october 1, 2012 planning & growth management department

M:\2008\108180\DATA\APPLICATIONS\ZONING REVISION\20120928-ZONING CL.DOC PAGE 1 OF 8

October 1, 2012 Planning & Growth Management Department City of Ottawa 110 Laurier Avenue West, Fourth Floor Ottawa, ON K1P 1J1

Attention: Cheryl McWilliams, Planner III

Dear Ms. McWilliams:

Reference: Fernbank Subdivision Minor Zoning Amendment

Our File No.: 108180

City File No.: (Plan of Subdivision), (Zoning)

Novatech Engineering Consultants Ltd. (Novatech) has been retained by Abbott-Fernbank Holdings Inc. (Regional Group and EQ Homes) to prepare a Planning Rationale in support of a minor Zoning By-Law Amendment for Lots 351 through 384 of an approved Draft Plan for the Fernbank Subdivision in southwest Kanata (City File No.: D07-16-09-0034). The proposed minor amendment to Zoning By-Law 2008-250 will amend the zoning from a Residential- R2N zone to a Residential- R2N special exception zone to reduce the minimum permitted corner side yard setback from 5 metres to 3 metres. The amendment is required to fix an oversight when the original zoning amendment was adopted. This rationale demonstrates that the proposed minor Zoning By-Law Amendment is in conformity with the applicable planning framework and represents good planning.

Site Background The area subject to the zoning amendment is part of a property municipally known as 5611 Fernbank Road and legally described as Part Lot 28, Concession 10, Former Township of Goulbourn, Part 4 and 5 on Plan 4R-23392, City of Ottawa. The subject property is located north of Fernbank Road, east of Shea Road, south of an existing hydro transmission corridor and east of Terry Fox Drive. The property is located within the boundary of the Fernbank Community Design Plan. The area subject to the zoning amendment is shown as Lots 351 to 384, on the Draft Plan for the subject property that received approval from the Manager of Development Review on December 22, 2009. A copy of the approved Draft Plan is attached as Appendix A. An enlarged section of the Draft Plan, highlighting Lots 351 to 384, is shown as Figure 1.


Figure 1: Portion of the approved Draft Plan showing the subject property, highlighted in pink.

Lots 351 to 384 within the approved Draft Plan are located north of a future institutional block (Block 511), south of Bobolink Ridge, west of Yellowtail Walk, and east of Shinny Street. These lots will have frontage on Bobolink Ridge and Elfin Grove. The subject property was subject to a Zoning By-Law Amendment, submitted to the City of Ottawa in April 2012. This previous application rezoned Phase 1 of the Draft Plan from Development Reserve- DR to various low-density residential, medium-density residential, institutional and open space zones, including the Residential- R2N zone over Lots 351 to 384. Council adopted the rezoning through By-Law 2012-262 on July 11, 2012. The Residential- R2N zone permits single-detached, semi-detached, duplex, and townhome dwellings, and other residential uses such as retirement residences, linked-detached, and bed and breakfast. The previous Planning Rationale by The Regional Group, dated April 5, 2012, and attached to this letter as Appendix B, requested that the subject property be rezoned from Development Reserve- DR to a Residential- R2N special exception zone. The proposed Residential- R2N special exception zone included a minimum corner side yard setback of 3 metres. During review of the previous amendment, the Residential- R2N special exception was dropped in an attempt to simplify the zoning and minimize the number of new exceptions. This revision


inadvertently resulted in undersized corner lot building envelopes for the lots on the approved Draft Plan.

Proposed Zoning By-Law Amendment During detailed design it became apparent that the zoning setbacks of the Residential- R2N zone would not permit the intended dwelling on corner lots. Abbott-Fernbank Holdings Inc. is applying for a minor Zoning By-Law Amendment to reduce the minimum corner side yard setback from 5 metres to 3 metres, as originally intended during the Draft Plan approval process and previous amendment. The current minor zoning amendment seeks to implement a corner side yard setback identical to that which was sought by the initial zoning amendment.

