MANOTICK MAIN REGIONAL INC. 5721, 5731 AND 5741 MANOTICK MAIN STREET OTTAWA, ON

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1 MANOTICK MAIN REGIONAL INC. 5721, 5731 AND 5741 MANOTICK MAIN STREET OTTAWA, ON PLANNING RATIONALE AND INTEGRATED REVIEW STATEMENT IN SUPPORT OF A DRAFT PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 July 18 th, 2016 Novatech File: Ref: R

2 June 18 th, 2016 City of Ottawa Planning & Growth Management Department 110 Laurier Avenue West, 4 th Floor Ottawa, ON K1P 1J1 Attention: Jeff Ostafichuk, Planner II Dear Sir: Reference: 5721, 5731 and 4241 Manotick Main Street Manotick Main Regional Inc., Manotick Draft Plan of Subdivision and Zoning By-Law Amendment Planning Rationale and Integrated Environmental Review Statement Our File No.: Novatech is pleased to submit the attached Planning Rationale & Integrated Environmental Review Statement as part of a Draft Plan of Subdivision application submitted on behalf of Regional Group for the above noted properties on Manotick Main Street. The subject property is located 5721, 5731 and 5741 Manotick Main Street and consists three parcels of lands fronting on Manotick Main Street and backing on to the Rideau River, and a fourth parcel at the corner of Manotick Main Street and Kelly Marie Drive which borders the site to the southeast. The proposed subdivision will include 54 bungalow towns, and 30 singles including 5 waterfront lots along the Rideau River. The existing dwelling on 5721 Manotick Main Street will be retained and incorporated into the subdivision. A park block adjacent to the Rideau River will provide public access to the river. A separate block at the corner of the park and the intersection with Kelly Marie Drive will accommodate a pump station required for the development. It is proposed that the Rideau River shoreline will be protected by a 30m conservation easement. The internal street network will provide one direct access to Manotick Main Street and two connections to Kelly Marie Drive. The attached Planning Rationale outlines the proposed development, summarizes the relevant supporting studies, and demonstrates that the proposal is consistent with relevant provincial and municipal policy documents. Should you have any questions, comments or concerns please do not hesitate to contact me. Sincerely, NOVATECH Anna Froehlich, M.Pl Planner M:\2015\115055\DATA\Reports\Planing Rationale\EQManotick_PlanningRationale.docx

3 Table of Contents 1.0 INTRODUCTION SITE LOCATION AND CONTEXT PLANNING CONTEXT City of Ottawa Official Plan Manotick Secondary Plan Existing Zoning (City of Ottawa Zoning By-Law ) PROPOSED DEVELOPMENT OVERVIEW OF TECHNICAL STUDIES Archaeological Assessment Cultural Heritage Impact Statement Environmental Impact & Tree Conservation Report Environmental Site Assessment Geotechnical Investigation Groundwater Impact Assessment Noise Control Feasibility Study Community Transportation Study Servicing Brief PLANNING POLICY REVIEW PROVINCIAL POLICY STATEMENT CITY OF OTTAWA OFFICIAL PLAN Manotick Secondary Plan PROPOSED ZONING BY-LAW AMENDMENT CONCLUSION Appendices Appendix A: Draft Plan Appendix B: Concept Plan Appendix C: Zoning Schedule i

4 1.0 INTRODUCTION Novatech has been retained by Manotick Main Regional Inc. to prepare a Planning Rationale in support of a Draft Plan of Subdivision and Zoning By-Law Amendment Application for 5721, 5731 and 5741 Manotick Main Street. The proposed subdivision will include 54 bungalow townhouses (Blocks on the Draft Plan of Subdivision), and 30 single detached dwellings, including 5 waterfront lots along the Rideau River (Lots 1 30). The existing single detached dwelling at 5721 Manotick Main Street will be retained and incorporated into the subdivision as Block 49. A park block (Block 50) adjacent to the Rideau River will provide public access to the river. A separate block (Block 51) at the corner of the park and the intersection with Kelly Marie Drive will accommodate a sanitary pump station required for the development. The internal street network will provide one direct access to Manotick Main Street and two connections to Kelly Marie Drive. The Draft Plan for the proposed subdivision is provided as Appendix A. This Planning Rationale will outline the various aspects of the proposal and illustrate that the proposed development is consistent with relevant provincial and municipal policies. An Integrated Environmental Review has been prepared as part of this report as required under Section 4.7 of the Official Plan. The purpose of an Integrated Environmental Review is to demonstrate how supporting studies influenced the design of the development with respect to effects on the environment and compliance with the appropriate policies of Section 4 of the Official Plan. 1.1 Site Location and Context The subject property is located at the southern limit of the Village of Manotick and consists of four separate parcels of land (PINs , , , and ) fronting on Manotick Main Street and extending to the Rideau River. It is legally described as Part of Lot 5, Concession A, Geographic Township of Rideau, now City of Ottawa, and Parts 2 to 6 on Plan 4R The site has an area of approximately 6.29 hectares with approximately 160 metres of frontage on Manotick Main Street to the west and 180 metres or frontage on Kelly Marie Drive to the south. The eastern boundary of the site is formed by approximately 215 metres of frontage along the Rideau River. To the north there is an existing residential subdivision on Island View Drive, with detached bungalows backing on to the subject property. Across Manotick Main Street to the west, the area is owned by Minto and is currently under development as Phase 1 of the Mahogany Community. As shown on Figure 1, there is an existing mid-20th century dwelling with outbuildings located on 5721 Manotick Main Street in the northeast corner of the site. This dwelling is 1

