Planning Justification Report

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Planning Justification Report
TAMPA HALL LIMITED
c/o FREURE HOMES
PROPOSED TOWNHOUSE DEVELOPMENT
NORTHUMBERLAND STREET &
GREENFIELD ROAD EAST
Planning Justification Report
August 2014
Prepared by:
GSP Group Inc.
72 Victoria Street South, Suite 201
Kitchener, ON N2G 4Y9
P 519-569-8883
F 519-569-8643
PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES
AUGUST 2014
TABLE OF CONTENTS
1.0
INTRODUCTION & SITE CONTEXT
1
2.0
PROPOSED DEVELOPMENT
1
3.0
LAND USE POLICY AND REGULATORY CONTEXT
2
3.1
Provincial Policy Statement
2
3.2
Growth Plan for the Greater Gold Horseshoe
3
3.3
Region of Waterloo Policy Framework
4
3.3.1
Region of Waterloo Official Policies Plan
4
3.3.2
Region of Waterloo Official Plan
4
3.4
3.5
4.0
Township of North Dumfries Official Plan
6
3.4.1
7
Draft Official Plan
Township of North Dumfries Zoning By-law
9
TECHNICAL STUDY - SUMMARIES
10
4.1
Traffic
10
4.2
Preliminary Stormwater Management
10
4.3
Environmental Noise Impact Assessment
10
4.4
Geotechnical Investigation
10
5.0
PUBLIC CONSULTATION
11
6.0
PLANNING JUSTIFICATION
12
6.1
Employment Land Conversion
12
6.2
Provincial Policy Statement
13
6.3
Growth Plan for the Greater Golden Horseshoe
13
6.4
Region of Waterloo Development Policies
13
6.5
Township of North Dumfries Development Policy
14
7.0
CONCLUSION
15
FIGURES
Figure 1 – Location Map
Following Page 1
Proposed Site Plan
Following Page 1
Figure 2 – In-force Region of Waterloo Official Plan Policies – Settlement Plan
Following Page 4
Figure 3 – Region of Waterloo Official Plan – Ayr Urban Area
Following Page 5
Figure 4 – Township of North Dumfries Official Plan
Following Page 6
Figure 5 – Township of North Dumfries Adopted Official Plan
Following Page 8
Figure 6 – Township of North Dumfries Zoning By-law
Following Page 9
GSP GROUP INC. | SHAPING GREAT COMMUNITIES
PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD.
1.0
August 2014
INTRODUCTION & SITE CONTEXT
GSP Group Inc. has prepared this report on behalf of Tampa Hall Limited – c/o Freure Homes (the
“Owner”) in support of Official Plan Amendment and Zoning By-law Amendment applications to
permit the development of 61 townhouse units on land known municipality as 327 Northumberland
Street, Ayr (the “Site”). The Site is 2.07 ha (5.1 acres) in size. The noted Site area includes land
(an appealed Lot Addition) that is subject to a pending OMB Hearing. The appealed lot addition
to the subject property is shown as part of the Site in Figure 1.
The Site is located in the designated greenfield area of the Township of North Dumfries and within
the Ayr Urban Area. The Site has frontage on Northumberland Street and Greenfield Road East.
The Site is currently vacant. To the west, across Northumberland St., is the Nith River. There are
residential lands to the south. A rail line (the Ayr Pit Spur Line) marks the eastern boundary of the
Site; industrial land uses lie to the other side. To the north is a vacant parcel which is the location
of a newly approved commercial development.
This report and the associated applications have been prepared by GSP Group Inc., the lead
consultant on a project team that includes Meritech Engineering, CMT Engineering and Salvini
Consulting Inc. The purpose of this report is to describe the development concept, the supporting
studies and the rationale for the proposed Official Plan Amendment and Zoning By-law Amendment.
2.0
PROPOSED DEVEL OPMENT
The Owner is proposing a condominium townhouse development consisting of a total of 61 units
fronting onto an internal private road (the “Proposed Development”).
The townhouses are proposed to be between one and two storeys in height, and a portion of the
development (20 units of 61) is to be bungalow units designed for ‘mature living’. Each unit will
have a single garage and private rear yard amenity space. Resident parking (1 space per unit,
plus garage) will be accommodated through private driveways. Forty-one (41) visitor parking
spaces are proposed to be located in the interior of the development. In total, one hundred and
two (102) parking spaces are proposed, providing approximately 1.7 spaces per townhouse unit.
Vehicular accesses to the internal private road are proposed form Northumberland St. and
Greenfield Rd. East. A sidewalk along this internal road will provide pedestrian access to the units.