Planning Policy and Regulatory Framework

Provincial Policy Statement The Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1, 2005. All planning matters shall be consistent with this policy statement. The original Planning Rationale prepared by Regional Group (Appendix B), and submitted in support of the initial Zoning By-Law Amendment application demonstrated in detail that the proposed development and zoning amendment to Residential- R2N are consistent with the PPS, including the policies of Section 1- Building strong communities; Section 2 – Wise use and management of resources, and; Section 3 – Protecting public health and safety. The application is a minor amendment to the Zoning By-Law and conforms with the PPS.

City of Ottawa 2008 Official Plan The Official Plan provides a vision for future growth of the city and a policy framework to guide its physical development. The subject property is designated as General Urban on Schedule B of the Official Plan. The Section 3.6.1- General Urban Area of the Official Plan, permits the development of a full range and choice of housing types, including low-density residential. The proposed zoning amendment does not proposed a change from the low-density residential uses currently permitted. The zoning amendment conforms to the polices of the Official Plan. The proposed minor amendment to the Zoning By-Law is in conformity with the Official Plan.

Fernbank Community Design Pan The Fernbank Community Design Plan (CDP) was approved by City Council in June 2009 and covers a large tract of land north of Fernbank Road between the existing urban areas of Kanata and Stittsville, including the subject property.


The Planning Rationale prepared by Regional Group at the time of the Plan of Subdivision application demonstrated the subdivision’s conformity with the Fernbank CDP. The Draft Plan was approved to reflect the Fernbank CDP. The proposed minor Zoning Amendment conforms to the uses within Section 4.2.1- Low Density Residential designation in the CDP. The proposed amendment to the Zoning By-Law will maintain the policies and objectives of the Fernbank CDP.

City of Ottawa Zoning By-Law 2008-250 Matters of size, bulk, location, size, floor area or spacing of buildings are addressed through the Zoning By-Law. The Residential R2N zone permits the following residential and complementary uses:

• Bed and breakfast

• Community garden

• Detached dwelling

• Diplomatic mission

• Duplex dwelling

• Group home

• Home-based business

• Home-based daycare

• Linked-detached dwelling

• Park

• Retirement home, converted

• Secondary dwelling unit

• Semi-detached dwelling

The amendment will not change the permitted uses. The minor amendment implements the Draft Plan. The applicant originally intended to apply a corner setback of 3 metres over the subject property, as indicated in their original Planning Rationale, but this parameter was changed during the initial application. The 3 metre corner side yard setback proposed by the minor amendment is consistent with other zones adjacent to the subject property. Lands east of Yellowtail Walk are zoned Residential- R2P[703], which permits a minimum side yard setback of 3 metres as well as all the uses permitted in the Residential- R2N zone. Residential lands to the north of Boblolink Ridge are zoned Residential- R3Z[1837], and also permits a minimum corner side yard setback of 3 metres. A side yard setback of 3 metres is appropriate for the subject property and is consistent with the provisions of adjacent zones which compose the neighbourhood.

Conclusion The proposed Minor Zoning By-Law Amendment is a minor revision which will implement the approved Draft Plan. The amendment will not introduce any new uses to the subject properties and will permit a minimum corner side yard setback consistent with adjacent zones.


The following documents are included as appendices to this letter:

• Approved Draft Plan 5611 Fernbank Road;

• Planning Rationale prepared by The Regional Group for the initial rezoning of 5611 Fernbank Road, and;

• Draft Zoning By-Law amendment schedule. The following documents are included in this submission:

• One (1) copy of the completed Minor Zoning By-Law Amendment application, with applicable fee;

• Five (5) copies of this planning rationale letter;

• Five (5) copies of conceptual typical lot layouts for the proposed units;

• Five (5) copies of elevations for the proposed unit type;

• One (1) CD containing all documents noted above in *.pdf format. Should you have any questions or require any additional information do not hesitate to contact me. Regards,

NOVATECH ENGINEERING CONSULTANTS LTD.

