349 Navan Road. Approximately 3 km north of the site area along Innes Road are various retail and commercial stores, including: Canadian Tire, Shoppers Drugmart, Wal-Mart, Empire Theatres, and The Athletic Club. Furthermore, north-east of the site (south of the hydro lines) will be the location of the Orleans Family Health Hub at 2233 Mer Bleue Road. As the population in the area increases, a critical mass can be achieved to support existing amenities and attract others to the area, as anticipated to support future commercial land-uses in Eastboro, including along the future mixed-use areas along Navan Road DEVELOPMENT COMMUNITY As identified in the Official Plan, the proposed site within the East Urban Community is designated a Developing Community or expansion area (see Figure 4: Urban Policy Plan). The following policies regarding designations and land use are relevant to the proposed development: Lands designated on Schedule B as Developing Community (Expansion Area) and Urban Area on Schedule A contributes to the provision of sufficient urban land to support the residential demands of the projected population to The intent is that these lands will be developed primarily for urban residential uses, once the policies of this section have been satisfied [Policy ]; Establish the mix and location of residential dwelling which, as a minimum, will constitute the following: a. At least 45% single detached but not more than 55% single detached, at least 10 per cent apartment dwellings and the remainder multiple dwellings, other than apartments. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 16

18 b. In Developing Community (Expansion Area) designations, overall residential development will meet a minimum average density target of 34 units per net hectare. Net residential density is based on the area of land in exclusively residential use, including lanes and parking areas internal to developments but excluding public streets, rights-of-way and all non-residential uses [Policy ] The proposed development complies with the City of Ottawa s Official Plan designation of the land as a Development Community. The site area lands are to be developed mainly for urban residential uses. The net residential density is higher than the minimum average with fewer single detached dwellings proposed than prescribed in the policy. This is due to the desire to provide higher density dwellings which are also more affordable as well as the restrictions in development due to the multiuse pathway and on-road cycling route (see page 12). The Community Design Plan is addressed in the Design Guidelines section below. DESIGN GUIDELINES In addition to the urban design and compatibility criteria provided in the Official Plan, design guidelines are outlined in the Urban Design Guidelines for Greenfield Neighbourhoods. This document was a source of direction for the design considerations approved in the Phase 2 Community Design Plan. URBAN DESIGN GUIDELINES FOR GREENFIELD NEIGHBOURHOODS The Urban Design Guidelines for Greenfield Neighbourhoods was approved by City Council on September 26, The guidelines apply to greenfield areas designated as Urban Areas which are located within and beyond the Greenbelt. The objective is to protect and integrate the inherent environmental, topographic and cultural features of the site; ensure compatibility with the surrounding neighbourhoods; encourage transit-oriented development; and establish a system of greenspaces. The following outlines how the proposed development meets these guidelines: EUC Phase 2 Tree Conservation Plan was considered in the TCR. In an attempt to incorporate the priority area for tree retention, we had proposed locating the neighbourhood park in that area. While Staff were somewhat open to this proposal, it would have been a departure from the CDP. As such, we decided to locate the park as shown in the CDP. The other proposed tree retention areas are linear and will be dramatically impacted by the site servicing, the lowering of the water table, windfall, and rear yard drainage swales. Furthermore, the types of plantings in this area are restricted due to the sensitive marine clay soils. The existing stand of dense white birch and alder identified as suitable for transplanting cannot be used in this subdivision. Nonetheless, attempts will be made to retain the trees where possible, particularly along lands adjacent to existing dwellings or development. These opportunities will be further Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 17

