1.             ZONING - 74 STONEHAVEN DRIVE

 

ZONAGE - 74 PROMENADE STONEHAVEN

 

 

 

Committee recommendations

 

(This application is not subject to Bill 51)

 

That Council:

 

1.                  Approve an amendment to By-law 2008-250 to change the zoning of 74 Stonehaven Drive from Residential Third Density, Sub Zone X Zone (R3X), to Residential Third Density, Sub Zone X, Exception Zone (R3X [xxxx]) and Residential Fourth Density, Sub Zone M, Exception Zone (R4M [xxxx]), as shown in Document 1 and as detailed in Document 2. 

 

2.         Approve an amendment to the former City of Kanata Zoning By-law to change the zoning of 74 Stonehaven Drive from Residential Type 3A Zone, (R3A) to Residential Type 3A Exception Zone, (R3A-6), and Residential Type 5A Exception Zone, (R5A-1), as shown in Document 1 and as detailed in Document 2..

 

 

Recommandations du Comité

 

Que le Conseil :

 

1.                  approuve une modification au Règlement 2008-250 de la Ville d’Ottawa afin de changer le zonage de la propriété située au 74, promenade Stonehaven de Résidentiel de troisième densité, Sous-zone X (R3X) à Résidentiel de troisième densité, Sous-zone X, zone d’exception (R3X [xxxx]), et Résidentiel de quatrième densité, Sous-zone M, zone d’exception (R4A[xxxx]), tel qu’illustré dans le Document 1 et exposé en détail dans le Document 2. 

 

2.         approuve une modification au Règlement de l’ancienne Ville de Kanata, afin de changer le zonage de la propriété située au 74, promenade Stonehaven de Résidentiel de Type 3A (R3A) à Résidentiel de Type 3A d’exception (R3A-6) et Résidentiel de Type 5A d’exception (R5A-1), tel qu’illustré dans le Document 1 et exposé en détail dans le Document 2.

 

 

 

Documentation

 

1.   Deputy City Manager, Planning, Transit and the Environment report dated 30 July 2008 (ACS2008-PTE-PLA-0121).

 


Report to/Rapport au:

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

and Council / et au Conseil

 

30 July 2008 / le 30 juillet 2008

 

Submitted by/Soumis par : Nancy Schepers, Deputy City Manager

Directrice municipal 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

 

Kanata South/sud (23)

Ref N°: ACS2008-PTE-PLA-0121

 

 

SUBJECT:

ZONING - 74 STONEHAVEN DRIVE (FILE NO. D02-02-05-0122)

 

 

OBJET :

ZONAGE - 74 PROMENADE STONEHAVEN

 

REPORT RECOMMENDATIONS

 

That the Planning and Environment Committee recommend Council:

 

1.         Approve an amendment to By-law 2008-250 to change the zoning of 74 Stonehaven Drive from Residential Third Density, Sub Zone X Zone (R3X), to Residential Third Density, Sub Zone X, Exception Zone (R3X [xxxx]) and Residential Fourth Density, Sub Zone M, Exception Zone (R4M [xxxx]), as shown in Document 1 and as detailed in Document 2. 

 

2.                  Approve an amendment to the former City of Kanata Zoning By-law to change the zoning of 74 Stonehaven Drive from Residential Type 3A Zone, (R3A) to Residential Type 3A Exception Zone, (R3A-6), and Residential Type 5A Exception Zone, (R5A-1), 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 :

 


1.         d’approuver une modification au Règlement 2008-250 de la Ville d’Ottawa afin de changer le zonage de la propriété située au 74, promenade Stonehaven de Résidentiel de troisième densité, Sous-zone X (R3X) à Résidentiel de troisième densité, Sous-zone X, zone d’exception (R3X [xxxx]), et Résidentiel de quatrième densité, Sous-zone M, zone d’exception (R4A[xxxx]), tel qu’illustré dans le Document 1 et exposé en détail dans le Document 2.  

 

2.                  d’approuver une modification au Règlement de l’ancienne Ville de Kanata, afin de changer le zonage de la propriété située au 74, promenade Stonehaven de Résidentiel de Type 3A (R3A) à Résidentiel de Type 3A d’exception (R3A-6) et Résidentiel de Type 5A d’exception (R5A-1), tel qu’illustré dans le Document 1 et exposé en détail dans le Document 2.