Eric Bays, BES(Pl) Planner

Gregory Winters, RPP, MCIP Planner-Project Manager


Appendix A: Approved Draft Plan (5611 Fernbank Road)


Appendix B: Planning Rationale by Regional Group

THE REGONA GROUP

Corporate Head Office1737 Woodward Dr., 2nd Floor, Ottawa, Ontario K2C 0P9

(613) 230-2100 Fax: (613)230-2962April 5, 2012 www.regionalgroup.com

Cheryl McWilliamsDevelopment Review — RuralCity of OttawaPlanning, Transit and the Environment Department110 Laurier Avenue West, 4th FloorOttawa, OntarioK1P 1J1

Dear Ms. McWilliams:

Re: ‘Fernbank Crossing’ (formerly ‘Brookfield East’)Application for Zoning By-law Amendment5611 Fembank RoadPart of Lot 28, Concession 10Geographic Township of GoulburnCity of Ottawa

Introduction and Background

This planning rationale will to support the application for a zoning bylaw amendment fora portion of the Draft Approved lands located at 5611 Fernbank Road (herein the ‘subjectlands’). This rationale has been written on behalf of our clients, Abbott-FernbankHoldings Inc., the owner of approximately 67.5 hectares of land located north ofFernbank Road, between Shea Road and Terry Fox Drive. These lands have beenreferred to as the ‘Brookfield East’ lands and will now be marketed as ‘FernbankCrossings’. The subject lands are part of the Fembank Community Design Plan (“CDP”)which was adopted by Council in July, 2009. The lands are currently designed ‘GeneralUrban’ in the City of Ottawa Official Plan.

The development team consists of The Regional Group of Companies Inc. (“Regional”)providing land use planning and management consulting expertise, Novatech EngineeringConsultants (“Novatech”) providing civil engineering expertise, MuncasterEnvironmental Planning (“Muncaster”) providing expertise in environmental issues, and

The Regional Group of Companies Inc.Investment and Corporate Real Estate Consultants

Houle Chevrier is providing expertise in subsurface Geotechnical and Environmentalmatters.

The subject lands are located in the Fernbank Community Design Plan (CDP), which wasapproved by Official Plan Amendment 77 (OPA 77) in June of 2009. Prior to thatapproval, the lands were designated ‘Future Urban’ through a series of Ontario MunicipalBoard Orders, culminating in 2006. Notice of Draft Plan approval under Section 51(37)of the Planning Act was issued on February 2, 2012. The appeal period expired onFebruary 23, 2012 and no appeals were filed.

Purpose and Structure of this Rationale

This planning rationale will demonstrate that the planned re-zoning of a portion of thedraft approved lands is consistent with the planned and approved land uses and supportedby the existing applicable policies and regulations, including the Provincial PolicyStatement (PPS), Official Plan (OP), and the approved Fernbank CDP. All requiredsupporting studies have been provided and there are no major issues presented therein.

This rationale is structured in the following manner to appropriately justify the change tothe zoning:

1.0 Description of Planned Changes2.0 Community Context and Planning History3.0 Policy and Regulatory Outline4.0 Review of Required Supporting Studies5.0 Summary and Conclusion

1.0 Description of Planned Changes

Under the comprehensive zoning bylaw, the subject lands are currently DevelopmentReserve (DR). The purpose of the DR zone is to recognize lands intended for futuredevelopment and to limit land uses until these lands are re-zoned to permit land uses thatare consistent with the applicable Official Plan policies.

