planning committee report 21 24 february 2016 38 comité

PLANNING COMMITTEE
REPORT 21
24 FEBRUARY 2016
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ZONING BY-LAW AMENDMENT – 1845, 1877, 1883 AND PART OF 1921
STITTSVILLE MAIN STREET, 70 FRIENDLY CRESCENT AND 74
HARTSMERE DRIVE
MODIFICATION AU RÈGLEMENT DE ZONAGE – 1845, 1877, 1883 ET UNE
PARTIE DU 1921, RUE STITTSVILLE MAIN, 70, CROISSANT FRIENDLY ET
74, PROMENADE HARTSMERE
COMMITTEE RECOMMENDATION
That Council approve an amendment to Zoning By-law 2008-250 for 1845,
1877, 1883 and part of 1921 Stittsville Main Street, 70 Friendly Crescent and
74 Hartsmere Drive to permit residential development of 339 single
detached, 162 multiple attached and 152 low-rise apartment dwelling units
as well as two parks and a stormwater management pond, as detailed in
Document 2.
RECOMMANDATION DU COMITÉ
Que le Conseil approuve une modification au Règlement de zonage
no 2008-250 pour les propriétés des 1845, 1877, 1883 et d’une partie du
1921, rue Stittsville Main, du 70, croissant Friendly et du 74, promenade
Hartsmere en vue de permettre l’aménagement résidentiel de 339 maisons
unifamiliales, de 162 habitations multifamiliales contiguës et de
152 logements dans des bâtiments de faible hauteur, en plus de deux parcs
et d’un bassin de gestion des eaux pluviales, comme l’explique le
document 2.
DOCUMENTATION / DOCUMENTATION
1.
Acting Deputy City Manager’s Report, Planning and Infrastructure, dated
18 January 2016 (ACS2016-PAI-PGM-0019).
Rapport du Directeur municipal adjoint par intérim, Urbanisme et
infrastructure, daté le 18 janvier 2016 (ACS2016-PAI-PGM-0019).
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Report to
Rapport au:
Planning Committee / Comité de l'urbanisme
February 9, 2016 / 9 février 2016
and Council / et au Conseil
February 24, 2016 / 24 février 2016
Submitted on January 18, 2016
Soumis le 18 janvier 2016
Submitted by
Soumis par:
John L. Moser,
Acting Deputy City Manager / Directeur municipale adjoint par intérim,
Planning and Infrastructure / Urbanisme et Infrastructure
Contact Person / Personne ressource:
Lee Ann Snedden, Acting Chief / Chef par intérim,
Development Review Services / Services d’Examen des projets d'aménagement,
Planning and Growth Management / Urbanisme et Gestion de la croissance
(613) 580-2424, 25779, [email protected]
Report Author / Auteur du rapport:
Lily Xu, Planner / Urbaniste, Development Review Suburban Services Unit / Unité
examen des demandes d’aménagement services suburbains
(613) 580 2424, 27505, [email protected]
Ward: STITTSVILLE (6) / RIDEAUGOULBOURN (21)
File Number: ACS2016-PAI-PGM-0009
SUBJECT: Zoning By-law Amendment – 1845, 1877, 1883 and part of 1921
Stittsville Main Street, 70 Friendly Crescent and 74 Hartsmere Drive
OBJET:
Modification au Règlement de zonage – 1845, 1877, 1883 et une
partie du 1921, rue Stittsville Main, 70, croissant Friendly et 74,
promenade Hartsmere
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REPORT RECOMMENDATION
That Planning Committee recommend Council approve an amendment to Zoning
By-law 2008-250 for 1845, 1877, 1883 and part of 1921 Stittsville Main Street, 70
Friendly Crescent and 74 Hartsmere Drive to permit residential development of
339 single detached, 162 multiple attached and 152 low-rise apartment dwelling
units as well as two parks and a stormwater management pond, as detailed in
Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme recommande au Conseil d’approuver une
modification au Règlement de zonage no 2008-250 pour les propriétés des 1845,
1877, 1883 et d’une partie du 1921, rue Stittsville Main, du 70, croissant Friendly
et du 74, promenade Hartsmere en vue de permettre l’aménagement résidentiel
de 339 maisons unifamiliales, de 162 habitations multifamiliales contiguës et de
152 logements dans des bâtiments de faible hauteur, en plus de deux parcs et
d’un bassin de gestion des eaux pluviales, comme l’explique le document 2.
BACKGROUND
Learn more about link to Development Application process - Zoning Amendment
For all the supporting documents related to this application visit the link to
Development Application Search Tool.
Site location
1845, 1877, 1883 and part of 1921 Stittsville Main Street, 70 Friendly Crescent and 74
Hartsmere Drive.