 

 

BACKGROUND

 

The subject lands are located on the north side of Stonehaven Drive, between Steeple Chase Drive and Pine Hill Drive, in the Bridlewood community. The subject parcel has a frontage of approximately 350 metres on Stonehaven Drive, an area of approximately 5.4 hectares and is currently vacant. The surrounding lands are largely developed. Abutting the northerly property line is a bicycle path within the Hydro corridor, and beyond that is a park and a community of semi-detached bungalows. The adjacent lands to the west are occupied by the Stonehaven Manor retirement residence and a townhouse development, while to the east are detached dwellings. Lands on the south side of Stonehaven Drive are vacant and zoned for an apartment building.

 

Purpose of Zoning By-law Amendment

 

The purpose of this Zoning By-law amendment is to rezone a portion of the property to permit stacked dwellings, and for a minor amendment to the remainder of the property, affecting the provisions for permitted yard encroachments such as porches and steps.

 

Existing Zoning

 

In By-law 2008-250, most of the subject site is zoned Residential Third Density Zone (R3X). This zone permits a detached dwelling, semi-detached dwelling, multiple-attached dwelling, three-unit dwelling, diplomatic mission and group home, subject to certain provisions.

 

In the former City of Kanata Zoning By-law 94 for the Bridlewood community, the site is zoned Residential Type 3A Zone (R3A). This zone permits a fully detached dwelling, semi-detached dwellings, multiple attached dwellings and a group home.

 

A Plan of Subdivision application for the subject land is now being processed and the requested rezoning will implement the proposed Plan of Subdivision. The subdivision plan proposes 34 lots for detached dwellings on the easterly portion of the property, blocks for 45 freehold townhouses in the central portion of the site and blocks for 64 stacked units on the westerly portion of the property for a total of 143 units.

 


Proposed Zoning

 

It is proposed to rezone a portion of the subject property to a site-specific Residential Fourth Density Zone (R4M) in By-law 2008-250 to permit development of stacked residential dwellings on the site. This zone permits detached, semi-detached and multiple-attached dwellings, as well as stacked dwellings, planned unit developments, group home or diplomatic mission, subject to certain provisions. A minor revision would also be made to the R3X zone applicable to the remainder of the site, as it affects permitted obstructions in yards. The intent of this provision is to promote an improved street presence with porches and steps located closer to the street.

 

It is proposed to rezone a portion of the subject property to a site-specific Residential Type 5A Zone (R5A-1) in the former City of Kanata Zoning By-law 168-94 in order to permit development of stacked dwellings on the western portion of the site. This zone would permit only stacked townhouse dwellings, subject to certain provisions. The site-specific zone provisions would specify a lot area of 2000 square metres, a minimum lot frontage of 15 metres, a maximum building height of 15 metres, minimum yard setbacks and provisions for permitted encroachments such as steps and porches. A minor revision would also be made to the R3A zone as it affects permitted encroachments, in order to promote an improved street presence by allowing porches and steps closer to the street.

 

Revisions to original application

 

In the original rezoning application submitted in October 2005, the westerly half of the site was to be rezoned for stacked dwellings. In February 2008, the proponent agreed to alter the unit mix within the draft plan of subdivision as a means of addressing potential traffic congestion generated by the initial concept. The compromise introduced 34 single detached dwelling units in the easterly portion of the site adjacent to the detached dwellings on Brandy Creek Crescent and provided four blocks for 45 freehold townhouses. A Zoning By-law amendment is not required for those 78 units, as the existing R3A Zone permits single detached, semi-detached and multiple attached dwellings. The requested Zoning By-law amendment for the stacked units is now limited to two blocks on the westerly part of the draft plan of subdivision. The original plan of subdivision sought to develop 89 street townhouses and 112 stacked units for a total of 201 units, while the revised application seeks to develop 34 detached dwellings, 45 freehold townhouses and 64 stacked units for a total of 143 units. The portion of the site to be developed with stacked dwellings is indicated as Area “B” on Document 1.

 

DISCUSSION

 

Official Plan

 

The Official Plan designates the property General Urban Area.  The General Urban Area designation permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural leisure and institutional uses.

 


According to Section 2.2.3 of the Official Plan, the City supports intensification and infill throughout the urban area. The Official Plan requires that developments providing infill and intensification be compatible with their surroundings.  This means that the new development must fit well with, and respect the pre-established character of the existing community.  This can include building form, setbacks, height, proportions, distance between buildings, and building location. 

