Townhouse Development 2112 Bel-Air Drive Ottawa, Ontario

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TOWNHOUSE DEVELOPMENT 2112 BEL-AIR DRIVE OTTAWA, ONTARIO

PLANNING RATIONALE AND INTEGRATED ENVIRONMENTAL REVIEW STATEMENT IN SUPPORT OF AN APPLICATION FOR DRAFT PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT

Prepared For:

Uniform Urban Developments

Prepared By:

NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6

December 6, 2019

Novatech File: 119000 Ref: R-2019-119

December 6, 2019

City of Ottawa Planning and Growth Management Department 110 Laurier Ave. West, 4 th Floor Ottawa ON K1P 1J1

Attention: Laurel McCreight, Planner II

Reference: Townhouse Development 2112 Bel-Air Drive, Ottawa, ON Draft Plan of Subdivision and Zoning By-law Amendment Our File No.: 119000

Novatech has been retained by Uniform Urban Developments (the owner) to prepare this Planning Rationale in support of applications for Draft Plan of Subdivision and Zoning By-law Amendment for the property municipally known as 2112 Bel-Air Drive in Ward 8 – College, Ottawa, Ontario. The property herein will be referred to as the ‘Subject Site’.

Uniform Developments is proposing to develop a total of twenty-five (25) residential units: twenty- three (23) townhouses and two (2) semi-detached homes as part of a planned unit development on a newly created private street. A pre-consultation meeting was held with City staff to discuss the proposed development on January 21, 2019. The concept plan for the proposed development has been revised since the meeting with City staff and therefore only the applicable pre- application consultation comments will be discussed below in this report.

The Planning Rationale includes an Integrated Environmental Review (IER) as required under Section 4.7 of the City of Ottawa’s Official Plan . The purpose of an IER is to demonstrate how supporting studies influence 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 .

This Planning Rationale will demonstrate that the proposed development is consistent with the Provincial Policy Statement (PPS) , conforms to the City of Ottawa’s Official Plan , complies with the provisions of the Zoning By-law 2008-250 as well as respects the applicable urban design guidelines found in the Official Plan .

Yours truly,

NOVATECH

Robert Tran, M.PL. Planner, Planning & Development

M:\2019\119000\DATA\Reports\Planning\20190717_PlanningRationale.docx

Suite 200, 240 Michael Cowpland Drive, Ottawa ON K2M 1P6 Tel: 613.254.9643 Fax: 613.254.5867 www.novatech-eng.com

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TABLE OF CONTENTS 1.0 INTRODUCTION AND PROPOSED DETAILS ...... 1 1.1 Pre-Consultation Meeting Comments and Responses ...... 1 1.2 Site Description and Surrounding Uses ...... 2 1.3 Additional Reports and Plans ...... 3 1.4 Proposed Development ...... 3 2.0 PLANNING POLICY AND REGULATORY FRAMEWORK ...... 4 2.1 Provincial Policy Statement ...... 5 2.2 City of Ottawa Official Plan ...... 7 2.3 Zoning By-law 2008-250 ...... 12 2.3.1 Existing Zoning ...... 12 2.3.2 Suggested Zoning ...... 13 3.0 INTREGRATED ENVIRONMENTAL REVIEW ...... 14 4.0 CONCLUSION ...... 16

FIGURES

FIGURE 1: SUBJECT SITE AND SURROUNDING USES ...... 2 FIGURE 2: EXCERPT FROM THE DRAFT PLAN PREPARED BY ANNIS , O’S ULLIVAN , VOLLEBEKK LTD ...... 4 FIGURE 3: EXCERPT FROM THE CITY OF OTTAWA OFFICIAL PLAN – SCHEDULE B: URBAN POLICY PLAN ...... 8 FIGURE 4: CONCEPTUAL FOUR -UNIT TOWNHOUSE BLOCK ELEVATION BY UNIFORM URBAN DEVELOPMENTS ...... 9 FIGURE 5: CONCEPTUAL FOUR -UNIT TOWNHOUSE BLOCK ELEVATION BY UNIFORM URBAN DEVELOPMENTS ...... 10 FIGURE 6: CONCEPTUAL THREE -UNIT TOWNHOUSE BLOCK ELEVATION BY UNIFORM URBAN DEVELOPMENTS ...... 10 FIGURE 7: EXISTING ZONING FOR THE SUBJECT SITE AND SURROUNDING AREA ...... 12

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1.0 INTRODUCTION AND PROPOSED DETAILS

Novatech has been retained by Uniform Urban Developments (the owner) to prepare this Planning Rationale and Integrated Environmental Review Statement (IERS) in support of applications for Draft Plan of Subdivision and Zoning By-law Amendment for the municipally known as 2112 Bel-Air Drive, Ward 8 – College. Ottawa, Ontario. The property herein will be referred to as the ‘Subject Site’.

