UNIFORM URBAN DEVELOPMENTS RICHARDSON FLATS PLANNING RATIONALE IN SUPPORT OF A SITE PLAN CONTROL APPLICATION Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 August 28, 2015 Novatech File: 115091 Ref: R-2015-139
Table of Contents 1.0 INTRODUCTION... 1 1.1 SITE LOCATION AND CONTEXT... 1 1.2 PROPOSED DEVELOPMENT... 4 2.0 PLANNING POLICY AND REGULATORY FRAMEWORK... 6 2.1 OFFICIAL PLAN DESIGNATION AND ZONING... 6 2.1.1 City of Ottawa Official Plan (OPA 150)... 6 2.1.2 Existing Zoning (City of Ottawa Zoning By-Law 2008-250)... 7 3.0 PLANNING POLICY REVIEW... 8 3.1.1 Provincial Policy Statement... 8 3.1.2 City of Ottawa Official Plan (OPA 150)... 10 3.1.3 Urban Design Guidelines for Greenfield Development... 18 3.1.4 Zoning By-Law 2008-250... 23 4.0 CONCLUSION... 24 Appendices Appendix A: Proposed Site Plan Appendix B: Proposed Landscape Plan i
1.0 INTRODUCTION Novatech has been retained by Uniform Urban Developments to prepare a Planning Rationale in support of a Site Plan Control Application for the residential development on Terry Fox Drive in Kanata. This seeks to demonstrate that the proposed development is consistent with the Provincial Policy Statement, conforms to the City of Ottawa Official Plan, respects the City s urban design guidelines, is consistent with Zoning By-Law 2008-250, and represents good planning. 1.1 Site Location and Context The subject site is part of the Richardson Ridge subdivision (D07-16-08-0002) and is a portion of the property municipally known as 1425 Richardson Side Road. It is legally described as Part of Lot 6, Concession 1, Geographic Township of March, now City of Ottawa. The subject site is Block 217, 218 and 219 on the Richardson Ridge preliminary 4M Plan. The subject lands were draft approved in 2010, and a zoning was approved on March 25, 2015 to permit the proposed low rise apartment dwellings (ZBL 2015-102). N Figure 1: Site Location and Context The subject property was formerly land belonging to the Richardson family farm, and contains the original stone farmhouse which was designated under Part IV of the Ontario Heritage Act on December 9, 2009. The farmhouse is located on a hill on the northwestern Novatech Page 1
portion of the site near the now closed road allowance of Richardson Side Road. As part of the proposed development this building is to be retained and converted to a community amenity building for residents. The property has an area of 23,666 square metres (2.3 hectares), with approximately 340 metres of frontage wrapping around the cul-de-sac of Boundstone Way, and approximately 300 metres of rear yard along Terry Fox Drive. The following describes the adjacent existing or proposed land uses as illustrated on Figure 1. North: North of the site are additional lands owned by Uniform Developments which are currently under development as Phase 2B of the Richardson Ridge Subdivision. Directly across Boundstone Way there will be semi-detached and townhouse dwellings facing the subject site. Beyond these dwellings is an open space block along the slope of the ridge, with lots for single detached dwellings around Grand Manan Circle as part of Phase 1 on top of the ridge. Figure 2: Excerpt of the Richardson Ridge Draft 4M-Plan showing lot pattern north and west of the subject site. East: East of the subject site is the closed road allowance of Richardson Side Road, which is being converted to a recreational pathway and linear park. Across Richardson Side Road Novatech Page 2
there is a similar development to the subject proposal consisting of eight low-rise apartment condominium buildings lined up along Terry Fox Drive. These are shown in Figure 3. Figure 3: Adjacent development under construction as seen looking east along Terry Fox Drive from the intersection of Richardson Side Road. South: In this location, Terry Fox Drive marks the Urban Boundary for the City of Ottawa. South of Terry Fox Drive there is open space within the floodplain of the Carp River which runs roughly parallel to Terry Fox Drive approximately 50 to 100m south of the road. Beyond the river, the land is primarily used for agricultural fields with some rural commercial, industrial and institutional uses. Figure 4: Farm fields and the Carp River across Terry Fox Drive to the South Novatech Page 3
West: West of the site will be developed with townhouses as shown by the block pattern of the preliminary 4M plan provided as Figure 2. The townhouses will back onto the subject site and front of Gabriola way. 1.2 Proposed Development Figure 5: Renderings of proposed three-storey condominiums Novatech Page 4
Figure 6: Proposed Development The development consists of eight three-storey low-rise apartment style condominium buildings, shown in Figure 5 and 6, with underground parking accessed via five private approaches off of Boundstone Way. The residential buildings each contain 14 apartment units and have a Gross Floor Area (GFA) of 599 square metres. Two centrally located utility buildings will contain garbage and recycling facilities, as well as provide sheltered outdoor bicycle parking. The heritage designated Richardson Farmhouse, pictured in Figure 7, is being restored and is incorporated into the site design as a community centre and amenity area, accessed by a separate driveway from the Boundstone Way cul-de-sac. In addition to the 112 underground parking spaces, 68 surface parking spaces will be provided for residents and visitors. A larger version of the proposed Site Plan is included as Appendix A. Figure 7: Heritage designated Richardson Farmhouse as seen from Terry Fox Drive Novatech Page 5
