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Residential Subdivision Kulmatycky & Zavarella Lands

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Residential Subdivision Kulmatycky & Zavarella Lands Residential Subdivision Kulmatycky & Zaverella Lands: MHBC Paris, Ontario Regional and Urban Planning & Resource Development Ian F. MacNaughton MA, FCIP, RPP Zoning By-law Amendment & Bernard P. Hermsen BES, MCIP, RPP Draft Plan of Subdivision Paul R. Britton BES, MCIP, RPP W. Brent Clarkson MA, MCIP, RPP December, 2008 James D. Parkin Files: 0533A & 0559A BES, MCIP, RPP Carol M. Wiebe BES Kriz Menzies BES, MCIP, RPP David A. McKay BES, MCIP, RPP Brian A. Zeman BES, MCIP, RPP 171 Victoria Street North Kitchener, ON N2H 5C5 T: (519) 576.3650 F: (519) 576.0121 7050 Weston Road, #230 Woodbridge, ON L4L 8G7 T: (905) 761.5588 F: (905) 761.5589 630 Colborne Street, #202 London, ON N6B 2V1 T: (519) 858.2797 F: (519) 858.2920 10 Davey Crescent Kingston, ON K7N 1X6 T: (613) 384.7067 F: (613) 384.8959 13 Poyntz Street Barrie, ON L4M 3N6 T: (705) 728.0045 F: (705) 728.2010 www.mhbcplan.com Residential Subdivision Kulmatycky & Zavarella Lands: Paris, Ontario Zoning By-law Amendment & Draft Plan of Subdivision December, 2008 TABLE OF CONTENTS 1.0 INTRODUCTION...............................................................................................................1 2.0 SITE BOUNDARIES AND SURROUNDING USES ..........................................................2 3.0 PROPOSED USES AND DENSITIES...............................................................................3 4.0 LEGISLATION ANALYSIS................................................................................................4 4.1 The Planning Act...........................................................................................................4 4.2 Provincial Policy Statement...........................................................................................6 4.3 Places to Grow Growth Plan .........................................................................................8 5.0 COUNTY OF BRANT OFFICIAL PLAN ..........................................................................11 5.1 Settlement Areas.........................................................................................................11 5.2 Residential Areas ........................................................................................................12 5.3 General Development Polices.....................................................................................13 6.0 GRAND RIVER CONSERVATION AUTHORITY REGULATION 150/06........................17 7.0 COUNTY OF BRANT ZONING BY-LAW ........................................................................18 8.0 SERVICING AND STORMWATER .................................................................................20 9.0 NATURAL ENVIRONMENT............................................................................................22 10.0 TRANSPORTATION .......................................................................................................24 11.0 GEOTECHNICAL............................................................................................................26 12.0 HYDROGEOLOGICAL....................................................................................................27 13.0 LANDFILL .......................................................................................................................28 14.0 CONCLUSION ................................................................................................................29 1.0 INTRODUCTION The following Planning Analysis has been prepared in support of a Draft Plan of Subdivision and Zoning By-Law Amendment proposal within the Town of Paris. The purpose of this application is to permit the development of a residential subdivision containing a mix of single detached dwellings, semi-detached dwellings, rowhouse dwellings, environmental protection lands and parkland. This Planning Analysis also provides information of the conformity / consistency with to the Planning Act, Provincial Policy Statement, Provincial Growth Plan and the County of Brant Official Plan. The County of Brant Official Plan identifies the subject site within the Settlement Area of the Town of Paris and is designated as a future growth area. See Figure 1 for the location of the Subject Site. Zoning By-law Amendment & Draft Plan of Subdivision 1 Kulmatycky & Zaverella Lands Paris, Ontario 2.0 SITE BOUNDARIES AND SURROUNDING USES This Planning Analysis is specific to the lands owned by Mr. Steve Kulmatycky and Mr. Domenic Zavarella that are the subjects of the draft plan and rezoning applications. These lands are located in the central portion of the Nith peninsula, on lands legally described as Part of Lots 31 and 32, Concession 1, Gore, Town of Paris, County of