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Planning Rationale and Integrated Review Statement in Support of a Draft Plan of Subdivision Official Plan Amendment and Zoning By-Law Amendment

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Planning Rationale and Integrated Review Statement in Support of a Draft Plan of Subdivision Official Plan Amendment and Zoning By-Law Amendment MINTO CLARKE LANDS BARRHAVEN, OTTAWA PLANNING RATIONALE AND INTEGRATED REVIEW STATEMENT IN SUPPORT OF A DRAFT PLAN OF SUBDIVISION OFFICIAL PLAN AMENDMENT AND ZONING BY-LAW AMENDMENT Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 April 11th, 2016 Novatech File: 116011 Ref: R-2016- 045 April 11th, 2016 City of Ottawa Planning & Growth Management Department 110 Laurier Avenue West, 4th Floor Ottawa, ON K1P 1J1 Attention: Lily Xu, Planner II Dear Ms. Xu: Reference: Minto Clarke Lands Draft Plan of Subdivision, OPA and Zoning By-Law Amendment Planning Rationale and Integrated Environmental Review Statement Our File No.: 116011 Novatech has prepared the attached Planning Rationale & Integrated Environmental Review Statement as part of a Draft Plan of Subdivision application submitted on behalf of Minto for the Clarke Lands on Strandherd Drive in Barrhaven. Minto intends to develop a mixed-use subdivision with 267 dwelling units, including single detached, townhouse, back-to-back townhouse and condominium dwellings. The subdivision also includes a proposed school block, neighbourhood park, commercial lands, and open space. The attached Planning Rationale outlines the proposed development, summarizes the relevant 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:\2016\116011\DATA\Reports\Planning Rationale\20160407_ClarkeLandsPlanningRationale.docx Planning Rationale Clarke Lands Table of Contents 1.0 INTRODUCTION ............................................................................................. 1 1.1 SITE LOCATION AND CONTEXT ........................................................................ 1 1.2 PLANNING CONTEXT ....................................................................................... 5 1.2.1 City of Ottawa Official Plan ................................................................... 5 1.2.2 South Nepean Secondary Plan ............................................................ 8 1.2.3 Chapman Mills Drive Extension and BRT Corridor EA Study ............... 9 1.2.4 Existing Zoning (City of Ottawa Zoning By-Law 2008-250) ................ 10 2.0 PROPOSED DEVELOPMENT ...................................................................... 11 3.0 OVERVIEW OF TECHNICAL STUDIES ....................................................... 14 3.1. Archaeological Assessment ................................................................... 14 3.2. Environmental Impact & Tree Conservation Report ............................... 14 3.3. Environmental Site Assessment ............................................................ 15 3.4. Geotechnical Investigation ..................................................................... 15 3.5. Noise Control Feasibility Study .............................................................. 15 3.6. Servicing Brief ........................................................................................ 16 3.7. Community Transportation Study ........................................................... 17 3.8. Fraser Clarke Drain Relocation .............................................................. 18 4.0 PLANNING POLICY REVIEW ...................................................................... 20 4.1 PROVINCIAL POLICY STATEMENT ................................................................... 20 4.2 CITY OF OTTAWA OFFICIAL PLAN................................................................... 24 4.3 SOUTH NEPEAN SECONDARY PLAN ............................................................... 33 4.3.1 Urban Design Guidelines for Greenfield Development ....................... 35 5.0 PROPOSED OFFICIAL PLAN AMENDMENT ............................................. 36 6.0 PROPOSED ZONING BY-LAW AMENDMENT ........................................... 36 7.0 CONCLUSION .............................................................................................. 37 8.0 CONCURRENCE OF STUDY TEAM ............................................................ 