2.0 PLANNING POLICY AND REGULATORY FRAMEWORK 2.1 Official Plan Designation and Zoning 2.1.1 City of Ottawa Official Plan (OPA 150) The subject property is designated as General Urban Area on Schedule B of the City of Ottawa Official Plan, as shown on Figure 8 below. The site has frontage on Boundstone Way, a local street, and on Terry Fox Drive, which is designated as an Arterial Road on schedule E. The General Urban Area designation permits a wide range of uses, including housing with a variety of densities, employment, retail, service, cultural, leisure, entertainment and institutional uses. Terry Fox Drive is the limit of the Urban Boundary in this location, and to the west, the area is designated as General Rural Area and Agricultural Resource Area. Subject Site Figure 8: Official Plan Schedule B The subject lands are located along Terry Fox Drive which is designated as a spine route of the cycling network and becomes a cross-town bikeway south of the site, as described Novatech Page 6
on Schedule C, the Primary Urban Cycling Network plan. The site has have been planned to allow for two direct connections to the Terry Fox cycling route. The subject lands are adjacent to the Carp River Floodplain, as described in Schedule K, 'Environmental Constraints', of the Official Plan, separated by Terry Fox Drive. 2.1.2 Existing Zoning (City of Ottawa Zoning By-Law 2008-250) Zoning Amendment 2015-102, passed on March 25 th 2015, implemented the R4M [2227] H (15) Residential Fourth Density Subzone M, Special Exception 2227 zoning for the site. Urban exception 2227 specifies that the lot line abutting Boundstone Way is the front lot line, and the H suffix sets the maximum building height at 15 metres. The purpose of the Residential Fourth Density zone is to allow a wide mix of residential building forms ranging from detached to low-rise apartment dwellings in no case more than four storeys. The planned unit development consisting of three-storey condominiums is permitted within the RM4 exception 2227 zone, as is the accessory community centre located on the lot. Subject Site Figure 9: Existing Zoning Novatech Page 7
3.0 PLANNING POLICY REVIEW 3.1.1 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. To the extent that the proposed uses conform to the intent of General Urban Area designation of the City of Ottawa Official Plan, and are permitted in Zoning By-Law 2008-250, the discussion relating to specific policies of the PPS will be limited to Section 1.1.1, section 2.0 and section 3.0. Section 1.1 of the PPS speaks to managing and directing land use to achieve efficient and resilient development and land use land patterns. 1.1.1 Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; g) ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs; and h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate. Novatech Page 8
The proposed development is located on a block always intended for medium density residential use within the Richardson Ridge subdivision. The apartment condominiums proposed will add to the mix of residential options in the area, which is primarily composed of single, semi-detached and townhouse dwellings. The condominium flats will provide affordable housing options for younger and mature people and those with smaller family size. Terry Fox Drive is an Arterial Road and the proposed apartment buildings will provide a transition to the lower density residential within the Richardson Ridge community. The proposed development is located on the edge of the urban boundary of the City of Ottawa and is surrounded on three sides by existing or planned development. Servicing and stormwater management were planned through master servicing studies for the entire Richardson Ridge subdivision, including a Master Sanitary Sewer Plan for the Kanata Lakes, Broughton & Interstitial Lands, commissioned by the City of Ottawa and prepared by Stantec in December 2007. IBI Group has prepared a site specific Richardson Ridge Flats Phase 2C Servicing Report (25911-5.2.2, July 2015) setting out the detailed design for the development. Paterson Group prepared a geotechnical report (PG1845-3R) revised March 19, 2015 as an update to the preliminary 2002 Geotechnical Report for the subdivision, which provides details on the existing sub-soil and groundwater conditions within the development. The report concludes that the site is suitable for the construction of the residential uses proposed, and the subject site does not require pre-loading. As set out in the engineering reports, the development will not create public health and safety concerns. We find that the proposed development is consistent with Section 1.1 of the PPS. 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. The subject property was formerly part of the Richardson Farm and is the location of the original farmhouse, which is a heritage designated building. According to the City of Ottawa GeoOttawa online mapping, the subject lands are recognized as having archeological potential. A Phase 1 and 2 site assessment of the Richardson Ridge subdivision lands was undertaken in 2009 by Northeastern Archeological Associates. The entire subdivision, including these lands, was cleared of any further need for inspection by the Ministry of Culture in 2009. Evidence of this was provided to the City as part of the Subdivision registration process. An Environmental Impact Statement and Final Tree Preservation Plan was prepared for the Richardson Lands Subdivision by Muncaster Environmental Planning in September 2011. Tree removal permission was granted by the City on November 4, 2011 for the trees identified for removal in the above noted report. All butternuts within the subdivision proposed for removal were assessed by a certified Butternut Health Assessor and Novatech Page 9