19 explored once the detailed engineering design, including grading plan and composite utility plan, are completed. [Guideline 3 and 5] Higher density residential units are located within walking distance to the neighbourhood park and the existing senior centre along Navan Road. [Guideline 9] The proposed area will be a pedestrian-friendly neighbourhood with a network of sidewalks and pedestrian pathways. Sidewalks along Eastboro Avenue in Phase 1 will continue eastward to pass along the park. [Guideline 10, 11, 26] Collector roads will be mindfully laid out to be continuous through the site area and enable safe pedestrian access to transit stops. Street patterns will be easily walkable. Efforts will be made to reduce the impact of private driveways along the multi-use pathway and on-road cycling paths. [Guideline 12 and 13] A rectangular 3 acre neighbourhood park is proposed in accordance with the CDP demonstration plan. It fronts onto Eastboro Avenue, a minor collector with sidewalks on both sides, and Markinch Road. The park is surrounding by a mixture of dwelling types as well as the elementary school. [Guideline 19, 20, 56] The development proposes road right-of-way widths that are suitable for the land use context and the road function. Lot depths are approximately 30 metres with a front yard setback of 7.5 metres to enable plantings in accordance with the tree planting guidelines. [Guideline 21] The Landscape Plan will coordinate the planting of trees with the location of street amenities and utilities. [Guideline 27] The proposed development is mindful to connect pathways and walkways to a sidewalk and cross at an intersection. [Guideline 32] A variety of housing types are proposed, with consideration of their relationship to one another. [Guideline 35] Key intersections will have enhanced architectural elements to serve as gateways (see Appendix A for gateway proposal). [Guideline 36] Residential buildings are designed so that garages do not dominate the width of the front façade and do not project significantly past the front wall. See Appendix C for preliminary building elevations. [Guideline 44] Shared driveways are provided for semi-detached and back-to-back dwellings to reduce the visual dominance of paved areas. [Guideline 45] Amenities and furniture such as street lighting and tree guards to be placed along Belcourt Boulevard are open for discussion. The amenities and furniture in the multi-blocks and mixed-use blocks will be discussed during the site planning process. Ashcroft is interested in discussing the design of the neighborhood park and amenities planned for the park. [Guideline 60] Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 18

20 COMMUNITY DESIGN PLAN: PHASE 2 AREA FIGURE 5: EAST URBAN COMMUNITY - PHASE 2 COMMUNITY DESIGN PLAN The Phase 2 community design plan of the East Urban Community was approved by Planning Committee of October 8, It was subsequently approved by Council on October 23, 2013 and the Official Plan Amendment notice period ended November 8, 2013 without any appeals. The study area is bounded by Renaud Road to the north, a former Canadian Pacific Railway line to the south, and Mer Bleue Road to the east. The purpose of the CDP is to identify the general land use pattern of the study area, the location of arterial and collector roads, the servicing requirements, and the design principles for the area (see Figure 5). The CDP is supported by several studies, including the Gloucester East Urban Community Phase 2 Infrastructure Servicing Study Update 2013 (ISSU) and the East Urban Community Phase 2 Environmental Management Plan 2013 (EMP). In addition to the location of the trunk sewers, they identify a stormwater management pond south of Navan Road, environmental constraints surrounding the future pond area, and overland flow corridors to convey the major storm flows to the pond. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 19