Each individual unit has between 41.1 m2 and 58.7 m2 of private rear yard amenity space.
Common amenity areas are located in three different locations on the Site, for a total area of 2,100
m2 provided, or, a ratio of 34.4 m2 per unit.
As noted the proposed Official Plan and Zoning By-law Amendment Applications submitted
herewith include a Lot Addition from the property municipally known as 331 Northumberland Street.
GSP GROUP INC. | SHAPING GREAT COMMUNITIES
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Subject to Appeal
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Figure 1
Location Map
Greenfield Rd East and Northumberland St, Ayr
Source: Google Maps
KEY PLAN
C
J
P
18' UNIT - EXTERIOR
(4 UNITS)
20' UNIT - EXTERIOR
(0 UNITS)
F
N
18' UNIT - INTERIOR
(26 UNITS)
SITE
20' UNIT - INTERIOR
(11 UNITS)
26' UNIT - END
(20 UNITS)
SITE PLAN
North Dumfries Township
Concession 8, Pt. Lots 35 and 36
RP 58R9383 Part, Pt.1
SITE DATA
ZONING: Z.5- __ Site Specific
TOTAL SITE AREA: 20,655 sq.m. (2.07ha./5.10acres
BUILDING AREA: 5,954 sq.m. (0.60ha./1.47 acres)
LANDSCAPED AREA: 9,839 sq.m. (0.98 ha./2.43 acres)
ASPHALT AREA: 4,862 sq.m. (0.49 ha./1.20 acres)
No. OF UNITS: 61
PARKING REQUIRED: 61 units x 1.5 = 92 spaces
PARKING PROVIDED: 102 spaces (includes 4 accessible spaces)
COMMON AMENITY SPACE: 2,100 sq.m. (0.21ha./0.52 acres)
NOTES:
ALL UNITS TO RECEIVE CURB SIDE GARBAGE AND RECYCLING PICK-UP
GSP
REVISIONS
group
201-72 Victoria Street South
Kitchener, Ontario N2G 4Y9
T 519 569 8883
29 Rebecca Street, Suite 200
Hamilton, Ontario L8R 1B3
T 905 572 7477
www.gspgroup.ca
Date: June 6, 2014
Drawn By: CZach
Scale: 1: 400
Project No.: 12124
Dwg. File Name: sp12124f.dwg
PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD.
August 2014
The Lot Addition, Consent Application B-01/14, was approved by the Township of North Dumfries
Committee of Adjustment on April 3, 2014, then subsequently appealed to the OMB. Consent
application B-01/14 was approved to permit the addition of a triangular shaped area of land of
approximately 0.039 ha in size, with 44m of frontage along Northumberland Street. The current
land use designation and zoning on the lot addition lands differs from the larger Tampa Hall land
holdings. The specific amendments required for each parcel are detailed in sections 4.2 and 4.3
of this report. For clarity purposes please note the lot addition is included when reference is made
to “the Site” throughout this report.
3.0
LAN D USE POLICY & REGULATORY CONTEXT
This section provides a description of the current and emerging land use policies and regulatory
context, applicable to the Proposed Development. The analysis of the Proposed Development is
based on the following policy framework.
3.1
Provincial Policy State ment
The 2014 Provincial Policy Statement (the “PPS”) provides policy direction on matters of provincial
interest related to land use planning and development. The PPS is issued under the authority of
Section 3 of the Planning Act and came into effect April 30, 2014. Section 3 requires that “decisions
affecting planning matters shall be consistent with the policy statements issued under the Act”.
The PPS focuses on building strong, healthy, and liveable communities by encouraging efficient and
cost effective development and land use patterns.
1.1.1 Healthy liveable and safe communities are sustained by:
a)
b)
c)
d)
e)
promoting efficient development and land use patterns which sustain the
financial well-being of the Province and municipalities over the long term;
accommodating an appropriate range in mix of residential (including
second units, affordable housing and housing for older persons),
employment (including industrial, commercial), institutional (including
places of worship, cemeteries and long-term care homes), recreational,
park and open space, and other uses to meet long term needs;
avoiding development and land use patterns which may cause
environmental or public health and safety concerns;
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;
promoting cost-effective development standards to minimize land
consumption and servicing costs;
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PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD.
August 2014
The PPS promotes intensification and redevelopment through a number of policies, including Section
1.1.2, which states that “sufficient land shall be made available to accommodate an appropriate
range and mix of land uses to meet projected needs for a time horizon of up to 20 years”.