compensated for through an agreement with the Ministry of Natural Resources. None were located on the subject site. There are no significant wetlands, valleylands or areas of natural and scientific interest on or adjacent to the subject property. The Carp River is located approximately 100m southwest of the site, across Terry Fox Drive, and will not be negatively impacted by the proposed development. We find that the proposed development is consistent with Section 2.0 of the PPS. 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 are no flood hazards, erosion hazard, or dynamic beach hazards on or adjacent to the site, and no past mineral resource extraction, aggregate operations, or petroleum resource operations are known to have occurred. A Phase 1 Environmental Site Assessment (E2504-1) was prepared by John D. Paterson and Associates Ltd. in 2002 for the Proposed Residential Subdivision at Richardson Side Road East of the Carp River. The Phase 1 ESA did not identify any evidence to suggest past or present soil contamination and further assessment was not recommended. We find that the proposed development is consistent with Section 3.0 of the PPS. 3.1.2 City of Ottawa Official Plan (OPA 150) As previously stated, the subject property is designated General Urban Area on Schedule B of the City of Ottawa Official Plan. Section 3.6.1 of the Official Plan provides policy for directing development within the General Urban Area designation. Policy 2 of Section 3.6.1 of the Official Plan states that the evaluation of development applications, studies, other plans and public works undertaken by the City in the General Urban Area will be in accordance with Section 2.5.1 and Section 4.11. Section 2.5.1 (Designing Ottawa) sets out design objectives qualifying how the City wants to influence the built environment as Ottawa matures and evolves. 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. Section 2.5.1 provides specific design objectives of how the City of Ottawa wants to influence the built environment. These design objectives are addressed below: To enhance the sense of community by creating and maintaining places with their own distinct identity. The Richardson Ridge subdivision is primarily comprised of low density residential land use with single detached, semi-detached and townhouse dwellings. The medium density condominiums provided by the proposed development will bring some variety in housing choice while maintaining a low rise built form. Novatech Page 10
Restoring and repurposing the Richardson Farmhouse as a community centre will showcase the unique historical context of the site and highlight the heritage value of the area. The lowrise form of the proposed development and the dramatic topography of the ridge allows single detached and townhouses planned for north of the proposed development to maintain views across the Carp River and the agricultural land beyond. Landscaping will continue the naturalized approach taken throughout the Richardson Ridge Subdivision with extensive landscaping and reforestation along Terry Fox Drive and naturalized treatment around the heritage building. To define quality public and private spaces through development. The proposed form of low-rise apartment is an attractive and contemporary design which has been well received in several previous developments, including the similarly designed site directly adjacent along Terry Fox Drive. As shown in Figure 10, this built form creates an animated streetscape with no blank walls facing wither the arterial road or the internal residential streets. Landscaping and tree planting throughout the development and along Terry Fox Drive will soften the transition between the residential development and arterial road. Figure 10: The low-rise apartments will create visual continuity along Terry Fox Drive and provide an animated street presence. To create places that are safe, accessible and are easy to get to, and move through. Access to the development is from Boundstone Way, via Arcrose Street from Huntsville Drive. Internal driveways will lead to surface parking and underground parking garages, as well as to the community building in the former Richardson Farmhouse. Pedestrian walkways will connect from the main entrances of each building to a public sidewalk or the recreational pathway along Richardson Side Road and multi-use pathway along Terry Fox Drive. Except for the building in the northwest corner of the site, all others will have a pathway connecting the front door to a public sidewalk or pathway without requiring pedestrians to cross a single drive aisle. Walkways will also connect with the garbage and recycling buildings. Novatech Page 11
As requested during pre-consultation meeting with the City, an emergency access will be maintained from Terry Fox Drive to speed up emergency response times and to provide a second access in case Boundstone Way is ever blocked. The access is to connect through to Boundstone Circle with an easement, and will be equipped with removable bollards. This easement will also provide a necessary watermain loop to Boundstone Way. Maintenance will be provided by the condominium corporation for the lands. To ensure that new development respects the character of existing areas. Richardson Ridge has been designed to showcase the natural spaces within and surrounding the development, and is characterized by preserved natural elements with granite outcroppings, rich landscaping and dramatic grade transitions. This theme is carried through the subject site with naturalised landscaping throughout and grading to showcase the heritage farmhouse. The topography of the surrounding area will help minimize the impact of the multi-unit buildings, allowing two storey single and semi-detached dwellings above the ridge fronting on Grand Manan Circle to maintain views over the roofline of the proposed three storey condominium buildings. The residential use and low-rise built form are in keeping with the character of the existing development in surrounding areas. 