3. RESIDENTIAL HEIGHT LIMITS IN CARSON GROVE

LIMITES DE HAUTEUR POUR LES UTILISATIONS RÉSIDENTIELLES DANS

CARSON GROVE

Committee recommendation

That Council approve an amendment to the Zoning By-law 2008-250 to reduce the maximum permitted height limits for residential uses in the R1 and R2 Zones in Carson Grove as shown in Document 1 and as detailed in Document 2.

Recommandation DU Comité

Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de réduire les limites de hauteur maximales des utilisations résidentielles dans les zones R1 et R2 de Carson Grove, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.

Documentation

1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 15 December 2011 (ACS2012-ICS-PGM-0009).

2. Extract of Draft Minutes, Planning Committee meeting of 10 January 2012.

Report to/Rapport au :

Planning Committee

Comité de l'urbanisme

and Council / et au Conseil

15 December 2011 / le 15 décembre 2011

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

Directrice municipale adjointe, Infrastructure Services and Community Sustainability, Services d'infrastructure et Viabilité des collectivités

Contact Person/Personne-ressource : Richard Kilstrom, Manager/

Gestionnaire, Policy Development and Urban Design/Élaboration de la politique et

conception urbaine, Planning and Growth Management/Urbanisme et Gestion de la croissance

Élaboration de la politique et conception urbaine

(613) 580-2424 x22653, Richard.Kilstrom@ottawa.ca

Beacon Hill - Cyrville (11)

Ref N°: ACS2012-ICS-PGM-0009

SUBJECT:	RESIDENTIAL HEIGHT LIMITS IN CARSON GROVE

OBJET :	LIMITES DE HAUTEUR pour les utilisations RÉSIDENTIELleS DANS CARSON GROVE

REPORT RECOMMENDATION

That the Planning Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to reduce the maximum permitted height limits for residential uses in the R1 and R2 Zones in Carson Grove as shown in Document 1 and as detailed in Document 2.

RECOMMANDATION DU RAPPORT

Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de réduire les limites de hauteur maximales des utilisations résidentielles dans les zones R1 et R2 de Carson Grove, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.

BACKGROUND

A recently built duplex, containing a secondary dwelling unit, and located in the Ward 11 portion of Carson Grove was developed with a height of 11 metres, in conformity with the R2N zoning in effect under Zoning By-law 2008-250. Residents of the neighbourhood had concerns with the three-storey dwelling, and considered it to be out-of-character with the surrounding neighbourhood where the existing dwellings are one- to two-storeys in height. At an informal public meeting, the Ward Councillor indicated that the Zoning By-law could be reviewed to determine a more appropriate maximum allowable height, so as to ensure that future infill development would be a better fit within the established neighbourhood. This report recommends decreases in allowable maximum height of dwellings in the R1 and R2 Zones of Carson Grove, based on extensive site visits of the area and an evaluation of building form within the neighbourhood.

DISCUSSION

The Official Plan encourages infill in established neighbourhoods, and includes policies that speak to the importance of contextual fit of an infill lot with its surroundings. The Residential Zones of Zoning By-law 2008-250 were created based on both existing zoning regulations of the former municipalities' Zoning by-laws, as well as on the existing physical character of each neighbourhood. Pursuant to those limited matters that may be regulated through zoning, as detailed in Section 34 of the Planning Act, it is the basic lot size and building envelope regulations, including lot width, lot area, yard setbacks and building height that define the building's mass and contribute to the definition of a neighbourhood's character, with the zone category defining those uses permitted in each zone.

Under the former urban Gloucester Zoning By-law 333 of 1999, maximum building height for residential uses, other than apartments, was not specifically identified or regulated. Over time, as different neighbourhoods developed and the housing market changed, dwellings became taller. Unfortunately, in the absence of any specific maximum height permitted, infill development in older neighbourhoods can be developed with taller dwellings, which in some cases, leads to incompatibility with surrounding dwellings.

The 2003 Official Plan identified 'low-profile dwellings' as being from one to four storeys in height, or roughly up to 13.5 metres. The effect of the former Gloucester Zoning By-law's absence of a height regulation, combined with the 2003 Official Plan profile categories, resulted in the fact that a residential dwelling could develop up to 13.5 m in height. This height limit applies equally to new infill development, as well as to additions to existing homes. The 2009 Official Plan continues this height profile for low-rise buildings.

In 2008, Zoning By-law 2008-250 established a maximum height limit of 11 metres, which is lower than the 'up to 4 storeys' as per the Official Plan and applied this maximum height to numerous residential subzones across the city, including the Ward 11 portion of Carson Grove. The 11 m maximum height is a standard height limit for detached, semi-detached, duplex and multiple attached dwellings in urban and outer urban neighbourhoods. This reflected, in part, those cases where the former Gloucester Zoning By-law did require a maximum height limit in a residential zone exception, wherein no height was ever less than 10.7 m, now rounded to 11 m.

In Carson Grove, the older R1 and R2 subdivisions consist of many bungalows as well as two‑storey detached and semi-detached dwellings. These older neighbourhoods were developed well below the current maximum 11 m height limit. Site visits to the Ward 11 portion of Carson Grove indicate that there are no three storey dwellings in the neighbourhood, other than the new infill lot along Bathgate Drive.

There appears to be a clear delineation in height between the older developed area in the east end of the neighbourhood, and the newer developed lands along Ambercrest Street in the northern end of the community.

