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7.
ZONING - 1837 STONEHENGE
CRESCENT ZONAGE - 1837, CROISSANT STONEHENGE |
Committee recommendation
(This application is subject
to Bill 51)
That Council approve an
amendment to the former City of Gloucester Zoning By-law to change the zoning
of 1837 Stonehenge Crescent from In - Institutional Neighbourhood Zone to
Residential Row Dwelling 1 Zone (Rr1).
Recommandation du Comité
(Cette demande est
assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage de l’ancienne Ville de Gloucester visant à faire passer la désignation de zonage de la propriété située au 1837, croissant Stonehenge, de In (zone institutionnelle de quartier) à Rr1 (zone résidentielle de maisons en rangée 1).
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 15 November 2007 (ACS2007-PTE-APR-0203).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
15 November 2007 / le 15 novembre 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 : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
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SUBJECT: |
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OBJET: |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend Council approve an amendment to the former City of Gloucester Zoning By-law to change the zoning of 1837 Stonehenge Crescent from In - Institutional Neighbourhood Zone to Residential Row Dwelling 1 Zone (Rr1).
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement
recommande au Conseil d’approuver une modification au Règlement de zonage de
l’ancienne Ville de Gloucester visant à faire passer la désignation de zonage
de la propriété située au 1837, croissant Stonehenge, de In (zone
institutionnelle de quartier) à Rr1 (zone résidentielle de maisons en rangée
1).
BACKGROUND
The subject site contains the former Pauline Vanier School, which is scheduled for demolition. It is located on the north side of Stonehenge Crescent immediately west of Woodburn Park and South of École Des Pins. A Hydro corridor runs along the easterly property line.
The surrounding area consists of single homes and town homes. There are two mini soccer fields and one full size soccer field on part of the site.
As a result of the proposed development, the mini fields are to be removed and the full size field is to be relocated on the École des Pins School site.
Purpose of Zoning Amendment
The purpose of the Zoning By-law
amendment is to allow the development of 70 freehold, two‑storey
townhouse units on a private road. Each
unit will provide for two parking spaces (exterior space plus garage) and the
visitor exterior parking will provide for 36 spaces.
The subject site is zoned Institutional Neighbourhood Zone (In), which allows for uses such as Day Nursery, School and Place of Worship.
Proposed
Zoning
The Applicant wishes to change the zoning of the subject site from In - Institutional Neighbourhood Zone to Residential Row Dwelling 1 Zone (Rr1) to permit the development of 70 freehold townhouses.
DISCUSSION
Official Plan
The subject property is designated General Urban
Area. This designation permits the
development of a full range and choice of housing types to meet the needs of
all ages, incomes and life circumstances.
Opportunities for intensification and infill development exist within
the General Urban Area and are supported by the City’s growth management
strategy.
Proposed Zoning
The Department is in support of the proposed
Zoning By-law amendment. The proposal
is in keeping with the intensification and infill policies of the Official Plan
and the site is appropriate for residential development. The subject site shows many attributes such
as proximity to recreation and
school amenities, transit, shopping, etc.
The Department supports this proposal for a number of reasons. The proposed zoning will allow for a built form that is in keeping with the Official plan policies and the characteristics of the area. The Applicant has provided a concept plan that shows that the site can be developed in full compliance with the Rr1 provisions. This infill proposal is appropriately located within the institutional core of the neighbourhood. The subject site takes advantage of its proximity to neighbourhood services (school, parks), transit and shopping. The proposed use will also add to the vitality of the neighbourhood by introducing housing opportunities on an underutilised site.
Staff examined the
adequacy of the services (water supply, sanitary and storm sewers) in this
neighbourhood and are satisfied that there is adequate capacity to accommodate
the additional units.
A Traffic Overview
prepared in January of 2007 concluded that the increase in traffic resulting
from the proposed development is within the carrying capacity threshold for
Stonehenge Crescent.
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. Numerous concerns were received from local residents with a particular emphasis on traffic issues.
A summary and discussion of the concerns is provided in Document 2.
APPLICATION PROCESS
TIMELINE STATUS
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-law amendment applications.
FINANCIAL IMPLICATIONS
N/A
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Consultation Details
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner/applicant, Campanale Homes, 1187 Bank Street, Suite 200, Ottawa ON K1S 3X7 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
CONSULTATION DETAILS DOCUMENT
2
NOTIFICATION
AND CONSULTATION PROCESS
Notification and public consultation
was undertaken in accordance with the Public Notification and Consultation
Policy approved by City Council for Zoning By-law amendments. An Information Session was also held in the
community on September 18, 2007.
Approximately 80 people attended.
SUMMARY OF PUBLIC COMMENTS (INCLUDING PUBLIC MEETING COMMENTS)
Comments in support of the proposed rezoning were mostly towards the increase in housing and services and the elimination of gangs gathering at the abandoned school site.
Traffic
Most of the concerns expressed related to the impact on local traffic. The main issue was people experiencing difficulties exiting and entering Stonehenge Crescent during peak hours. The community is concerned that the proposed development will increase traffic on Stonehenge Crescent and further worsen the problem. The right turn onto Innes from the western leg of Stonehenge Crescent during peak hours is one of the major concerns.
One of the problems raised by the residents is the location of the Bus Stop on Innes Road to the west of the westerly intersection. They pointed out that every time a bus stops at that location, cars are not able to turn right (west) onto the third lane of Innes Road and those already on the third lane going west are forced into the second lane.
As a result of this concern, OC Transpo Staff are examining the feasibility of relocating the bus stop further west from the westerly intersection.
Owners from the town home development immediately south of the subject site indicated that they were experiencing difficulties getting onto Stonehenge Crescent due to bad sight lines as they are coming out from the property. Sight lines from the subject property are considerably better given the site’s location on the outside of the curve.
Staff recognised that traffic volume on Innes Road during peak hours is significant. The applicant’s traffic consultant indicated that the increase in traffic resulting from the proposed development is within the carrying capacity of Stonehenge Crescent and does not change the level of service of the intersection at Innes Road. Staff also indicated that notwithstanding the consultant conclusions, the City would be reviewing the timing of the signals on Innes Road to try to improve access on Innes.
Servicing
Some residents were concerned that the water pressure could be affected. Staff reassured them that the water system was more than sufficient and that no pressure decrease will result from the proposed development.
Some residents were concerned that there was not sufficient sanitary sewer capacity. Staff indicated that the impact of the new development would be similar to the existing school and are therefore negligible.
Concerns relating to sanitary
sewer back-ups into people’s basements were also brought up. Staff indicated, in addition to being satisfied
that there is sufficient storm and sanitary sewer capacity, the developer will
be required to implement storm water retention on site and install water
restrictors to ensure that post development release rates are no greater than
pre-development rates. Furthermore, the
developer will be required, as a condition of Site Plan Approval, to refit the
manhole covers on Stonehenge to ensure that surface water will run on street
and will not infiltrate the sanitary system.
COUNCILLOR’S COMMENTS
Councillor Bellemare participated at the public meeting and is aware of the different concerns and issues expressed.