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 condominium flats will offer an alternative form of housing in an area predominantly composed of street oriented dwellings. The flats will create opportunities for economic and demographic diversity by providing smaller units for small families, singles and seniors. To understand and respect natural processes and features in development design. The subdivision was designed to integrate with the natural topography of the site with development below and above the ridge and a swath of open space along the slope. The site is located across Terry Fox Drive from the Carp River, and the stormwater from the development will be directed through a series of pipes and ditches along Terry Fox Road to a SWM facility for quality control before being released to the Carp River. Extensive naturalized landscaping throughout the development and reforestation along Terry Fox Drive provides an opportunity to re-create lost natural habitat with native heritage species planted throughout the development. Several of the mature trees around the heritage building are to be retained, as permitted by grading, to preserve their environmental and heritage value. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. The higher density residential development will help to achieve density and intensification targets in the suburban area. Bus routes may be extended along Terry Fox Drive as development progresses to the north. Richardson Ridge has been designed with an Novatech Page 12
extensive network of walking and cycling trails, and the recreational pathway on Richardson Side Road and cross-town bikeway along Terry Fox Drive will promote active transportation and an overall reduction in carbon footprint/emissions. Bicycle parking for each unit is provided in the underground parking garages. An additional 18 outdoor bicycle parking spaces are provided for visitors or short term use with 9 spaces located under a roof overhang at each of the two garbage and recycling buildings. 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 proposed development is not within any of the view shed areas directly addressed in Policy 4.11 (Central Area, Beechwood Cemetery etc.), however the low-rise apartments along Terry Fox Drive will become a prominent landmark in the area as the edge of the built up area of the City of Ottawa and the entrance to the Richardson Ridge neighbourhood. The proposed three storey buildings will be lower than the existing dwellings above the ridge and views for existing residents will be preserved. Figure 11: View of the subject site from the intersection of Terry Fox Drive and Richardson Side Road, showing the topography of the area and houses above the ridge. Building Design - Good building design contributes to successful neighbourhood integration and the compatibility of new development with the existing or planned character of its surroundings. Policy 5 of section 4.11 requires that proponents of new development demonstrate how the design of their development fits with the existing desirable character and planned function of the surrounding area in the context of: a. Setbacks, heights and transition; b. Façade and roofline articulation; c. Colours and materials; d. Architectural elements, including windows, doors and projections; e. Pre- and post-construction grades on site; and f. Incorporating elements and details of common characteristics of the area. Novatech Page 13
The three storey low-rise condominiums are compatible with the existing low-rise residential development in the surrounding area. The placement of the buildings is staggered across the property to create a varied but continuous streetscape without giving the impression of a wall of buildings. A minimum of a 3.3m setback from Boundstone Way, plus the 16.5m rightof way provides a sufficient setback for the townhomes to be built across the street. The buildings at the northwest end of the site are set back a minimum of 7.5m from the rear lot line of the adjacent townhouse block. As shown on the architectural renderings provided as Figure 12, a strength of the product is that the proposed buildings have windows, balconies and terraces on all sides and present a finished and animated façade from all directions. The development addresses both Boundstone Way and Terry Fox drive, as well as the Richardson Side Road pathway. This design will provide animation and visual interest to the Arterial Road, rather than creating a streetscape lined with rear yards and noise barrier fencing. The buildings are set back from Terry Fox Drive to accommodate a drainage feature which will be heavily landscaped to create an attractive buffer between the arterial road and the residential use. Figure 12: Architectural Rendering View from Boundstone Way looking south Grading throughout the subdivision has been designed to respect and feature the natural topography of the ridge. The heritage farmhouse, which is located partway up the slope, will be featured by creating a naturalized slope using a granite rubble reinforced rock cut Novatech Page 14