Section 1.1.3 provides polices related to settlement areas, stating that growth shall be focused to
settlement areas. Section 1.1.3.6 states that new development within designated growth areas shall
be located adjacent to the existing built-up area and shall have “a compact form, mix of uses and
densities that allow for the efficient use of land, infrastructure and public service facilities”.
As the majority of the Site is currently designated Industrial, the policies contained in Section
1.3.2.2 regarding the Conversion of Employment lands must be considered. This section states:
Planning Authorities may permit conversion of lands within employment areas to nonemployment 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.
Section 1.4 provides policies related to housing and states that an appropriate range of housing
types and densities shall be provided to meet the need of current and future residents. Section 1.4.3
states that new housing that efficiently uses land, resources, infrastructure and public service
facilities shall be promoted. Development standards for new residential development shall minimize
housing costs and facilitate compact form.
In summary, the PPS promotes intensification within the built-up area, compact development and
the efficient use of land and infrastructure as well as the provision of a range of housing types and
densities. The PPS supports efficient and cost-effective land use patterns and continues to encourage
new development to occur adjacent to the existing built-up area.
3.2
Growth Plan for the Greater Golden Horseshoe
The Province released the Growth Plan for the Greater Golden Horseshoe (the “Growth Plan”) in
2006 to manage growth in Ontario. In keeping with the PPS, the objectives of the Growth Plan
include:
 Offering a range of housing types;
 Discouraging urban sprawl and protecting agricultural and open space land; and
Section 2.2.2.1(a) and (i) of the Growth Plan states that population and employment growth will
be accommodated by directing a significant portion of new growth to the built-up areas of the
community through intensification and directing development to settlement areas.
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PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD.
August 2014
Section 2.2.7 outlines specific policies for designated greenfield areas. New development in
designated greenfield areas is intended to be planned and developed such that it contributes to
creating complete communities, provides a mix of land uses and is supportive of the existing urban
fabric and supports walking and transit (if available).
Designated greenfield areas are intended to achieve a minimum density target of 50 residents and
jobs combined per hectare (to be measured over the entire greenfield area of the upper tier or
single tier municipality).
In summary, the Growth Plan directs growth to the built-up area, discourages urban sprawl and the
consumption of agricultural land for urban land uses and promotes new development to be of a
suitable scale and density to support complete communities.
3.3
Region of Waterloo Po licy Framework
3.3.1 Regional Official Policies Plan
The Regional Official Policies Plan (the “ROPP”) was approved by the Ministry of Municipal Affairs
and Housing in November 1995, and is a policy document that outlines the Region’s goals and
objectives for future growth and development as it relates to economic, social, and land use
considerations to the year 2016. The 2006 ROPP Consolidation includes all policy changes and
Official Plan Amendments since its original adoption in 1995.
Part of the vision of the ROPP is to “proactively plan, co-ordinate and stage the use of land and
provision of services in order to efficiently and effectively use the Region’s resources.”
The ROPP establishes the principle that:
“Compact development, mixed land use and increased residential densities are
essential to reduce the need for growth at the urban fringe, reduce impacts on natural
resources such as Prime Agricultural Areas, wetlands and environmentally sensitive
areas, and support more efficient use of transit and other municipal infrastructure
services.”
The Site is designated “Township Urban Area” on ROPP Map No. 6 as shown on Figure 2.
Township Urban Areas are to accommodate the majority of the population and household growth
for the Township of North Dumfries to 2016.
3.3.2
Re gion of Waterloo Official Plan
The new Region of Waterloo Official Plan (the “new ROP”) was adopted in June 2009 and was
approved by the Ministry of Municipal Affairs and Housing in December 2010. However, the new
ROP was subsequently appealed in its entirety to the Ontario Municipal Board, and as such is
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Figure 2
Region of Waterloo Official Policies Plan - Settlement Pattern
Greenfield Rd East and Northumberland St, Ayr
Source: Region of Waterloo Official Policies Plan Map 6 (Sept 2006)
44
PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD.
August 2014
technically not in force and effect. As such, the future development of the Site will be considered
under the existing ROPP. Although the new ROP is technically not in effect at this point in time, it is
important to highlight the key policy considerations that may influence the future development of
the Site.
The new ROP designates the Site “Urban Designated Greenfield Area” within the Township Urban
Area on Schedule 3e as shown on Figure 3. Township Urban Areas are intended to serve as the
primary focus for non-Urban Area growth (i.e. the Cities of Waterloo, Cambridge and Kitchener)
and are to be the focus for social, cultural and economic development activities within the Townships.