Owner
Cinque Terre Holdings Inc., 1384341 Ontario Inc., 2347789 Ontario Limited, Ross
Bradley and Stittsville South Inc.
Applicant
NOVATECH – Engineers, Planners & Landscape Architects.
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Description of site and surroundings
The 37-hectare properties are located at the most southerly extent of Stittsville. The
properties consist of existing rural properties, thickets, meadows, hedgerows and some
treed areas in the west and south edges of the site. The Faulkner Drain forms the
easterly edge of the site.
The site is the western portion of the lands within the Stittsville South Urban Expansion
Area, Area 6. Surrounding the properties, to the north, is the West Wind Farms urban
residential subdivision consisting of single detached, semi detached, and townhouse
dwellings as well as blocks for schools and parks. To the west across Stittsville Main
Street is the Harris Lands subdivision comprised of single detached and townhouse
dwellings as well as a park block. To the south is the Woodside Acres country estate
featuring large lots of 1.8 to 2.5 acres in size. To the east is the remaining land of the
Urban Expansion Area 6. A hydro corridor runs in a north-south direction to the south of
the property.
Summary of requested Zoning By-law amendment proposal
The purpose of this application is to rezone the properties to accommodate a residential
development. The related subdivision (D07-16-14-0033) was draft approved on
September 10, 2015. The draft plan of subdivision is comprised of 656 residential units,
two park blocks and a block for a stormwater management pond. A Zoning By-law
amendment is required as per the conditions of draft approval.
The site is currently zoned Rural Residential Subzone 2 (RR2) and Rural Countryside
Zone (RU). The applicant is proposing to rezone the lands to Residential First Density
Subzone V (R1V), Residential First Density Subzone V with an exception and subject to
a schedule to provide a 5 metre no-touch zone (R1V[xxxx]Sxxx), Residential First
Density Subzone Z (R1Z), Residential First Density Subzone Z with an exception and
subject to a schedule to provide a 5 metre no-touch zone (R1Z[xxxx]Sxxx), Residential
Third Density Subzone Z (R3Z), Residential Fourth Density Subzone Z (R4Z) and Parks
and Open Space Zone (O1).
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DISCUSSION
Public consultation
Public consultation of the application was carried out in accordance with the City’s
Public Notification and Consultation Policy.
Nine written responses were received from members of the public. Most of the
responses are requesting to be informed of the status of the application. One comment
is regarding the minimum lot width of future development. Details of the response are
included in Document 4 of this report.
Official Plan designation
The land is designated as Developing Community (Expansion Area) in the Official Plan.
The intent is to develop these lands primarily for urban residential uses once the
policies of Official Plan Section 3.12 have been satisfied. Section 3.12 include policies
related to the location, timing and cost of roads, transit facilities, servicing, environment,
recreational pathways, unit types and density, and Environmental Assessment Act
requirements.
Planning rationale
Official Plan Section 3.12
Section 3.12 of the Official Plan specifies that the policies of the section will be achieved
through the preparation of a plan of subdivision. For the subject properties, a plan of
subdivision (D07-16-14-0033) has been submitted and reviewed. Draft approval was
granted on September 10, 2015.
A joint process was carried out to satisfy the public consultation requirements under the
Planning Act for a plan of subdivision and under the Environmental Assessment Act for
Municipal Class Environmental Assessment activities. The subdivision contains a total
of 656 dwelling units, constituting 52 per cent single detached and 23 per cent
apartment dwellings and the remainder multiple dwellings, satisfying the policy
requirement for a range of 45 to 55 per cent single detached and a minimum of 10 per
cent apartment dwellings. The overall development of Area 6 lands achieves the
minimum density target of 34 units per net hectare. The draft plan of subdivision and the
conditions for draft approval identify the location, timing and cost-sharing of the collector
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roads within the Area 6 lands. The conditions also address the aspects related to
environmental constraints, tree preservation, parkland, and pathways. The policies of
Official Plan Section 3.12 have been satisfied through the subdivision review process.
Zoning
The proposed R1V and R1Z zones will permit single detached dwellings where abutting
existing residential homes along the northern and southern property boundaries, in
Areas A, B, E, G, F and H, as shown on Document 1. The R3Z zone is to allow a mix of
single detached and townhouse units in Areas C and I. The R4Z zone will allow low-rise
apartments of four storeys in Areas D and J. The O1 zone is for two parks and a
stormwater management pond in Area K. A schedule and exception will be inserted for
Areas B, F and H to ensure a five-metre no-touch zone will be left in its natural state
and protected from buildings and structures, for the purpose of tree conservation.
Another exception is needed for Area L to address the irregular shape of the
development blocks for future Planned Unit Development of low-rise apartment or
stacked dwellings. The requested zoning is appropriate for the proposed development.