The Planning Rationale includes an Integrated Environmental Review Statement as required under Section 4.7 of the City of Ottawa’s Official Plan . The purpose of an IERS is to demonstrate how supporting studies influence 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 Pre-Consultation Meeting Comments and Responses

Planning and Urban Design:

1) The existing residential subdivision to the west will be most impacted by the proposed development. Please be cognizant of the setback proposed against this community.

• The layout of the proposed development has been revised with consideration of the existing residential buildings to the west of the Subject Site. Townhome private rear yard amenity spaces have been designed to orient away from the existing private rear yard amenity spaces of the existing residential buildings on Field Street.

2) Please retain as many trees as possible.

• A Tree Conservation Report (TCR) has been prepared by McKinley Environmental Solutions to identify the retention of any trees to the greatest extent possible as well as replanting of new trees on the Subject Site.

Heritage:

1) The City is undertaking a Heritage Inventory Project that is currently underway. a. The study is expected to proceed to Council in late Spring 2019. b. The study includes buildings built prior to 1980 that have potential to be added to the Heritage Register and potentially designated.

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c. The existing church is proposed to be added to the Register. If successfully added, 60-days notice will be required prior to demolition. d. The Church has been identified as having cultural heritage value. e. It is encouraged to retain the Church as part of the proposal.

• The City of Ottawa issued a demolition permit to the owners of St. Michael and All Angels Anglican Church to demolish the structure.

1.2 Site Description and Surrounding Uses

The Subject Site is situated in the community of Ward 8 – College and was previously the location of St. Michael and All Angels Anglican Church. The existing structure on the property has been demolished since the pre-consultation meeting earlier in the year. The irregular shaped lot has an area of approximately 0.81 ha with 290 metres of frontage along Bel-Air Drive as shown on Figure 1. The Subject Site is located south of Highway 417 and is nestled between the neighbourhoods of Bel-Air Park and Braemar Park – Bel-Air Heights Copeland Park. More specifically, the Subject Site is situated along the eastern edge of the Bel-Air Park, a neighbourhood consisting of primarily low-density residential buildings.

The legal description of the Subject Site is:

PT LT 27, CON 2OF, AS IN CR485083; OTTAWA/NEPEAN S/T CR389021

Figure 1: Subject Site and surrounding uses.

The following describes the land uses adjacent to the Subject Site as shown in Figure 1 :

North: École élémentaire publique Charlotte-Lemieux is situated north of the Subject Site, across Bel-Air Drive. Highway 417 is located further north.

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East: A partially treed open space and Experimental Farm Pathway owned by the National Capital Commission (NCC) abut the Subject Site to the east. Situated further east is the Braemar Park – Bel-Air Heights Copeland Park neighbourhood which consists primarily of single-detached homes.

South: A partially treed and open space with the Experimental Farm Pathway owned by the NCC abut the Subject Site to the south.

West: A single-detached dwelling on Bel-Air Drive and row of single-detached dwellings on Field Street in the Bel-Air Park neighbourhood abut the Subject Site to the west.

1.3 Additional Reports and Plans

This report should be read in conjunction with the following reports and plans completed by Novatech, Paterson Group, Annis O’Sullivan, Vollebekk Ltd. and McKinley Environmental Solutions in support of the proposed development. A Transportation Impact Assessment (TIA) was not warranted for the proposed townhouse development as it did not trigger the requirements for a transportation study in the preliminary screening form as noted in an email from City staff dated January 18, 2019.