Section 2.D.17 of the ROP directs development in the Urban Designated Greenfield Areas to be
planned and developed in accordance with Section 2.D.1 as follows:
(a)
supports the Planned Community Structure described in this Plan;
(c)
contributes to the creation of complete communities with development patterns,
densities and an appropriate mix of land uses that supports walking, cycling and
the use of transit;
(d)
protects the natural environment, and surface water and groundwater resources;
Further, Section 2.E.6 directs development in the Designated Greenfield Area to be planned to
conform to Section 2.D.17 as follows:
(a)
(c)
(d)
(g)
conform to the general development provisions described in Policy 2.D.17;
establish a network of continuous sidewalks, community trails and bicycle
pathways that provide direct, safe, comfortable and convenient linkages within
the neighbourhood and externally to other neighbourhoods, including linkages to
transit stops, employment areas, school sites, food destinations and community
facilities;
provide any required easements, land dedications and pedestrian amenities in
accordance with Policy 5.A.3 to support walking, cycling and existing or planned
transit services for everyday activities;
discourage the use of noise attenuation walls and berms through the use of
passive noise attenuation measures in accordance with Policy 2.G.15.
In addition Section 2.E.6 outlines a density target of 45 residents and jobs combined per hectare
along with a development pattern that supports the integration of existing or future transit networks
and is serviced by municipal drinking water and wastewater services.
Policy 3.A.2 states that area municipalities are to plan for an appropriate range of housing (i.e.
form, tenure, density and affordability) to meet the needs of current and future residents. The region
will encourage area municipalities to permit, wherever appropriate, individual lot intensification
where “health, safety, servicing and other reasonable standards or criteria can be met”.
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Figure 3
Region of Waterloo Official Plan - Ayr Urban Area
Greenfield Rd East and Northumberland St, Ayr
Source: Region of Waterloo Official Plan Map 3e (2010)
R
PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD.
3.4
August 2014
Township of North Dumfries Official Plan
The Site is identified within the Ayr Urban Area on Map 2A and is designated “General Industrial”
(Tampa Hall Land) and “Urban Residential and Ancillary” (Lot Addition) on Map 2.1 of the
Township of North Dumfries Official Plan (the “OP”) as shown on Figure 4. Goals of the OP include:
1.4(7)
To concentrate the majority of growth in the Township within the Ayr Urban
Area, with limited growth in designated Rural Settlement Areas and
Industrial/Commercial Areas where municipal services can be provided in a
cost effective and environmentally responsible manner.
1.4(8)
To encourage a range of housing types, sizes and densities to meet the needs
of existing and future residents.
Section 2.1.1 of the OP describes the settlement pattern of the Ayr Urban Area as “a fully serviced
urban area containing a broad range of residential, commercial, industrial, recreational and
institutional uses”. The Ayr Urban Area “is intended to accommodate the majority of future
residential growth within the Township”. Section 2.2.3, Table 2, states that 740 new residential
units are projected to be developed within the Ayr Urban Area between 1995 and 2016.
Policies for the Urban Residential and Ancillary land use designation are contained in Section 2.4.1
of the OP. This policy applies to the Lot Addition area along Northumberland Street and subject to
the proposed Official Plan amendment would apply to the entire Site. Section 2.4.1.1 states:
The Urban Residential and Ancillary designation provides for the development of
residential and associated ancillary uses on full municipal services within the Ayr
Urban Area. Within this designation a mix in housing types and densities will be
encouraged in accordance with the policies as contained in Section 3.2 of this Plan.
Policies for the General Industrial land use designation are contained in Section 2.4.5.1 of the OP.
Section 2.4.5.1 states that:
The General Industrial designation provides for a range of light industrial uses and
related activities which are compatible with surrounding uses, and do not utilize
significant quantities of water or generate significant quantities of wastewater within
their processes.
The General Industrial land use designation that currently applies to the Tampa Hall land does not
provide for residential uses. The Proposed Development requires an amendment to the OP to allow
for residential uses on the Site.
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Site
Lot Addition
Subject to Appeal
Figure 4
Township of North Dumfries Official Plan - Land Use
Greenfield Rd East and Northumberland St, Ayr
Source: Township of North Dumfries Official Plan Map 2.1 (Jan 2008)
PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD.