5 currently accessed by a long private laneway from Manotick Main Street. This dwelling is to be retained on a severed lot and incorporated into the proposed subdivision. Kelly Marie Drive forms the southern limit of the Village of Manotick as designated in the Official Plan, and the lands south of the subject site are in the Rural Area. The Rideau River adjacent to the site is part of the Rideau Canal System and is UNESCO World Heritage Site and a National Historic Site governed by Parks Canada. N Figure 1: Site Location and Context 1.2 Planning Context City of Ottawa Official Plan As shown on Figure 2, the subject property is designated as part of the Village of Manotick on Schedule A of the City of Ottawa Official Plan. South Kelly Marie Drive and east of 2

6 Rideau Valley Drive, the area is designated General Rural Area. West of Rideau Valley Drive the area surrounding Manotick is designated Agricultural Resource Area. The Village designation is intended to recognise the historic villages scattered through the City s rural areas in order to manage growth and preserve their traditional functions as service centres for the surrounding rural areas. Additional policies for the Village of Manotick are set out in the Manotick Secondary Plan discussed in Sections and of this Rationale. Figure 2: Excerpt from Official Plan Schedule A Manotick Main Street is identified as an Arterial Road on Official Plan Schedule H, and Century Road is identified as an existing Collector Road, as shown on Figure 3. Manotick Main Street/Rideau Valley Drive is also identified as a Spine Route of the Rural Cycling Network and identified as a Scenic Entry Route on Schedule J. The shoreline along the Rideau River is identified as having unstable slopes on Schedule K. 3

7 Subject Site Figure 3: Excerpt from Official Plan Schedule H Manotick Secondary Plan The subject lands are designated as Residential (Medium Density) on the Manotick Secondary Plan. The Plan identifies a Future Park located within the subject area. An excerpt of Schedule A is provided as Figure 4 below. The proposed mix of single detached, townhouse dwellings and the proposed park are permitted in the Medium Density Residential designation as discussed further in Section

8 Subject Site Figure 4: Manotick Secondary Plan Schedule A 5

9 1.2.3 Existing Zoning (City of Ottawa Zoning By-Law ) Subject Site Figure 5: Existing Zoning The Site is currently zoned V1A, Village Residential First Density Zone Subzone A, as shown on Figure 5. A Zoning Amendment will be required to permit the proposed townhouse dwellings and the public park and to change provisions to implement the Draft Plan. Zoning permitting medium density residential uses conforms to the Village of Manotick Secondary Plan designation of Residential (Medium Density). The existing zoning map also shows floodplain of the Rideau River extending over a small portion of the proposed park block adjacent to the river. No development is proposed within the floodplain. 6

10 2.0 PROPOSED DEVELOPMENT Figure 6: Proposed Development The proposed development, shown in Figure 6 and as Appendix B, is a residential subdivision with a total of 84 units, including 54 bungalow towns and 30 singles arranged along three public streets. Five lots will have rear yards with frontage on the River. A 30m conservation easement is proposed over these lots to protect the Rideau River Shoreline. The existing residence in the northeast corner of the site will also be retained on an oversized lot with frontage on Street #1. Street one will provide access from both Manotick Main Street while Street #3 will provide a second access to Kelly Marie Drive. Street #2 has been designed as a window street to minimize the requirement for noise walls and to open up the community and present a welcoming streetscape and entrance to the Village of Manotick. A public park in the southeast corner of the site will provide public access to the Rideau River. The park has frontage on both Kelly Marie Drive and on Street #1. The park has an active area of 0.24 hectares outside of the 30 metre setback from the high water make, and a passive area of 0.23 hectares adjacent to the shoreline. Existing public access to the waterfront will also continue to be provided from the extension of Kelly Marie Drive. 7

11 Block 51 for a sanitary pump station has been located at the south west corner of the park at the corner of Kelly Marie Drive and Street #1. This pump station is required as the site is lower than the connecting sanitary sewer. 3.0 OVERVIEW OF TECHNICAL STUDIES 3.1. Archaeological Assessment Section of the Official Plan states that an Archaeological Assessment is required when development is proposed on lands identified as having archaeological potential on the City s Archaeological Resource Potential Mapping. A Stage 1 and Stage 2 Archaeological Assessment was completed by Paterson Group dated June The assessments concluded that a Stage 3 archaeological assessment should be undertaken for two locations on the property where a collection of artifacts was found. This site was registered with the Ministry of Tourism Culture and Sport (MCTS) as the Williams Homestead Site Cultural Heritage Impact Statement Section of the Official Plan states that a Cultural Heritage Impact Statement (CHIS) may be required for any development application within 30 metres of the Rideau Canal UNESCO World Heritage Site and its landscaped buffer. A CHIS was prepared for the site by Contentworks Inc. (June 2016) to consider the potential impact of the development on the Rideau River. The report concluded that with the proposed 30 metre conservation easement, the proposed development addresses the heritage requirements of the City of Ottawa and Parks Canada Planning and Management Recommendations. The Cultural Heritage Impact Statement found that the project will contribute to the retention of the heritage values of the Rideau Canal National Historic Site of Canada and the Rideau Canal World Heritage Site Environmental Impact & Tree Conservation Report An Environmental Impact Statement (EIS) and Tree Conservation Report (TCR) was prepared by McKinley Environmental Solutions (April 2016) following the City of Ottawa EIS and TCR Guidelines and Section of the Official Plan. The Tree Conservation Report was included as an appendix to the main EIS Report Currently, the western portion of the site is occupied by agricultural fields that account for approximately 60% of the site area, as shown on Figure 7. The eastern portion of the site is occupied by a woodlot. The woodlot is highly degraded and does not qualify as a Significant Woodlot under Provincial or Municipal assessment criteria. The development plan would result in the removal of the majority of the vegetation within the development area. Treed areas within the 30 m setback from the Rideau River along the proposed waterfront lots, the park block, and within the severed lot around the existing house will be retained to protect 8

