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3. ZONING - 970, 976 AND 982 HUNT CLUB ROAD ZONAGE - 970, 976 ET 982, CHEMIN HUNT CLUB |
Committee recommendationS
AS AMENDED
(This application is subject to Bill 51)
That Council approve:
1.
An
amendment to the former City of Ottawa Zoning By-law to change the zoning of
970, 976 and 982 Hunt Club Road from "R1E - Detached House Zone" to
R1E[xxx] as shown in Document 1 and as detailed in Document 2.
2.
An
amendment to repeal the current City of Gloucester "Rs3 - Residential,
Single Dwelling" Zoning for 970, 976 and 982 Hunt Club Road and extend the
R1E[xxx] Zone as shown in Document 1 and as detailed in Document 2.
3. An
amendment to provide for a Holding Zone to be lifted only when a Site Plan
Agreement is executed with the City of Ottawa containing the following
conditions:
a. That
a fence be constructed on the east lot line of the site;
b. That
the gate in the fence fronting onto Wyman Crescent be only available for use by
Fire Services;
c. That the drainage and grading issues at
3468 Wyman Crescent and 964 Hunt Club Road be addressed to the satisfaction of
the Director of the Planning Branch.
Recommandations modifiÉes du Comité
(Cette demande est
assujettie au Règlement 51)
Que le Conseil approuve:
1.
une modification au Règlement de
zonage de l’ancienne Ville d’Ottawa en vue de changer le zonage des 970, 976 et
982, chemin Hunt Club de R1E – zone de maisons unifamiliales à R1E [xxx] comme le montre le document 1 et détaillé
dans le Document 2.
2.
une modification afin d’abroger le
zonage actuel de la Ville de Gloucester Rs3 – zone d’habitations résidentielles
unifamiliales pour les 970, 976 et 982, chemin Hunt Club et d’étendre la zone
R1E[xxx] comme le montre le document 1 et
détaillé dans le Document 2.
3.
une modification de manière à prévoir une zone d’aménagement
différé, qui ne sera abrogée que lorsqu’une entente de plan d’implantation aura
été conclue avec la Ville d’Ottawa, sous réserve des conditions suivantes :
a. la construction d’une clôture sur la
limite est de la propriété;
b. la
porte de la clôture donnant sur le croissant Wyman ne soit accessible qu’au
Service des incendies;
c. les
problèmes de drainage et de nivellement observés au 3468, croissant Wyman et au
964, chemin Hunt Club soient résolus à la satisfaction du directeur de la Planification.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 15 February 2008 (ACS2008-PTE-PLA-0048).
2. Extract of Draft Minutes, 26
February 2008.
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
15 February 2008 / le 15 février 2008
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
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SUBJECT: |
ZONING - 970, 976 and 982 Hunt club
road [FILE NO. D02-02-07-0099] |
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OBJET : |
REPORT RECOMMENDATIONS
That the recommend Council approve:
1.
An amendment to the
former City of Ottawa Zoning By-law to change the zoning of 970, 976 and 982
Hunt Club Road from "R1E - Detached House Zone" to R1E[xxx] as shown
in Document 1 and as detailed in Document 2.
2.
An amendment to repeal the current City of
Gloucester "Rs3 - Residential, Single Dwelling" Zoning for 970, 976
and 982 Hunt Club Road and extend the R1E[xxx] Zone as shown in Document 1 and
as detailed in Document 2.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de
l'urbanisme et de l'environnement recommande au Conseil d’approuver :
1.
une modification au Règlement de
zonage de l’ancienne Ville d’Ottawa en vue de changer le zonage des 970, 976 et
982, chemin Hunt Club de R1E – zone de maisons unifamiliales à R1E [xxx] comme le montre le document 1 et détaillé
dans le Document 2.
2.
une modification afin d’abroger le
zonage actuel de la Ville de Gloucester Rs3 – zone d’habitations résidentielles
unifamiliales pour les 970, 976 et 982, chemin Hunt Club et d’étendre la zone
R1E[xxx] comme le montre le document 1 et
détaillé dans le Document 2.
BACKGROUND
The subject properties are located mid-block on the south side of Hunt
Club Road between the Airport Parkway and Downpatrick Road, as shown in Document 1.
The subject properties are located in both the former City of Ottawa and
the former City of Gloucester.
The three subject properties have a combined
frontage of 116.44 metres, a depth of 81.56 metres and an area of 9427square
metres. The properties are through lots
with frontage on both Hunt Club Road and Wyman Crescent.