• Draft Plan of Subdivision prepared by Annis, O’Sullivan, Vollebekk Ltd. • Geotechnical Report Proposed Residential Development, Report: PG5034-1, prepared by Paterson Group dated September 23, 2019; • Tree Conservation Report (TCR) including a Butternut Health Assessment (BHA), prepared by McKinley Environmental Solutions dated August 2019; • Phase I – Environmental Site Assessment Update 2112 Bel-Air Drive, File: PE4684-LET.01, prepared by Paterson Group dated July 16, 2019; o Phase I – Environmental Site Assessment St. Michael & All Angels Anglican Church 2112 Bel-Air Drive, File: PE3747-1, prepared by Paterson Group dated July 6, 2016; • Conceptual Site Servicing and Stormwater Management Report, Ref No.: R-2019-190, dated December 6, 2019, prepared by Novatech; and • Noise Control Feasibility Study, Ref No.: R-2019-204, dated December 6, 2019, prepared by Novatech

1.4 Proposed Development

The owner of the Subject Site is seeking Draft Plan of Subdivision and Zoning By-law Amendment approval to develop a total of twenty-five (25) freehold townhomes as part of a planned unit development on a newly created private street as shown in Figure 2 . Five (5) townhouse units will have frontage on Bel-Air Drive whereas twenty (20) will front onto the newly created private street.

Future residents will have access to private rear yards with some townhouse units oriented overlooking the abutting open space land owned by the NCC. Each dwelling unit will have a parking space in the garage as well as on the driveway. Seven (7) additional visitor parking spaces have been provided in a dedicated area situated along the private street for the proposed development.

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The proposed development is situated in close proximity to various community amenities within walking distance such as schools – École élémentaire publique Charlotte-Lemieux, J. H. Putman Public School, and Torah Day School of Ottawa. A major open space with the Experimental Farm Pathway, a multi-use pathway (MUP) situated east of the Subject Site will provide future residents with access to local recreation and leisure trails.

A larger version of the following Draft Plan is provided in Appendix A .

Figure 2: Excerpt from the Draft Plan prepared by Annis, O’Sullivan, Vollebekk Ltd.

A Zoning By-law Amendment application to rezone the Subject Site from I1 – Minor Institutional Zone to the suggested R3Z – Residential Third Density Zone, Subzone ‘Z’, is suggested to permit the proposed development. The proposed Zoning By-law Amendment will be discussed in greater detail below in Section 2.3 of this report.

2.0 PLANNING POLICY AND REGULATORY FRAMEWORK

This section of the report will provide background on the current policy context of the Subject Site and then demonstrate how the proposed development is consistent with the Provincial Policy Statement (PPS) , conforms to the City of Ottawa’s Official Plan , complies with the provisions of the Zoning By-Law 2008-250 , and respects the applicable urban design guidelines found in the Official Plan .

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2.1 Provincial Policy Statement

The Provincial Policy Statement (PPS) provides policy direction on land use planning and development matters of provincial interest by setting the policy foundation for regulating the development and use of land. The decisions that affect all planning matters “shall be consistent with” policy issues under the authority of Section 3 of the Planning Act . The following is an overall review of the 2014 PPS:

Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use Patterns

Section 1.1 of the PPS speaks to managing and directing land use to achieve efficient and resilient development and land use patterns.

Policy 1.1.1 of the PPS notes that healthy, liveable and safe communities are sustained by promoting efficient land use patterns with a range and mix of uses arranged so to minimize land consumption and servicing costs. Further, development patterns should avoid environmental or public health and safety concerns, conserve bio-diversity, and consider the impacts of a changing climate.

• The proposed development will not result in the expansion of development beyond the defined urban area, nor will it result in the expansion of municipal services as the Subject Site is situated within the designated urban area. The proposed development features a compact built form which efficiently utilizes the existing land resources in the community. The proposed townhouse development will not cause any concerns or undue impacts pertaining to the environment or public health and safety.

Policy 1.1.2 of the PPS speaks to planning and accommodating “an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 20 years…”

• The proposed townhouse development will contribute to a greater variety of housing options available in the area for future residents. Single detached homes are currently the predominant housing type in the community.

Housing

Policy 1.4.3 states , “Planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market by: a) establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate-income households. However, where planning is conducted by an upper-tier municipality, the upper-tier municipality may identify a higher target(s) which shall represent the minimum target(s) for these lower tier-municipalities; b) permitting and facilitating: i. all forms of housing required to meet the social, health, and well-being requirements of current and future residents, including special needs requirements; and ii. all forms of residential intensification, including second units, and redevelopment in accordance with policy 1.1.3.3;

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c) directing the development of new housing towards locations where appropriate levels of infrastructure and public services facilities are or will be available to support current and projected needs; d) promoting densities for new housing which efficiently use land, resources, infrastructure and public services facilities, and support the use of active transportation and transit in areas where it exists or is to be developed; and e) establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety.

