RSCA Sleigh Rides

Registration link:
https://www.snapuptickets.com/events/detail/rsca-evening-sleigh-rides

It’s time to enjoy the twinkling lights in the neighbourhood in the best way possible…on horse-drawn sleighs! Participants waiting for the sleighs get to enjoy music, hot chocolate and cookie decorating in the gym!

Changes this year include the addition of a 3rd sleigh!!! We have also moved the event forward 30 minutes to help accommodate the need for early sleigh times for young families. Sleighs will be running every 20 minutes starting at 5:00…the last one leaves at 8:00.

If you have a special needs child, one of the 5:00 sleighs have been researved for these wonderful children at their families.

Registration will be available starting November 1st at 8pm. There will be a nominal fee of $1 per seat to help pay for the sleighs. We are excited to be using snapuptickets for easy registration, and thank D.E. Systems for once again offering a reduced processing fee of $0.50!

 

Please help me thank our wonderful sponsors…support local!!!

Moncion’s Your Independent Grocer is provided all of the food and supplies!

My Toy Shop, Manotick is sponsoring the sleigh rides!

The Urbandale Plaza Businesses are sponsoring the sleigh rides!

The Gathering Church band is providing Christmas Carols!

Pretty Handsome is providing face painting!

RSCA Toy Mountain Parade, and Toy Drive

In 2015 we held our first ever Toy Mountain Parade with tremendous success!!! Leaving from St. Jerome and winding through the central neighbourhood, onlookers got to enjoy the music, floats and visit from Santa…while getting the opportunity to donate new, unwrapped toys to the Salvation Army’s Toy Mountain!

Our 2015 toy drive, which boasted drop off points around the neighbourhood, over $7000 from our Toy Mountain Angels (local businesses who donated money to purchase more toys) and competitions between our local guiding and scouting groups, brought together 1150 toys for this worthy cause! Our impressive toy drive garnered attention from local media outlets and word got all the way to the executive of the Salvation Army, who expressed their sincere thanks at our endeavors!

Residents are encouraged to drop off toys at any of our drop off locations throughout the month of November (see below), with their guiding and scouting groups, at the Pancake Breakfast, or during the parade.

We hope to break our 2015 record and help bring Christmas to the less fortunate of Ottawa!

CTV News will be on site during the parade to highlight the wonderful possibilities that transpire when a community comes together for a great cause!

Donate to the RSCA Toy Drive in support of Toy Mountain…we’ll shop for you!




 

Toy Mountain Route 2016

 

Drop off locations in Riverside South for Toy Mountain!

– At the RSCA Pancake Breakfast with Santa (St. Jerome Elementary), Dec 3rd 9am-12pm

– During the RSCA Toy Mountain Parade, Dec 3rd 1-3pm

Moncions Your Independent Grocer

– My Toy Shop in Manotick (10% off purchases for Toy Mountain contributions in store or use discount code RSCA10 at www.mytoyshop.ca)

Beyond Esthetics (during their open house on Nov 19th 10am-2pm or at an appointment)

Connie Beaulieu, C.U. Fit Personal Trainer‘s studio

The Pet Shoppe, Riverside South

My Little Preschool

Walkley Bowling Centre

– Riverside South Shawarma

– Douvris Martial Arts

– Pique Dance Studio

Toy Mountain Angels

Local businesses are getting involved, whom we lovingly call our Toy Mountain Angels, by contributing money and toys to help bump up our neighbourhood’s impressive toy contribution!  Don’t forget to support the businesses who support our community!!!

My Toy Shop, in Manotick is adding 20% more toys to our Toy Mountain Angel spending.  Purchase your personal and Toy Mountain toys at My Toy Shop and they will provide a 10% discount and add 5% of the value to their Toy Mountain contribution (online code RSCA10)!