The north side of Hunt Club Road between the Airport Parkway and Downpatrick Road contains a mix of single detached and townhouse dwellings that back onto Hunt Club Road. The south side of Hunt Club Road contains single detached dwellings that front onto Hunt Club Road. Wyman Crescent consists of single detached dwellings as well.
Purpose of
Zoning Amendment
The application has been submitted to facilitate the
development of a new two-storey 136-unit retirement home on the consolidated
lands as shown on Document 4. The
application is proposing a site-specific exception to allow for a retirement
home as a permitted use. The former
City of Ottawa Zoning By-law will remain in place on the subject lands as
modified while the former City of Gloucester Zoning By-law will be repealed and
replaced with the new residential exception zone. This will allow for a uniform zone across the entire
property. The application also proposes
to establish site-specific performance standards.
The subject properties are split zoned between
the former City of Ottawa and the former City of Gloucester. The northern two-thirds of the properties,
which fall within the former City of Ottawa are zoned “R1E - Detached House
Zone”. This zone permits limited
residential uses such as single detached dwellings, diplomatic mission,
official residence and retirement homes, converted. The southern third of the properties, which fall within the
former City of Gloucester are zoned “Rs3 - Residential, Single Dwelling” which
permits single dwellings. Amendments to
each of the former By-laws are required to allow for a retirement home as a
permitted use.
DISCUSSION
Official Plan
The
subject property is designated as General Urban Area in the Official Plan. The Official Plan outlines that certain land
uses are considered to be characteristic and supportive of the daily life and
functioning of the community.
The General Urban Area permits the development of a full range and choice of housing types in combination with conveniently located institutional uses to facilitate the development of complete and sustainable communities. The City promotes infill development and other intensification within the General Urban Area in a manner that enhances and complements the desirable characteristics and ensures the long-term viability of communities.
Permitted uses within the General Urban Area
include retirement facilities subject to additional criteria. Specifically, where the Zoning By-law
permits a dwelling in areas designated General Urban Area, the by-law will also
permit a retirement home, which is not a full care facility.
The introduction of a retirement home as an additional permitted residential use along an arterial road within an area that currently provides a variety of housing forms for various incomes and life cycles is considered appropriate, consistent with and implements the policies of the Official Plan for General Urban Areas.
Compatibility Considerations
Compatible development means development that, although is not necessarily the same as or similar to existing buildings, nonetheless enhances an established community and coexists without causing undue adverse impact on surrounding properties. The physical context fits well and works well among those functions that surround it. Development can be designed to fit and work well in a certain context without being “the same as” existing development.
The subject property is located along Hunt Club Road, an arterial road that divides the established residential areas to the north and south. These residential areas are developed in a way that is oriented away from Hunt Club Road. The subject property, while extending to Wyman Crescent, a local residential street for the residential area to the south of Hunt Club Road, has its orientation to Hunt Club Road. This context allows the subject property to be developed as proposed without adversely impacting the character and quality of the established area to the south.
To assist in ensuring compatibility, the Official Plan in Section 2.5.1, sets out broad design objectives and principles to be applied when evaluating an application for intensification and infill development. The design objectives and principles speak to a number of considerations directed to achieving compatibility in form and function between new developments and an established area while allowing for flexibility and variety that is complementary.
Design objectives speak to understanding and respecting the natural features on-site thought the integration of existing vegetation. The proposed development of the site will retain significant hedgerows and nature trees along the periphery of the site in an effort to create natural screening for the project and to protect well-established vegetation. Significant building set backs will also provide room for the continued growth of these areas. This provides an opportunity for extensive screening and buffering so as to provide for an appropriate integration of the proposed retirement home that differs in form and function to co-exist with the predominate single detached development to the south.
Design objectives also speak to considering adaptability and diversity of a place over time by creating places that are characterized by variety and choice. The implementing principles include achieving a more compact urban from over time and accommodating the needs of a range of people of different incomes and lifestyles at various stages in the life cycle. The introduction of a retirement home into an established residential neighbourhood which currently provide a variety of house would appropriately implement this principle and create a form of housing that is not yet available for later life cycles.
The design objective of ensuring that new development respects the character of existing areas is implemented by allowing the built form to compliment the massing patterns, rhythm, character and context. In this regard, the proposed rhythm and height are consistent with the surrounding area and the yard setbacks have been increased in an effort to mitigate the mass of the building as it relates to the street. The established residential context of the neighbourhood is complimented as the proposed use is residential and will be implemented through a residential zoning designation. The architectural style borrows from the material and elements found in the surrounding residential area in an effort to be complimentary. Finally, as noted, the proposed development will be oriented to Hunt Club Road and not to the local residential streets and is with the extensive setbacks and landscape buffering will not adversely impact the character of the adjacent community to the south.