Provincial Policy Statement
Staff have reviewed this proposal and have determined that it is consistent with the
Provincial Policy Statement, 2014.
RURAL IMPLICATIONS
The development will be abutting existing rural residential area to the south.
COMMENTS BY THE WARD COUNCILLORS
Councillor Moffatt and the adjacent Councillor Qadri are aware of the proposed
development and staff recommendation.
LEGAL IMPLICATIONS
There are no legal impediments to adopting the recommendation outlined in this report.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications associated with this report.
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FINANCIAL IMPLICATIONS
There are no financial implications associated with this report
ACCESSIBILITY IMPACTS
Design considerations with respect to accessibility are generally addressed through the
Site Plan Control review process and are not a key consideration related to a Zoning
By-law amendment.
ENVIRONMENTAL IMPLICATIONS
This report recommends a five-metre no touch zone for the purpose of tree
preservation.
TERM OF COUNCIL PRIORITIES
This project addresses the following Term of Council Priorities:
EP2 – Support growth of local economy.
TM2 – Provide and promote infrastructure to support safe mobility choices.
TM4 – Improve safety for all road users.
ES1 – Support an environmentally sustainable Ottawa.
HC3 – Create new and affordable housing options.
GP1 – Strengthen public engagement.
APPLICATION PROCESS TIMELINE STATUS
This application was processed by the On Time Decision Date established for the
processing of Zoning By-law amendment applications.
SUPPORTING DOCUMENTATION
Document 1 Location map
Document 2 Details of Recommended Zoning
Document 3 Zoning Schedule
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Document 4 Consultation details
Document 5 Overview Data Sheet
CONCLUSION
Staff recommends the proposed Zoning By-law amendment be approved as the
requirements under Official Plan Section 3.12 have been satisfied and the requested
zoning is appropriate for the development.
DISPOSITION
City Clerk and Solicitor Department, Legislative Services, to notify the owner, applicant,
OttawaScene Canada Group, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5, Program
Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s
decision.
Planning and Growth Management Department to prepare the implementing by-law(s),
forward to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law(s) to City Council.
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Document 1 – Location Map
For an interactive Zoning map of Ottawa visit geoOttawa.
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Document 2 – Details of Recommended Zoning
Proposed changes to the Zoning By-law No. 2008-250 for 1845, 1877, 1883 and part of
1921 Stittsville Main Street, 70 Friendly Crescent, and 74 Hartsmere Drive:
1. Rezone the properties shown in Document 1 as follows:
Area A from RR2 to R1Z;
Area B from RR2 to R1Z[xxxx];
Area C from RR2 to R3Z;
Area D from RR2 to R4Z;
Area E from RU to R1Z;
Area F from RU to R1Z[xxxx]Sxxx;
Area G from RU to R1V;
Area H from RU to R1V[xxxx]Sxxx;
Area I from RU to R3Z;
Area J from RU to R4Z[yyyy];
Area K from RU to O1; and,
Area L from RR2 to R4Z[yyyy].
2. Add new exceptions to Section 239, Urban Exceptions, with provisions similar in
effect to the following:
I
II
Exception Provisions
Exception Applicable III
Number Zone
Additional
Land Uses
Permitted
xxxx
multiple
IV
V
Land
Provisions
Uses
Prohibited
- Area A as shown on Schedule XXX
will be left in its natural state and no
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buildings or structures are permitted
yyyy
R4Z[yyyy]
-No minimum lot width required for an
apartment dwelling, low rise, stacked
dwelling, or a Planned Development
Unit comprised of apartment dwellings,
low rise, or stacked dwellings
3. Add Document 3 as a new schedule to Part 17.
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Document 3 – Zoning Schedule
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Document 4 – Consultation Details
Notification and Consultation Process
Notification and public consultation was undertaken in accordance with the Public
Notification and Public Consultation Policy approved by City Council for Zoning By-law
amendments.
Nine written responses were received from members of the public. Most of the
responses are requesting to be informed of the status of the application. One comment
is regarding the minimum lot width for Area G, as detailed below.
Public Comments and Responses
1. (Regarding Area G backing to existing homes on Friendly Crescent) my concern is
that the zoning will permit for a smaller lot size (10.5 metres) and that without proper
notification this may subsequently be changed. Hence my request for an exception
(for a minimum lot width of 13 metres) added to the zoning.
Response:
The proposed zoning for Area G is R1V which requires a minimum lot width of 10.5
metres. This minimum lot width is appropriate for single detached homes in
suburban development, and is regarded acceptable. The proposed subdivision plan
shows a minimum lot width of 13.4 metres for lots backing to existing homes on
Friendly Crescent.