The requested re-zoning is shown described here and shown below:

1 Lands that will accommodate approximately sixty-two (62) lots that will be used forsingle dwellings will be re-zoned from Development Reserve (DR) zone to a specificResidential Second Density R2N(X), where the ‘X’ is required to denote thefollowing site specific exemptions for lands with this zone:

a. minimum corner side yard setback is 3mb. Table 158, Column 8 does not apply

The request for a site specific side yard exemption is required because a number ofthe lots in the area with this specific zone will side onto future private drives. The

THE REGIONAL GROUP

exemption will ensure that the housing form along this street does not to deviate forthese future private accesses.

2 Lands that will accommodate approximately sixty (60) lots that will be used forsingle dwellings and six (6) blocks for street townhouses will be re-zoned fromDevelopment Reserve (DR) zone to a specific Residential third density R3Z (1837),an existing exception zone.

3 Lands that will accommodate approximately one hundred (100) lots that will be usedfor single dwellings will be re-zoned from Development Reserve (DR) zone to aspecific Residential second density R2P (703), an existing exception zone.

4 Lands that will accommodate a block of land that will be reserved as a school site willbe re-zoned from Development Reserve (DR) zone to a specific Institutional!Residential second density Ii B/R4N, where the Residential zone will be part of a dualzone in case the applicable school board decides not to use the lands that they haveoptioned.

5 Lands that will accommodate a block of land that will be used as a storm watermanagement facility to be built for the benefit of this development and the lands tothe east will be re-zoned from Development Reserve (DR) zone to Open Space 1, 01zone.

Blocks 518, 520 to 521, 524 and 529 on the Draft Plan will remain will remain zonedDevelopment Reserve (DR) until further development applications are filed for theBlocks.

THE REGIONAL GROU P

Figure 1

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This is Attachments to By-Law Number 2008-250, passed mm dd, 2012Lands Affected by By-law

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THE REGIONAL GROUP

A Planning Rationale must provide planning justification in support of the application bydemonstrating how the proposed development is consistent with Provincial policies, howit conforms to the general intent and purpose of Official Plan designations and policies,how it fulfills other City studies and guidelines, and how the development is appropriate,suitable and desired.

What follows here is some background on the surrounding area and a brief review of theplanning history, followed by a regulatory and policy review to help demonstrate thisrequired justification.

2.0 Community Context

The Fernbank community (CDP lands) are located adjacent to the establishedcommunities of Stittsville to the west, Kanata West to the north and Glencairn to the east.The study area extends from Hazeldean Road on the north, the Carp River and Terry FoxDrive on the east, Fernbank Road to the south, and the existing urban area of Stittsvilleon the west. The boundaries of the lands in the CDP are clearly shown on Figure 2below.

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THE REGIONAL GROUP

Figure 3 below is taken from Section 2.0 of the CDP and it provides an excellentoverview of the area surrounding the CDP lands. As seen in Figures 1 and 2, there is amix of land uses encompassing the CDP lands, but the predominant land uses are low andmedium density residential. The CDP reflects this pattern of land uses, where thedominant land use will be low and medium residential land uses laid out in grid stylepattern, with parks, institutional uses and mixed-use centres located within thecommunity. Consistent with most of Kanata, the major commercial hubs are at theperiphery of the CDP lands along major arterials.

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Figure 4 is a copy of the Draft Approved Plan of Subdivision showing all of the streets,lots and blocks that will be developed on the subject lands. As stated above, the purposeof this application is to zone only a portion of these lands. Future zoning applicationswill follow for other portions of the development as the process moves further along andadditional details on site layout and market feasibility are resolved.

THE REGIONAL GROUP

Now that the lands are formally Draft Approved, it is appropriate for the correct land usezoning to be applied.

THE REGIONAL GROUP

Figure 4

3.0 Policy and Regulatory Outline

3.1 PROVINCIAL POLICY STATEMENT

The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the PlanningAct and came into effect on March 1, 2005. Under the authority of Section 3 of thePlanning Act, all decisions affecting planning matters shall be consistent with this policystatement.