12 the shoreline. Given the highly degraded nature of the woodlot, removal of woody vegetation from the remainder of the site is not considered a significant environmental impact. Figure 7: Vegetation Mapping Figure from EIS Report Other than the Rideau River, there are no identified environmental features associated with the Site. A comparatively high density of Butternut Trees (endangered) was found within the woodlot. An application for an Overall Benefit Permit was submitted to the OMNRF Kemptville District in January 2016 to address requirements for removal and harm to Butternut Trees, in compliance with the regulations of the Endangered Species Act. Eastern Musk turtle and Snapping turtle, both Species at Risk, may be found in the Rideau River adjacent to the Site. The 30 metre vegetated setback from the Rideau River will protect the area that may be utilized by these species and as such it is not anticipated the species will be significantly impacted by the proposed development. No other significant Species at Risk concerns were noted. The EIS report concluded that with the mitigation measures outlined in the report, the proposed development is not anticipated to have a significant negative effect on natural features and functions. 9

13 3.4. Environmental Site Assessment A Phase I Environmental Site Assessment was prepared by Paterson Group (PE3626-1, April 2016) to investigate potential site contamination by current or past uses. The results of the historical research, personal interviews, and the site inspection did not identify any potential environmental concerns with respect to the Phase I ESA study area. Based on the results of the assessment the report concludes that a Phase II Environmental Site Assessment is not required for the property Geotechnical Investigation A geotechnical investigation was undertaken by Paterson Group (PG3578-1, June 2016) to determine the subsurface soil and groundwater conditions and provide geotechnical recommendations for the design of the proposed development. The investigation concluded that from a geotechnical perspective, the subject site is suitable for the proposed residential development. Grade raise restrictions of up to two metres and tree planting restrictions are recommended near two locations (BH1 and BH3) where the predominant glacial till is overlain by a deposit of silty clay. The report recommends a tree to foundation clearance of 4.5 metres in the vicinity of BH 1, and a minimum tree to foundation clearance of 3.0 metres in the vicinity of BH3. The remainder of the subject site is underlain primarily by silty sand and gravel glacial till that are essentially not adversely affected by the planting trees. The Rideau River and Canal extends along the eastern boundary of the development site. The slope leading to the Rideau River and Canal slopes gently downwards to the river. The geotechnical assessment found that no stable slope allowance or geotechnical setback line would be required, and that these engineering demarcations can be taken to be coincident with the top of bank at the shoreline. The shoreline presently exhibits minimal toe erosion and no erosion allowance or erosion access allowance was found to be required. Based on the conditions observed, the geotechnical investigation found there to be no geotechnical slope-related hazard lands and recommended that the typical minimum riparian setback of 30 m from the normal water line would be applicable to satisfy City of Ottawa and Rideau Valley Conservation Authority (RVCA) planning policies Groundwater Impact Assessment A Groundwater Impact Assessment was undertaken by Paterson Group (PH3031-REP.01, June 2016) to describe and characterize the site geology and hydrogeology, identify potential impacts to groundwater in the vicinity of the site, and assess the relative degree of risk associated with the identified potential impacts. 10

14 The site is not considered to be hydrogeologically sensitive and there are no significant groundwater discharge zones in the vicinity of the site. Groundwater in the bedrock unit was found to be generally of acceptable quality. Sampling results show that there are elevated concentrations of several non-health related parameters, including hardness, TDS, turbidity, chloride, iron, and sodium. Potential impacts to groundwater in the vicinity of the site include construction dewatering, other construction related activities (equipment refueling, waste handling, etc.), stormwater runoff, neighbouring onsite sewage treatment systems, road salting, and ongoing residential use. The report concluded that the relative degree of risk associated with the identified potential impacts is considered to be extremely low. A basic groundwater monitoring plan should be initiated prior to the start of construction at the site Noise Control Feasibility Study A Noise Control Feasibility Study was prepared by Novatech in July 2016 to assess the environmental impact of road noise as the site is within 100 metres of an Arterial Road. The study evaluated the impact on the outdoor living areas of the proposed residential development, the feasibility of mitigation measures, and recommend the appropriate noise attenuation requirements. The report confirms the predicted outdoor noise levels for the proposed residential development from the adjacent Manotick Main Street would be in excess of the City of Ottawa s and Ministry of the Environment guidelines. Several alternative site layout options were considered to try and eliminate the need for noise barriers. By providing a window street adjacent to Manotick Main Street and fronting units toward the arterial road, the rear yard amenity areas can be protected by the building walls, eliminating the noise wall requirement along most of the site frontage. Noise walls will be required for the corner units (Units 1 and 43) and air conditioning units required where noted through the analysis of alternative options. Where required, the inclusion of a noise warning clause registered on title will be incorporated into the sales/rental agreements. Indoor noise mitigation methods and additional warning clauses will be registered on title and included in the sales/rental agreements. Exact details will be confirmed during detailed design. With these mitigating measures, the development will meet requirements for noise control Community Transportation Study A Community Transportation Study (CTS) is required by Section 4.3 of the Official Plan when a subdivision or rezoning application is submitted and may have an impact of the transportation network in the surrounding area. 11