August 2014
Section 3.1 of the Township OP contains policies for development compatibility as follows:
The Township will encourage development that is compatible with the location, density
and other characteristics of surrounding land uses. Compatibility will address both the
impacts of surrounding land uses on the proposed development, as well as impacts of
the proposed development on surrounding land uses. Factors that will be used to assess
the compatibility of a proposed development include:
a)
the density, scale, height, massing, visual impact, building materials and
architectural character of surrounding buildings and the proposed
development;
b)
the preservation of the natural environment and built heritage resources;
c)
the continued visibility and viability of adjacent land uses;
d)
pedestrian and vehicular movement and linkages, and parking requirements;
e)
landscaping, setbacks, sun and shadow effects, wind effects, signage, lighting
and buffering of proposed and existing developments;
f)
noise, dust, emissions or odours generated by surrounding land uses as well
as the proposed development; and,
g)
traffic generated by surrounding land uses and the proposed development.
In addition to the above compatibility criteria the Township OP contains policies directing any
development that may be adversely affected by noise (traffic, rail and stationary sources) to provide
a noise study to address potential impacts (section 3.1.4.1).
Additional residential policies are provided in Section 3.2.3.2. This Section states that the Township
will encourage a full range and mix of housing types and tenures, and affordable ownership by
“providing opportunities through the designation and appropriate zoning of land for a minimum of
30% new housing to be smaller-lot single detached units, semi-detached units, duplexes, townhouses
and apartments”.
3.4.1 Township o f North Dumfries Adopted (not in -force) Official Plan
The Township of North Dumfries initiated a comprehensive five-year review of the Official Plan in
2011. A new Township of North Dumfries Official Plan (the “new OP”) was adopted by Township
Council in December 2013. The new OP requires Region of Waterloo Council approval to bring it
into full force and effect. The policies and land use designations of the existing OP continue to apply
to the Site. However, for the purposes of this report and to understand the future intentions for the
Site and surrounding lands, the proposed land use designations and key policy considerations of
the new OP are highlighted below.
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The Site is designated “Designated Greenfield Area” on Map 2 and “General Industrial” (Tampa
Hall Land) and “Urban Residential and Ancillary” (Lot Addition) on Map No. 2.1 of the new OP as
shown on Figure 5.
Section 2.1.1 of the new OP continues to designate the Ayr Urban Area as the primary focus for
growth in the Township. Development within the Ayr Urban Area is to provide for a range of uses
predominately directed to the Urban Growth Centre and Designated Greenfield Area.
Section 2.5 of the new OP contains policies for Designated Greenfield Areas. The Township will
ensure that residential development occurring in the Designated Greenfield Areas will be planned
to conform to the policies of Section 2.D of the new ROP (see above), and meet or exceed a
minimum density target of 45 residents and jobs combine per hectare.
Section 2.7.2 directs that development occurring within the Ayr Urban Area is planned to:
(a)
(b)
(c)
(d)
(e)
(g)
support the Planned Township Structure;
contribute to the creation of complete communities with development patterns,
densities and an appropriate range and mix of land uses that supports walking,
cycling and the use of transit;
protect the natural environment, and surface water and groundwater resources;
conserve cultural heritage resources and support the adaptive reuse of historic
buildings;
respect the scale, physical character and context of established neighbourhoods
in areas where reurbanization is planned to occur;
promote building designs and orientations that incorporate energy conservation
features and the use of alternative and/or renewable energy systems.
Section 3.1 outlines compatibility policies to direct new development as follows:
“The Township will plan and provide for development that has a diverse and compatible
mix of land uses, including residential and employment uses, to support and encourage
the creation of complete communities.”
Section 3.1.1.2 provides for compatibility as follows:
“The Township will prevent or minimize potential adverse effects due to the
encroachment of sensitive land uses and potentially incompatible uses on one another.
Compatible uses may be encouraged as a buffer between sensitive land uses and
industrial areas, where the intervening use is compatible within both industry and the
sensitive land use.”
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TOWNSHIP
OF
NORTH DUMFRIES
OFFICIAL
PLAN
Site
MAP NO. 2.1
Lot Addition
Subject to Appeal
AYR URBAN AREA
Legend
Legend
Figure 5
Township of North Dumfries Adopted Official Plan - Land Use
Greenfield Rd East and Northumberland St, Ayr
Source: Township of North Dumfries Adopted Official Plan Map 2.1 (Oct 2012)
PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD.
August 2014
Section 3.1.1.3 provides for minimizing impacts on industrial uses as follows:
“Effective separation distances for minimizing the impacts of industrial activities on
surrounding sensitive land uses will be established by the Township in consultation with
the Region and the Ministry of the Environment’s D-6 Guideline.”