Much of the work to demonstrate consistency with the 2005 PPS was done throughsubmissions under the application for Draft Plan Approval. The following is an overallreview of the 2005 PPS

Section 1.1 .1 of the PPS states that healthy, liveable communities are sustained by thefollowing:

a) promoting efficient development and land use patterns which sustain the financialwell-being of the province and municipalities over the long term;

b) accommodating an appropriate range and mix of residential, employment(including industrial, commercial and institutional uses), recreational and openspace uses to meet long-term needs;

c) avoiding development and land use patterns which may cause environmental orpublic health and safety concerns;

d) avoiding development and land use patterns that would prevent the efficientexpansion of settlement areas in those areas which are adjacent or close tosettlement areas;

e) promoting cost-effective development standards to minimize land consumptionand servicing costs;

j) improving accessibility for persons with disabilities and the elderly by removingand/or preventing land use barriers which restrict their full particzation insociety; and

g) ensuring that necessary infrastructure and public service facilities are or will beavailable to meet current andprojected needs.

The proposed development is part of the now-developing Fernbank community, acoordinated community development initiative which is taking place within theframework of the Council approved Fernbank Community Design Plan. The subjectproperty contains residential, commercial, institutional and open space uses adjacent toplanned rapid public transit services.

Section 1.1.3.2 states:

1.1.3.2 Land use patterns within settlement areas shall be based on:a) densities and a mix ofland uses which:

1. efficiently use land and resources;

THE REGIONAL GROUP

2. are appropriate for, and efficiently use, the infrastructure and public servicefacilities which are planned or available, and avoid the needfor their unjustifiedand/or uneconomical expansion; and3. minimize negative impacts to air quality and climate change, and promoteenergy efficiency in accordance with policy 1.8; and

b) a range of uses and opportunities for intensflcation and redevelopment inaccordance with the criteria in policy 1.1.3.3.

The subject property is part of a larger Draft Plan Approved Plan of Subdivision (Figure4 above), which proposes the development of a wide variety of land uses includingcommercial retail, institutional, parks as well as low, medium and high-densityresidential. These uses are proximally located to a proposed rapid public transit system ina modified street grid system which permits direct movement of pedestrian and bicycletraffic. The proposed zoning amendment will satisfy conditions associated with the draftapproved plan which is consistent with the policies of the PPS.

Section 2.0 of the PPS [Wise Use and Management of Resources] is intended to protectnatural heritage, water, agriculture, mineral aggregate, petroleum, cultural heritage andarchaeological resources.

Review of the subject property was performed both during the development of theFernbank CDP and leading to Draft Plan approval.

An Environmental Impact Review, Tree Conservation Report and Fish HabitatAssessment were prepared as a requirement of the subdivision process to investigate theimplications of the proposed development on facets of natural heritage, includingsignificant wetlands, endangered species habitat, valleylands and areas of natural andscientific interest both on and adjacent to the subject property.

The subject property is located wholly within the Jock River Watershed and has beenreviewed for potential impact on ground and surface water quality and quantity. Inaddition, no mineral petroleum or mineral aggregate deposits will be impacted by theamendment.

An Archaeological Assessment prepared in September 2011 (approval by the OntarioMinistry of Culture is pending) was also submitted as part of the subdivision application.

Section 3.0 [Protecting Human Health and Safety] focuses on reducing the potential forpublic cost or risk to residents from natural or human-made disasters.

There are no flood, erosion, or dynamic beach hazards on or adjacent to the site. There isno evidence of mineral mining or aggregate operations, petroleum resource operations orcontamination hazards.

THE REGIONAL GROUP

A Phase One Environmental Site Assessment (ESA) was performed on the subjectproperty during the subdivision process. A Phase 2 ESA has been completed and will besubmitted to the City shortly as part of the required clearances for Draft Approval.