21 LAND-USE Land Use Mix The site plan of the proposed development (see Appendix A) identifies a mixture of land uses in accordance with the conceptual Land Use plan (Schedule A of the CDP). The plan is aligned with the Official Plan requirements for the housing mix and densities, with a few exceptions. There are development constraints for these lands, including poor soil conditions, the desire to limit private driveways crossing the multi-use pathway on Markinch Road and the on-road cycling on Belcourt Boulevard, and the need for a 15 metre wide overland flow corridor for storm water conveyance. While these conditions have somewhat restricted development in this area, the development proposes the following: 43 percent single and semi-detached dwellings (OP target: between 45 percent and 55 percent single detached dwellings) 57 percent multiple attached dwellings with at least 10 percent to be apartment dwellings (OP target: at least 10 percent apartment dwellings with the remainder multiple dwellings) During preliminary discussions with Staff, there has been agreement that this is an acceptable housing mix. The resulting density is approximately 40 units per net hectare, which exceeds the Official Plan target of 34 units per net hectare. Furthermore, once the private roadways are reduced from the site area and the apartment units are included in the yield, the density will be even higher. Medium and High Density Housing and Residential Affordability The medium and high density housing locations are similar to that of the Land Use demonstration plan. A significant challenge in designing the road layout was to restrict driveways along Markinch Road and Belcourt Boulevard. This has been achieved while also managing to avoid a single-loaded roadway in the Phase 2B area. The resulting layout is gridiron and allows for easy pedestrian circulation. The site planning for the multiblocks will be guided by section of the CDP with regards to the circulation network, on-site facilities, planting requirements, location of parking, amenity areas, and the orientation of units. The housing density of the proposed development is fairly high with a variety of multiple attached dwellings which are targeted towards first-home buyers. These units, including townhomes, back-tobacks, terraces, and apartment dwellings, are more affordable. Mixed-Use Lands The two proposed mixed-use block along Navan Road will complement the surrounding residential development and be an appropriate use for lands on a future urban arterial. While residential uses are not encouraged, preliminary discussions with Staff have involved the consideration of residential uses as long as they are not on the ground floor nor stand-along residential buildings. In accordance with Section paragraph 2 of the CDP, the two proposed mixed-use blocks along Navan Road will require a site plan prior to the registration of the proposed subdivision or zoning application. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 20

22 GREENSPACE AND GATEWAYS The parkland dedication is calculated at a rate of 1 hectare per 300 dwellings units or the 5 percent dedication rate, whichever calculation yields the greatest amount of parkland. In accordance with the CDP, the proposed subdivision will have a 1.2 hectare neighbourhood park with at least 50 percent frontage on the collector Markinch Road and local road Eastboro Ave. In following the City s Park and Pathway Development Manual (2012), the park is within walking distance for a mixture of dwelling types. There is a sidewalk along Eastboro Ave and a multi-use pathway along Markinch Road. The Greenspace and Gateways plan (Schedule B of the CDP) identifies four gateways on the proposed plan of subdivision. A gateway hierarchy was proposed by the City (D. Morse, personal communication, November 21, 2013): primary neighbourhood landscape gateway at the corner of Renaud Road and Markinch Road within the public right-of-way, secondary neighbourhood landscape gateway at the corner of Renaud Road and Belcourt Boulevard within private property, community landscape gateway at the corner of Navan Road and Markinch Road within the public right-of-way, and a secondary neighbourhood built-form gateway within the mixed-use block at the corner of Navan Road and Belcourt Boulevard. Additional discussions with staff are required to confirm the hierarchy of gateways and expectations of their maintenance in the future. For discussion purposes, the location and sketches of the types of gateways are included in Appendix A and B. OPEN SPACE AND NATURAL FEATURES An Environmental Impact Statement (EIS) by Stantec Consulting has been developed. The EIS addresses how the pond may impact the natural feature and proposed mitigation measures. Furthermore, the EIS addresses the potential species at risk in the area, for which the proponent has only found one butternut tree. The Tree Conservation Report is included as part of the EIS. TREE PLANTING Due to the marine clay soils in the area, the City s planting policies which restrict the species selection and distance from foundation is applicable to the proposed subdivision. The future Landscape Plan will meet the minimum planting requirements for residential areas as outlined in the CDP. The plan of subdivision proposes minimum rights-of-ways of 18 metres and minimum residential lot depths of approximately 30 metres to ensure tree planting in front yards. Lot depths adjacent to the neighbourhood park are at least 30 metres. The proponent tried to achieve a deep rear yard setback in order to have sufficient space for large trees to be planted along the park block, on park property. For the longest dwelling type, the minimum rear yard is 7.2 metres with a 6.0 metre front yard. Opportunities for planting will be further considered in the development of the future Landscape Plan. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 21