Those areas east of Whiterock Street, along Matheson Road, Charlton Drive, Adley Road, Bourget Avenue, Alboro Crescent, Rainbow Crescent, Ogden Street, and Bathgate Drive consist mostly of bungalows, or single-storey dwellings. The remaining areas located east of Ambercrest Street, consist of moderate two-storey homes, whose height is lower than the newer two‑storey dwellings. The more newly developed lands, particularly along Ambercrest Street, consist mostly of tall two to 2.5 storey dwellings.

It is recommended that the neighbourhood be rezoned to lower the heights of residential dwellings as follows and as shown on Document 1:

- no height change recommended for any lands zoned R3, and developed mostly with multiple attached dwellings, as these are mid-density level zones;

- a reduction in height from 11 m to 8 m for the majority of the neighbourhood, located east of Whiterock Street and zoned R2N, R1WW [637], and R1WW; and

- a reduction in height from 11 m to 9.5 m for those lands located west of the rear of the lots along Adley Road, along Whiterock Street, part of Matheson Road, Ambercrest Street, Meadowcroft Crescent, Treaty and Chicory and zoned R1WW and R1W.

These recommended height limits of 8 m and 9.5 m are comparable to other neighbourhoods within the City with similar development patterns, such as Alta Vista, Bell’s Corners, or Queenswood Heights. An 8 m high dwelling represents a two-storey dwelling, while a 9.5 m high dwelling represents a tall two or 2.5 storey dwelling.

Despite the fact that there are bungalows, it is not recommended that there be any height limit that would prohibit second storeys, as that would remove too much redevelopment potential, including the prohibition of any additions in height to any existing dwelling in Carson Grove. Indeed, there are no zones in Zoning By-law 2008-250 that restrict residential development to single-storey only, nor were there any such zones in the former municipalities’ Zoning By-laws.

It must be made clear that the recommended reduction in height limit will affect all existing and future dwellings, and will prohibit additions beyond the new maximum height limits.

RURAL IMPLICATIONS

N/A

CONSULTATION

The request that staff review the height limits in the former Gloucester portion of Carson Grove was made by the Ward Councillor at the informal public meeting held regarding the 11 m high duplex being constructed on Bathgate Drive, with many Carson Grove residents present. All residents living in that area of Carson Grove, as identified on Document 1, were sent a copy of this report with notice of the public meeting before Planning Committee.

Staff received 15 comments all of which were in favour of lowering the maximum height permitted in Carson Grove so as to prohibit three-storey dwellings in the R1 and R2 Zones.

The Carson Grove Neighbourhood Association indicated that the whole of Carson Grove's R1 and R2 Zones should have their height reduced and not be limited to changes affecting only the former Ward 11 portion of the neighbourhood. Staff indicated that the portion of Carson Grove in Ward 13, immediately to the north of the area affected, is already zoned to limit height to 8 metres and therefore no change is needed.

COMMENTS BY THE WARD COUNCILLOR(S)

At a Councillor-led meeting the community consensus was agreement with the zoning change to reduce the height in Carson Grove to conform with the character of the neighbourhood.

Councillor Tierney fully supports this amendment to the Zoning By-law.

LEGAL IMPLICATIONS

There are no legal implications associated with this report.

RISK MANAGEMENT IMPLICATIONS

N/A

FINANCIAL IMPLICATIONS

There are no direct financial implications associated with this report.

ACCESSIBILITY IMPACT

N/A

ENVIRONMENTAL IMPLICATIONS

N/A

TECHNOLOGY IMPLICATIONS

N/A

CITY STRATEGIC PLAN

The recommended reduction in maximium allowable building height for dwellings in the Carson Grove community is in keeping with Planning and Growth Management, Objective 1, which is to manage growth and create sustainable communities by ensuring that new growth is integrated seamlessly with established communities.

APPLICATION PROCESS TIMELINE STATUS

N/A

SUPPORTING DOCUMENTATION

Document 1 Location Map with Recommended Height Limits

Document 2 Details of Recommended Zoning

DISPOSITION

Planning and Growth Management to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.

Legal Services to forward the implementing by-law to City Council.

LOCATION MAPWITH RECOMMENDED HEIGHT LIMITS DOCUMENT 1

DETAILS OF RECOMMENDED ZONING DOCUMENT 2

Recommended Changes to the Comprehensive Zoning By-law

1. That the subject lands as shown on Document 1 be rezoned as follows:

i. Area A from R1WW to R1WW[xxxx];

ii. Area B from R2N to R2N [xxxx];

iii. Area C from R1WW[637] to R1WW [xxxy];

iv. Area D from R1WW to R1WW[xxxz]; and

v. Area E from R1W to R1W[xxxz].

2. Add a new exception, R1WW[xxxx] and R2N[xxxx], to Section 239, Urban Exceptions, subject to the following:

i. In Column II, the text “R1WW[xxxx]; R2N [xxxx]";

ii. In Column V, the text "- maximum principal building height: 8 m".

3. Add a new exception R1WW[xxxy], subject to the following:

i. In Column II, the text "R1WW[xxxy]";

ii. In Column V, the text "- minimum lot area: 555 m² "; and

iii. "-maximum principal building height: 8 m".

4. Add a new exception R1WW[xxxz] and R1W[xxxz], to Section 239, Urban Exceptions, subject to the following:

i. In Column II, the text "R1WW[xxxz]; R1W[xxxz]"; and

ii. In Column V, the text "-maximum principal building height: 9.5 m".