3.2 CITY OF OTTAWA OFFICIAL PLAN

The Official Plan provides a vision for future growth of the city and a policy frameworkto guide its physical development. The subject property is designated as General UrbanArea on Schedule B of the City of Ottawa Official Plan. In addition, lands abutting theproposed north-south arterial roadway are designated as Arterial Mainstreet on the sameschedule.

General UrbanThe General Urban Area permits the development of a full range and choice of housingtypes with the goal of meeting the needs of all ages, incomes and life circumstances inaddition to conveniently located employment, retail, service, cultural, leisure,entertainment and institutional uses. The proposed development’s conformity with theOfficial Plan has been discussed in detail as part of the Plan of Subdivision applicationprocess. Considering this, the following is a discussion of the general conformity of thezoning amendment to the Official Plan.

Policy 1, Section 3.6.1-General Urban Area states:

1. General Urban Area areas are designated on Schedule B. The General UrbanArea designation permits all types and densities of housing, as well as employment,retail uses, service, industrial, cultural, leisure, greenspace, entertainment andinstitutional uses.

The proposed zoning amendment is required in order to implement the Draft Planconditions. The zoning amendment would permit a combination of low and medium-density residential uses as well as institutional uses and passive open space in the form ofa stormwater management facility. The location and type of uses were reviewed as part ofthe Draft Plan approval and are all permitted in the General Urban Area.

The proposed zoning amendment will permit uses that are permitted within the GeneralUrban Area designation of the Official Plan. The zoning amendment conforms to thepolicies of the Official Plan.

3.3 FERNBANK COMMUNITY DESIGN PLAN

The Fembank Community Design Plan (CDP) was adopted by Ottawa Planning andEnvironmental Committee on June 24, 2009 and covers a large tract of land north ofFernbank Road between the existing urban areas of Kanata and Stittsville.

THE REGIONAL GROUP

The figure below is an extract from the Fernbank CDP Land Use Plan. The subjectproperty, shown as a dashed pink line, is the limit of the approved Draft Plan. The areaindicated by the solid pink line is the portion of the Draft Plan approved subdivisionsubject to the current zoning amendment. Lots 297 to 515 and Block 516 to 517, 525 to528 and 530 to 531 (see attached zoning schedule) are subject to the zoning amendmentand designated as ‘Low-Density Residential’, ‘Elementary School’, and ‘StormwaterManagement Facility’. Additionally, Blocks 518, 520 to 521, 524 and 529 will beregistered as part of the subdivision but will keep their current Development Reserve(DR) zoning.

The following discussion will demonstrate that the proposed zoning amendment is inconformity with the underlying CDP designations.

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Low-Density ResidentialSection 4.2.1 of the CDP outlines the intent and policies surrounding the ‘Low-DensityResidential’ designation and states:

Low Density Residential land uses will comprise the majority of the housing withinthe Fernbank Community. Low Density Residential land uses shall include residentialdwellings ofsimilar mass and scale as follows

• Detached dwellings• Semi-detached dwellings• Linked detached dwellings

The applicant proposes to amend the zoning by-law to R2N[x], R2P[703], andR3Z[1 837].

The intent of the Residential Second Density (R2) parent zone is to restrict the buildingform to detached and two principal unit buildings in areas designated as General Urban inthe Official Plan and allow a number of other residential uses to provide additionalhousing choice. The zone permits detached, semi-detached, linked-detached, and duplexdwellings.

The intent of the Residential Third Density (R3) parent zone is to permit a mix ofresidential building forms ranging from detached to multiple-attached dwellings in areasdesignated as General Urban in the Official Plan. The zone permits detached, semidetached, linked-detached, duplex, and multiple-attached dwellings. Planned UnitDevelopments are also permitted.

These zones permit all of the above uses and other uses of similar land use intensity inkeeping with the intent of the ‘Low-Density Residential’ designation.

SchoolsUp to two elementary schools will be located on the subject property, one of which maybe located on a block which is subject to the current rezoning application.