Mouncion’s Your Independent Grocer is offering a 10% discount on our Toy Mountain Angel spending

 

Toy Mountain Angels Contribution Level
Onion Auto Service $500.00
Riverside South Dental Centre $500.00
Stone Edge Snow Blowing $500.00
Goodhealth Pharmacy $500.00
Goodfellow Cleaners $350.00
Chew-That $300.00
Kimberly Lillico, Royal LePage Team Realty $250.00
Chris Kingsbury, Grenville Guardian Real Estate $250.00
Dance Roots $250.00
Michael Qaqish, Ward Councillor $250.00
Broadways Bar & Grill $200.00
Joint Reaction Physiotherapy & Massage $200.00
MacEwen Gas $200.00
Anne Steinberg & Ann Jensen, Royal LePage Team Realty $200.00
Riverside South Shawarma

Audiomotive

$200.00

$200.00

The Pet Shoppe

Murdoch Contracting & Home Inspections

$150.00

$150.00

a2z Digital Studios $100.00
Beyond Esthetics Inc $100.00
Connie Beaulieu, C.U. Fit Personal Trainer $100.00
Douvris Martial Arts $100.00
Ediblesins Bespoke Cake & Vintage Décor $100.00
Michele Lanigan, Registered Massage Therapist $100.00
Dan & Laurie Coveduck, Royal LePage Team Realty $100.00
Ryan’s Hair Design $100.00
The Gathering Church $100.00
Tiny Hoppers, Riverside South $100.00
Riverside South Animal Hospital $100.00
Nancy Stewart Mundt, Pearson Canada $100.00 in Books
Durowood Flooring $100.00
John Kitcher, Investment Advisor, Desjardins Financial

Jessica Creelman, doTerra Wellness Advocate

Pique Dance Studio

Zizi’s Kitchen

Michelle’s Barefoot Books

$100.00

$100.00

$100.00

Toys

15% of sales

If you are a business owner and would like to join the ranks of Toy Mountain Angels (and promote your wonderful local business in the process), please email events@riversidesouth.org

RSCA Pancake Breakfast with Santa

Fun for all, the Pancake Breakfast with Santa is one of the highlights of the RSCA year! Participants get to enjoy a pancake breakfast, have pictures with Santa, receive a gift, and make a craft!

Online registration and payment will be available on November 1st using snapuptickets.com. We are excited that D.E. Systems will once again be offering a reduced processing fee of $0.50 for our residents!

https://www.snapuptickets.com/events/detail/rsca-pancake-breakfast-with-santa

As in prior years, there will be 2 sittings…9:00 and 10:35.

We are blessed with the continued support of local sponsors to keep the price at $20 per family (up to 2 adults and their children) and $10 per individual.

The location has been moved to St. Jerome to allow us to accommodate more families!!!

Participants are encouraged to bring a new, unwrapped toy for our Toy Mountain toy drive.

 

Please join us in thanking our sponsors…helping us keep ticket prices family-friendly!

Moncion’s Your Independent Grocer provides all of the food and supplies!

Scotiabank is sponsoring the event with at least $2000!!

Dan & Laurie Coveduck, Royal Lepage Team Realty is sponsoring Santa’s Grotto!

Walkley Bowling Centre is making pancakes from scratch for the 10:35 sitting!

Broadways, Riverside South is cooking the sausages!

Rachel Hammer, Royal Lepage Team Realty is helping Santa’s elves with the gifts from Santa!

My Little Preschool is providing and organizing the crafts!

 

LRT Stage 2 Connectivity Meeting

A public meeting with Councillor George Darouze on LRT Stage 2 connectivity for the new Bowesville Station and Leitrim Station will be held on August 30th from 7-9pm at the Rideauview Community Centre.

The purpose of this consultation is to get input from the community on how to enhance community connections at all Stage 2 stations, including multi-use pathways, cycling facilities and crosswalks.

