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10. ZONING - 1685 Stittsville
Main STREET |
Committee recommendation
That Council approve an amendment to the
former Township of Goulbourn By-law to change the zoning of
1685 Stittsville Main Street from Residential Type 1 Zone R1 to
Residential Type 1 Exception Zone, R1-x as shown in Document 1 and detailed in
Document 2.
Recommandation du Comité
Que le Conseil municipal approuve la modification du Règlement de l'ancien
Canton de Goulbourn visant à modifier le zonage relatif à la propriété sise au
numéro 1684, rue Stittsville Main pour passer d'une zone résidentielle de
densité 1 (R1) à une zone résidentielle de densité 1 d'exception (R1-x) comme
on l'indique dans le document 1 et, en détail, dans le document 2.
Documentation
1. A/Deputy City Manager's report
(Planning and Growth Management) dated
7 June 2006 (ACS2006-PGM-APR-0140).
Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
Submitted by/Soumis par: John Moser, Acting Deputy City Manager/
Directeur municipal adjoint par intérim,
Planning and Growth Management / Urbanisme
et Gestion de la croissance
Contact Person/Personne ressource : Grant Lindsay,
Manager / Gestionnaire
Development Approvals / Approbation des demandes d'aménagement
(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca
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SUBJECT: |
ZONING - 1685 STITTSVILLE MAIN STREET (FILE:
D02-02-06-0046) |
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OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend Council approve an amendment to the former Township of Goulbourn By-law to change the zoning of 1685 Stittsville Main Street from Residential Type 1 Zone R1 to Residential Type 1 Exception Zone, R1-x as shown in Document 1 and detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de
l'environnement recommande au Conseil municipal d'approuver la modification du
Règlement de l'ancien Canton de Goulbourn visant à modifier le zonage relatif à
la propriété sise au numéro 1684, rue Stittsville Main pour passer d'une zone résidentielle
de densité 1 (R1) à une zone résidentielle de densité 1 d'exception (R1-x)
comme on l'indique dans le document 1 et, en détail, dans le document 2.
BACKGROUND
The subject property is located at 1685 Stittsville Main Street, located on the east side of Stittsville Main Street, between Liard Street and Cherry Drive. The site is a 1.18 ha parcel, currently occupied by one detached dwelling, with the remainder of the site undeveloped and partially wooded.
To the north, south and east of the property are detached dwellings located on Liard Street, Cherry Drive and Spindle Way. Single detached dwellings also exist to the west, directly across Stittsville Main Street.
The existing zoning is "Residential - Type 1" (R1) under Zoning By-law 40-99 of the former Township of Goulbourn. This zone permits single detached dwellings, accessory apartment dwellings, a group home, and a bed-and-breakfast establishment. Lots served by a public water system and a sanitary sewer system must have a minimum lot area of 600 square metres and a minimum frontage of 20 metres. The general provisions of the By-law specify that the definition of lot is a "parcel of land which abuts a public street and which is capable of being conveyed in accordance with the Planning Act."
The applicant proposes to construct an infill development consisting of 14 detached homes on two new private streets. The requested Zoning By-law amendment would permit the lots to be located on a private, rather than a public, street. The existing zone provisions require all lots to front onto a public street, whereas the current proposal involves fronting of lots onto a private street. The minimum lot frontage would be 20 metres and the minimum area would be 600 square metres in accordance with the standard provisions of the R1 zone. All provisions of the R1 Zone related to yard setbacks, lot coverage and building height would remain in effect for the lots on the private streets.
An application for Draft Plan of Subdivision was submitted concurrently with this rezoning application. The plan of subdivision proposes the creation of two new private streets. The first one would extend eastward from Stittsville Main Street, with the second street connecting to it in a T-intersection, as shown in Document 1.
DISCUSSION
Official Plan Conformity
The subject parcel is designated 'General Urban
Area' by both the Regional Official Plan and the City Council Approved Official
Plan. This designation permits the development of a full range of housing types
to meet a variety of needs, and encourages intensification and infill
development within the urban area. Development of this site to provide detached
dwellings on a private street is consistent with the Official Plan policies
that encourage efficient use of land for intensification.
The property is designated 'Residential' by the
Township of Goulbourn Official Plan. This designation is intended to provide a
range of housing types to serve a variety of needs and provide for a choice of
life styles. The proposed development of large lots on a private street is
consistent with the Official Plan policies.
Proposed Zoning
The proposed Zoning By-law amendment would
rezone the site to a site-specific Residential Type 1 Zone, permitting detached
dwellings to be located on a private street. The standard R1 provisions with
respect to lot size, lot frontage, landscaped open space, building height and
yard setbacks would remain in effect. All general provisions of the By-law
would also be applicable to the exception zone. The rezoning implements the
objectives of the Official Plan to provide alternative types of housing to
accommodate a wide variety of needs. The private street serves as a means of
accommodating development in a more efficient manner, reducing land consumption.