23 SANITARY AND STORMWATER SERVICING The Environmental Management Plan (2013) identifies the preferred stormwater management solution for the Phase 2 Area as a pond located on the table lands south of Navan Road, between the BFI landfill and the Sabourin Creek valley. In accordance with the CDP and EMP, the proponent is responsible for building and delivering the pond. The City s preliminary design of the pond concluded that about eight private properties would need to be acquired. Given the complexity of such a process, the pond will be built using a phased approach over several years. On October 22, 2013, a meeting with Ashcroft and Stantec, City staff, and Ministry of Environment (MOE) staff was organized to discuss the stormwater management solution for the proposed subdivision. It was agreed that Ashcroft will be proposing a temporary pond in the final pond location. Furthermore, it was agreed that a servicing solution involving the use of the trunk storm sewer along Navan Road for storage would be considered. Since this meeting, Ashcroft has acquired the largest required parcel for the pond, 3628 Navan (11.25 acres), which will be required for the temporary pond. This property currently has MOE certificates to operate a recycling/sorting facility. A clean-up program is being established with the MOE to revoke the certificates and remediate the land as required. The ISSU 2013 identified the need for an overland flow corridor in the Phase 2 Area. The City has subsequently commissioned J.F. Sabourin to create a tool to allow for a more precise calculation of the major overland flow depth. As part of the detailed design for the proposed subdivision, Stantec Consulting will be applying this model to determine the options to convey the major storm water events to the future pond. Meanwhile, the plan of subdivision is conservative in proposing an overland flow corridor along the west side of Belcourt Boulevard with a width of 15 metres. The proposed development will be aligned with the Storm Sewer, Sanitary Sewer and Storm Water Management plan (Schedule F of the CDP). The storm trunk sewer will flow eastward along Navan Road towards the future pond. The sanitary trunk sewer will flow westward along Navan Road to be directed to the existing trunk sanitary sewer on Page Road. As development occurs, watermains will be extended and looped in the standard fashion. A hydraulic watermain analysis will be conducted as part of the detailed design. TRANSPORTATION NETWORK The proposed road network is in accordance with the road characteristics as outlined in Table 4 of the CDP (Section 3.9.1). All right-of-ways are at least 18 metres. The extension of collector Belcourt Boulevard will be 30.5 metres to align with the northern section by Richcraft and Minto; it will have sidewalks on both sides along with on-road cycling. Eastboro Ave is extended eastward from Eastboro Phase 1 and will be 24 metres with sidewalks on both sides. Markinch Road will be aligned with Compass Road to the north; it will be 26 metres with an off-road multi-use pathway on the eastern side and a sidewalk on the western side. As show on the site plan, the subdivision proposes a network of sidewalks that closely resembles the Pedestrian Network (Schedule D of the CDP). Minor changes have been made after discussions with Staff to provide continuous sidewalks across Eastboro Avenue and to allow pedestrians to Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 22

24 access the mixed-use blocks along Navan Road. Two pedestrian pathways connect Belcourt Boulevard and Street 2 in Phase 2A. These connections will enable easier access to the future bus stops along Belcourt Boulevard. ENVIRONMENTAL REVIEW An in-depth understanding of the existing and anticipated environmental conditions of the site area was necessary for this project. These conditions influence the design of the development and are considerations during the construction phase. Due diligence was conducted through various technical studies which are summarized below. SPATIAL FEATURES As further documented in the EIS by Stantec Consulting, the subdivision has few notable environmental constraints and opportunities. There are some urban waterways for overland flow, but they are not being retained as confirmed in the CDP (Section 3.3). Historically, the land was cultivated and then abandonned as farm land which resulted in the rapid growth of birch, alder and poplar. The City has identified trees which may be suitable for transplanting, retention, and enhancement areas; however, upon further study, the opportunities for retention are limited due the optimization of land for development which will require re-grading and significant separation distances from foundation walls due to soil conditions. The land is relatively flat and there are no notable landform features. ENVIRONMENTAL MANAGEMENT PLAN The Environmental Management Plan 2013 (EMP) received input from various studies, including the Infrastructure Servicing Study Update (ISSU) and an overall fish habitat study in the East Urban Community. The proposed development will not trigger any recommendations for the retention of any of the watercourses/ditches in the area and therefore no watercourse setbacks will be required. SPECIES AT RISK The proponent has been in discussions with Species at Risk (SAR) biologists, Marie-Ange Gravel and Erin Thompson, from the Ministry of Natural Resources to confirm that the SAR in the study area includes: butternut, bobolink, eastern meadowlark, henslow s sparrow, barn swallow, whippoor-wills, and little brown myotis and northern long-eared myotis bats. Appropriate action has been taken to conduct SAR surveys which confirm that these species do not exist on the proposed development land, except for butternut trees. A butternut survey and butternut health assessment (BHA) have been conducted for the proposed development. One retainable butternut sapling was identified in the subject area and it is identified in the Tree Conservation Report. As determined in the BHA (Stantec, August 2012), the tree is a sapling less than one metre in height. It was observed to have damage on the stem but is retainable. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 23