In addition to Section 2.5.1, the Official Plan requires that applications for development be assessed relative to the criteria set out in Section 4.11 which deal with compatibility considerations. While Section 2.5.1 is focused more on design and context matters to provide for ensuring compatibility, the criteria set out in Section 4.11 are more traditional planning considerations dealing with matters such as traffic, parking, and built form relationships. The Plan further clarifies that the criteria may not apply and/or may be evaluated and weighted on the basis of site circumstances.
Many of the issues raised by the community are focused on those matters addressed by Section 4.11. The following discussion highlights how the subject application responds to these criteria so as to ensure that the proposed development will not result in any undue adverse impacts and that it will co-exist within surrounding development and uses.
Traffic
Traffic generated from the site is expected to be minimal as a retirement home is considered a low traffic generator as it relates to its impact on peak flows. Hunt Club Road is appropriately sized to accommodate traffic to and from the site. Public transit and sidewalks are also located along Hunt Club Road. No vehicular access to the site will be provided from Wyman Crescent. As such the proposed development is not expected to have any traffic impact on this local residential street.
Vehicular Access
Vehicular access to drop-off, parking and loading areas has been limited to two points along Hunt Club Road. Further, no on-site driveways will be located on the Wyman Crescent side of the proposed development so as to ensure no headlight glare, noise and loss of privacy for Wyman Crescent residents.
Parking Requirements
Through the proposed amendment, parking requirements for the property will be held to a higher standard than currently required and proposed through the new comprehensive Zoning By-law. To avoid the visual eye-sore of surface parking on the streetscape, parking spaces will be adequately screened by the building and landscaping and a higher proportion of parking will be located underground.
Building Massing and Height / Pattern of the Surrounding Community
The proposed height of the new building will be no greater that the maximum height currently permitted within the surrounding neighbourhood. The massing of the building will be inherently larger due to the use however the yard requirements have been increased in an effort to mitigate the mass and allow for ample room for landscaping. As well, to mitigate this impact the design proposes to incorporate building materials such as brick, stone and stucco which are commonly found in the area.
Outdoor Amenity Areas
The privacy of abutting residences has been respected through the design of an internal courtyard that will create a private open space area that will control any potential noise generated from the facility. Additional outdoor amenities areas are limited to a passive walking trail system around the perimeter of the building which will be screened by landscaping.
Loading Areas
Loading areas will not be visible from either street frontage, as the design of the building will effectively enclose the area from the views along Hunt Club Road and Wyman Crescent.
Lighting
Any potential for lighting spill over onto abutting properties will be appropriately designed and implemented through the Site Plan Control process.
Noise and Air Quality
To reduce potential impacts from heating, ventilation and air conditioning systems, the mechanical equipment has been located internally and/or vented through the roof of the building providing adequate separation from neighbouring properties.
Staff is satisfied that the above criteria to be considered when evaluating compatibility have been achieved. The implementing Zoning By-law will establish the performance requirements with respect to parking, height and yard setbacks to allow for a building that implements the Official Plan design objectives and compatibility criteria. The application for Site Plan Control will establish and secure appropriate and safe access to the site and application landscaping and screening to mitigate any potential impacts.
Hunt Club Secondary Plan
The subject property is located within an area
designated Residential – Low Density within the Hunt Club Secondary Plan. This designation is intended to accommodate
low profile residential uses. Related
and complimentary accessory uses are also permitted. The proposed retirement residence is to be accommodated within a
low profile built form, consistent with the heights of buildings in the area
and is therefore considered a related residential use that is to be in keeping
with the land use designation.
The subject properties are currently split
zoned between the former City of Ottawa and City of Gloucester. The proposed zoning will amend the current
R1E Zone to an R1E Special Exception Zone and repeal the Rs3 Zone to be
replaced with the new R1E Special Exception Zone. As a result, one new uniform zoning designation will be
applicable across the entire subject property.
The R1E Special Exception Zone will permit a retirement home as a
site-specific use. The underlying
permitted uses within the R1E Zone will remain which is keeping in place the
intent of both original zones should the lands be redeveloped in the future for
a use other than a retirement home. The
uniform zoning will allow for an easier interpretation of the proposed zoning
and consistent performance standards for the consolidated lands. The proposed zoning has been drafted in a
manner that is consistent with the yard requirements for an institutional use
to ensure appropriate setbacks and parking requirements are established.