enhanced with native heritage species landscaping to provide an attractive foreground for the community building. Policy 6 of section 4.11 requires that all applications for new development: a. Orient the principal façade and entrance(s) of main building(s) to the street. Where a building abuts more than one street, the building façade and entrances will be oriented in order of priority to the arterial, collector and local street; b. Include windows on the building elevations that are visible from public spaces; c. Use architectural elements, massing, and landscaping to accentuate main building entrances. The site design is a planned unit development with buildings set back from the street to accommodate drive aisles, parking and landscaping. Buildings are staggered on the lot and situated so that the main entrance to each building is visible and accessible to Boundstone Way, with many entrances also visible from Terry Fox Drive. While the majority of buildings have entrances that do not directly face Boundstone way, except for those situated around the cul-de-sac, walkways leading directly to the public sidewalk connect the buildings to the street and make the entrances prominently visible and accessible. The placement of building entrances also permits a fully accessible site design with ramps providing access to every building. Landscaping will be used to accentuate the entrances and walkways. Policy 8 of section 4.11 discusses loading facilities, service areas, mechanical equipment (including roof-top), vents and metering devices. No loading space is required for a residential building. Garbage and recycling facilities will be provided in two centrally located buildings easily accessible to all residents. Roof vents and mechanical will be shielded by the sloping roof design. Massing and Scale - Massing and scale describes the form of the building, how tall it is, how much of the lot it occupies and how it is positioned in relation to the street and surrounding buildings. The proposed design is consistent with the scale and massing of surrounding development. As shown in Figure 13, the buildings create a human scale streetscape for pedestrians along Terry Fox Drive. The three storey buildings are compatible with the surrounding single and semi-detached dwellings and provide a transition from the edge of the community to internal streets. Figure 13: Rendering of buildings in context of Terry Fox Drive and Richardson Side Road intersection Novatech Page 15
Outdoor Amenity Areas - Outdoor amenity areas are the private and communal areas of a property that are designed to accommodate a variety of leisure activities. Private outdoor amenity space will be provided through balconies for all units, while the converted Richardson Farmhouse will provide a communal amenity space for the development. Landscaping will create a pleasant and attractive environment along walkways throughout the development. The three storey buildings are set back a minimum of 7.5m from the rear yards of the townhomes along Gabriola Street and will not overshadow the rear yard amenity space. Privacy fencing will be provided to separate the private yards from the subject site. Design Priority Areas - The site is not located in a designated design priority area. We find that the proposed development is generally consistent with the criteria of Policy 2 and therefore conforms to Section 4.11 of the Official Plan. More generally, Section 4 deals with the review of Development Applications and provides direction on when specific studies are required to ensure adequate consideration of all aspects of development including water and wastewater servicing, stormwater management, cultural heritage resources, environmental protection, and protection of health and safety. Relating to Section 4.4 Water and Wastewater Servicing: Servicing is set out in IBI Group s Richardson Ridge Flats Phase 2C Servicing Report (25911-5.2.2, July 2015). Water will be provided by an existing watermain at the south corner of the development on Richardson Side Road adjacent to Terry Fox Drive. The watermain will be looped to the Boundstone Way cul-de-sac through an easement over the fire route to Terry Fox Drive. The downstream sewers were designed and constructed to accommodate a larger population than what has been constructed and are of sufficient size to accommodate the population design flows from the draft approval areas of Richardson Ridge. Relating to Section 4.6 Cultural Heritage Resources and Section 4.6.2 Archaeological Resources: The heritage designated Richardson Farmhouse has been incorporated into the development as a community amenity space and will highlight the legacy of the Richardson Family as early settlers of the area. A Phase 1 and 2 site assessment of the Richardson Ridge subdivision lands was undertaken in 2009 by Northeastern Archeological Associates. The entire subdivision, including these lands, was cleared of any further need for inspection by the Ministry of Culture in2009. Evidence of this was provided to the City as part of the Subdivision registration process. Novatech Page 16
Relating to Section 4.7 Environmental Protection: An Environmental Impact Statement and Final Tree Preservation Plan was prepared for the Richardson Subdivision by Muncaster Environmental Planning and revised September 2011. There are no significant wetlands, valleylands or areas of natural and scientific interest on or adjacent to the subject property. All butternuts within the Richardson Subdivision were assessed by a certified Butternut Health Assessor and those proposed for removal were compensated for through an agreement with the Ministry of Natural Resources. None were located on the subject site. The Carp River is located approximately 100m southwest of the site, across Terry Fox Drive and will not be negatively impacted by the proposed development. Post development storm drainage will be directed to a SWM facility for treatment before being released into the Carp River. Landscaping will consist of native species and a reforestation policy to increase natural cover within the development. The mature trees in the northeast corner of the side near the heritage farmhouse are to be retained. Relating to Section 4.7.6 Stormwater Management: The stormwater management design