25 In order to reduce the impacts on resident wildlife, the proponent is aware of the consideration required when scheduling tree clearing. As details regarding the proposed timing and phasing of construction become more apparent, the proponent will coordinate with the MNR and City for the necessary permits. RECORD OF SITE CONDITION The City has confirmed that a Record of Site Condition (RSC) will be required for development applications within the study area. The RSC is not required at submission, but will be a draft condition that is obtained prior to any construction. In anticipation of this requirement, the Phase 1 ESA was conducted in accordance with Ontario Regulation 153/04. Actions will be taken in the spring to clean-up the property where required in order to file the RSC. SUMMARY OF TECHNICAL STUDIES Serviceability Study The report titled Ashcroft Homes East Urban Community Phases 1b, 2a and 2b Serviceability Study (Stantec, December 20, 2013) indicates that the proposed storm sewers from the site will outlet to the proposed storm trunk sewer along Navan Road, which will ultimately discharge into the downstream EUC Pond 2. Temporary stormwater management (SWM) measures will be required to service the proposed phases of the development until such time as the ultimate condition EUC Pond 2 and required major system infrastructure is constructed. The proposed sanitary sewers from the development will be connected to the proposed 600 mm dia. trunk sewer within Navan Road, which will be installed up to the intersection of Navan Road and Renaud Road. The proposed water distribution system for the development will have three connection points. The first connection point will be to the existing 300 mm diameter watermain within Renaud Road to the North, a second connection to the existing 305 mm diameter watermain within Navan Road, and a third connection to the existing 203 mm dia. Watermain in the existing Phase 1A of the Ashcroft Homes development. This connection will provide the required looping within Phases 1B, 2A and 2B of the development. Watermains will be sized internally within the development during the detailed design stage to provide sufficient pressure and flows. Based on the findings and recommendations above, Stantec Consulting supports the proposed development. Buffer Zone Study Update, Ashcroft s Eastboro Phase 2A and 2B Lands The report titled, Buffer Zone Study Update, Ashcroft s Eastboro Phase 2A and 2B Lands (Exp, November 2013 provides an update to the updated Landfill Site Buffer Zone Study by Trow (March 2008). The objective of the 2013 update was to document substantive changes to the environment that have occurred since March Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 24