 

Compatibility

 

The subject site is surrounded by townhouses and a retirement residence to the west, a bicycle path, park and semi-detached dwellings to the north, detached single dwellings to the east and a vacant site zoned for an apartment building to the south across Stonehaven Drive.  This application proposes a minor amendment to permit a limited number of stacked townhouses adjacent to the four-storey retirement residence and townhouse development to the west.

 

The associated draft plan of subdivision is comprised of a mix of lots for detached dwellings as well as blocks that will accommodate freehold townhouse dwellings and other blocks for stacked dwellings. The Zoning By-law amendment as currently proposed would rezone only a small portion of the property to permit blocks of stacked dwellings along the west side of the site, adjacent to Stonehaven Manor and the rental townhouse development owned by the applicant. Two additional blocks of stacked units would be located along Stonehaven Drive. The stacked units fronting onto Stonehaven Drive will provide an attractive streetscape and are preferable to townhouses with individual driveways fronting onto a major collector street. It is the intention of the owner to retain the R3X Zone on the remainder of the site, with a minor revision to amend provisions for certain permitted projections, such as steps.

 

The addition of the stacked townhouse use would increase the diversity of housing types available in the neighbourhood and is considered a compatible building form that would be in keeping with the surrounding community. The stacked units have similar qualities with respect to their building height, setbacks, massing and character as nearby townhouse units and the retirement residence, and the development of townhouses in the central portion of the site will create an appropriate transition from the single-detached homes to the east.

 

The Council-approved “Urban Design Guidelines for Greenfield Neighbourhoods” translate the broad framework of the Official Plan into detailed principles for development. These guidelines play an integral role in achieving high quality design throughout the city, and are applicable to the proposed subdivision. A “greenfield neighbourhood” refers to a large area of land within the Urban Area that has not been developed previously, or that has the potential to be extensively redeveloped. It could be a single subdivision with fewer than 50 residential dwellings within an existing urban neighbourhood, or a larger area of new development. These design guidelines are focused on providing guidance for neighbourhood design during the subdivision review and zoning processes. Among the principles of the design guidelines are the following:

 

·        Mix various types of housing on each street while considering the relationship (height, size, bulk) between each other, and to existing houses.

·        Locate residential buildings close to the property line with their primary face addressing the street, and provide visual interest along the streetscape with a variety in setbacks and projections.

·        Locate surface parking areas of multi-unit residential buildings away from public view and not between the public street and the building.

 

The proposed plan of subdivision satisfies these criteria by offering a range of unit types, orienting buildings close to the street, and providing parking at the rear of the stacked dwellings. The portion of the site occupied by the stacked dwellings and freehold townhouses will be subject to Site Plan Control Approval, at which time details of building layout, landscaping and grading will be addressed.

 

 

Transportation

 

The Official Plan identifies Stonehaven Drive as a Major Collector road.  This type of road is intended to serve as a connection between an arterial road (a major road which carries large volumes of traffic over long distances) and collector roads, which are the principal streets in urban neighbourhoods.

 

With the subdivision and zoning application, a Transportation Study was submitted in accordance with the Council’s approved Transportation Impact Assessment. The study addressed the introduction of the traffic from the proposed subdivision development into the overall transportation network of the existing community. The study also addressed additional traffic expectations from other lands on Stonehaven Drive for which the City has received a plan of subdivision application, which are located at 310 Stonehaven Drive.

 

The current applications that have been received represent the final phases of development within the Bridlewood Community. As a condition of subdivision approval for the nearby development at 310 Stonehaven Drive, the proponent will be required to implement roadway modifications at the access point onto Stonehaven Drive. The City has received comments from the community on existing operational traffic concerns in Bridlewood that are unrelated to the proposed developments. Staff is investigating these concerns.

 

In general, Stonehaven Drive is experiencing increased traffic at peak times of the day. There are a number of reasons for this increase, one of which is a constraint at the intersection of Stonehaven and Richmond Road. There are high-level studies being completed in the surrounding area to analyze global traffic issues such as the Eagleson Road Environmental Assessment and the Terry Fox Drive/Hope Side Road extension Environmental Assessment. In addition, Traffic Operations staff has also been reviewing the existing internal community concerns and were consulted through the circulation process.

 

Servicing/Infrastructure

 

A serviceability study was submitted with the subdivision application that addresses the servicing needs for the lands. Development of these lands is being completed in accordance with master servicing requirements for the community and there are no servicing issues related to the development of these lands.