• The Subject Site abuts an existing community characterized by low-density single-detached dwellings. The proposed medium-density townhouse development will nonetheless be compatible in scale with the surrounding built form. The development will contribute to a greater range of housing in the neighbourhood that meets the needs of future residents. The location of the proposed development within the City of Ottawa’s General Urban Area efficiently utilizes existing land resources as well as municipal services.

Public Spaces, Recreation, Parks, Trails, and Open Space

Policy 1.5.1 of the PPS speaks to promoting healthy and active communities through:

a) planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity; b) planning and providing for a full range and equitable distribution of publicly-accessible built and natural settings for recreation, including facilities, parklands, public spaces, open space areas, trails and linkages, and, where practical, water-based resources;

• The proposed development will feature individual private rear yard amenity areas which will serve the long term needs of future residents. As previously mentioned, future residents will have access to major open areas and a multi-use pathway (Experimental Farm Pathway) abutting the Subject Site.

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.

Policy 2.1.1 states , “Natural features and areas shall be protected for the long term”.

Policy 2.1.2 states , “The diversity and connectivity of natural features in an area, and the long- term ecological function and biodiversity of natural heritage systems, should be maintained, restored, or where possible, improved, recognizing linkages between and among natural heritage features and areas, surface water features and ground water features”.

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• A total of nine Butternut Trees were identified as being potentially affected by the proposal - four Category 1 trees, four Category 2 trees and one hybrid. One Category 1 tree and one Category 2 tree will be removed as part of the proposed development. Two Category 2 trees will be impacted as development activities will take place within 25m of them, but they will not be removed. Uniform Urban Developments will provide compensation for trees that will be removed or impacted. • No significant water, agricultural, mineral, cultural heritage, and archaeological resources have been identified on the Subject Site.

Protecting Public Health and Safety Section 3.0 of the PPS speaks to ensuring the province’s long-term prosperity, environmental health, and social well-being by reducing the potential for public cost or risk to residents from natural or human-made hazards.

• No natural or human made hazards exist on the site or will be introduced onto the site as part of the proposed development. • A Geotechnical Investigation Report was prepared by Paterson Group dated September 23, 2019 notes that that the Subject Site is adequate for the proposed residential development from a geotechnical perspective. • The Phase I Environmental Site Assessment (ESA) Update was prepared by Paterson Group dated July 16, 2019 concludes that a Phase II – ESA is not required for the subject property.

2.2 City of Ottawa Official Plan

The Subject Site is designated under the City of Ottawa’s Official Plan Schedule B as General Urban Area as shown on Figure 3 . Section 3.6.1 of the Official Plan states that the General Urban Area “permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses ”. Applicable policies under Section 3.6.1 are listed below: 1) General Urban Area areas are designated on Schedule B. The General Urban Area designation permits many types and densities of housing, as well as employment, retail uses, service, industrial, cultural, leisure, greenspace, entertainment, and institutional uses . • The proposed townhouse development is compatible with the existing built form of the surrounding community as it maintains a continuous residential pattern for the community. The proposed development is well served by several community amenities such as three schools and a major open green space within walking distance.

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Figure 3: Excerpt from the City of Ottawa Official Plan – Schedule B: Urban Policy Plan.

2) 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 .” • This section is discussed next.

3) Building height in the General Urban Area will continue to be predominantly Low-Rise. Within this range, changes in building form, height and density will be evaluated based upon compatibility with the existing context and the planned function of the area. Secondary plans or zoning that currently permit building heights greater than four Storeys will remain in effect.

• The building height of the proposed townhouse development is compatible with the existing built form within the surrounding community as no townhouse units will be greater than two storeys in height.

Section 2.5.1 of the Official Plan – Urban Design and Compatibility is concerned with how buildings, landscapes, and public spaces function together. Design elements should work together to complement and enhance the unique aspects of a community’s history, landscape, and its culture. Further, it is noted that “encouraging good urban design and quality as well as innovative architecture can also stimulate the creation of lively community places with unique and distinct character while attracting people and investment to the City”. Compatible development speaks to enhancing the features of an established community and coexisting with existing development without causing undue adverse impacts on surrounding properties. Section 4.11 which also speaks Urban Design and Compatibility will be reviewed in conjunction with Section 2.5.1.