LRT_RaveCard_English

Troy Sherman
Policy and Legislative Advisor
Office of Councillor Michael Qaqish
City of Ottawa
613-580-2424 x28397
troy.sherman@ottawa.ca
Mobile: 613-806-0961
Fax: 613-580-2761
www.michaelqaqish.com

RSCA Comment on Proposed Site Plan Application – 4450 Limebank Rd

For New Site

To: Amanda Marsh, Planner, Development Review, Suburban Services, City of Ottawa
From: Bruce Lindsay, Community Development Coordinator, Riverside South Community Association (RSCA)
C.c. RSCA Executive, RSCA Community Development Committee
C.c. Michael Qaqish, Ward 22 Councillor
C.c. Mary Jarvis, Vice-President, Land Development, Urbandale Corporation

Subject: 4450 Limebank Road Site Plan – RSCA Comments

PDF Version click here

 

Summary:

The Riverside South Community Association (RSCA) is deeply concerned with approvals being given to reduce the local Urban Natural Areas. Most recently UNA # 99 and UNA #100 were substantially eliminated when the Riverside South Community Design Plan Update was approved including related changes to the City of Ottawa Official Plan and Zoning By-law. There should be a concerted effort to protect the remaining natural features in Riverside South.

A portion of the development site application, the area including ‘Building A’ seems to be within the Mosquito Creek Corridor UNA #101 and is specifically referenced as the Upper Mosquito Creek UNA as illustrated in Tree Conservation Report and Environmental Impact Statement. The RSCA acknowledges this particular parcel of land does show a R4Z zoning in the City of Ottawa Zoning By-law and is available for residential development. The RSCA would prefer to see the entire Upper Mosquito Creek UNA as delineated kept intact and that the portion showing Building A conveyed to the City of Ottawa and that the zoning be changed to Open Space (O1). The proposed development would further narrow the integrity and functionality of this natural area. The banks and slopes along this portion of the Mosquito Creek corridor as shown in photographs in various reports prepared by Paterson Group on behalf of the applicant show visible erosion and human disturbance (Tributary 2). The RSCA are in support of the City of Ottawa acquiring all of the Open Space (O1) zoned lands within this site plan from the applicant.

The protection of all remaining natural areas in Riverside South is of utmost interest for the RSCA. It is hoped that the City of Ottawa will provide guidance to development applicants that future plans submitted will reflect measures to protect any and all remaining natural areas and where feasible expand those areas.

It is unfortunate that the Riverside South Community Design Plan Update 2016, City of Ottawa Official Plan and Zoning By-law didn’t identify the entire site as Open Space (O1). The Mosquito Creek UNA #101 is an important natural corridor in Riverside South that wherever and whenever possible should be protected from any further degradation when development applications are submitted abutting this natural feature.

Residents to the west of the site have provided the following comments:

  • …the construction phase of the project be undertaken with the greatest minimal environmental impact to the Mosquito Creek Corridor.
  • …the placement of buildings on site do not contribute to increased erosion or deterioration of the surrounding natural areas.
  • …the existing ‘nature’ barrier be protected and/or enhanced along the top of slope to screen the new residential buildings from surrounding residential properties to help mitigate night light, noise and reduce the amount of debris that might otherwise end up in the Mosquito Creek Corridor (the preferred plant material suggested was evergreens, shrubs).

Minor Variance Request to Increase Building Height from 15 M to 18 M

The applicant has indicated that a minor variance request will be submitted to the Committee of Adjustment to increase the R4Z zoning height for this site from 15 M to 18 M to accommodate a higher floor to ceiling height and to accommodate for a proposed pitched roof.

Comment:

The RSCA understand that the request to increase the height in this instance is a ‘one off’ and not intended to set a precedent for future development applications by this applicant or other applicants in the area. The RSCA fully expects that this, and any new development applications in Riverside South, will continue to conform to the City of Ottawa Zoning By-law. We ask that they develop within the framework of the zoning as it is achievable through a) pushing the buildings down, b) reduction of floor to ceiling heights, c) change of roof pitch or d) going to a flat roof. The floor to floor of the new development is 12’, where typical luxury condo floor to floors in the City is 11’.

Neighbouring residents have expressed compatibility concerns with respect to the height of the proposed buildings and the visual impact it will have on their quality of life if this project proceeds as proposed. They also expressed concerns with the environmental impact these buildings will have on Mosquito Creek.

Building A and B are located quite close to the edge of the top of slope which raises bank stability concerns. The foundation and underground parking facilities will need to be dug deeper and wider than the actual building envelope in order to place suitable compactable material to provide a firm base to support concrete footings and foundations and the building structure above it. The actual hole dug will likely reach very close to the slope edge. We ask for a realistic limit of construction be established, and for re-establishment of the trees in this boundary. Nothing is shown on the landscape plans to replant in the areas outside of the R4Z zoning boundary. There is no limit of construction line determined.