Section 4.2.6 of the CDP discusses schools:

The Fernbank Community will accommodate up to three (3) secondary schools andeight (8) elementary schools, as requested by the four area school boards. Thelocation and size of these school sites have been conceptually illustrated on the LandUse Plan and reflects:

• the general locational criteria ofthe respective school boards;• the minimum school site area required by each school board; and,• the minimum school site lot frontage and site configurations standards of

each school board.

THE REGIONAL GROUP

Section 4.2.6 further details that school sites shall be zoned to permit both school andresidential uses:

School sites shall be zoned for both institutional and residential use in order that, inthe event that no school board acquires a school site established in a Plan ofSubdivision, the lands shall be developed for residential land uses. The type andrange of such residential uses shall be in accordance with the Low DensityResidential and Medium Density Residential land use designation as described inSections 4.2.1 and 4.2.2.

The block will have two overlaid zones - Minor Institutional (JiB) and Residential(R4N). The purpose of the dual zoning is in the event that the site is not required by aschool board for the construction of a new elementary school. This is permitted withinthe Fernbank CDP and is common in new developments in the City of Ottawa.

The Minor Institutional (JiB) zoning permits a range of community uses, institutionalaccommodation and emergency service uses. A school is a permitted use.

The Residential Fourth Density (R4) zone permits a mix of residential building formsranging from detached to low-rise apartment dwellings.

Section 4.2.7 discusses the Greenspace Network including stormwater managementfacilities. The Stormwater Management designation provides lands to accommodate thestormwater management infrastructure required to address fish habitat objectives.Through the Plan of Subdivision process and in conformity with the CDP, Block 531 willoperate as a stonnwater management facility which will extend east of the subjectproperty onto an adjacent Draft Plan approved subdivision.

Open Space (01) zone is to permit parks, open space and related compatible uses tolocate in areas designated General Urban Areas and ensure that the range of permitteduses is in keeping with the low scale, low intensity open space nature of these lands. Thiszone is appropriate for lands designated as Stormwater Management facility as it is a lowintensity use which permits passive recreational uses through the creation of wetlands,meadowlands and off-road, multi-use pathways.

4.0 Review of Required Supporting Studies

A list of required supporting studies was provided by Staff. The complete list of thesestudies along with a brief explanation of the findings is provided here:

Transportation Impact Brief (same as subdivision)This brief was prepared by Novatech Engineering. This brief provides backgroundinformation on the expected trips and planned modal split. No issues or concerns areidentified.

THE REGIONAL GROUP

Abbott-Fernbank Holdings Inc. Conceptual Site Servicing Assessment and Site ServicingBrief(Phase])Abbott-Fernbank Holdings Inc. Conceptual Site Servicing Assessment is a generalsummary document that was prepared in support of the application for Draft Plan ofSubdivision. The Site Servicing Brief goes into much greater detail on proposedroadways, grading, sanitary sewers, stormwater management, erosion and sedimentcontrol and water supply for Phase 1. Both documents were prepared by NovatechEngineering. The brief confirms the following:

• the servicing design generally conforms to the Fernbank Masters Servicing Studyand the Fernbank Environmental Management Plan

• there is adequate existing or proposed infrastructure for Phase I• the Fernbank Trunk sewer must be constructed• Storm Pond 6 must be design and constructed to service Phase 1• the Glen Cairn pumping station will be upgraded by the City as and when

necessary

Supplemental Geotechnical Study Investigation — Fernbank Holdings Inc. PropertyThis is a site specific geotechnical report completed by Houle Chevrier detailing theresults of testing on the subject lands. The report provides recommendation formonitoring and testing during construction as well as specific instructions for roadpreparation and backfill. There are no unusual soils conditions on the site.

