5618 Hazeldean Road City of Ottawa Planning Rationale & Integrated
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5618 Hazeldean Road City of Ottawa Planning Rationale & Integrated Environmental Review Statement Prepared by: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 November 9, 2016 Updated: December 13, 2019 Novatech File: 108195 Ref: R-2016-162 Planning Rationale & Integrated Environmental Review Statement 5618 Hazeldean Road December 13, 2019 City of Ottawa Planning, Infrastructure & Economic Development 110 Laurier Avenue West, 4th Floor Ottawa, ON K1P 1J1 Attention: Kathy Rygus, Planner II Dear Ms. Rygus: Reference: 5618 Hazeldean Road Draft Plan of Subdivision and Zoning By-Law Amendment Updated Planning Rationale and Integrated Environmental Review Statement Our File No.: 108195 Novatech has prepared an update to the attached Planning Rationale and Integrated Environmental Review Statement as part of the ongoing applications for Draft Plan of Subdivision (D07-16-16-0020) and Zoning By-law Amendment (D02-02-16-0097) submitted on behalf of our client, Kizell Management Corporation (Kizell) in 2016 for the property municipally known as 5618 Hazeldean Road in the Fernbank community. The proposed development consists of three mixed-use blocks, a Park-and-Ride facility for the planned future Light Rail Transit (LRT) station at Hazeldean Road, two high density residential blocks, numerous multi-family and low-density residential blocks and lots, a school block, four neighbourhood parks, a stormwater management facility, and an open space block. The attached Planning Rationale describes 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, concerns, or require additional information please do not hesitate to contact me. Sincerely, NOVATECH Ellen Potts, BES (Pl) Planner M:\2008\108195\SUBDIVISION\DATA\REPORTS\PLANNING RATIONALE\20191213_PLANNINGRATIONALEUPDATE.DOCX Suite 200, 240 Michael Cowpland Drive, Ottawa ON K2M 1P6 Tel: 613.254.9643 Fax: 613.254.5867 www.novatech-eng.com Planning Rationale & Integrated Environmental Review Statement 5618 Hazeldean Road Table of Contents 1.0 INTRODUCTION ............................................................................................................ 1 2.0 CONTEXTUAL ANALYSIS ............................................................................................ 1 2.1 Local Context ................................................................................................................................. 2 2.2 Existing Site Condition .................................................................................................................. 3 2.3 Development Background ............................................................................................................ 3 2.4 Planning Context ........................................................................................................................... 4 3.0 OVERVIEW OF TECHNICAL STUDIES/ INTEGRATED ENVIRONMENTAL REVIEW STATEMENT .................................................................................................................. 8 3.1 Archaeological Resource Assessment ........................................................................................... 8 3.2 Tree Conservation Report & Environmental Impact Statement ................................................... 8 3.3 Environmental Site Assessment .................................................................................................... 9 3.4 Preliminary Geotechnical Assessment .......................................................................................... 9 3.5 Conceptual Servicing Study ........................................................................................................... 9 3.6 Community Transportation Study and Transportation Impact Study ........................................ 11 4.0 PROPOSAL ..................................................................................................................11 4.1 Residential ................................................................................................................................... 12 4.2 Mixed Use (Block 317 to Block 319) ........................................................................................... 13 4.3 Institutional (Block 320) .............................................................................................................. 13 4.4 Parks and Open Space (Block 322 to Block 326) ......................................................................... 13 4.5 Street Network and Transit Services ........................................................................................... 