38 Appendices Appendix A: Concept Plan Appendix B: Draft Plan Appendix C: Zoning Schedule i Planning Rationale & Integrated Environmental Review Statement: Clarke Lands Minto 1.0 INTRODUCTION Novatech has been retained by Minto to prepare a Planning Rationale in support of a Draft Plan of Subdivision, Official Plan Amendment and Zoning by-Law Amendment Application for the proposed Clarke Lands subdivision on Strandherd Drive in Barrhaven. Minto intends to construct a mixed-use subdivision with 267 dwelling units, including 97 single detached, 134 townhouses, 12 back-to-back townhouse, and 24 condominium dwellings. The subdivision also includes a proposed a school block, a neighbourhood park, commercial lands, and open space. The western portion of the site, proposed for commercial uses, is currently designated as Employment Area in the City’s Official Plan. A City of Ottawa Official Plan Amendment (OPA) is required to amend the designation of this area to General urban Area to permit the proposed commercial uses. The Provincial Policy Statement (PPS 2014) states: Planning authorities may permit conversion of lands within employment areas to non- employment uses through a comprehensive review, only where it has been demonstrated that the land is not required for employment purposes over the long term and that there is a need for the conversion. The City of Ottawa is currently undertaking a comprehensive review through of the City’s Employment Land Review study. Acknowledging that the City must complete a comprehensive review, this Rationale will address the potential conversion from the Employment Area to General Urban Area designation and the proposed commercial uses on the property. This 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 site is located in Barrhaven, south of Strandherd Drive and north of the Jock River, between Cedarview Road to the west and the Kennedy-Burnett Stormwater Facility to the east. The South Nepean Town Centre is directly adjacent, east of the stormwater ponds, as shown on Figure 1. 1 Planning Rationale & Integrated Environmental Review Statement: Clarke Lands Minto N Figure 1: Site Location and Context The site currently is currently vacant and has no municipal address. It is legally described as Part of Lots 14 and 15, Concession 3 (Rideau Front), Geographic Township of Nepean, now City of Ottawa. The subject site has an area of 34.16 hectares, with approximately 956 metres of frontage on Strandherd Drive, and approximately 300 metres (non-contiguous) frontage along Cedarview Road. The subject land was formerly part of the Clarke family farm, and the fields were sold to Minto in 2009. The Clarke family home is located on the west end of the site on a separate parcel surrounded on three sides by the subdivision lands. The Clarke family still own and live on this property, which contains a single family dwelling and some outbuildings and trailers at the rear of the property, as shown on Figure 2. The proposed subdivision has been designed to respect this existing site. 2 Planning Rationale & Integrated Environmental Review Statement: Clarke Lands Minto Figure 2: Clarke Family parcel (3231 Cedarview Road) surrounded by the subject site. The following describes the existing or planned land uses adjacent to the subject site: North: Strandherd Drive borders the site to the north and separates the development lands from the established residential areas of Barrhaven. Directly north of the Site is a Tartan Homes subdivision constructed in 2011 containing singles and semi-detached dwellings. Figure 3: Residential Subdivision north of Strandherd Drive 3 Planning Rationale & Integrated Environmental Review Statement: Clarke Lands Minto There is a commercial plaza and a new retirement home under construction by Viva Retirement Communities northwest of the site, across the intersection of Tartan Drive and Strandherd Drive. The Ottawa Christian School is located adjacent to the retirement home. There is a small residential subdivision, Mattamy’s Barrhaven Mews, northeast of the subject site and south of Strandherd Drive. The street network for the proposed subdivision will be integrated with the existing Madrid Avenue and Waterlily Way developed as part of Mattamy’s subdivision. Figure 4: Barrhaven Mews, facing west on Waterlilly Way. The subject site is visible on the left (south) side of the image. East: The Kennedy-Burnett stormwater facility borders the site to the east. The South Nepean Town Centre, a Community Design Plan Area, is located east of the stormwater facility. Figure 5: Kennedy-Burnett Storm Pond with Nepean South Town Centre on the left. View from Strandherd Drive 4 Planning Rationale & Integrated Environmental Review Statement: Clarke Lands Minto South: The Jock River is located south of the subject site. The lands
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