is described in IBI Group s Richardson Ridge Flats Phase 2C Servicing Report (25911-5.2.2, July 2015) and consists on an interim and ultimate stormwater solution. The interim solution consists of an existing stormwater facility located northwest of the initial phases of the Richardson Ridge development. The ultimate drainage solution will involve a new storm pond located adjacent to the Carp River east of Terry Fox Drive, servicing approximately 80 ha including both the Richardson Ridge and the future Phase 4 development. The facility will provide water quality control before outletting to the Carp River. The site has been graded to direct all minor system and major system overflow into a drainage system running parallel to Terry Fox Drive. The drainage system consists of a combination of ditches and pipes to allow for series of landscaped and forested berms along Terry Fox Drive. An existing culvert crossing Terry Fox Drive directs existing runoff from the subject site directly to the Carp River. This culvert will continue to provide conveyance of infrequent major system flows during the 100 year storm event. Relating to Section 4.8 Protection of Health and Safety: There are no flood hazards, erosion hazard, or dynamic beach hazards on or adjacent to the site, and no past mineral resource extraction, aggregate operations, or petroleum resource operations are known to have occurred. A Phase 1 Environmental Site Assessment (E2504-1) was prepared by John D. Paterson and Associates Ltd. in 2002 for the Proposed Residential Subdivision at Richardson Side Road East of the Carp River. The Phase 1 ESA did not identify any Novatech Page 17
evidence to suggest past or present soil contamination and did not recommend further assessment. Paterson Group prepared a geotechnical report (PG1845-3R) revised March 19, 2015 which provides details on the existing subsoil and groundwater conditions within the development. The report concludes that the site is suitable for the construction of the residential uses proposed, and the subject site does not require preloading. As demonstrated above, the proposed development conforms to the City of Ottawa Official Plan relating to the General Urban Area designation and to policies guiding Urban Design and Compatibility. 3.1.3 Urban Design Guidelines for Greenfield Development The site is part of a larger greenfield development and while some of the guidelines relate more to the layout of the larger subdivision, aspects of the City s Urban Design Guidelines for Greenfield Development apply to the subject development. In particular, it is worth addressing how the development fits within the guidelines for structuring layout, and achieves many of the guidelines for Residential Building and Site Design. Structuring Layout Guideline 1: Plan and build new communities based on the inherent capacity of the natural landscape to sustain the community over time. Consider soils, landforms, natural and cultural features, habitats, watercourses and climate. Geotechnical, Servicing and Environmental studies for the subdivision and for the subject site have provided recommendations for creating a safe and environmentally sensitive site. Stormwater management features have been designed with regard for extensive naturalized landscaping along Terry Fox Drive. Guideline 2: Create a connected network of parks, greenspaces and public lands that is structured by existing natural features and connected by pathways and sidewalks. Make this network easily accessible on foot or bike from homes throughout the neighbourhood. There is an extensive network of parks and pathways throughout the Richardson Ridge, Broughton and Kanata lakes subdivisions, including the recreational pathway and linear park along the closed road allowance of Richardson Side road, and cycling route along Terry Fox Drive, both directly adjacent to the subject site. Multiple connections are provided through the subject site to increase walkability, including a connection to the pathway along the slope north of the site between the lots along the north side of Boundstone Way. Guideline 6: Incorporate landform features and topography in the design of road and block patterns to maximize vistas and visual interest and reduce extensive earth movement requirements. The subdivision has been designed to feature the dramatic topography of the ridge, offering unique views and greenspace opportunities. The low-rise nature of the subject development Novatech Page 18
at the bottom of the slope ensures that these views are preserves for existing and planned development. Grading on the site itself will feature the Richardson Farmhouse through a naturalized slope and landscaped rock cut planted to resemble a natural granite outcropping. Guideline 7: Locate stormwater management areas to be an integral part of the overall greenspace and pedestrian network within the neighbourhood. The stormwater conveyance block along Terry Fox Drive will be extensively landscaped to provide a buffer from traffic and create an amenity. The storm water block has been designed to function through a combination of pipes and open ditches in order to allow for a combination of wetland type planting and reforestation over berms covering the piped sections. Figures 14 below provide a sample of the type of naturalized landscaping proposed for the site. The stormwater management pond across Terry Fox Drive is bordered by a service road/pathway accessible to the public. Figure 14: Flavour of landscaping proposed along Terry Fox Drive Guideline 8: Incorporate existing cultural heritage features, such as hedgerows, bridges, stone walls, ruins, archaeological sites and buildings when establishing the location of roads, parks, and public and institutional lands. The