The amending Zoning By-law will establish a new
maximum height and minimum yard, setback and parking requirements for a
retirement home in order to implement the proposed concept plan as shown in
Document 3. The Department supports the
additional permitted use as it is consistent with the policy direction of the
Official Plan with respect to creating supportive communities by implementing
an accepted compatible use within the General Urban Area.
The proposed zoning requirements will allow for
appropriate buffering between the existing residential areas to the east and
west of site and appropriate room for landscaping, construction and grading and
drainage.
An application for Site Plan Control (file
D07-12-07-0194) has been submitted and reviewed concurrently with the above
application.
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 has provided comments. The comments received are outlined in Document 4.
FINANCIAL IMPLICATIONS
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 Concept Plan
Document 4 Consultation Details
DISPOSITION
City Clerk’s Branch, Council and Committee
Services to notify the Owner (1716790 Ontario Inc., Attention R. Lemay,
1406-134 York Street, Ottawa, ON K1N
1K8), applicant, (Novatech Engineering Consultants Ltd., Attention G. Mignon,
240 Michael Cowpland Drive, Suite 200, Ottawa, ON K2M 1P76), 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
The following change in zoning will be made to all of the lands known municipally as 970, 976 and 982 Hunt Club Road as shown on Document 1:
1. The subject lands located in the former City of Ottawa will be rezoned from R1E to R1E[xxx].
2. The subject lands located in the former City of Gloucester will be rezoned from Rs3 to R1E[xxx]
3.
The lands zoned R1E[xxx] will be subject to the
following:
a.
Additional Permitted Use – Retirement Home
b.
The frontage of the lot shall be considered Hunt Club
Road
c.
Notwithstanding
Part VI – Residential Zones, Table 197 sub v, for a retirement home:
Minimum lot area – 9,400 square
metres
Minimum lot width – 115 meters
d.
Notwithstanding
Part IV – Residential Regulations, for a retirement home
Minimum front yard setback – 15
metres
Minimum interior side yard setback –
6.5 meters
Minimum rear yard setback - 7.5
metres
Maximum building height for lot
adjacent to R1, R2, R3 zones – 10.5 metres
Maximum building height in other
cases – 10.5 metres
Minimum width of landscape strip
abutting all zones – 3.0 metres
e.
Notwithstanding
Part III – Parking and Loading, Table 48 sub vii, motor vehicle parking for a
retirement home shall be provided at a minimum ratio of 0.40 spaces per unit.
f.
Amenity
Area shall be provided as per Part IV – Residential Regulations, Table 121.
g.
Notwithstanding
Section 22 sub 2(a), an encroachment of 9.5 metres for a canopy may be
permitted in the front yard.
h.
That
all lands zoned R1E[xxx] shall be considered one lot for the purposes of
compliance with the zoning by-law.
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. A public meeting was also held on January
16, 2008 sponsored by Councillors Deans and McRae.
PUBLIC COMMENTS
One letter was received in support of the application from
a member of the public. Nineteen
letters were received in opposition to the application from individual
homeowners. A summary of the issues
brought forward is outlined below along with a staff response.
SUMMARY OF PUBLIC INPUT
1. Traffic
Concerns were raised with respect to an increase in traffic in the area as a result of the proposed development. As well, concerns with safe access to the site.
Response:
A traffic study was prepared in support of the application. The study identifies that a retirement home is considered a low traffic generator as it relates to its impact on peak flows. No traffic concerns or issues were identified by the study. Staff have reviewed the study and concur with the conclusions of the report.
2. Parking
Concerns were raised with respect to overflow parking from the site spilling into the residential area to the south and the need for a parking study to be competed.
Response:
The application originally proposed 37 parking spaces to be provided both above and below ground. The Site Plan Control application has been revised to now show 56 parking spaces on the property. The majority of the parking will be located underground. To ensure this amount of parking is provided, the proposed amending by-law includes a required minimum parking ratio of 0.35 spaces per unit. A parking study was not required in support of the application, as the proposal has always exceeded the amount of minimum parking required for the use.
3. Natural Environment
Concerns were raised with respect to the preservation of mature vegetation on the site.
Response:
A tree preservation plan and landscape plan were prepared in support of the Site Plan Control application. Species that were considered as invasive and undesirable were recommended for removal. Where possible existing vegetation is to be retained and complemented with additional plantings. The details and implementation of tree removal and landscaping will be dealt with through Site Plan Control. Lastly, the proponent is aware that existing vegetation within the public right-of-way on both Hunt Club Road and Wyman Crescent may not be removed without permission and consultation with the City.