The following is a review of the design objectives and summary of how the proposed development is consistent with these objectives:

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1) To enhance the sense of community by creating and maintaining places with their own distinct identity.

• The proposed development will complement the existing residential street pattern along Bel- Air Drive as well as create is own place through the newly created private street. The proposed built form ensures that the residential character of the neighbourhood is maintained.

2) To define quality public and private spaces through development.

• Future residents of the proposed development will have access to private rear yard amenity space. A major open space and the Experimental Farm multi-use pathway will be accessible to future residents of the townhouse development as it abuts the Subject Site to the east and south.

3) To create places that are safe, accessible and are easy to get to, and move through.

• The private street proposed for the development is expected to accommodate light volumes of local traffic. The private street will allow for safe vehicular movement to and from the Subject Site and its width permits the required turning radii for emergency vehicles. The Subject Site is also in walking distance to several community amenities including nearby schools and green space.

4) To ensure that new development respects the character of existing areas.

• The proposed townhouse development respects the existing character of the community which currently consists of low-density built forms, such as single-detached dwellings, located immediately west of the Subject Site and throughout nearby neighbourhoods. The proposed townhouse development elevations are shown in Figure 4, Figure 5 , and Figure 6 .

Figure 4: Conceptual four-unit townhouse block elevation by Uniform Urban Developments.

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Figure 5: Conceptual four-unit townhouse block elevation by Uniform Urban Developments.

Figure 6: Conceptual three-unit townhouse block elevation by Uniform Urban Developments.

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 is not anticipated to evolve in the future without significantly altering the existing urban fabric and community character.

6) To understand and respect natural processes and features in development design.

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• As previously discussed, a total of nine (9) Butternut Trees were identified on the Subject Site. Butternut is identified as an endangered species on the Species at Risk in Ontario List, and as such are protected under the Endangered Species Act, 2007 from being killed, harmed, or removed. Uniform Urban Developments has been issued a permit from the Ministry of Natural Resources and Forestry – Registry and Approval Services Centre to remove one (1) Category 1 tree and one (1) Category 2 tree and to impact two (2) Category 2 trees as development activities will take place within 25m of them, although they will not be removed. Uniform Urban Developments will provide compensation for trees that will be removed or impacted. • No other species at risk were identified on the site as part of the TCR. An EIS was not a required study. 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 townhouse development will feature a compact built form at a medium density which efficiently utilizes existing land resources for the community.

Section 4.11 of the Official Plan also refers to Urban Design and Compatibility and works in conjunction with the policies found in Section 2.5.1 as previously reviewed. The policies within this section focus on urban design and compatibility at a more localized scale for neighbourhoods and individual properties. Although it is important to consider all policies in the design aspects, the policies that are relevant to the proposed development are reviewed below:

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. The façades of buildings influence the feel and function of public spaces and define the edges of the pedestrian environment. Good building design is required throughout the city. In the City’s design priority areas and areas subject to the design priority policies, building design is intended to support the image of Ottawa as a Capital city and contribute to a positive experience for residents and visitors”.

• The proposed development will incorporate townhome building designs that are compatible with the characteristics of the existing residential built form. The exterior façades of the townhouses will be finished in an imported norman sized clay brick, James Hardie fibre cement siding, and large glazed windows. The large glazed windows will provide for views onto Bel-Air Drive and the private street while also allowing for the passing through of natural light.

Massing and Scale

“Complementary to building design, the massing and scale of new development also contributes to successful neighbourhood integration and the compatibility of new development with the character of the surrounding community. Massing and scale describe 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 scale of the proposed townhouses are compatible with the existing neighbourhood. The massing of each townhouse block is minimized by limiting them to 2, 3, or 4 units, with each

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unit differentiated by façade articulation and varied materials. As previously discussed, all townhouses will be oriented towards street frontages with some townhouses fronting onto Bel- Air Drive and others fronting onto the newly created private street.

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”.

• Future residents will have access to spacious private rear yards with some townhouse units oriented overlooking the abutting open space land owned by the NCC. The Experimental Farm Pathway which is situated adjacent to the Subject Site will provide future residents with convenient access to leisure and recreational trails. The proposed development is also served by a variety of local institutional greenspaces and sports fields within walking distance such as École élémentaire publique Charlotte-Lemieux and J. H. Putman Public School.