15 Novatech prepared a combined Community Transportation Study (CTS)/Transportation Impact Assessment (TIA) (June 2016) for the proposed development. The projected sitegenerated traffic from the adjacent Phase 1 of the future Mahogany Community in Manotick was accounted for in the projected background traffic analysis presented in this report. The analysis indicates that intersections within the study area are currently operating acceptably during weekday morning and afternoon peak hours. Based on total projected volumes, study area intersections are projected to operate similar to existing conditions. The additional site-generated traffic will not trigger any intersection modifications. Based on the analysis undertaken, the proposed residential subdivision will not have any significant impact on existing conditions or create a need for intersection modifications. The TIS/CTS demonstrates that Manotick Main Street, Kelly Marie Drive and the surrounding road network has sufficient capacity to accommodate the anticipated traffic generated by the proposed development Servicing Brief Section of the Official Plan requires development application to be supported by an assessment of the adequacy of public services. A Servicing Brief (June 2016) was prepared by Novatech outlining the proposed servicing strategy and confirming the existing infrastructure can support the proposed development. The proposed development site is lower than the existing connecting sanitary sewer therefore sanitary flows onsite will be directed to a new sanitary pump station located at the south east corner of the development on Block 51, adjacent to the proposed park. The sanitary sewers and pump station will be sized to service the proposed development. The sanitary outlet for the site is an existing 250mm gravity sanitary sewer located at the Manotick Main Street / Bridgeport Avenue Intersection that ultimately outlets north into the existing Manotick Main Street Pumping Station on Rideau Valley Drive, north of Bankfield Road. The proposed works will include extending the existing sanitary sewer approximately 280 metres south in the west side ditch of Manotick Main Street. The proposed sanitary sewer will have adequate capacity to service the site. The watermain connections for the site are an existing 300mm watermain located at the Manotick Main Street / Bridgeport Avenue intersection and an existing 200mm watermain located at the Trestle Street / Chriscraft Way intersection in the adjacent Mahogany development. The proposed works will include the extension of approximately 280 metres of 300mm watermain north along the east side of the existing Manotick Main Street, the installation of approximately 300 metres of 200mm west to the existing Trestle Street watermain, and approximately 315 metres of 250mm and 625 metres of 200mm onsite. The proposed watermain has adequate capacity to service the site pre and post watermain reconfiguration. 12

16 Prior to the watermain reconfiguration fire flows are to be capped at 115L/s. After the watermain reconfiguration fire flows can be increased to 125L/s. The use of pressure reducing valves and fire walls will need to be considered during detailed design. Existing drainage patterns will be maintained under post-development conditions. All runoff from the proposed development will continue to drain to the Rideau River. Runoff from frequent rainfall events will be conveyed by storm sewers (minor system), while flows from large storm events that exceed the capacity of the minor system will be conveyed overland along Kelly Marie Drive (major system) to the Rideau River. An enhanced water quality control criteria corresponding to 80% removal of Total Suspended Solids (TSS) is required. Water quality treatment will be provided using an Oil/Grit Separator (Stormceptor or approved equivalent) installed upstream of the storm outlet to the Rideau River. The Servicing Brief confirms the proposed development can be adequately serviced with storm and sanitary sewers and watermain. 4.0 PLANNING POLICY REVIEW 4.1 Provincial Policy Statement The 2014 Provincial Policy Statement (PPS) provides policy direction on land use planning and development matters of provincial interest, as set out in Section 2 of the Planning Act. All decisions affecting planning matters are required to be consistent with policies of the PPS. Section 1.1 of the PPS speaks to managing and directing land use to achieve efficient and resilient development and land use land patterns. Policy states that healthy, liveable and safe communities are sustained by promoting efficient land use patterns with a range and mix of uses arranged as to minimize land consumption and servicing costs. Further, development patterns should avoid environmental or public health and safety concerns, conserve biodiversity, and consider the impacts of a changing climate. The proposed development consists of a mix of dwelling types on a vacant site within the village boundary of Manotick designated for medium density residential development. The proposed development is laid out as a modified grid street with multiple connections to adjacent streets. As demonstrated the engineering, environmental and heritage reports summarized above, the development will not create any public health or safety concerns, has been planned to permit efficient servicing, and has been designed with consideration for protecting the natural and cultural heritage of the Rideau River. Policy requires land use patterns within settlement areas to be based on: b) densities and a mix of land uses which: 13

17 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed, and; 6. are freight-supportive. The proposed development is consistent with the Land Use Schedule for the Manotick Secondary Plan, with a mix of low and medium density residential uses and a new public park in the general location specified on the Schedule. Infrastructure and public service facilities, including stormwater management facilities, road pattern, parkland, schools and commercial services have been coordinated with adjacent development and with the wider Village of Manotick. While existing transit, cycling and pedestrian facilities are limited, there is currently commuter transit service provided on Manotick Main Street with a bus stop located approximately 40 m north of Century Road which provides a single northbound bus during weekday morning peak hour and a single southbound bus during weekday afternoon peak hour. As discussed in Section 3.9 of this report, servicing and stormwater management has been coordinated with the servicing strategy for the surrounding area. No servicing constraints were identified that could not be addressed through normal engineering practices and intended servicing strategy for the area. Section of the PPS states that new development should occur adjacent to the existing built-up area and allow for the efficient use of land. The proposed development is located within the Village of Manotick and is occurring adjacent to existing residential development and across from the developing Mahogany Community. Public Spaces, Recreation, Parks, Trails and Open Space Policy states that healthy, active communities should be promoted by planning public streets, spaces, and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. The streets have been arranged in a modified grid pattern, enhancing the existing street network by providing new connections between Manotick Main Street and Kelly Marie Drive. As shown on the concept plan, a sidewalk will be provided between Manotick Main Street and Kelly Marie Drive along the north/east side of Street #1, providing pedestrian access to the proposed park. Given the context of the proposed development (i.e. low speed 14