26 The update concluded that BFI is a dry material facility, they are monitoring the landfill activities in accordance with its certificate of approval, and the landfill has several physical and administrative measures to reduce any adverse impacts to the surrounding area. Lastly, there were few complaints submitted to the MOE. It was concluded that there should not be any restrictions to residential and mixed-use development north of Navan Road within 500 metres of the landfill and that there are no requirements for warning clauses on title with respect to the landfill activities. Based on the proposed work, findings and recommendations above, exp supports the proposed development. Phase 1 Environmental Site Assessment The report titled, Phase 1 Environmental Site Assessment: OTT BO (exp, July 6, 2012) was conducted to determine if past or present site activities resulted in actual or potential contamination. The assessment was conducted in accordance with Ontario Regulation 153/04. It identified four areas of potential environmental concern, largely due to poor housekeeping practices and the presence of above-ground storage tanks (ASTs); however, since there were no significant signs of impact associated with the ASTs, there was no immediate need to address these issues. It was recommended that the debris piles, old ASTs, and surface staining be cleaned up prior or during site redevelopment and following the removal, the underlying soil and/or groundwater should be inspected. It was also recommended that a designated substance survey be conducted for all on-site structures before they are demolished. Based on the proposed work, findings and recommendations above, exp supports the proposed development. Environmental Impact Statement The report titled, Ashcroft Eastboro Community Phase 2A, Phase 2B and Stormwater Ponds (Stantec, December 20, 2013), was conducted to determine the natural heritage of the site and provide an impact assessment of the proposed development. In particular, the proposed development may impact butternut trees as well as Sabourin Creek, its fish habitat, and the Sabourin Creek Significant Valleyland. The final stormwater management pond design will respect the assigned setback of Sabourin Creek and its Significant Valleyland. Mitigation measures are to be followed to minimize the impact to the natural environment as well as monitoring of all stages of development. The proposed development complies with the Natural Heritage policy of the Provincial Policy Statement and is in compliance with the policies of the City of Ottawa s Official Plan. Based on the proposed work, findings and recommendations above, Stantec Consulting supports the proposed development. Watercourse and Fish Habitat The report titled, East Urban Communities Lands Phase 2 Fish Habitat Surveys (Stantec, April 2012) was conducted in order to determine if fish habitat was present on the Eastboro lands, its function, as well as barriers to fish movement and direction of water flow. Four tributaries were identified, but two showed significant barriers to fish migration. No fish were observed or captured Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 25

27 within the property boundaries during the field investigations. It was concluded that the Phase 2 land do not provide direct spawning or nursery habitat for fish, but they do provide provisions to downstream habitat and food and nutrient supply to downstream areas during high flow conditions. Investigations for Bobolink and Butternut The report titled, Ashcroft East Urban Lands Phase II Terrestrial Investigations (Stantec, July 2011) determined if bobolink and butternut protected under the Endangered Species Act, 2007 occurred within Ashcroft s Phase 2 lands, including Phase 2A and 2B. Results concluded that no bobolinks were observed visually or aurally during any of the three transect surveys and associated point count surveys. However, there were approximately 25 butternut trees within the entire project area; many of which were saplings. Eastern Meadowlark and Henslow s Sparrow Habitat The memo titled, Ashcroft Homes East Urban Community (EUC) Phases 2A and 2B Lands Eastern Meadowlark and Henslow s Sparrow Habitat (Stantec, October 2012) stated that these two species at risk occupy similar grassland habitats as bobolink, on which a SAR survey was conducted in July It was concluded that it is unlikely that Eastboro Phase 2 lands, specifically Phase 2A and 2B, provide habitat for these species and that targeted surveys would not be required. Butternut Health Assessment The report titled, Butternut Assessment for Ashcroft Homes Subdivision, 3433 Navan Road, Ottawa, Ontario (Stantec, August 2012) identified one sapling, less than one metre in height with a DBH of less than 3 cm. It was determined to be a retainable butternut. Since the study area will be maximized, it was recommended that the tree be transplanted, which requires an MNR permit. This report was sent to the MNR (Marie-Ange Gravel, SAR biologist) on August 24, More recently, an additional Butternut Health Assessment (Stantec, October 2013) was conducted for an area of dense brush in Eastboro Phase 2A that was previously excluded. This assessment also included lands in Eastboro Phase 1B in preparation for the registration of this area. The assessment did not identify any other butternut trees in Phase 2A, but 28 trees were identified in the Phase 1B area which will be addressed as part of the subdivision review for Eastboro Phase 1 (D ). Based on the findings and recommendations above, Stantec Consulting supports the proposed development. Tree Conservation Report James B. Lennox & Associates have completed a Tree Conservation Report (dated December 20, 2013) in support of the Plan of Subdivision application. Possessing the highest landscape value on the subject lands, Area 1 and 2 are densely wooded and primarily comprise of red maples and balsam poplar. Area 3 is identified as being composed primarily of a young stand of paper birch trees. Area 7 is composed of a large coniferous hedgerow of mature white spruce trees. Site mitigation recommends the use of tree protection fencing around the 1.2 hectare park until the City has identified its recreation requirements. The TCR identifies one butternut tree, located in the Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 26