2.3 Zoning By-law 2008-250

2.3.1 Existing Zoning

The Subject Site is currently zoned I1 – Minor Institutional Zone under the City of Ottawa’s Zoning By-Law 2008-250 as shown in Figure 7.

Figure 7: Existing zoning for the Subject Site and surrounding area.

The purpose of the I1 – Minor Institutional Zone is to:

1. permit a range of community uses, institutional accommodation and emergency service uses to locate in areas designated as General Urban Area or Central Area in the Official Plan; and

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2. minimize the impact of these minor institutional uses located in close proximity to residential uses by ensuring that the such uses are of a scale and intensity that is compatible with neighbourhood character

Permitted uses in the I1 – Minor Institutional Zone:

community centre day care emergency service group home , see Part 5, Section 125 library museum municipal service centre one dwelling unit ancillary to a permitted use park place of assembly place of worship (By-law 2013-224) recreational and athletic facility residential care facility retail food store, limited to a farmers’ market (By-law 2016-135) retirement home retirement home, converted , see Part 5, Section 122 rooming house school shelter , see Part 5, Section 134 sports arena training centre limited to job instruction/ training associated with a school (By-law 2008-341) urban agriculture , see Part 3, Section 82 (By-law 2017-148) (By-law 2018-206)

2.3.2 Suggested Zoning

The Subject Site is currently zoned I1 – Minor Institutional Zone under the City of Ottawa’s Zoning By-law 2008-250 which does not permit a residential land use. As such, to permit the proposed townhouse development, a Zoning By-law Amendment application to rezone the Subject Site to R3Z – Residential Third Density zone, Subzone ‘Z’, is suggested. The suggested rezoning will allow for medium-density residential development which is compatible with the surrounding residential neighborhood.

The purpose of the R3Z – Residential Third Density Zone is to:

1. allow a mix of residential building forms ranging from detached to townhouse dwellings in areas designated as General Urban Area in the Official Plan; (By-law 2012-334) 2. allow a number of other residential uses to provide additional housing choices within the third density residential areas; 3. allow ancillary uses to the principal residential use to allow residents to work at home; 4. regulate development in a manner that is compatible with existing land use patterns so that the mixed dwelling, residential character of a neighbourhood is maintained or enhanced; and 5. permit different development standards, identified in the Z subzone, primarily for areas designated as Developing Communities , which promote efficient land use and compact form while showcasing newer design approaches.

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Table 160A – R3 ‘Z’ Subzone Provisions.

3.0 INTREGRATED ENVIRONMENTAL REVIEW

The Integrated Environmental Review (IER) as stated by Section 4.7.1 of the Official Plan is a “comprehensive understanding of the relationship between the natural environment and the built environment is the foundation of site design and subdivision planning, as well as planning for the larger areas subject to community design plans”. The IER considers significant findings from individual support studies which are used to ensure that development design complies with the environmental policies contained in Section 4, and that the principles of design with nature have been applied.

The following section will speak to the required technical studies and reports identified during the pre-consultation process with City staff on January 21, 2019. The reports and studies analyze environmental conditions and constraints, tree and natural vegetation retention, endangered species and habitats, natural heritage features, as well as soil and groundwater conditions. Further detailed information can be found within the specific reports which will be submitted in support of the proposed development.

Geotechnical Study

A Geotechnical Report – Proposed Residential Development, Report: PG5034-1 was prepared by Paterson Group dated September 23, 2019 to determine the subsoil and groundwater conditions at the site by means of boreholes as well as provide geotechnical recommendations for the design of the proposed development. The findings from the report include:

• From a geotechnical perspective, the subject site is adequate for the proposed residential development. • It is expected that the proposed buildings will be founded on conventional shallow footings placed on an undisturbed glacial till or a clean surface sounded bedrock bearing surface. • Geotechnical recommendations for the design of the proposed development including construction considerations which may affect its design are provided further in the report.

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Environmental Site Assessment (ESA) – Phase I

A Phase I – Environmental Site Assessment Update 2112 Bel-Air Drive, File: PE4684-LET.01 was prepared by Paterson Group dated July 16, 2019. The revised report is an update to the previous Phase I ESA report prepared by Paterson Group dated June 6, 2016 for the subject property to meet the requirements as per the MECP O. Reg 153/04. The report should be read in conjunction with the previously completed Phase I ESA report. The findings from the updated report include:

• According to the historical aerial photographs and documents reviewed, the subject site was vacant prior to the construction of the church in 1965. • Based on the findings of the Phase I-ESA, a Phase II-Environmental Site Assessment is not required for the subject property. • Further detailed information and findings can be found in the report.