This site appears far too compact for the number of buildings proposed and serious consideration should be given to reducing the four proposed buildings to three. Also, the tightness of the building envelopes raises questions as to where the dug material will be stored and placed once the foundations are poured and buildings framed. There is virtually no room to store on site material and/or building materials that will be required to construct the infrastructure and buildings. RSCA is very concerned that the construction process and construction crews will use the open space lands for material and equipment storage. Furthermore, the residential paths cannot reside on the open space/park lands when they are clearly for the R4Z zoning benefit. We ask that the developer include all pathways on the R4Z zoning property and the O1 space be preserved as much as possible.

Environmental Impact Statement and Tree Conservation Report:

  • RSCA recognizes there will be some level of environmental impact on the surrounding natural areas resulting from the construction and completion of this residential dwelling complex. There were a number of mitigation measures identified in the Site Plan Application package which the RSCA supports and fully expects will be undertaken as proposed.
  • RSCA wish to obtain assurances that this development will not compromise or degrade the value and importance this wildlife corridor provides with respect to natural linkages and connectivity that supports an array of wildlife diversity and biodiversity.
  • Snow storage should not be permitted along the top of slope or within the hazard lands designation. Snow should be placed on the development site at a minimum safe distance from any identified natural area and taken off site after a snow event.
  • What replacement compensation will be required and what caliper size will be sought for the twelve mature trees that have been identified for removal to accommodate the construction of building A?
  • It is clear from the reports submitted that this section of the Mosquito Creek Corridor is susceptible to erosion especially during heavy rain events. The RSCA want assurance that the mitigation measures identified and the procedures proposed when the system fails are implemented, reviewed and documented.
  • It was also noted that there is a number of invasive species found on the development site. What removal measures will be requested by the City?
  • The Mosquito Creek Corridor at this specific location for example is home to 20 species of fish which underscores its importance as a wildlife corridor.
  • RSCA would like the designated open space lands on this site to be conveyed to the City of Ottawa.

Erosion and Sediment Control Plan

  • The erosion and sediment control plan includes a silt fence around the perimeter of the development site. A straw bale barrier appears to be located at the base of the slope on the south side of Tributary 2 and the base of the slope on the south west corner of the development site where bioswales will be constructed within the development site to allow for a controlled release of excess water from a stormwater event. The flow of surface water will be directed toward a rip-rap spillway/headwall that will be constructed on the eastside of the Mosquito Creek channel within the designated hazard land to provide additional erosion control measures from this development site. The construction of these sediment and volume control measures will necessitate considerable disturbance to the existing vegetation and surface soils in this specific location from the top of bank to the waters’ edge.
  • The erosion and sediment control plan must be maintained and implemented throughout the construction phase and properly removed at completion.
  • It appears several trees will be removed to install these erosion and sediment control measures. RSCA requests the landscape plan include the planting of replacement trees equal to the caliber of trees being removed and that these native trees be located to provide a buffer from the homes to the west, on the opposite side of the Mosquito Valley Corridor.
  • Also, the RSCA would like to see regular inspections of the erosion and sediment controls installed and a written record be kept to document that these controls have been inspected and are working as expected and that any remedial measures taken in the event of failure of one or more of these control measures are also documented in a written form.
  • That the installation of these erosion and sediment control measures including the temporary installation of a straw bale barrier are undertaken with the least disturbance to the existing vegetation and landscape.
  • That the proposed protection of existing vegetation include the replacement of damaged vegetation within the scope of the construction phase and prior to the completion of the development of the residential dwelling complex.

Proposed Garbage Facility:

  • RSCA ask that the garbage facility be animal proofed so as not to attract animals to the food/garbage stored on site and to ensure this facility is properly maintained, sanitized, deodorized and disinfected on a regularly basis.
  • To ensure this facility is secured and checked daily.
  • To ensure the garbage enclosure is of sufficient size to contain all of the waste generated from the 64 residential units and that it is safely stored and secured and not pose an environmental/health issue elsewhere on the site or when the waste is loaded and taken off site.
  • That water access be available to hose/wash down the garbage facility, as needed.