28 proposed right-of-way of Belcourt Boulevard. Where possible, efforts will be made to keep trees along property lines to serve as buffers. Based on the findings and recommendations above, James B. Lennox & Associates supports the proposed development. Archaeological Assessment The report titled, Stage 1 & 2 Archaeological Assessment Eastboro Phase 2A & 2B (Adams Heritage, revised May 31, 2012) was performed in order to determine the area s archaeological potential through research of its history and geographic location. The Stage 1 assessment indicated that the property had been primarily used for farming and was not the site of significant historic occupation. Subsequently, the test pit method was completed to uncover any archeological sites. During the Stage 2 assessment, no evidence of archaeological sites was encountered. Consequently, it was recommended that the study area be cleared of any archaeological conditions. The Ministry of Tourism, Culture and Sport (MTCS) reviewed the report and provided a satisfaction letter dated June 20, Upon discovering the need to include the lands of the future Belcourt Boulevard in the subdivision application, the report titled Stage 1 & 2 Archaeological Assessment Eastboro Phase 2A & 2B Belcourt Boulevard, dated September 10, 2012 was conducted. Similar results as above were concluded and the area is cleared of any archaeological conditions as per the MTCS satisfaction letter dated October 10, Based on the findings and recommendations above, Adams Heritage concludes that the proposed development will have no impact on archaeological resources. Geotechnical Investigation The report titled, Geotechnical Investigation: Proposed Residential Development Eastboro Phase 2 (Paterson, revised August 2013) was conducted to determine the subsurface soil and groundwater conditions and to provide geotechnical recommendations for the design of the EUC Phase 2 CDP area. It was concluded that the soil consists of silty sand/clay crust overlying a sensitive silty clay deposit. Groundwater can be expected between 1.5 m and 2.5 m depth. The permissible grade raise restriction for public roadways varies with up to 0.5 m for the western part of the study area and up to 0.8 m for the far eastern part of the study area. As concluded in a memorandum from Paterson to Jacek Taracha at the City (dated April 26, 2013), the permissible grade raise restrictions are specifically for the roadways. The permissible grade raise restrictions and lightweight fill recommendations for housing will be determined on a lot by lot basis. Based on the findings and recommendations above, Paterson Group supports the proposed development. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 27

29 ENVIRONMENTAL CONSIDERATIONS As concluded by the existing studies, the proposed development does not have a significantly negative impact on the environment. The supporting studies have not identified any major obstacles or mitigation measures necessary for the development of the proposed site area. Surveys and habitat assessments have confirmed that the study area is not breeding habitat for any species at risk other than butternut. In accordance with the Endangered Species Act (2007) and the Ontario Regulation 242/08, a proponent is permitted to remove or harm up to a maximum of 10 retainable butternut trees (i.e. category 2). We will be registering with the MNR to obtain the necessary permit to transplant the tree and will follow the additional rules including the planting of butternut seedlings, the tending and monitoring of seedlings, and maintenance of records to document their growth. To date, Staff at the City of Ottawa confirmed that there will be no requirement for fish habitat compensation nor will any of the watercourses/ditches in the area be retained. Furthermore, upon clean-up of the site as recommended by the Phase 1 ESA, the proponent will file a Record of Site Condition. Since the development of the site area will eventually require the demolition of a few single-detached dwellings and scattered outbuildings, a designated substance survey (DSS) will be performed and all identified designated substances abated according with appropriate regulations. As the development progresses, Ashcroft will attempt to reduce its environmental impact on the area by retaining or transplanting trees where possible. The proponent is mindful that certain areas can be enhanced with trees and other vegetation to provide psychological relief to existing residents while also improving the environment. Such considerations will impact the future Landscape Plan and the coordination process with the Parks and Forestry departments of the City. Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 28

