|
7. ZONING - 6371 HAZELDEAN ROAD ZONAGE - 6371,
CHEMIN HAZELDEAN |
Committee recommendation
(This application is subject
to Bill 51)
That Council approve an amendment to the
former Township of Goulbourn Zoning By-law to change the zoning of 6371 Hazeldean
Road from Highway Commercial (CH) to Residential Type 4 Exception (R4-x) as
shown in Document 1 and as detailed in Document 2.
Recommandation
du Comité
(Cette demande est
assujettie au Règlement 51)
Que le
Conseil approuve une
modification au Règlement de zonage de l’ancien canton de Goulbourn afin de
changer le zonage du 6371, promenade Hazeldean de CH (commerce routier) à R4-x
(zone résidentielle, type 4 – exception) comme l’indique le document 1 et
l’explique en détail le document 2.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 29 October 2007 (ACS2007-PTE-APR-0208).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
29 October 2007 / le 29 octobre 2007
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager
Directrice municipale adjointe,
Planning, Transit and the Environment
Urbanisme, Transport en commun et Environnement
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
|
SUBJECT: |
|
|
|
|
|
OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend Council approve an amendment to the former Township of Goulbourn Zoning By-law to change the zoning of 6371 Hazeldean Road from Highway Commercial (CH) to Residential Type 4 Exception (R4-x) as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver
une modification au Règlement de zonage de l’ancien canton de Goulbourn afin de
changer le zonage du 6371, promenade Hazeldean de CH (commerce routier) à R4-x
(zone résidentielle, type 4 – exception) comme l’indique le document 1 et
l’explique en détail le document 2.
BACKGROUND
The subject site is located at 6371 Hazeldean Road, on the northeast corner of Hazeldean Road and Kittiwake Drive. The site is approximately 0.9 hectares in area and is currently vacant.
The vacant parcel of land has approximately 85 metres of frontage on Kittiwake Drive and 115 metres of frontage on Hazeldean Road.
The surrounding neighbourhood is predominantly comprised of residential uses, including single detached dwellings and townhouse dwellings. Highway Commercial uses are located on the periphery of the development site, such as a restaurant use on the southwest corner of Hazeldean Road and West Ridge Drive, a Recreational Vehicle Sales business located along the south side of Hazeldean Road, and a proposed retail development at the northwest corner of Hazeldean Road and Carp Road.
PROPOSAL
The Zoning By-law amendment is intended to be the first step in the development of a 31-unit townhouse infill project on the undeveloped land parcel at 6371 Hazeldean Road. The attached concept plan (Document 3) demonstrates how the proposed townhouse units can be accommodated on the site with respect to access, setbacks and building layout. Specifically:
· A private road, at maximum 16.0 metres wide, would access the site from Kittiwake Drive, and terminate in a cul-de-sac towards the eastern most limit of the land.
· Building setbacks will respect the minimum rear yard setbacks of 7.5 metres found in the parent R4 zone. The recognition of the minimum 7.5-metre rear yard setbacks will ensure adequate amenity areas are provided for future residents of the proposed units, and ensure proper buffers are established for units backing onto both Hazeldean Road and existing single detached dwellings.
· The townhouse units are situated in a manner that demonstrates there is adequate land area for fencing and landscaping to aid in screening from existing residential uses. Furthermore, it has been demonstrated a pedestrian pathway connection from the private cul-de-sac to Abaca Way can be accommodated, thus facilitating neighbourhood linkages.
DISCUSSION
The subject lands are designated "General Urban Area" within the Official Plan. This designation permits all types and densities of housing for the purpose of meeting the needs of persons with varying ages, incomes and life circumstances.
The Zoning By-Law of the former Township of Goulbourn zones this property Highway Commercial (CH). The CH zone permits such uses as, but not exclusive to, automobile services and associated retail, building supply outlets, clinics, offices, restaurants, and merchandise service shops. The applicant wishes to amend the zoning such that a Residential Type 4 Exception zone (R4-3) replaces the CH zone. The R4-x zone will permit both the use of townhouse and semi-detached dwellings, with zone provisions tailored to the specifics of the site (Document 2).
The proposed Zoning By-law amendment is appropriate based on policies within the Official Plan which allow for intensification and infill development within the General Urban Area.