Phase ] Environmental Site Assessment (ESA) — various propertiesThis Phase 1 ESA was prepared by Houle Chevrier. As a result of some field visits andthe presence of older, burned out building, additional testing was required. That testing,as well as a complete Phase 2 ESA, and the associated required remediation, have beencompleted. The Phase 2 ESA will be submitted as part of the clearance of subdivisionclearances in the near future.

Draft Plan ofSubdivisionPrepared by AOV and attached in hard copy and included in Autocad on a CD-ROM.

Architectural DrawingsA sample of some of the representative renderings have been included in this submission.

Abbott/Fernbank 20]] Bobolink StudyThis study was completed by Muncaster Environmental Planning; the report identifiedthree (3) avian species at risk onsite at the time of one of the site visits, bobolink andeastern meadowlark and barn swallow. The applicant is working with the Ministry ofNatural Resources and will satisfy their necessary measures for the appropriate approvalsto remove breeding bird grassland habitat.

THE REGIONAL GROUP

5.0 Summary and Conclusion

The requested re-zoning is listed here:

• Rezone Development Reserve (DR) to R2N[x], in order to permit low-densityresidential uses over Lots 341 to 402;

• Rezone Development Reserve (DR) to R2P[703], in order to permit low-densityresidential uses over Lots 297 to 340;

• Rezone Development Reserve (DR) to R3Z{l 837] in order to permit low andmedium-density residential uses over Blocks 516, 517, and 526 to 528 and Lots403 to 515;

• Rezone Block 530 from Development Reserve (DR) to Institutional (JIB) andResidential (R4N) in order to permit an elementary school or, should the lands notbe required by a school board, medium-density development; and,

• Rezone Block 531 to be developed as a stormwater management facility fromDevelopment Reserve (DR) to Open Space (01).

Blocks 518, 520 to 521, 524 and 529 on the Draft Plan will remain will remain zonedDevelopment Reserve (DR) until further development applications are filed for theblocks.

The requested re-zoning is consistent with the Provincial Policy Statement, the City ofOttawa Official Plan and the Fernbank Community Design Plan. The requestedsupporting studies have been provided and there are no concerns listed in these studiesthat should prohibit the appropriate zoning to be implemented.

The request for re-zoning for the first lower-density portion of these draft approved landsis now appropriate and consistent with all relevant policy and studies.

You will find enclosed with this Rationale the following items that are required tocomplete this application:

• 1 copy of the ‘Conceptual Site Servicing - Assessment of Adequacy of PublicServices and Stormwater Site Management’, prepared by Novatech EngineeringServices Limited;

• 1 Copy of the Abbott-Fernbank Holdings Inc. — Fernbank Crossing ServicingDesign Brief (Phase 1) , prepared by Novatech Engineering Services Limited;

• 1 copy of the ‘Abbott-Fernbank Holdings — Fernbank Community LandsTransportation Brief’, prepared by Novatech Engineering Services Limited;

• 1 copy of the ‘Environmental Impact Statement — Species at Risk”, prepared byMuncaster Environmental Planning;

• 1 copy of the ‘Phase 1 Environmental Site Assessment’, prepared by HouleChevrier Engineering;

THE REBIONAL GROU P

• 1 Copy of the ‘Supplemental Geotechnical Investigation, Abbott-FernbankHoldings Inc.”, prepared by Houle Chevrier Engineering;

• 1 copy of the approved Draft Plan, prepared by Annis O’Sullivan Vollebekk;• Some sample images of housing styles to be offered onsite;• 5 Copies of the Draft Zoning Schedule;• 1 CD-ROM with all required studies

If there is anything else required in support of this application, please feel free to contactme at your convenience.

Regards,THE REGIONAL GROUP OF COMPANIES INC.In its capacity as project managerfor Abbott-Fernbank Holdings Inc.and not in its personal or corporate capacity

/kp

Ends.

Josh KardishPlanner - Project Implementation

THE REGIONAL GROUP


Appendix C: Draft Zoning By-Law Amendment Schedule

october 1, 2012 planning & growth management department

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