The requested rezoning is considered to be
compatible with the surrounding residential development, since all zoning
provisions of the existing R1 Zone will continue to apply to the lots created
through the associated plan of subdivision. Impact of the development on the
surrounding neighbourhood will be minimal. A traffic study was completed, and
it was determined that no impact is foreseen as a result of the development.
The Tree Preservation and Conservation Plan, which was carried out, determined
that many trees along the perimeter of the site could be retained, providing
screening for abutting residential properties. The subdivision agreement will
contain special conditions relating to protection of trees during the
construction period, to ensure that the mature vegetation is not damaged.
The Department is recommending approval of the
proposed Zoning By-law Amendment because it satisfies the intent of all
applicable policies and is compatible with the surrounding residential area.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of this application and the staff recommendation.
A public meeting was held in the community on March 6, 2006, in fulfillment of the requirements for the associated subdivision application. Certain concerns were raised by the abutting residents in response to the concept plan. A summary of the public comments and staff responses are included as Document 3.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS
TIMELINE STATUS
The application was processed by the "On Time Decision Date" established
for the processing of Zoning By-law amendments .
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended
Zoning
Document 3 Consultation Details
DISPOSITION
Corporate Services Department, City Clerk's Branch to notify the owner (6448593 Canada Inc., RR 2, Ashton, Ontario K0A 1B0), Signs.ca, 866 Boyd Avenue, Ottawa, Ontario, K2A 2C5) and Ghislain Lamarche, 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, forward to Legal Services Branch and undertake the statutory notification.
Corporate Services Department, Legal Services Branch to forward the implementing By-law to City Council.
Document 1
LOCATION MAP
Document 2
DETAILS OF RECOMMENDED ZONING
The lands known as 1685 Stittsville Main Street will be rezoned from R1 to R1-x, and the following provisions shall apply:
Lot area minimum shall be 600 square metres per dwelling unit
Lot frontage minimum shall be 20 metres per dwelling unit;
Lot coverage, building main shall be 40% per dwelling unit;
Yard front shall be 6.0 metres from a private street;
Yard, exterior side shall be 4.5 metres from a public or private street;
Yard interior side shall be 1 metre for dwelling with attached garage, and 3 metres for dwelling without attached garage;
Yard rear shall be 9 metres;
Landscaped open space shall be shall be 30% per dwelling unit
Building height maximum shall be: building main, 11 metres, and accessory use, 4 metres.
Encroachments in minimum yards shall be permitted in accorance with Section 3(6) and apply to that area of each parcel that acts as a yard.
Despite the definition of LOT, each legally conveyable parcel of land created by the plan of subdivision is considered a Lot and all requirements applicable to LOT apply to each parcel.
Document 3
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.
Notice of the application was circulated to the Stittsville Village
Association.
A public meeting was held in the
community on March 6, 2006, in fulfillment of the requirements for the
associated subdivision application. Several concerns were raised by the
abutting residents in response to the concept plan, as noted below:
Drainage and Grading. Concern was expressed that certain
properties which will back onto the new development are significantly lower
than the subject site. The engineering
solution must ensure that it is adequate to handle all water runoff conditions,
including snow melting and heavy rain storms. There was concern that the
drainage swales which are proposed could be damaged by the future home owners,
such as for a pool installation.
Response:
Detailed engineering plans will be
prepared by the applicant and reviewed as part of the subdivision approval
process. It is a standard requirement of subdivision approval that development
shall not create runoff onto adjacent properties, and that a satisfactory
grading and drainage plan be implemented.
Traffic: Concern was expressed about
the addition of this private road exit onto Main Street close to other
intersections. There would be 28 vehicles trying to enter and exit the
development, causing an increased safety risk
Response:
A traffic impact study was submitted
by the applicant and reviewed by the City. The proposed development will not
impact the traffic flow on Stittsville Main Street. No road modifications are
required.
Tree Protection: Assurance was
sought that the trees to be preserved be properly protected during
construction, and that there be a requirement to replace them with equivalent
mature trees if any are lost. In removing the current undergrowth, there was
concern that developer might damage adjoining property. If large tree trunks
were ripped out, the integrity of the soil could be destroyed, causing damage
to adjacent properties.
Response:
A Tree Preservation and Conservation Plan has been submitted with
the subdivision application. Many trees around the perimeter of the site will
be identified for retention. The subdivision agreement will contain special
conditions relating to protection of the trees during the construction process,
to ensure abutting properties are not affected.
Fencing: Concern was expressed that removal of the existing fence would
eliminate current privacy barriers, and that a wood screen fence should be
provided.
Response:
The existing fence around the
perimeter of the property is a chain link fence, which does not provide
screening. Privacy fencing is typically not a requirement for new plans of
subdivision, where the proposed new development will be single detached
dwellings on large lots, as proposed by the applicant. Fencing is therefore not
considered necessary in this case.