18 residential neighbourhood, low vehicle trip generator, limited opportunities for cut-through traffic, etc.), the proposed sidewalk will be sufficient to safely accommodate on-site pedestrian activity. Infrastructure and Public Service Facilities Section 1.6 of the PPS states that infrastructure shall be provided in a coordinated, efficient and cost-effective manner to accommodate projected needs. The proposed development will be wholly on municipal services. The Servicing Brief, discussed under Section 3.9 of this report, demonstrates that there is adequate infrastructure to support the proposed subdivision. Transportation Systems Section of the PPS promotes safe, energy efficient transportation systems that facilitate the movement of people and goods. The Community Transportation Study addresses impacts on the adjacent community and confirms that the proposed subdivision can be safely and adequately accommodated. Additional detail is provided in this Planning Rationale under Section 3.8. Wise Use and Management of Resources Section 2.0 of the PPS - Wise Use and Management of Resources speaks to protecting natural heritage, water, agriculture, mineral aggregate, petroleum, cultural heritage and archaeological resources. A 30m conservation easement over the five waterfront lots has been proposed to protect the shoreline and ensure the Rideau River will not be negatively impacted by the development. As discussed in Section 3 of this Rationale, an EIS/TCR was prepared by McKinley Environmental Consulting, that confirms that there are no areas of natural and scientific interest, significant wetlands, or significant valleylands on or adjacent to the subject property. As recommended in the Stage 1 and stage 2 Archaeological Assessment, a Stage 3 assessment will be required before the site is developed. The Cultural Heritage Impact Statement reviewed the applicable policies of the Official Plan, Manotick Secondary Plan, Rideau Canal World Heritage Site Management Plan (2005) and Rideau Canal National Historic Site of Canada Management Plan (2005) and found that the development will contribute to the retention of the heritage values. 15

19 Health and Safety Section 3.0 of the PPS - Protecting Human Health and Safety focuses on reducing the potential for public cost or risk to residents from natural or human-made disasters. There is no erosion or dynamic beach hazard on or adjacent to the site, and no past mineral resource extraction, aggregate operations, or petroleum resource operations are known to have occurred. All proposed development will be outside of the floodplain of the Rideau River. As discussed in Section 3 of this Rationale, a Phase 1 Environmental Site Assessment was prepared by Paterson Group (2016). The Phase 1 ESA did not identify any evidence to suggest past or present soil contamination and further assessment was not recommended. 4.2 City of Ottawa Official Plan As previously discussed, the subject property is designated Village on Schedule A of the City of Ottawa Official Plan. The Village designation is discussed in Section of the Official Plan. Policy specifies that when reviewing development applications in Villages, the City will consider: a. The relevant provisions of the village secondary plan or community design plan; The Village of Manotick Secondary plan will be discussed in the following Section (4.2.1) of this Rationale. b. Those matters addressed in Section and Section 4.11 related to compatibility and community design; Section and Section 4.11 of the Official Plan are discussed below. c. For development in the core area or mainstreet, how the development or use impacts the viability of these areas and enhances the typical mixture of residential, community and commercial uses; The proposed development is located on Manotick Main Street, but outside of the area designated as the Village Core Character Area on Schedule B of the Secondary Plan. The proposed residential uses are compatible with the surrounding existing residential uses along this stretch of Manotick Main Street. Proposed lot sizes are comparable to those being developed in the Mahogany Community and to other serviced lots in the Village of Manotick. d. Whether the proposed development is located on a road with sufficient capacity to accommodate the anticipated traffic generated; 16

20 The TIS/CTS prepared by Novatech demonstrates that Manotick Main Street, Kelly Marie Drive and the surrounding road network has sufficient capacity to accommodate the anticipated traffic generated by the proposed development. e. How the development supports a pedestrian and cycling environment and links the site to the surrounding neighbourhood; The street network of the proposed development provides connections between Manotick Main Street and Kelly Marie Drive. A sidewalk is proposed along Street #1 to provide safe access to the public park. Existing transit, pedestrian and cycling facilities are currently limited in the surrounding area, however, as the Mahogany Community is developed it is anticipated that OC Transpo will increase local transit service and that in future the City may construct additional pedestrian/cycling facilities in the area. f. How the application of good design is used to ameliorate the effects of a higher intensity use of land on the surrounding uses; The proposed bungalow townhouses will increase density while being compatible with the predominantly single storey single detached dwellings in the adjacent Island View Drive subdivision. The proposed two storey single detached dwellings are compatible with the single detached dwellings along Kelly Marie Drive. g. The extent to which greenspace targets in Section are met; The greenspace targets in Section recommend 2.0 hectares per 1000 population, or approximately 8 per cent to 10 per cent of developable land. The proposed 0.47 hectare open space block including the proposed public park achieves the city target. j. The demand that the use will raise to extend Public Service Areas or expand capacity in public water and wastewater services; and The Servicing Brief prepared by Novatech confirms that the existing infrastructure can support the proposed development. Servicing will not be extended beyond the Village Boundary. k. Any other applicable policies found within the Official Plan related to development review. Section provides policies for development adjacent to the Rideau River and Canal Corridors. A Cultural Heritage Impact Statement was prepared for the subject property to demonstrate that the visual quality of the waterway and view from the waterway, as well as natural and cultural features will be respected. 17

21 Policy 4 of Section discusses public access to shorelines: For plans of subdivision abutting the shoreline, the City will secure public access along the shoreline of all waterways in the urban area and Villages, unless there are compelling reasons not to do so. This will be accomplished by requiring that land dedicated for public purposes be located at the shoreline or adjacent to environmental constraints. The dedicated lands should be accessible from a public road. Public access to the shoreline will be provided through the public park and will be maintained at the extension of Kelly Marie Drive. Due to the location of the site between two existing residential area with private residential waterfront lots, there is limited potential for creating connectivity of public waterfront access, as shown in Figure 8. The public sidewalk along Street #1 will create a connection to the park from the wider community. Figure 8: Waterfront Access 18