Tree Conservation Report (TCR) including Butternut Health Assessment (BHA)

A Tree Conservation Report (TCR) including a Butternut Health Assessment (BHA) dated August 2019 was prepared by McKinley Environmental Solutions. The findings from the report include:

• Trees that are currently found within the Site are likely less than approximately 40 years; • The Butternut Health Assessment (BHA) documented the presence of nine Butternut Trees within the Site and/or the surrounding area. o Four were determined to be Category 1 Butternut Trees (non-retainable); four were determined to be Category 2 Butternut Trees (retainable); and one was determined to be a hybrid tree. o Uniform Urban Developments has been issued a permit from the Ministry of Natural Resources and Forestry – Registry and Approval Services Centre to remove two and impact two more Butternut Trees and will provide compensation accordingly. • The tree coverage within the Site does not form part of any significant natural features, and trees that occur within the Site have comparatively little ecological value. • Further detailed information and findings can be found in the report as well as the Butternut Health Assessment.

Stationary Noise Study

A Noise Control Feasibility Study dated December 6, 2019 was prepared by Novatech to evaluate the environmental impact of noise on the proposed residential development, the feasibility of mitigation measures, and recommends the appropriate noise attenuation measures. The findings from the report include:

• A Phase 1 Noise Feasibility Study determined that the site is beyond the OP’s Airport’s Zoning Regulation Limits and will not affect the site’s potential from an aircraft noise perspective. • The Phase 1 Noise Study determined that Road generated noise (Highway 417) will be 59.28dBA for the outdoor living area, which is slightly above ENCG criteria (55dBA), despite inclusion of the existing noise wall along Highway 417 and shielding from the existing school. Notwithstanding, additional noise mitigation measures such as noise walls

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would not provide any additional benefit nor decrease outdoor noise levels, due to the ambient noise levels from Highway 417. • Furthermore, noise levels at the plane of window to determine the impact to the building facade have yielded noises levels below 65dBA, whereby, OBC complaint building methods would provide sufficient noise reduction measures to meet the ENCG’s indoor noise criteria; therefore, a Phase 2 Detail Noise Assessment and additional building facade analysis are not required.

Site Servicing Brief and Stormwater Management Brief

The Conceptual Site Servicing and Stormwater Management Report dated December 6, 2019 was prepared by Novatech to determine approach to site servicing and stormwater management for the subject site, which been developed based on the requirements of the City of Ottawa and Rideau Valley Conservation Authority. The findings from the report include:

• Stormwater Management will be via 300mm of amended top soil and onsite underground storage via StormTech chambers, to meet the local storm sewer and the Pinecrest Creek/Westboro Area SWM criteria. • A bypass for external drainage area is required for upstream of the site, which will be achieved using an offline pipe and overland flow swale in the western part of the parcel, which will be protected with a 3m wide easement in favour of the City of Ottawa. • Water will be an extension of municipal services along Bel-Air Drive, east of Field Street. • Sanitary sewer will be an extension of municipal services, relocation of an existing 300mm sewer along the eastern limits of the site, which will be protected with a 6m wide easement in favour of the City or Ottawa. • The planned abandonment of an existing SCADA tower at North-west corner of the site will be coordinated with the City of Ottawa’s Wastewater Collection Group.

4.0 CONCLUSION

It is our assessment that the proposed development is consistent with the Provincial Policy Statement (PPS) , conforms to the City of Ottawa’s Official Plan , generally complies with the provisions of the Zoning By-law 2008-250 as well as respects the applicable urban design guidelines found in the Official Plan .

This planning rationale and the associated technical studies supports the development of the townhouse units. The proposed development is compatible in scale with the existing residential development and functions well within the surrounding context. The suggested R3Z zone will ensure the implementation of the development as described in this rationale.

The proposed development is an appropriate and desirable addition to the Bel-Air community and represents good planning.

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Yours truly,

NOVATECH

Robert Tran, M.PL. Planner, Planning & Development

Greg Winters, MCIP, RPP Senior Project Manager, Planning & Development

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Appendix A Draft Plan of Subdivision Prepared by Annis, O’Sullivan, Vollebekk Ltd.

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Novatech