4. Noise
Concerns were raised with respect to an increase in noise from the site due to an increase in activities/events at the property, vehicles coming to the site such as garbage trucks, delivery trucks, fire and ambulances and the proposed mechanical pit at the southeast corner of the building.
Response:
The design of the building incorporates a completely isolated and buffered inner courtyard will effectively mitigate any potential noise generating activities related to the site. As well, the loading area of the building is shielded by the southeastern projection of the building. The concept plan shows only passive recreational areas around the perimeter of the building (walking trail), which is expected to generate minimal noise, if any. Staff have no comment with respect to an increase in noise from garbage trucks, delivery trucks, fire and ambulances as the entire surrounding community would generate the same demand and frequency of such services, notwithstanding an expected higher level of traffic during the initial occupancy of the building. Lastly, the proposed mechanical pit for the building has been redesigned and will no longer be required.
5. Impacts to Property Values
Response:
Staff have received no data or evidence to support a potential impact to property values.
6. Construction Impacts
Concerns were raised with respect to the potential impacts of construction such as dust, vibration and access to the site from Wyman Crescent.
Response:
Standard mud tracking and sediment and erosion control techniques will be implemented through the Site Plan Control application. With respect to access on the site, it is staff’s understanding that the principle access for construction equipment and trades workers will be from Hunt Club Road. There is currently no driveway from Wyman Crescent to the site.
7. Design of the Building
Concerns were raised with the design and size of the building in relation to the surrounding area.
Response:
The applicant has proposed a design that is sensitive to the area with respect to height and setbacks. The building is proposed to have a maximum height of 9.6 metres which is lower than the maximum permitted height of a detached dwelling in the R1E and Rs3 Zones. The proposed building setbacks create an appropriate area for landscaping and grading and are consistent with the surround area.
8. Lighting
Concerns were raised with respect to the potential spill over of lighting from the proposed building onto abutting properties.
Response:
As the proposal is subject to Site Plan Control appropriate review of the proposed lighting fixtures and potential spill over will be conducted, and if necessary appropriate conditions of approval will be included.
9. Increase in Crime
Concerns were raised with respect to a potential increase in crime as a retirement home may be seen as a vulnerable site, as well as an escape route as the proposed pathway would lead from Wyman Crescent to Hunt Club Road.
Response:
The building is proposed to have secure entrances at all points. Staff is present on-site at all times monitoring indoor and outdoor activities. It is the intent of the facility to be equipped with security cameras similar to the Stonehaven Manor facility.
The pathway linkage from Wyman Crescent to Hunt Club Road is required for fire and emergency access, however the frontage along Wyman Crescent will include decorative fencing and a controlled gate.
10. Density
Concerns were raised that the proposal is too dense for the site and inconsistent with the densities in the surrounding area.
Response:
It is recognized that based on the proposed use, the building footprint and population will be larger than the surrounding dwellings. However, the Official Plan and Zoning By-law does not provide specific numerical values or criteria to consider the appropriate amount of density on a particular site. Concerns with respect to density are better evaluated through the examination of potential impacts such as traffic, parking, noise and lighting and the performance standards proposed for the site such as height, parking requirements and yard setbacks. These issues have been discussed above individually in the report.
JANUARY 16, 2008 - PUBLIC MEETING
COMMENTS
A public meeting was held at the Sawmill Creek Community Centre and Pool. Councillor Deans, staff from Councillor McRae’s office, staff and the proponents land use planner, landscape architect, forester and architect were in attendance. The Manager of the Stonehaven Manor retirement home, which the proposal is modelled after, was in attendance as well.
The proponents land use planner presented an overview of the proposal, which included the operation of the building, the applications submitted and supporting studies. City staff were in attendance to answer questions with respect to the various processes underway. The floor was then opened for questions to the various consultants, the Councillor and City staff. The issues raised in the meeting echoed the written comments received to date from the public.
COUNCILLOR’S COMMENTS
Concerns were raised with respect to overall
parking into the abutting community, construction vehicles and workers
accessing the site from Wyman Crescent and the timing of construction to
minimize impacts to neighbouring residents.
Response:
With
respect to parking on the site, the applicant has revised the initial site plan
and now proposes to provide a total of 56 parking spaces on the property,
whereas the By-law requirement is 36 spaces.
Access to the site for construction vehicles will be from Hunt Club
Road. There is no proposal for any type
of access from Wyman Crescent other than pedestrian.
A
condition requiring access from Wyman can be considered as part of the Site
Plan Control approval. Lastly, it is
the intent of the applicant to construct the building in one phase. The building will not be constructed in
phases over an extended period of time.