And Section 3.1.1.4 provides policy direction for compatibility with Site lighting:
“All site lighting, when required, shall be designed to create safe outdoor environments
and to minimize glare and impact to night sky, public view and surrounding properties.”
In addition to the above policies the new OP also includes policies requiring the submission of a
noise study (Section 3.1.4) in support of development to ensure no negative impacts.
A range and mix of housing types is promoted in Section 3.2.2 as follows:
“The Township will encourage the development and integration of a diverse range and
mix of housing types and tenure options consistent with the density targets established
in Section 2.5 of this Plan to ensure the Township is providing housing alternatives to
promote complete communities that meet the needs of existing and future township
residents.”
3.5
Township of North Dumfries Zonin g By -law
The Site is zoned “Zone 9” (Tampa Hall Land) and “Zone 3” (Lot Addition) under the Township of
North Dumfries Zoning By-law 689-83 as shown on Figure 6. Zone 9 is an industrial zone which
permits light to medium industrial uses including processing, manufacturing, packaging, assembly,
production, fabrication, warehousing, testing, treating, finishing and storage.
Zone 3 is a residential zone which permits single residential dwellings, private home day care, and
home occupations.
A Zoning By-law Amendment is required to rezone both the Zone 9 zone and Zone 3 zone to a
Zone 5 – Exemption Zone to site specifically permit the Proposed Development.
While the Zoning By-law defines a “Residential Building – Row”, the use is not permitted in any of
the zones in the By-law. Therefore a site-specific exemption is required to permit the Proposed
Development on the Site. A “Residential Building – Row” is defined in the Zoning By-law as follows:
“[A] Residential building containing three (3) or more dwelling units, each of which
faces onto a public street and each of which has a separate entrance at grade level
and is separated from its neighbour by a continuous vertical party wall without opening
and extending from the base of the foundation to the roof.”
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Site
Lot Addition
Subject to Appeal
Z9
Figure 6
Township of North Dumfries Zoning By-law
Greenfield Rd East and Northumberland St, Ayr
Source: Township of North Dumfries Zoning By-law Map 139 (Aug 2012)
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August 2014
The site specific exemption could include a similar definition with the exception that the Proposed
Development will be located on a Private Condominium Road with direct access to a public street
and will not have individual unit access to a public street as noted in the definition above.
4.0
TECHNICAL STUDIES
4 .1
Traffic
Salvini Consulting prepared a Traffic Impact Study (the “TIS”), dated June 25, 2014. The TIS
evaluated the sight distances and the proposed access on Northumberland Street and a warrant
analysis for a southbound left turn lane from Northumberland Street into the Site. The TIS found that
there is adequate sight distance available for the proposed access, and that a left turn land is not
warranted as the left turn volumes at peak hours are expected to be below the Region of Waterloo’s
threshold for left turn lanes. The complete report has been submitted concurrently and is available
under separate cover.
4 .2
Prelimin ary Stormwater Managemen t Report
Meritech Engineering prepared a Preliminary Stormwater Management Report, dated August,
2014, for the Proposed Development. To summarize, the Stormwater Management Report identifies
the planned manner to contain all stormwater management flows up to the 100-year storm event
and to infiltrate this water to match existing conditions. The complete report has been submitted
concurrently and is available under separate cover.
4.3
Environmental Noise Impact Assessment
Meritech Engineering prepared an Environmental Noise Impact Assessment, dated August, 2014.
The Environmental Noise Impact Assessment summarizes the expected noise levels based on traffic
information provided by the Region of Waterloo. The report findings indicate that due to the traffic
volumes on Northumberland Street and the shielding provided to the outdoor living areas, no
attenuation measures are required on the site. Noise warning clauses however are required for
units fronting on to Northumberland Street. The complete report has been submitted concurrently
and is available under separate cover.
4.4
Geotechnical Investigation
CMT Engineering prepared a Geotechnical Investigation, dated July 2014. The Geotechnical
investigation assessed the existing soil and groundwater conditions encounter in boreholes across
the site. The assessment then defined the soil classifications and groundwater observations and
provided comments regarding soils bearing capacity, serviceability limitations (potential for
settlement of soils) along with recommendations for site grading, servicing, excavations and
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backfilling among other matters. The complete Geotechnical Investigation has been submitted
concurrently and is available under separate cover.
5.0
Public Consultation
An informal neighbourhood meeting was held on May 28, 2014, at the North Dumfries Community
Complex. The meeting was attended by the Owner, project team consultants, town staff, and
individuals from the general public. Twenty-nine (29) names were recorded on the meeting sign-in
sheet. The purpose of the meeting was to review development plans for the Site, to answer questions
about the Proposed Development and to gather feedback from members of the community.