The evaluations of such development applications are measured against the policies found in Sections 2.5.1 and 4.11. These policies support the proposal to amend the zoning to permit townhouse and/or semi-detached dwellings, as outlined below:
(a) The proposed amendment is in keeping with existing community character. Currently the neighbourhood is comprised of both townhouse dwellings and single detached dwellings. Both townhouse and semi-detached units will respect existing densities, massing, height and development patterns of the surrounding community.
(b) Section 2.5.1 of the Official Plan allows for the accommodation of a range of people of different incomes and lifestyles, and to ensure there is a balance of housing types within the city. The approval of either townhouse or semi-detached units will aid in the provision of a variety of housing choices within the Stittsville community.
(c) Specific policies within Section 4.11 (2) pertaining to traffic, vehicular access, parking requirements, and outdoor amenity areas can and will be addressed through the required planning applications for the future construction of 6371 Hazeldean Road into a residential development. In particular, the access onto Kittiwake Drive from the proposed private road is satisfactory, however once the detailed design for the intersection at Hazeldean Road and Kittiwake Drive is finalized a better understanding of the interaction between the proposed private access and new intersection will be understood.
In conclusion, the application is recommended for approval as the proposal is appropriate based on its compliance with Official Plan policies, compatibility with neighbourhood character and adherence to the fundamental R4 zoning provisions.
ENVIRONMENTAL IMPLICATIONS
The Mississippi Valley Conservation Authority has identified no environmental issues related to this application.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. Public comments are addressed in Document 4 and include inquiries related to fencing, housing type, traffic, and zoning details.
The Ward Councillor is aware of this application and the staff recommendation.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to conceptual design issues related to the proposed street, cul-de-sac, and lot layout.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended zoning
Document 3 Concept Plan
Document 4 Consultation Details
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner, Bulat Homes, 11 Gifford Street, Ottawa, ON, K2E 7S3, applicant, Ronald Denis, 10-190 Colonnade Road, Ottawa, ON, K2E 7JS, OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.
Planning, Transit and the Environment Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.
Legal Services Branch to forward the implementing by-law to City Council.
LOCATION MAP DOCUMENT
1
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
R4-x
Despite any provisions of this by-law to the contrary, the following applies to the land zoned R4‑x:
ADDITIONAL
PERMITTED USES:
DWELLING,
TOWNHOUSE
SPECIAL ZONE PROVISIONS:
(a) Minimum LOT AREA: 175 m² per dwelling unit
(b) Minimum LOT FRONTAGE: 6.0 metres per dwelling unit
(c) Maximum DENSITY: 50 units per hectare
(d) Minimum YARD, FRONT: 3.7 metres
(e) Minimum YARD, INTERIOR SIDE: 1.5 metres on either side of BUILDING, MAIN, and 0 m on the common side
(f) Despite the definition of LOT
each legally conveyable parcel of land created by part lot control is
considered a LOT and all requirements applicable to a LOT apply
to each parcel.
(g) Despite the definition of PARKING
SPACE each required parking space other than the case of a private garage
or enclosed parking area, shall consist of an area having a minimum width of
2.6 metres and a minimum length of 5.8 metres.
(h) Despite clause 3(16)(c) the required PARKING
AREA for visitor parking may be provided on a private street.
CONCEPT PLAN DOCUMENT
3
CONSULTATION DETAILS DOCUMENT
4
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.
PUBLIC
COMMENTS
Comment 1. Fencing:
- Fencing should separate existing dwellings from the proposed development, and along Abaca Way where there is a gap between the existing townhouse units and single detached units.
Response 1:
Fencing will be addressed during the details of future plan of subdivision and site plan applications, should the site be developed in this manner. The development of this site into a residential development will be subject to public consultation and therefore the public will have the opportunity to comment on detailed drawings at later stages in the development process.
Comment 2. Housing Type:
· The preference would be to have semi-detached units not townhouse units
· Small bungalows are needed to keep seniors in the Stittsville community. Can the developer build this type of housing at this particular location?
·
What
is the proposed unit type (stacked townhouses or street townhouses)
· What would the typical price of these units be?
Response 2:
The proposed zoning (Residential Type 4 Exception zone) would permit both townhouse and semi-detached units. It is staff’s recommendation that both of these dwelling types are an appropriate form of development for this particular site and neighbourhood. These dwelling types would be in keeping with the existing character of the community, in massing, height and density.
This particular site is being evaluated on the proposed application for a change in use to permit both townhouse and semi-detached units. However, it is important to raise the point, that a variety of housing types and forms are necessary to encourage a wide range of demographics to remain within the Stittsville Community.