Geotechnical Investigation:

‘The Paterson Group observed the majority of the subject slopes to be treed and in stable condition. In areas where the watercourse has meandered in close proximity to the valley corridor wall, active erosion was observed at the slope toe. In several areas, significant slope slips and sloughing were observed.’ Tributary 2 was altered, bank stabilized with no visible signs of erosion. ‘The majority of the slope treed and in stable condition.’

‘The subsurface consists of topsoil over a very stiff to stiff brown silty clay crust to a depth of approximately 5 M underlain by a grey firm to stiff silty clay layer.’

‘The long-term groundwater level is expected at a 5 M depth.’

Comment:

RSCA believes these natural areas should be retained in their natural state. Any altering of development land abutting these natural areas should be undertaken with minimum disturbance and environmental impact. There should be little to no disturbance of vegetation and topsoil within the 15 M top of slope setback and no material storage placement on the open space lands. Every effort should be taken not to disturb the Mosquito Creek Corridor.

Landscape Plan:

  • There should be increased number of evergreen plantings added to the top of west side of the top of bank on the development site
  • That a tree preservation process/procedure be clearly described and implemented during the construction phase of the project and that ample clearance space be given to ensure the trees/shrubs that are intended to be retained are adequately protected – including tree canopy, trunk and roots.
  • In addition to planting native species, a provision should be included to replace dead or diseased vegetation within the first five years of its initial planting. For example, along Earl Armstrong Road in the boulevards there is visible dead or dying trees that were planted at the time the road was widened. A lot of these trees showed signs of dying or weak growth within the first year. There should be a provision to guaranty the success of these trees for a reasonable time period. RSCA feel five years to be a reasonable length of time to allow trees to stabilize and acclimatize to its soil conditions.
  • The landscape plan should have a provision to remove and dispose of diseased vegetation and/or treated so as not to pose a threat/issue elsewhere on the site.

Phase 1 ESA:

‘Surrounding land use consists of residential, commercial and vacant properties. An electrical station is present to the east, across Limebank Road. The substation is considered to be a potentially contaminating activity; however, based on the distance and age of the station, and the nature of the facility, it is not considered to represent an area of potential environmental concern on the subject site.

The Paterson Group concluded that the findings of the Phase 1 – ESA in their opinion does not necessitate a Phase 2 Environmental Assessment for the subject site.’

Planning Rationale:

The site plan application under consideration is viewed by the RSCA as the maximum number of structures/buildings that could be configured on this site. If the applicant decides to alter or re-submit a new site plan application the area residents and the RSCA should be circulated on the details of this new plan