 


Conclusions

 

The proposed Zoning By-law amendment rezones a portion of the subject site to allow development of a limited number of stacked dwellings as part of a new subdivision. The proposed zoning restricts the location of the stacked housing units to a small portion of the site, addressing community concerns and facilitating compatibility. The stacked units permitted within the new plan of subdivision will be compatible in size with adjacent buildings, and will have minimal impact on existing residential development. The proposed permitted use is considered appropriate for the site, and will achieve the goal of providing a full range and choice of housing types. Further, the location on a collector road is considered an appropriate location for a higher density infill development, while respecting the existing character of the community. The proposal makes use of existing services, and is supportive of transit and pedestrian use.

 

The minor revision proposed to the current R3X zone as it affects permitted obstructions in yards will promote an improved street presence by allowing porches and steps located closer to the street.

 

The Department supports this Zoning By-law amendment because the proposed use is compatible with the surrounding area and conforms to the applicable policies outlined within the Official Plan.  

 

ENVIRONMENTAL IMPLICATIONS

 

A portion of the property lies within Urban Natural Area 22, identified as Bridlewood Core Park, in the Urban Natural Areas Environmental Evaluation Study. This study was undertaken to assess the relative environmental value of natural areas in the urban area to establish priorities and make recommendations for management of these lands. The Bridlewood Core Park Urban Natural Area contains a large woodlot spanning the north and south sides of Stonehaven Drive.  The portion of UNA 22 that is located on the subject site was not considered environmentally significant enough for the City to acquire it to ensure protection. The City is taking steps to purchase the portion of the UNA on the south side of Stonehaven Drive, adjacent to Deevy Pines Park.  

 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. Public comments and concerns were focussed on traffic issues in the Bridlewood community. The public comments and staff response are detailed in Document 3. 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 for several reasons: the application was On Hold for an extended period of time while the applicant conducted additional traffic impact studies. In addition, further time was required for issue resolution, as well as additional community consultation initiated by the applicant to address residents concerns regarding traffic.

 

SUPPORTING DOCUMENTATION

 

Document 1      Location Map

Document 2      Details of Recommended zoning

Document 3      Consultation Details

Document 4      Draft Plan of Subdivision

Document 5      Location of Stacked Dwellings

 

DISPOSITION

 

City Clerk’s Branch, Council and Committee Services to notify the owner, (Urbandale Corporation, 2193 Arch Street, Ottawa, Ontario K1G 2H5, Attention: Ms Mary Jarvis), OttawaScene.com, 174 Colonnade Road, 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

 

Proposed changes to By-law 2008-250

 

1.         The lands shown as Area A on Document 1 zoned R3X in Zoning By-law 2008-250 are rezoned to R3X [xxxx].

 

2.         A new exception, R3X [xxxx], will be added to Part 15, Section 239 including the following provisions:

- balconies, porches or verandahs above the floor height of the 1st storey may project into a required yard a distance of 3.0m but no closer than 0.6 m to a lot line.

 

3.         The lands shown as Area B on Document 1 zoned R3X in Zoning By-law 2008-250 are rezoned to R4M [xxxx].

 

4.         A new exception, R4M [xxxx], will be added to Part 15, Section 239 including the following provisions:

-         all yard setbacks are 4.5m except in the case of a yard adjacent to a stacked dwelling that abuts a zone that does not permit stacked dwelling: 1.2 m.

 

 

 

Proposed changes to By-law No. 168-94 for the former City of Kanata

 

1.         The lands shown as Area A on Document 1 zoned R3A under By-law 168-94 are rezoned to R3A-x.

 

2.         A new special exception zone, R3A-x, will be added to subsection 10(3) including the following provisions:

(a)  covered porches, uncovered porches, uncovered porch platforms and steps, no matter the height above grade, may project a maximum of 3.0m into a required yard but no closer than 0.6m to a lot line

(b)  subsection 3(25) does not apply

(c)  minimum exterior side yard width: 3.5 metres

 

3.         The lands shown as Area B on Document 1 zoned R3A under By-law 168-94 are rezoned to R5A-x.

 

4.         A new special exception zone, R5A-x, will be added to subsection 13(3) including the following provisions:

 

(i)         the only permitted use is Stacked Townhouse Dwelling

(ii)        minimum lot area: 2000 square metres

(iii)       minimum lot frontage: 15 metres

(iv)       minimum yard depth of yard abutting Kinghaven Drive: 4.5 m

(v)        minimum yard depth of yard abutting Stonehaven Drive: 4.5 m

(vi)       minimum yard depth of all other yards: 1.2 m

(vii)      no maximum coverage restriction applies

(viii)      no density provision applies

(ix)       covered porches, uncovered porches, uncovered porch platforms and steps, no matter the height above grade, may project a maximum of 3.0m into a required yard but no closer than 0.6m to a lot line.