The
proposed Zoning By-law amendment would permit both townhouse and semi-detached
units with maximum heights of 11 metres.
Townhouse/semi
units can range in price from $200,000 – $270,000. A good indication of housing prices would be to inquire about
existing, comparable, units for sale in the immediate neighbourhood and
community.
Comment 3. Traffic:
· Traffic lights should be installed at the corner of Hazeldean Road and Kittiwake Drive as soon as possible
· Traffic lights are required at the corner of Hazeldean Road and Kittiwake Drive prior to the addition of these 31 proposed units.
· Hazeldean Road needs to be widened from Carp Road to the Stittsville boundary to the west (past Kittiwake Drive)
· Are noise barriers required along Hazeldean Road to mitigate noise from traffic along Hazeldean Road?
Response 3.
A traffic control signal warrant analysis that was carried out in 2007 revealed the intersection of Hazeldean Road and West Ridge Drive was 93 per cent warranted. A signalized intersection at West Ridge Drive and Hazeldean Road will be constructed when the analysis indicates a warrant of 100 per cent. The City will review the intersection in spring 2008 and if it is warranted would place it on the "New Traffic Control Signal Program" for 2009.
Hazeldean Road has a 37.5-metre protected right-of-way (four-lane cross section) from the Stittsville urban area boundary to Fringewood Drive. The reconstruction and upgrade of Hazeldean Road will take place over a longer period of time in a priority funding sequence and triggered by transportation demand from local development.
Sound attenuation walls will likely be required along Hazeldean Road. This matter will be addressed during the formal plan of subdivision and site plan processes.
Comment 4. Zoning Details:
· What will the proposed setbacks be for the rear yard of the townhouse units?
Response 4.
Typical rear yard setbacks for townhouse
dwellings in the former Township of Goulbourn are 7.5 metres, and there is an
opportunity to have at a minimum 8.0-9.0-metre rear yard setbacks where the
townhouse dwellings will be abutting the rear yard of existing single detached
units along Abaca Way. Units backing
onto Hazeldean Road would have a minimum 7.5-metre rear yard setback, however
ranging up to 12.0-metre
setbacks.
COUNCILLOR’S COMMENTS
Councillor Qadri has no objections to this Zoning By-law Amendment, and inquired about the following:
Question 1. Type of Unit:
·
What
is the proposed height of the units?
Response:
The
proposed Zoning (R4-x) will permit a maximum height of 11.0 metres. Any proposed dwelling unit will have to
adhere to the 11.0 metre
height provision of the Zoning By-law.
Question 2. Zoning Details:
·
Given
some of the lot locations will there be any variances (i.e. setback
adjustments) required for this site?
Response:
The concept plan accompanying the Zoning By-law
Amendment application has demonstrated that the site can be developed utilizing
the R4-x zone. However, when the plan
of subdivision application is received it will be subject to public
consultation and review by internal departments and external agencies at a detailed
level. Issues may arise that would
require changes to the original concept plan, and thus could require a minor
variance to accommodate such changes.
Question 3. Site Plan Details:
· There should be a ‘dead-end’ sign at the entrance to this new road
· Will there be a buffer developed along the east portion of the property?
· Will trees along Hazeldean Road be retained? If not, a privacy or noise fence should be constructed
· Bollards should be constructed at the entrances to the proposed pathway connecting Abaca Way
· How will snow removal be addressed?
Response:
The comments above pertaining to site plan details are all valid items and these items will be addressed during the detailed review of the subdivision and site plan process.
COMMUNITY ORGANIZATION
COMMENTS
The Stittsville Village Association has reviewed the proposal to re-zone this property from Highway Commercial CH to Residential R4-x, and we have the following preliminary comments:
The intersection adjacent to the site (Hazeldean/ Kittiwake/WestRidge) is becoming increasingly busy with both private and commercial traffic, and once completed to Stittsville Main Street, West Ridge Drive is likely to become a major artery for north and southbound traffic wishing to avoid Main Street. As a result, we believe that this proposed development of 31 townhouses could have serious safety implications, for both the amount of traffic generated and for future residents of the development, particularly children, who would be living at the corner of a potentially very busy intersection.
With the development of this particular site, whether CH or R4-x, traffic lights will eventually have to be installed at this intersection, and any future developer should have to contribute to the cost of installation.