Servicing and Stormwater Management Report

  • What measures and/or equipment/devices will be installed to minimize contaminants, pollutants, sediments, and toxins from entering Mosquito Creek?
  • Most of the development site will be hard surfaced with minimal opportunity for surface water infiltration. It appears most of the runoff will be captured in bioswales that will be constructed and located within the development site and slow released toward a rip-rap spillway.
  • The RSCA are quite concerned that the stormwater measures proposed in this report will not be adequate to mitigate the potential quality and quantity flows into Mosquito Creek. The proposed bioswales for on-site storage on this small site and proposed oil/grit separator to control sediment/contaminants from entering Mosquito Creek hasn’t been fully tested/proven.
  • ‘The Stormceptor System is designed to isolate contaminants from getting into the natural environment. The Stormceptor technology provides protection for the environment from spills that occur at service stations and vehicle accident sites, while also removing contaminated sediment in runoff that washes from roads and parking lots.’
  • ‘We have run through some preliminary stormwater numbers and site grading and have developed a concept plan for our preferred SWM approach for the site. Before proceeding any further with the design and analysis we were hoping we could get feedback from you as to whether the RVCA would support this concept. A concept servicing and grading plan is attached for your reference and the rationale is explained below.
  • Water quality treatment to an enhanced level (80% TSS removal) is required for the site and will be achieved through an oil/grit separator unit as per the Riverside South MDP and ISSU.
  • Water quantity control requirements are not explicitly stated in either the MDP or ISSU documents. The ISSU does note that on-site storage may be required to meet erosion control discharge criteria for these sites. As the updated analysis for the MDP is not yet complete and the potential for the site to contribute to erosion is unknown since final pond discharge rates are not established, it is proposed to design the site to meet predevelopment conditions. Pre-development flow rates and runoff volume from the 2-year event will be used to determine extended detention requirements and release additional runoff volume at a lower flow rate after the event. On-site storage will be provided to meet pre-development peak flows for larger events but volumes may exceed the pre-development rates. Storage for water quantity control will be provided in bioswales around the perimeter of the site (geotechnical investigations have confirmed that this is acceptable for the surrounding slopes) and will discharge at a controlled release rate to the sewer for final treatment through the OGS unit before discharging to the creek.
  • The sewer outlet location to Mosquito Creek was selected based on observations during my site visit with Hal Stimson. Localized bank erosion was observed at this location and so the thought was that construction of the outlet would disturb the slope regardless, therefore at this location the slope could be rebuilt and stabilized during construction of the outlet. No significant trees were observed in the alignment. At this stage we are not proposing any direct outlet to the tributary.
  • It is also noted that the RVCA has requested that measures to encourage infiltration be implemented where possible. The bioswales will be designed to promote infiltration but will only be considered for storage volume in the SWM calculations (no infiltration losses will be included).’

It was noted that the Rideau Valley Conservation Authority were particularly concerns for this locations fish habitat and bank stability.

‘The detailed stormwater design for the CRS lands is required to achieve flows to tributaries T@-R1 that maintain the current hydrological regime for the maintenance of fish habitat and to prevent the exacerbation of existing erosive or unstable conditions within these tributaries and Mosquito Creek.’

The Rideau Valley Conservation Authority has noted active erosion along the water course on this stretch of Mosquito Creek and expressed the importance of maintaining adequate setbacks from the top of slope. The RVCA indicated that the 15 M setback from the top of slope for the development envelope may be adequate. However, the conservation land below may require a greater set-back. Another concern noted was…

“Toe Erosion Allowance” ‘should be 8 M based on the soil type and the fact there will be future development upstream which has the potential to increase flows in storm events, thereby increasing the potential for erosion.

Comment:

RSCA would like to know if there will be contingency measures required and included in the approval of this site plan in the event these water flow control measures fail.

Snow storage should not be permitted along the top of slope/bank on the perimeter of the development/residential site.

In addition to the movement and stock piling of topsoil and fill within the development site there will also be construction activity within the limits of the designated Hazard Lands to install a rip-rap spillway/headwall, straw bale barrier and stormsewer installation from the development site to the spillway. Grading and site preparation should not encroach on the Open Space lands nor be used for storage of materials and/or equipment, site trailers, parking, etc.

The Civil drawings note that Building A’s roof water is to be collected and brought to the front of the building. It is not clear, but we are assuming they are using eaves troughs, but it says roof drain. In heavy rains, with the size of roof they have, will likely flood over the eaves troughs. We request additional information on how they propose to keep the water from washing down into the ravine; and where they plan on directing the water, if they indeed are using eaves troughs that calculations be provided to ensure they are sized appropriately.

Transportation Overview:

The Transportation Overview report concluded that the development does not require an exclusive southbound right turn lane at the proposed site access at Limebank Road.

Comment:

The RSCA have some safety concerns with the safe exiting and entering onto Limebank Road if a right turn lane is not provided for residents of this midrise complex. The traffic can be heavy at times and will only increase as Riverside South grows especially the lands surrounding the intersection at Limebank Road and Earl Armstrong Road just south of this proposed development.

The plan does not include a cut in the median on Limebank Road at the entrance to this residential development site. All vehicles will have right turn access only. Vehicles will be forced to make U-turns at the intersection on Limebank Road at Earl Armstrong Road if wanting to head into the City going north and make U-turns at the intersection on Limebank Road at Spratt Road if coming from Earl Armstrong and wanting to enter this development.