 

 


CONSULTATION DETAILS                                                                                DOCUMENT 3

                                                                                                  

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.  An information sign was posted on the property, and notice of the application was circulated to the Bridlewood Community Association. The Ward Councillor is aware of the application and the staff recommendation.

 

A public meeting was held in the community on May 15, 2007, in fulfillment of the requirements for the associated subdivision application, as well as the concurrent subdivision application at 310 Stonehaven Drive. Approximately 125 residents attended the meeting. A summary of the public comments and staff responses is listed below.

 

Traffic

 

Comments: The primary concern of residents is the impact of the additional homes on the current traffic congestion on Stonehaven Drive. A sample of comments is as follows:

·        A four-lane Richmond Road should have been constructed through NCC lands before allowing the scale of Bridlewood density to continue with Stonehaven being the only easterly exit route.  It is the City's responsibility to remedy the situation.

·        Stonehaven Drive is currently failing to process morning rush-hour traffic on a timely or safe basis.  Additional housing will only increase traffic. 

·        The school bus traffic combined with the presence of four schools on Stonehaven Drive poses serious congestion problems during the morning rush hours as well as a safety concern.

·        There is a need for another “feeder street” from Bridlewood to Richmond Road. Until an alternative route other that Stonehaven Drive is established, there should be a moratorium on future growth in Bridlewood.

·        Richmond Road must be widened to two lanes northbound for a greater distance, to allow traffic to merge safely and smoothly at the Stonehaven/Richmond Road intersection.

·        Residential development should be limited until there is the infrastructure in place to support the additional traffic.

 

Response:  The Official Plan identifies Stonehaven Drive as a Major Collector road.  This type of road is intended to serve as a connection between an arterial road (a major road which carries large volumes of traffic over long distances) and collector roads, which are the principal streets in urban neighbourhoods.

 

With the subdivision and zoning application, a Transportation Study was submitted in accordance with the Council’s approved Transportation Impact Assessment. The study addressed the introduction of the traffic from the proposed subdivision development into the overall transportation network of the existing community. The study also addressed additional traffic expectations from other lands on Stonehaven Drive for which the City has received a plan of subdivision application, which are located at 310 Stonehaven Drive.

 

The current applications that we have received represent the final phases of development within the Bridlewood Community for Urbandale Corporation’s lands. The nearby development at 310 Stonehaven Drive will be required to implement roadway modifications at the access points onto Stonehaven Drive. The City has received comments from the community on existing operational traffic concerns in Bridlewood that are unrelated to the proposed developments. Staff is investigating these concerns.

 

In general, due to growth within the community, Stonehaven Drive is experiencing increased traffic at peak times of the day. There are a number of reasons for this increase one of which is a restriction that is caused at the intersection of Stonehaven and Richmond Road. There are high-level studies being completed in the surrounding area to analyze global traffic issues such as the Eagleson Road Environmental Assessment and the Terry Fox Drive/Hope Side Road extension Environmental Assessment. In addition, Traffic Operations staff has also been reviewing the existing internal community concerns and were consulted through the circulation process.

 

Stacked Dwellings

 

Comments: Several residents of the abutting detached homes on Brandy Creek Crescent and the semi-detached homes on Waterthrush Crescent were opposed to the construction of stacked dwellings on the property. Although the portion of the site abutting their properties was proposed to be developed with freehold townhouses, they opposed the intensification permitted by the requested rezoning.

 

Response: 

 

In the original rezoning application, most of the westerly half of the site was to be rezoned for stacked dwellings. The owner agreed to alter the unit mix within the draft plan of subdivision as a means of addressing opposition generated by the initial concept. The compromise introduced 34 single detached dwellings adjacent to Brandy Creek Crescent and provided fewer blocks for the stacked units. The requested zoning by-law amendment would now limit the stacked units to two blocks abutting Stonehaven Manor and the Urbandale-owned townhouses. The proposed plan of subdivision is appropriate and compatible with the surrounding development.

 

 

 


PROPOSED PLAN OF SUBDIVISION                                                                            DOCUMENT 4

 

 

 

 


LOCATION OF PROPOSED STACKED DWELLINGS                                     DOCUMENT 5