Richardson Farmhouse, located on the subject property is a Gothic Revival style one and a half story central gable stone farmhouse with a one storey stone addition, built circa 1871. The Richardson family was one of the earliest pioneer families to settle in March Township in the early 19th Century and was a prominent family in the area thorough the 19th and 20th centuries. The Farmhouse is being restored and will be featured as a community amenity building for residents of the development. Guideline 9: Concentrate higher density residential units around neighbourhood focal points that include transit stops, commercial areas, schools, community facilities, parks and multiuse pathways. The proposed higher density residential built form is concentrated along the arterial road at the edge of the subdivision, and adjacent to a recreational pathway and a cross-town cycling route. Novatech Page 19
Guideline 10: Create a walkable neighbourhood with pathways, trails and sidewalks that are accessible year round and that connect destinations such as transit stops, commercial areas, schools, community facilities and parks. The promotional site plan for Richardson Ridge (Figure 15) highlights the extensive network of parks and greenspace connected by walkways and recreational pathways. The Kanata Lakes and Richardson Ridge communities are known for the walking, cycling and ski trails accessible to residents. Subject Site Figure 15: Promotional Site Plan for the Richardson Ridge highlighting parks and pathway connections Guideline 13: Layout local street patterns so that development blocks are easily walkable between 150 and 250 metres in length. It is approximately 350 metres from Gabriola Street north of the site to the pathway on Richardson Side Road south of the site. To improve walkability, a mid-block pathway connection is provided from Boundstone Way to Terry Fox Drive, as well as a pathway along the emergency access road from the Boundstone way cul-de sac to Terry Fox Drive. Two walkway connections will also lead to the recreational pathway on Richardson Side Road, one from the residential end of the site and one from the community heritage building. A pathway block is also provided on the north side of Boundstone way to facilitate access to the trail along the slope of the ridge. Guideline 14: Maximize opportunities for passive energy conservation and south facing exposure through street orientation, block pattern, building location and heights. Use vegetation and architectural detailing for shading and wind protection. Novatech Page 20
The buildings have been staggered and spaced to maximize sun exposure and are designed with large windows to allow for natural lighting. The roof overhang and balconies provide offer shade protection and natural cooling. Vegetation planted along Terry Fox Drive will allow benefits of the south facing sun exposure while providing a wind break from the open fields west of the site. Figure 16: Large windows and architectural detail such as roof and balcony overhangs will promote natural lighting while providing shade to keep rooms cooler Guideline 15: Create a transition in height from taller buildings to adjacent lower buildings, particularly when connecting to an adjacent development or neighbourhood. The three storey buildings are compatible with planned adjacent low rise development and provide a transition from the perimeter of the subdivision to the interior residential areas. Residential Building and Site Design Guideline 34: Locate residential buildings close to the property line with their primary face addressing the street, while making room for trees and utilities. Provide visual interest along the streetscape with a variety in setbacks and projections. The property is a through lot and residential buildings have been located on the lot so as to address both Boundstone Way and Terry Fox Drive while accommodating internal parking areas and drive aisles and leaving space for landscaping and stormwater conveyance. Four of the eight buildings have been located close to Boundstone way with the other four closer to Terry Fox Drive. The 6 metre drainage block along Terry Fox Drive provides space for landscaping to provide a buffer along the arterial road. This staggered building placement will create an interesting and varied streetscape from along both roads. Guideline 36: Design buildings at key intersections as landmark buildings, with enhanced height, massing, building projections, architectural elements, and public space. Novatech Page 21
The Foxwood Condominium development across Richardson Side road and the proposed low-rise condominium development are complementary and create a distinctive landmark streetscape along Terry Fox Drive to define the entrance to the community. In both developments, the buildings are designed in a contemporary urban style set within a landscaped park-like setting. Architectural detail, building articulation, balconies, terraces and large windows on all sides of the buildings ensure the development will be visually attractive and interesting from all directions of travel and from all surrounding streets. Guideline 37: Design building façades so that windows and doors are prominent features that address the streets they front. The buildings are designed so as to have prominent windows and balconies facing all sides. This is particularly desirable for this site which has frontage on two roads and two recreational pathways. Guideline 38: Site and design residential buildings on corner lots so that both the front and the side of the building are oriented to the public street and are detailed with similar quality and style. As discussed above, the proposed design provides similar detailing on all sides of the building to create