Brant. The north (Kulmatycky) property is approximately 50.78 ha (125.48 ac) in area and the south (Zavarella) property is approximately 19.1 ha (47.19 ac) in area, resulting is a total site area of approximately 69.88 ha (172.67 ac). The term “subject site” will be used in this report to describe both of these properties in unison. The subject site consists of a higher plateau area on a peninsula of land bounded by the Nith River. The higher plateau area falls in elevation to the Nith River and adjacent natural areas. The lands atop the plateau are generally flat, however a low area exists in the east-central area of the site which is bounded by a higher knoll. Two hedgerows transverse the plateau connecting the natural areas of the subject site located east and west of the plateau area. The plateau area of the subject site has historically been used for agricultural purposes. The natural / wooded areas of the site that surround the plateau area are proposed to be retained. The subject site contains one building, a historic farm house which is located in the south-east area of the subject site. This building is proposed to be retained and integrated into the development. Surrounding the subject site to the west and east is the Nith River and associated wooded / natural areas. To the north is a landlocked parcel that is owned by the County of Brant, consisting of an open field, wooded areas and wetlands adjacent to the Nith River. To the south of the subject site is an existing residential subdivision (Phase 1 of the Highlands on the Nith subdivision). The downtown area of Paris is located across the Nith River east of the subject site. See Figure 2 for an air photo of the subject site. Zoning By-law Amendment & Draft Plan of Subdivision 2 Kulmatycky & Zaverella Lands Paris, Ontario 3.0 PROPOSED USES AND DENSITIES The draft plan application is to create 263 single detached residences, 83 street rowhouse residences, 10 semi-detached residences and three multiple residential blocks that would permit between 52 to 105 cluster rowhouse / apartment units through future plan of condominium applications. Future development is also contemplated by the applicant for 5 additional lots located in the southwest area of the subject site, however, these lots would need to be developed in conjunction with land owned by the County of Brant. Overall the development consists of 408 – 461 units (not including the 5 additional lots in southwest area of the site) on a proposed development area of approximately 28 ha. The 28 ha development area includes residential lands, parks, walkways, stormwater management and roads. This will achieve approximately 14.5 to 16.5 units per hectare (uph). The proposed development area i accounts for approximately 40% of the total site area. The remaining 60% of the site is currently a natural area located between the top of slope and the Nith River. This proposal entails preserving this natural area in its current state. See Figure 3 for a conceptual layout of the proposed development and enclosed is a copy of the Draft Plan of Subdivision. Zoning By-law Amendment & Draft Plan of Subdivision 3 Kulmatycky & Zaverella Lands Paris, Ontario 4.0 LEGISLATION ANALYSIS 4.1 The Planning Act The Planning Act has various criteria which are to be regarded when a municipality considers an application for Draft Plan Approval. These criteria are specifically discussed as follows: (a) the effect of the proposal on matters of Provincial Interest The proposed development has regard to the matter of Provincial Interest as outlined in Section 2 of the Planning Act. See summary of Provincial Policy Statement in Section 4.2. (b) whether the subdivision is premature or in the public interest The site has been identified as future low and medium density residential development in the County’s Official Plan and thus consideration of whether residential development should proceed in this area has already occurred. It is the last large land holding remaining in the Settlement Area of Paris in the County’s Official Plan. The development of the lands are in a form which is contemplated by the County’s Official Plan and is consistent with surrounding development, is not premature and is in the public interest. (c) whether the plan conforms to the official plan and adjacent plans of subdivision, if any This proposal implements the intent of the County Official Plan as it is located in an established Settlement Area and identified by Future Growth Direction Arrows to host low and medium density residential land uses. (d) the suitability of the land for the purposes for which it is to be subdivided The proposed development area is suitable to be subdivided. The site’s topography is generally flat and the proposed development does not contain significant environmental features. Areas of ecological significance
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