22 A proposed 30m conservation easement will ensure that the proposed waterfront lots are maintained in a natural state to protect the ecological integrity of the shoreline and contribute to protecting views from the Rideau River. Urban Design and Compatible Development Policy 1 of Section 4.11 states that when evaluating compatibility of development applications, the City will have regard for the policies of the site s land use designation, and all applicable site specific plans, policies and urban design guidelines. The subject property is within the boundaries of the Village of Manotick Secondary Plan, discussed in further detail in Section 4.3 of this Rationale. Section 4.11, Urban Design and Compatible Development, discusses the relationship between new and existing development and provides policies to evaluate the compatibility of a development with regard to Views, Building Design, Massing and Scale, and Design Priority Areas. Views: The Rideau River is a UNESCO World Heritage Site. As discussed in the Cultural Heritage Impact Statement summarized in Section 3.2 of this rationale, with the proposed 30m conservation easement along the shoreline and the low-rise buildings and relatively flat topography of the site, most of the buildings within the development will remain out of view from the river. Manotick Main Street is a Scenic Entry Route. The proposed window street will open up the proposed development, creating a welcoming streetscape at the entrance to the Village of Manotick and complementing the window street proposed for the opposite corner across Manotick Main Street as part of Minto s Mahogany development. Building Design: The proposed mix of bungalow townhouses and single detached dwellings provide will be compatible with the existing neighbourhood. Massing and Scale: All proposed development is low-rise, with a maximum of twostoreys, and is compatible and complementary in scale to the existing surrounding development. Existing residential development on Island View Drive and consists primarily of bungalow singles while south of Kelly Marie Drive existing homes are typically two-storey single detached. Phase 1 of the Minto Mahogany Development across Manotick Main Street includes a mix of bungalow and two-storey units. Massing and scale are regulated through zoning which is further discussed in Section 5. High-Rise Buildings: No high-rise buildings are being considered as part of this proposed development. Outdoor Amenity Areas: All proposed units will have private rear yards. Five waterfront lots are proposed with private access to the Rideau River. A window street 19

23 adjacent to Manotick Main Street has been proposed to minimize the requirement for noise walls. Design Priority Area: the subject property is not located in a design priority area. Section 2.5.1, sets out design objectives qualifying how the City wants to influence the built environment and provides specific design objectives as to how the City of Ottawa wants to influence the built environment. These design objectives are addressed below: 1. To enhance the sense of community by creating and maintaining places with their own distinct identity. The proposed mixed use development will contribute to the development occurring in the southern portion of the Village of Manotick, adding to the mix of housing forms and density in the area and creating a new waterfront park along a stretch of the Rideau River that currently has limited public access. 2. To define quality public and private spaces through development. Street oriented dwellings will create community oriented streets with a consistent setback to define private amenity spaces. Street oriented dwellings facing the neighbourhood park will provide passive surveillance and eyes on the park. 3. To create places that are safe, accessible and are easy to get to, and move through. The subdivision is designed around a modified grid street network, connecting to Manotick Main Street and multiple connections to Kelly Marie Drive. A sidewalk along Street #1 will provide safe access to the public park from Manotick Main Street and for residents of the development and the community. Commuter transit service is provided on Manotick Main Street with a bus stop located approximately 40 m north of Century Road. Manotick Main Street and Century Road currently have unpaved shoulders with no sidewalks or dedicated cycling facilities, however these roads are identified in the City s Official Cycling Plan, and will ultimately be classified as Spine and Local routes, respectively as the area builds out. 4. To ensure that new development respects the character of existing areas. The proposed low-profile, street oriented development is respectful of the village character of the surrounding area. The proposed bungalow townhouses backing on to existing development on Island view drive are compatible with the existing single detached bungalows. The proposed street layout and widths, block length, and lot layout are compatible with other existing and developing neighbourhoods in Manotick, which contains a wide variety of street and block patterns and lot sizes. 20

24 5. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The proposed development includes both single detached and townhouse dwellings in an area of Manotick with predominantly single detached dwellings. 6. To understand and respect natural processes and features in development design. Treed areas within the 30 m setback from the Rideau River and within the severed lot around the existing house will be retained to protect the shoreline and maintain the look of the shoreline from the Rideau River. The EIS/TCR prepared by McKinley Environmental Consulting identifies butternut trees on subject site. Mitigation measures are outlined in the report and with the implementation of these measures; the proposed development is not anticipated to have a significant negative effect on the natural features and functions. Stormwater management for the development will provide an enhanced water quality control criteria corresponding to 80% removal of Total Suspended Solids (TSS) is required. 7. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. The proposed development is within the Village Boundary and will infill a vacant parcel of land surrounded by existing development in the Village of Manotick, making efficient use of the land available. The development supports Official Plan policy encouraging rural development to occur within village boundaries. The proposed townhouse dwelling types will increase residential density while remaining compatible with existing adjacent low density residential areas. A demonstrated through the discussion or relevant policies above, the proposed development conforms to the City of Ottawa Official Plan Manotick Secondary Plan The Village of Manotick Secondary Plan provides an additional level of policy to support the community vision for development within the Village of Manotick. As discussed in Section 1.2.2, the subject lands are designated as Residential (Medium Density) on the Manotick Secondary Plan and shown as the location of a Future Park. The proposed mix of residential dwelling types is permitted in the Medium Density Residential designation and the location of the park is consistent with the intent of the plan. The proposed mix of townhouses and single detached dwellings support Policy 5 of Section which sets out goals for the Village: 21