Written comment forms were provided and one written response was received. The following is a
summary of comments heard during open discussion at the meeting:
 Concern of storm water draining onto to adjacent properties, culverts back up during
heavier storm events
 How will the possible impact on privacy/enjoyment of neighbouring properties (backyards),
risk of trespassing, be addressed
o
Suggested privacy fence at the rear interface of the properties
 The development concept proposes too much density
 Concerns over increase of traffic, converging scenario of transport trucks, future grocery
store and Tim Horton’s, traffic from in town, and 2 cars per unit in proposed development
 Consider removing centre block of townhomes and place centre strip of green/park space
 Consider including more bungalows if target market is downsizing seniors, i.e. “single level
living”
 This is the entrance to Ayr, visual presence as you approach must be appropriate
 Any effect on the adjacent industrial businesses?
 How will the proximity to the Canadian Pacific Railway Ayr Pit Spur Line be addressed?
 Suggestion to use more mature landscaping plantings adjacent to existing neighbours
In response to these comments the Proposed Development was reduced from 69 units to 61 units,
and the number of bungalow units was increased to 20. Townhouse blocks were revised so that
space gained from this change was added to common amenity areas. To mark the location of the
Site as the ‘entrance’ to the community of Ayr additional landscaping is proposed at the
Northumberland Street and Greenfield Road intersection. Broad canopy trees are proposed at the
rear property line to enhance screening for adjacent properties. Issues related to traffic, site
engineering, and proximity to the C.P.R. Ayr Pit Spur line are addressed by technical studies (see
Section 4.0).
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6.0
PL ANNING JUSTIFICATION
6 .1
Employment Land Conversion
August 2014
The Site is currently designated General Industrial. In order to permit the Proposed Development an
Official Plan Amendment is required. PPS Section 1.3.2.2 requires that the conversion of
employment land to a non-employment use can only be done at the time of a comprehensive review
by the municipality. However, the Region of Waterloo has adopted an Employment Land
Conversion Policy Interpretation framework. This interpretation policy allows an exemption from the
comprehensive review policy framework for a select few criteria as outlined below:
i)
Lands are currently zoned to permit employment area-type uses in the local
municipal Zoning By-law, but are within a designation that does not permit such
uses within the local municipal Official Plan;
ii)
The local municipal Official Plan promotes conversion from employment area-type
uses to other uses on the subject lands;
iii) The subject lands consist of remnant parcels located within an area where the local
municipality determines a land use transition has already taken place to an extent
sufficient to warrant conversion of the entire area; or
iv) The local municipality, in consultation with the Region in its role as the designate
of the Province relating to land-use compatibility, has determined that the subject
parcels are effectively surrounded by uses which are sensitive to and would be or
are negatively impacted by the establishment or continuation of industrial activities.
Criteria III and IV above are applicable to the Site. With respect to criteria III, we note that the
surrounding land uses to the subject property include: residential to the south; a newly approved
commercial development to the north; open space to the west; and, railway tracks and industrial
land to the east. It is our submission that future industrial uses on this property would be constrained
due to the proximity of the residential use to the south.
With respect to Criteria IV, the Township is currently undertaking an employment lands study. This
site is on the list for potential conversion due to potential land use conflicts and other better suited
opportunities for industrial land development elsewhere in the Township. Further, it is our submission
that the subject property is not too different from the former Maple Leafs Food property at 180
Northumberland Street that was deemed to be constrained due to adjacent residential uses and
therefore did not require a comprehensive review.
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For these reasons, it is our opinion that the requested land use change and conversion of
employment land is appropriate, without the need for a comprehensive review. In a follow up email
dated January 17, 2014, Region of Waterloo Staff confirmed this approach was acceptable.
6.2
Provincial Policy State ment
As outlined in Section 3.1 of this report, the PPS directs new development to be efficient, to consist
of a range and mix of residential units, to avoid land use patterns that would cause negative
environmental and public health and safety concerns, to avoid development patterns that would
prevent future settlement area expansion and to provide growth in settlement areas.
The Proposed Development is consistent with the Provincial Policy Statement as it: provides for an
efficient development, does not cause a negative environmental impact, does not prevent future
settlement area expansion, provides growth in a settlement area and introduces additional
residential housing choice (range of units) to the Ayr urban area.