an attractive streetscape from all viewpoints. Guideline 42: Locate surface parking areas of multi-unit residential buildings away from public view and not between the public street and the building. Design and landscape parking areas so they do not detract from any rear yard amenity space. The majority of parking is provided underground with additional surface parking throughout the development in small groupings so as not to create a sense of any area being dominated by parking. Landscaping will be provided between parking areas and the street and separate adjacent parking areas and walkways. A 1.8m high privacy fence will be provided between the site and the rear yards of the townhomes along Gabriola Street. Guideline 43: Provide a landscape buffer along the edges of multi-unit residential parking areas, in situations where they are along a public street. Provide breaks in the buffers to connect the sidewalk to walkways on the site. Buffers may include low shrubs, trees, and decorative fences. Extensive planting along Terry fox drive will provide a buffer between traffic and residential areas and will create an attractive streetscape for pedestrians and vehicles travelling along Terry Fox Drive. Breaks in the landscaping will be provided to ensure good sightlines from walkways to the street in accordance with CEPTED principles. Guideline 44: Design residential buildings so that garages do not dominate the width of the front façade and do not project past the front wall. Design driveways so that they are not wider than the garage. The buildings have been designed with balconies overhanging the entrances to the underground parking garages to screen the garage door. Landscaping within the drainage Novatech Page 22
block and in the City right-of-way between the property line and the multi-use pathway on Terry Fox will screen parking garage entrances. Guideline 46: Incorporate mid-block walkways to make walking more direct and convenient where long blocks cannot be avoided. Ensure that landscaping, fencing, and facing windows support a safe and attractive environment. As discussed under Guideline 13, several midblock connections have been provided to create direct connections between Boundstone Way and Terry Fox Drive and to the recreational pathway and trail system. 3.1.4 Zoning By-Law 2008-250 As previously noted, the subject property is zoned R4M [2227] H (15) Residential Fourth Density Subzone M, Special Exception 2227. The proposed planned unit development with low-rise apartment condominiums is permitted in the R4M [2227] zone. As such, this section will be limited to addressing the R4M [2227] zone provisions, which are summarised in Table 1 below. Table 1: Residential Fourth Density Subzone M, Special Exception 2227 Zone Provisions R4M [2227] Zone (Planned Unit Development) Provision Requirement Uniform Site Minimum lot area 1,400 m² 23,666m² Minimum lot width N/A N/A Maximum lot coverage 50% 22% Minimum front yard setback 3m 3.3m Minimum rear yard setback 7.5m 8.3m Interior side yard setback 7.5m 7.5m Minimum setback from Richardson Side Road R-O-W 3m 3.4m Corner side yard 3 m 3.4m Maximum building height 15m 15m Maximum cumulative floor area of all accessory buildings (garbage and recycling) 150m² 72 m² Lot coverage (maximum) 50% 14.5 % Section 101 of the zoning By-Law provides minimum parking space requirements for each use. With regards to the proposed residential apartments, Table 101 b) Apartment Building, Mid High Rise and Low Rise requires a minimum 1.2 spaces per dwelling unit in the suburban Area (Area C on Schedule 1). The development consists of 112 units, which requires a minimum of 334 parking spaces for residents. One underground parking space has been allocated for each, and an additional 46 surface parking spaces are provided to account for second vehicles. A total of 158 spaces will be provided which exceeds the minimum requirement. Novatech Page 23
Section 102 provides minimum visitor parking space rates. Table 102 (a) specifies that 0.2 visitor spaces are required per dwelling unit. 22 surface parking spaces are provided to meet this requirement. Section 111 sets out Bicycle Parking Space Rates and provisions. Table 111A b) requires a minimum of 0.5 bicycle parking space per dwelling unit. The development exceeds this minimum requirement by providing one underground bicycle parking space for each unit, located in the underground parking garages of each building. An additional 18 outdoor spaces provided for visitors or short term parking are located under a roof overhang of the two garbage and recycling enclosures. A total of 130 bicycle parking spaces will be provided. The requirements of Part 4 of the Zoning By-law Parking, Queuing and Loading Provisions are summarised in Table 2. As demonstrated above, the proposed Table 2: Parking Provisions Provision Requirement Uniform Site Minimum residential parking rate (1.2 spaces/dwelling unit) Minimum visitor parking (0.2 spaces/dwelling unit) 22 22 Barrier free parking 11 11 Bicycle parking (0.5 spaces/dwelling unit) 56 134 Underground: 112 Surface: 46 Indoor: 112 Outdoor: 18 Parking lot landscape area (minimum) 15% As demonstrated above, the proposed development conforms to zoning by-law 2008-250. 4.0 CONCLUSION The proposed development is consistent with the Provincial Policy Statement, conforms to the City of Ottawa Official Plan, City of Ottawa Urban Design Guidelines for Greenfield Neighbourhoods, and conforms to Zoning By-Law 2008-250. The proposed development is an appropriate and desirable addition to the community and represents good planning. NOVATECH Prepared By: Reviewed by: Anna Froehlich, M.Pl Planner Greg Winters, MCIP, RPP Project Manager Novatech Page 24
Appendix A: Site Plan
Appendix B: Landscape Plan