25 5. Ensure that residential development located outside of the Village Core consists primarily of single detached dwellings, with the exception of the Mahogany Community and lands designated Residential (Medium Density) as detailed in this Plan. This density of development will offer a broader range of housing that will take advantage of public services. The bungalow townhouses will offer an alternative form of housing to the predominantly single detached dwellings in the surrounding area while maintaining the low profile character of the village and respecting Section 2.1 of the Plan which states that building height in Manotick will be low profile with development limited to a height of three storeys to reinforce its village character. The Residential (Medium Density) designation, discussed Section of the Manotick Secondary Plan, is intended to allow a greater range of dwelling types that include groundoriented multiple unit dwellings. The plan conforms to the applicable policies for Medium Density residential uses: 1. Permitted uses include single detached dwellings, semi-detached dwellings, and townhouse dwelling at a minimum density of 12 units per gross hectare to a maximum of 20 units per gross hectare. Single detached dwellings are limited to no more than 50% of the total number of dwelling units. Apartment dwellings - low rise are not permitted. The proposed development includes 56 bungalow towns and 30 single detached dwellings with an overall gross density of 13.7 metres. Single detached dwellings make up 35% of the total number of dwelling units. Low-rise apartments are not proposed as part of the development. 2. All new development must be connected to public water and wastewater services. As discussed in Section 3.6 which summarizes the Servicing Brief prepared by Novatech, the development will be on full services. 3. New development will be designed to reflect Manotick s village character and integrate into the surrounding context. The low-rise built form will be compatible with the surrounding existing development and the low rise development. 5. For the lands designated Residential (Medium Density) located north of Kelly Marie Drive abutting the Rideau River, a development concept plan will be submitted at the time of development application. The development concept plan will be developed in accordance with the Official Plan regarding River and Canal Corridors in support of the Rideau Canal s National Historic Site designation, UNESCO World Heritage Site 22

26 designation and other relevant policies in consultation with Parks Canada. The development concept plan will show public access to the Rideau River in accordance with the Official Plan and improve connectivity for pedestrians and cyclists to the surrounding area. The proposed concept plan has been developed in accordance with the Official Plan and Secondary Plan Policies regarding River and Canal Corridors. A Cultural Heritage Impact Statement was prepared to ensure the development is compatible with the Rideau Canal World Heritage Site Management Plan (2005) and Rideau Canal National Historic Site of Canada Management Plan (2005). The proposed public park adjacent to the river will provide public access to the river, and sidewalks within the development will improve connectivity for pedestrians to this park and to the existing waterfront access at the extension of Kelly Marie Drive which does not have a sidewalk. Park, Open Space and Greenspaces The Secondary Plan identifies a future park on the site on Schedule A. The Future Park designation is discussed in Section of the plan and is intended to show the conceptual location of new parks that will result from the plan of subdivision application process. The park location was selected to provide public access to the Rideau River and to provide frontage on two public streets in accordance with the City of Ottawa s Park and Pathway Development Manual. The park will be accessible from the new subdivision and to the existing community. This location will also extend public access to the river from the existing extension of Kelly Marie Drive. 3.2 Rideau River Access and Views The Rideau River runs through Manotick and is part of the Rideau Canal UNESCO World Heritage Site. While many properties have riverfront access to the Rideau River, the majority of these properties are under private ownership, as shown excerpt from the Manotick Secondary Plan Annex 5 provided as Figure 9. The Secondary Plan includes policies intended to improve public access and protect views of the Rideau River. 23

27 Figure 9: Manotick Secondary Plan Annex 5 Policy 4 of Section 2 states that For plans of subdivision adjacent to the Rideau River, the proponent will provide public access along the Rideau River through the development application review process unless there are compelling reasons to not do so. This will be undertaken by requiring land dedicated for public purposes at the shoreline or adjacent to environmental constraints. These dedicated lands should be accessible from a public road. The proposed development includes a public park located adjacent to the Rideau River shoreline. The park is adjacent to the existing right-of-way at the end of Kelly Marie Drive and will be accessible from both Kelly Marie Drive and Street #1 of the proposed subdivision. This park location will increase access to the river for both the proposed development and the wider community. A public sidewalk along Street# 1 will facilitate safe pedestrian access. Protection of vegetation along the Rideau River, both within the City owned park block and through a conservation easement over the rear yards of the five adjacent waterfront lots will protect views from the river. The proposed development is consistent with the land use and park location set out in the Manotick Secondary Plan and conforms to the policies of the Plan. 24

28 5.0 PROPOSED ZONING BY-LAW AMENDMENT A zoning amendment will be required to amend the subject property from V1A (Village Residential 1 Subzone A) to an appropriate V3 (Village Residential 3) subzone and an O1 zone to protect the public park. A separate zone is proposed within the 30m setback from the Rideau River to limit development in this area. A proposed zoning schedule is provided Figure 10 and as Appendix C. Figure 10: Manotick Secondary Plan Annex 5 The V3 zone is intended to permit a range of low and medium density housing types in areas designated as Village in the Official Plan while restricting the building form to low rise, medium density development compatible with existing land use patterns and the scale and density of a neighbourhood. The proposed single detached dwellings and bungalow townhouses are both permitted in the V3 zone. A special exception zone will be required for the proposed development to allow reduced side yards, a reduced rear yard, and increased maximum lot coverage. A similar special exception to the V3B subzone is currently in place for the medium density residential development directly adjacent in the Minto Mahogany Community. The following table presents a summary of the standard V3B zone provisions in Column I and the proposed exceptions required for this development in column II: 25