6.3
Growth Plan for the Greater Golden Horseshoe
Section 3.2 of this report outlines policies for development as contained in the Growth Plan. The
Growth Plan promotes a range of housing types, compact development patterns within the built-up
and greenfield areas, and the creation and support for complete communities.
The Proposed Development seeks to introduce up to 61 new townhouse units on a Site of 2.07 ha
at a density of approximately 29.5 units per hectare. Through discussions with Township staff it has
been confirmed that this is similar to the density of development existing within the Hilltop
Subdivision at the south end of Ayr. The Proposed Development supports an increase in density in
an Urban Designated Greenfield Area and is supportive of a complete community as it provides
new housing opportunities in the community of Ayr.
6 .4
Region of Waterloo Development Polici es
The ROPP (in-force) and ROP (adopted) both promote development within the Township Urban
Areas. Contemporary policies from the ROP promote development that: contributes to a complete
community; protects the natural environment; is connected to existing neighbourhoods and
shopping areas through sidewalks, paths and linkages; provides for a range of housing types and
tenures; and, in the Ayr Urban Area, aims for a density target of 45 residents and jobs combined
per hectare.
The Proposed Development is planned to be fully connected to the existing neighbourhood and the
sidewalks already located on Northumberland Street and Greenfield Road. To the north of the
Proposed Development is an approved commercial centre consisting of a food store and restaurant.
To the south is the existing residential neighbourhood. To the west is open space and walking trails
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along the Nith River. To the east is an employment area. The Proposed Development is well
connected to all of these areas.
The Proposed Development will not cause a negative impact on the Natural Environment. The site
is does not surface drain towards the sensitive Nith River valley to the west. Appropriate measures
for stormwater management are proposed and outlined in the Meritech Stormwater Management
Report. Full municipal services are available for water and wastewater.
The density of the Proposed Development is summarized as follows:
Use
Area (ha)
Medium Density
2.07
Townhomes
TOTAL POPULATION DENSITY
# Units
61
Units/Hectare
29.5
Persons/Unit*
2.44
Population
148
71
people/ha
*Based on 2013 Persons per unit values provided by the Region of Waterloo.
The density above satisfies the direction provided by the ROP policies. The Proposed Development
represents an opportunity to achieve a greater density in a compatible manner that will assist the
Township and Region to achieve the overall density targets established by the ROP.
6 .5
Township of North Dumfries Development Policy
Policies of the Township of North Dumfries in-force Official Plan and adopted Official Plan have
been provided in Section 3.4 and 3.5 of this report. Historic and contemporary development
policies in the Township promote development in the Ayr Urban Area, development that is of scale
and density that meets the needs of existing and future residents and that is compatible to the
location. Compatibility is based on development scale, height, massing, linkages, setbacks,
landscaping, sun/shadow effects and traffic impacts. In addition the Township has policies
requiring the submission of noise studies to identify and mitigate potential noise concerns for new
development.
The Proposed Development requires an amendment to the Township Official Plan to designate the
entirety of the Site “Urban Residential and Ancillary”. The amendment will permit the development
of 61 condominium townhouse units on the site. The requested amendment will provide for
development that will contribute to providing a range of housing types and densities within the Ayr
Urban Area. The findings of a detailed traffic study have determined that the Proposed Development
will not cause a negative impact on traffic movements in the area and the site is fully connected to
the existing sidewalks along Northumberland Street and Greenfield Road to provide pedestrian
connections to the larger community.
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The Scale of the Proposed Development is similar to that found in the Hilltop Subdivision at the south
end of the community of Ayr and offers additional housing choice to the community. The Proposed
Development can be accommodated within the Site without the need for special setbacks or
reductions in required parking or other special zoning relief.
A further review of stationary noise impacts will be provided in support of Site Plan and Draft Plan
of Condominium Approval.
7 .0
Conclusion
This report has been prepared in support of a Official Plan Amendment application to amend the
land use designation on the Site from “General Industrial” to “Urban Residential and Ancillary”,
and a Zoning By-law Amendment application to change the zoning of the Site from “Zone 3” and
“Zone 9” to “Zone 5” with a Site- Specific exception to permit the development of 61 condominium
townhouse units on the 2.07 ha site.
This report concludes that the Proposed Development and requested Official Plan and Zoning Bylaw Amendments are consistent with the policies of the PPS, and conform to the Growth Plan and
Regional Official Policies Plan. The Proposed Development has been planned to be compatible with
adjacent uses and to ensure adequate servicing and stormwater management.
In our opinion, the Proposed Development is appropriate for the Site and for the community of Ayr,
and represents good planning.
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