These are busy intersections which will see increasingly more traffic as Riverside South grows and the surrounding communities are developed. To alleviate potential traffic conflicts and safety concerns there should be a cut in the median at the entrance to this residential development site to permit left hand turns. Otherwise consideration should be given to installing no U-turn signage at these intersections.

RSCA would prefer to see a cut in the median at the entrance to this residential development site.

 

RSCA Response to City of Ottawa Secondary Dwelling units in Accessory Structures Zoning Study

Riverside South Community Association comments on the City of Ottawa: Secondary Dwelling units in Accessory Structures Zoning Study http://ottawa.ca/en/city-hall/public-consultations/planning-and-infrastructure/secondary-dwelling-units-accessory

The Riverside South Community Association (RSCA) agrees with the comments and concerns outlined in the Federation of Citizens’ Associations of Ottawa (FCA) submission by Sheila Perry, VP and Liaison, Planning and Zoning in response to the Secondary Dwelling units in Accessory Structures Zoning Study that was completed recently.

Every community has unique characteristics which need to be recognized and accommodated for when implementing the type of zoning provision as proposed in this study. Riverside South a suburban community represents a mix of housing types generally on smaller lots. The community is relatively new with a young tree cover in most cases. The disturbance of the lots to construct these accessory structures including the required services could cause some of this vegetation to be damaged. Privacy concerns would be another obvious issue with the smaller lots. A “one size fits all” citywide secondary dwelling in accessory structure zoning By-law would not accommodate for the type of constraints and parameters of this community.

The recently approved Riverside South Community Design Plan removes most of two large Urban Natural Areas on the south side of Earl Armstrong. The loss of this tree cover will certainly exacerbate density and quality of life expectations of the residents living or planning to live in this community. The inclusion of these secondary dwelling units in accessory structures as proposed would diminish the amount of open green space available on our housing lots and make it very difficult to add or increase tree and/or vegetation cover on these smaller lots.

There are a number of elements or criteria in this report that need to be clearly addressed and included in the next phase of this review process. RSCA support the following statements or general concerns that were identified in the FCA submission:

  1. The Coach House By-law needs to be linked with the Urban Tree Conservation By-law as well as the City’s By-laws protecting trees on City Property. It needs to be cognizant of the Urban Forest Management Plan, which is being developed.
  2. These secondary dwelling units in accessory buildings should have no basements
  3. Lot coverage value should apply only to rear yard area of the principle residence; it should not include the side yard area leading to the Coach House. The value also must include coverage by the rear yard decks and porches, since all structures remove permeable surfaces from rear yards, limit vegetation and contribute to the heat island effect.

Ottawa is proposing to implement a By-law that will apply to most properties, but provide little control over impacts on abutting properties and the environment. It will not be appealable to the OMB. (It is very important to get it right)

  • Secondary units must comply with any applicable laws and standards. This includes the Building Code, the Fire Code and property standards bylaws.
  • Municipalities should assess where second units may be appropriate in the primary dwelling versus the ancillary structure.
  • Exclude wood-burning fireplaces.
  • Construction equipment during the construction process must take measures to protect trees on subject and abutting lots.
  • Privacy intrusion or overlook issues
  • Protection of abutting property concerns
  • Noise Pollution (mitigation measures)
  • Air Pollution (mitigation measures)
  • Restrict building height to one storey (with no person access i.e. balcony, roof top deck, etc.)
  • Develop specific appropriateness criteria for allowing a Coach House over a garage.
  • Setbacks should identify minimums not maximums
  • Assess implications for abutting neighbours (as part of the secondary dwelling application process)
  • Parking and laneway concerns (suburban communities have limited ability to accommodate additional parking and laneway improvements)
  • Density issues – implications (Riverside South will comprise of a large number of medium and high density housing in addition to low density housing). Has this review considered the likely increased congestion on our city roads, increased parks and recreation usage and/or requirements, access to social and medical services, spatial/personal space concerns with having dwelling units in backyards with little to no privacy accommodations.
  • Additional on-street parking issues (existing on street parking pressures)

 

Bruce Lindsay
RSCA Community Development Coordinator

Federation of Citizens Associations (FCA) – Coach Houses – July 22, 2016