29 Minimum Lot Area (m2) Minimum Lot Width (m) Minimum Front Yard Setback (m) 6 I V3B Provisions 240 per dwelling unit 6 per dwelling unit Minimum Interior Side Yard Setback (m) Minimum Corner Side Yard Setback (m) 6 4 Minimum Rear Yard Setback (m Minimum Landscaped Area (%) 30 Maximum Lot Coverage (%) 30 46% Maximum Height (m) 11 Maximum Density (units per hectare) No Maximum As outlined in the table, the proposed V3B exception would require: A minimum interior side yard of 1.2 metres A minimum corner side yard of 4 metres A minimum rear yard setback of 6 metres A maximum lot coverage of 46% II Required Special Exceptions It is proposed that a zoning boundary be established at the 30 metre setback from the Rideau River over the waterfront Lots 1-5, limiting development within this zone to a single dock. The zone boundary is not intended to act as a property line and would be included as part of the minimum rear yard setback for the dwelling permitted on the front portion of the lot. In combination with the proposed conservation easement, this proposed zone boundary would clearly delineate the developable area of each lot and protect the shoreline from encroaching development or accessory structures. 6.0 CONCLUSION As demonstrated through this rationale, the proposed subdivision is consistent with the Provincial Policy Statement, and conforms to the City of Ottawa Official Plan and the Village of Manotick Secondary Plan. The proposed Zoning Amendment will implement the development as described in this rationale and ensure the residential built form is compatible with surrounding development. The proposed development is an appropriate and desirable addition to the community and represents good planning. 26

30 NOVATECH Prepared By: Reviewed by: Anna Froehlich, M.Pl Planner Greg Winters, MCIP, RPP Project Manager 27

31 Appendix A: Draft Plan 28

32 KEY PLAN (NOT TO SCALE) DRAFT PLAN OF SUBDIVISION PART OF LOT 5 CONCESSION A (BROKEN FRONT) (GEOGRAPHIC TOWNSHIP OF NORTH GOWER) CITY OF OTTAWA Scale 1: METRES METRIC CONVERSION DISTANCES AND COORDINATES SHOWN ON THIS PLAN ARE IN METRES AND CAN BE CONVERTED TO FEET BY DIVIDING BY LOT/BLOCK LOTS 1 TO 30 BLOCKS 31 TO 48 BLOCK 49 BLOCKS 50 & 52 BLOCK 51 BLOCK 53 BLOCKS 54 TO 58 STREETS TOTAL S C H E D U L E O F L A N D U S E USE UNITS RESIDENTIAL 30 RESIDENTIAL 54 EXISTING RESIDENTIAL 1 OPEN SPACE PUMP STATION STREET WIDENING RESERVE 85 AREA (Ha/ac) 1.61/ / / / / / / / /15.20 INFORMATION: REQUIRED UNDER SECTION 51 (17) OF THE PLANNING ACT R.S.O A. SEE PLAN B. SEE PLAN C. SEE PLAN D. SEE PROPOSED LAND USE SCHEDULE (ABOVE) E. SEE PLAN F. SEE PLAN G. SEE PLAN H. CITY WATER AVAILABLE I. SEE SOIL REPORT J. SEE TOPOGRAPHICAL INFORMATION K. ALL CITY SERVICES AVAILABLE L. NO EASEMENTS REGISTERED ON TITLE DATE DAVID KARDISH,ASSISTANT SECRETARY MANOTICK MAIN REGIONAL INC. I HAVE THE AUTHORITY TO BIND THE CORPORATION DATE BRIAN J. WEBSTER ONTARIO LAND SURVEYOR stantec.com FP FIELD: * DRAWN: CHECKED: PM: PROJECT No.: CEC *

33 Appendix B: Concept Plan 29

34 ENSUITE PUMP C.T. SHWR. C.T. SHWR. 60"x32" 60"x32" 60"x32" C.T. SHWR. 30m from Water's Edge S 9S C.T. SHWR. 60"x32" 54 custom 60"x32" ENSUITE ENSUITE 60"x32" C.T. SHWR. 60"x32" C.T. SHWR S ENSUITE ENSUITE 18S 10S CUSTOM?? 24S 8S 25S 6S 2S 4S 5S ENSUITE 3S FUTURE 6.0m PROPOSED SANITARY EASEMENT 26S 27S 28S 29S STATION 30S FILL LINE 1:100 YR FLOODPLAIN (RVCA) Limit of Topo Mapping

35 Appendix C: ZBLA Schedule 30

36 M:\2015\115055\CAD\Planning\Concept Plans\April 2016\ CP-eQ-Option3.dwg, OPT3, Jun 22, :16pm, wsloss ENSUITE C.T. SHWR. C.T. SHWR. 60"x32" 60"x32" 60"x32" C.T. SHWR S "x32" 54 custom 60"x32" ENSUITE ENSUITE Archi &Landscape C.T. SHWR. 60"x32" C.T. SHWR. C.T. SHWR. 60"x32" custom C.T. SHWR S 12S 23S 14S ENSUITE ENSUITE ENSUITE 19S 18S 17S 16S 15S 10S 11S CUSTOM?? 24S 22S 21S 20S 8S 25S 9S 6S 2S 1S 4S 5S ENSUITE 3S FUTURE 6.0m PROPOSED SANITARY EASEMENT s tect s aner Pl 18.00, s ner Engi Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario, Canada K2M 1P6 Telephone (613) Facsimile (613) Website STATION PUMP 30m from Water's Edge 30S 29S 28S 1:100 YR FLOODPLAIN (RVCA) FILL LINE 26S 27S MANOTICK MAIN STREET FRONTAGE PLAN OPTION 3 1 : APRIL eQ-Opt3 SHT11X17.DWG - 279mmX432mm Limit of Topo Mapping