14 5.0 PLANNING POLICY AND REGULATORY FRAMEWORK ...........................................14 5.1 Provincial Policy Statement ........................................................................................................ 14 5.2 City of Ottawa Official Plan ......................................................................................................... 17 5.3 Fernbank Community Design Plan .............................................................................................. 22 5.4 City of Ottawa Zoning By-Law 2008-250 ..................................................................................... 26 6.0 CONCLUSION ..............................................................................................................27 M:\2008\108195\SUBDIVISION\DATA\REPORTS\PLANNING RATIONALE\20191213_PLANNINGRATIONALEUPDATE.DOCX Suite 200, 240 Michael Cowpland Drive, Ottawa ON K2M 1P6 Tel: 613.254.9643 Fax: 613.254.5867 www.novatech-eng.com Planning Rationale & Integrated Environmental Review Statement 5618 Hazeldean Road Appendices Appendix A: Proposed Draft Plan of Subdivision Appendix B: Suggested Zoning Schedule Figures Figure 1: Subject Property Location Figure 2: Surroudning Land Uses Figure 3: Stage 3 LRT Preferred Route Figure 4: Future Hazeldean LRT Station Figure 5: Official Plan, Schedule B Figure 6: Official Plan, Schedule C Figure 7: Official Plan, Schedule D Figure 8: Official Plan, Schedule E Figure 9: Fernbank CDP Land Use Plan Figure 10: Proposed Draft Plan of Subdivision Excerpt M:\2008\108195\SUBDIVISION\DATA\REPORTS\PLANNING RATIONALE\20191213_PLANNINGRATIONALEUPDATE.DOCX Suite 200, 240 Michael Cowpland Drive, Ottawa ON K2M 1P6 Tel: 613.254.9643 Fax: 613.254.5867 www.novatech-eng.com Planning Rationale & Integrated Environmental Review Statement 5618 Hazeldean Road 1.0 INTRODUCTION Novatech has prepared the attached Planning Rationale and Integrated Environmental Review Statement (IERS) update in support of applications for Draft Plan of Subdivision (D07-16-16-0020) and Zoning By-law Amendment (D02-02-16-0097) submitted in 2016 on behalf of our client, Kizell Management Corporation (Kizell) for their property at 5618 Hazeldean Road in Ottawa’s Fernbank community. Kizell intends to develop the property as a combination of residential, mixed-use, ‘Park-and-Ride’, institutional, and park and open space uses. It is anticipated that the community will accommodate approximately 2,755 dwelling units. This Rationale will outline the various aspects of the proposed development and demonstrate that it is consistent with relevant provincial and municipal policies. An IERS has been prepared as required under Section 4.7.1 of the City of Ottawa Official Plan for the subdivision of land and changes in zoning. The purpose of an IERS 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. 2.0 CONTEXTUAL ANALYSIS The subject property is located between the communities of Stittsville and Kanata in the developing Fernbank community, as shown in Figure 1. The property is municipally known as 5618 Hazeldean Road and legally described as Part of Lot 28, Concession 11 Goulbourn, Parts 1, 2, 3, and 4 on Plan 4R-24157, except Parts 1, 2, and 3 on Plan 4R-27840, now City of Ottawa. Figure 1: Location plan of the subject property and surrounding communities (source: Google Maps) Novatech Page 1 Planning Rationale & Integrated Environmental Review Statement 5618 Hazeldean Road 2.1 Local Context The following uses surround the subject property: Figure 2: Subject property and surrounding uses (source: Google Maps) North: Hazeldean Road is a four-lane arterial road and defines the property’s northern boundary. Lands north of Hazeldean Road are occupied by two large-format commercial developments known as ‘the Shoppes at Fairwinds’ and ‘Grant Crossing’. The subject property surrounds a smaller property known as 5654 Hazeldean Road which contains a single-storey detached dwelling converted to a commercial use. East: A large vacant property, known as 590 Hazeldean Road, is located to the east and is currently the subject to Draft Plan of Subdivision and Zoning By-law Amendment applications (City File No.: D07-16-13- 0036 & D02-02-13-0147). A two-storey detached dwelling is located adjacent to the northeast corner of the subject property. South: The subject property is bounded to the south by the recent extension of Abbott Street East. An electrical transmission corridor runs south of the Trans Canada Trail. Several residential subdivisions are currently being developed to the south. West: Lands to the west are occupied by business/light industrial uses fronting onto Iber Road.