30 ZONING BY-LAW AMENDMENT The City of Ottawa s Official Plan designates the area as a Developing Community with a Development Reserve (DR) zoning which limits permitted uses to agricultural, community garden, emergency service, environmental preserve and education area, forestry operation, group home, home-based business, marine facility, detached dwelling, park, or a secondary dwelling unit. The proposed zoning by-law amendment will change this DR designation to ones that reflect the concept plan and draft plan of subdivision. PROPOSED ZONING BOUNDARY R3Z [XXXX] R4Z [XXXX] AM [XXXX] O1 Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 29

31 Zoning Mechanisms Park: O1 Min. Lot Width (m) No minimum Min. Lot Area (m2) No minimum Min. Front Yard Setback (m) Min. Rear Yard Setback (m) Min. Interior Side Yard Setback (m) 7.5 Min. Corner Side Yard Setback (m) Max. Height (m) 11 Max. Lot Coverage (%) 20 Zoning Mechanisms R3Z Proposed Exception Dwelling Type Detached Semi-detached Min. Lot Width (m) 9 7 Min. Lot Area (m2) Max. Building Height (m) Min. Front Yard Setback (m) 3 3 Min. Corner Side Yard Setback (m) 3 3 TBD Min. Rear Yard Setback (m) 6 6 Min. Interior Side Yard Setback (m) Min. total interior side yard setback is 1.8m, with one yard at least 0.6m wide. Min. Parking 1 per dwelling unit 1 per dwelling unit 0.9 Zoning Mechanisms R4Z Proposed Exception Dwelling Type Low Rise / Stacked Multiple Attached Min. Lot Width (m) 18 6 Min. Lot Area (m2) Max. Building Height (m) Min. Front Yard Setback (m) 3 3 Min. Corner Side Yard Setback (m) 3 3 Min. Rear Yard Setback (m) 6 varies Min. Interior Side Yard Setback (m) 1.2 TBD Min. Parking 1.2 per dwelling unit 1 per dwelling unit Min. Visitor Parking 0.2 per dwelling unit 0.2 per dwelling unit Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 30

32 In accordance with the CDP (Section 4.1.1), the site planning of the mixed-use blocks is required prior to the registration of the subdivision or the zoning application. Consequently, the zoning for the subdivision will be discussed at a later time. Please be advised that the owners of the Rendezvous des aines building at 3349 Navan Road between the two mixed-use buildings have asked Ashcroft to include their property in the future zoning application (M. Gibeault, personal communication by , 13 November 2013). CONCLUSION This report has been prepared in support of Ashcroft Homes Eastboro Phase 2A and 2B Plan of Subdivision application and future Zoning By-law Amendment. The application is consistent with: the Provincial Policy Statement; the general and specific policies of the Official Plan of the City of Ottawa; and the East Urban Community s CDP, including the Urban Design Guidelines. In summary, the proposed development reflects good planning by being aligned with the City of Ottawa s policy and regulatory framework and is appropriate and compatible with the surrounding area. May Pham, M.U.P. Development Planner Ashcroft Homes mpham@ashcroft-homes.com ext.216 Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 31

33 APPENDIX A SITE PLAN & GATEWAY LOCATIONS Landscape Gateway (community) Landscape Gateway (primary neighbourhood) Landscape Gateway (secondary neighbourhood) Built Form Gateway (secondary neighbourhood) Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 32

34 APPENDIX B GATEWAY SKETCHES Community Gateway Primary Neighbourhood Gateway Secondary Neighbourhood Gateway Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 33

35 APPENDIX C EXAMPLES OF DWELLING ELEVATIONS Single Detached - Algonquin B Model Single Detached Selkirk A Model Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 34

36 Semi-Detached Chablis Urban Towns Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 35

37 Terrace Homes Back-to-Back New Yorkers Ashcroft Homes Eastboro 2A & 2B Planning Rationale December 2013 Page 36