Planning Justification Report
Transcription
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 1 dE field R Green Site R- CP Lot Addition Subject to Appeal it S P Ayr t dS lan ber e um Lin rth pur No 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; GSP GROUP INC. | SHAPING GREAT COMMUNITIES 2 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. GSP GROUP INC. | SHAPING GREAT COMMUNITIES 3 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 GSP GROUP INC. | SHAPING GREAT COMMUNITIES 4 LLE I V E ROS 36 36 G G HWY CR RD. 43 43 I I hh R N N N R N N Niiiitiittttthhh R AR CED S FRIE RD. 41 41 H H Site R R Riiiivviivvvv eeeeeerrr rrr 44 44 4 01 DUM AYR 37 37 F F RD. * RD. Y LE G I R W 46 46 47 47 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”. GSP GROUP INC. | SHAPING GREAT COMMUNITIES 5 AYR Site EY L G I WR ! ! ! iv e r ey Map 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. GSP GROUP INC. | SHAPING GREAT COMMUNITIES 6 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. GSP GROUP INC. | SHAPING GREAT COMMUNITIES 7 PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD. August 2014 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.” GSP GROUP INC. | SHAPING GREAT COMMUNITIES 8 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.” GSP GROUP INC. | SHAPING GREAT COMMUNITIES 9 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) PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD. 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 GSP GROUP INC. | SHAPING GREAT COMMUNITIES 10 PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD. August 2014 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). GSP GROUP INC. | SHAPING GREAT COMMUNITIES 11 PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD. 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. GSP GROUP INC. | SHAPING GREAT COMMUNITIES 12 PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD. August 2014 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 GSP GROUP INC. | SHAPING GREAT COMMUNITIES 13 PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD. August 2014 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. GSP GROUP INC. | SHAPING GREAT COMMUNITIES 14 PLANNING JUSTIFICATION REPORT | TAMPA HALL LIMITED c/o FREURE HOMES LTD. August 2014 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. GSP GROUP INC. | SHAPING GREAT COMMUNITIES 15