7. ZONING - 5649 HAZELDEAN ROAD
(FORMERLY 1774 MAPLE GROVE ROAD) ZONAGE – 5649, CHEMIN HAZELDEAN (AUPARAVANT 1774,
CHEMIN MAPLE GROVE) |
Committee
recommendation
That Council
approve an amendment to Zoning By law 2008-250 to change the zoning of 5649
Hazeldean Road (formerly 1774 Maple Grove Road) from Development Reserve (DR)
to Residential Third Density Subzone YY Exception 1297 (R3YY[1297]) and Parks
and Open Space Subzone R (O1R), and from R3YY[1297] to O1R, from O1R to
R3YY[1297] and from DR to R3YY[1297]-h, as shown in Document 1 and as detailed
in Document 2.
Recommandation DU Comité
Que le Conseil approuve
une modification au Règlement no 2008-250
sur le zonage visant à faire passer la désignation de zonage de la propriété
située au 5649, chemin Hazeldean (auparavant le 1774, chemin Maple Grove), de
« zone d’aménagement futur » (DR) à « zone résidentielle de
densité trois, sous-zone YY, exception 1297 » (R3YY[1297]) et « zone
de parcs et d’espaces verts, sous-zone R » (O1R), et de R3YY[1297] à O1R,
de O1R à R3YY[1297] et de DR à R3YY[1297]-h, comme l’illustre le document 1 et
le précise le document 2.
Documentation
1. Deputy
City Manager's report, Planning and Infrastructure, dated 5 April 2012
(ACS2012-PAI-PGM-0106).
Report to/Rapport au :
Comité de l'urbanisme
and Council / et au Conseil
05 April 2012 / le 05 avril 2012
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice
municipale adjointe, Planning and Infrastructure/Urbanisme et Infrastructure
Contact
Person/Personne-ressource : Don Herweyer, Acting Manager/Gestionnaire
intérimaire, Development Review-Suburban Services/Examen des projets
d'aménagement-Services suburbains, Planning and Growth Management/Urbanisme et
Gestion de la croissance
(613) 580-2424, 28311 Don.Herweyer@ottawa.ca
SUBJECT: |
ZONING - 5649
Hazeldean Road (formerly 1774 Maple Grove Road) |
|
|
OBJET : |
ZONAGE – 5649, CHEMIN Hazeldean (AUPARAVANT 1774, CHEMIN Maple Grove) |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to
Zoning By‑law 2008-250 to change the zoning of 5649 Hazeldean Road
(formerly 1774 Maple Grove Road) from Development Reserve (DR) to Residential
Third Density Subzone YY Exception 1297 (R3YY[1297]) and Parks and Open Space
Subzone R (O1R), and from R3YY[1297] to O1R, from O1R to R3YY[1297] and from DR
to R3YY[1297]-h , as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
The subject
site is located north of Hazeldean Road east of Huntmar Road and west of Terry
Fox Drive (see Location Map in Document 1). The lands, 5649 Hazeldean Road
(formerly 1774 Maple Grove Road), comprise approximately five hectares within the
Kanata West Concept Plan immediately to the east and south of the registered
Fairwinds South development.
The lands were formerly used for
agriculture prior to being rezoned Development Reserve (DR). The lands are
generally flat and are bounded by Poole Creek on the northern edge, which is a
tributary to the Carp River. South of the subject land are a variety of
commercial developments which front onto Hazeldean Road.
A public
meeting regarding the related subdivision (File No. D07-16-08-0005) was held on
September 29, 2011. There were no comments directly relating to the proposed
zoning amendment.
Purpose of Zoning Amendment
The Zoning By-law Amendment seeks to
implement the Mattamy Homes Fairwinds South Phase 5B Draft Plan of Subdivision,
approved on March 1, 2012 (File No. D07‑16-08-0005), to allow the
development of single-detached dwellings.
Also, the zoning amendment realigns
portions of the existing Open Space zoning that encompasses the Poole Creek Corridor
with the rear lot lines of the Draft Plan of Subdivision.
Existing Zoning
The existing zoning over the majority
of the subject lands is DR which recognizes lands intended for future
development. Two small parcels are zoned Parks and Open Space Zone (O1R) and
Residential Third Density Subzone YY (R3YY[1297]).
Proposed Zoning
The proposed zoning amendment is to apply
the Residential Third Density Subzone YY Exception Zone (R3YY[1297]) and Parks
and Open Space Zone (O1R) to the subject lands. In addition, a Holding Zone or
“h” symbol will be placed on lands being used for a temporary stormwater
management pond.
DISCUSSION
Official Plan
The property is designated as General
Urban Area within the Official Plan. 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, entertainment and
institutional uses. This will facilitate the development of complete and
sustainable communities. A broad scale of uses is found within this
designation, from ground-oriented single-purpose to multi-storey mixed-use;
from corner store to shopping centre. This development is proposing
single-detached residential dwellings, consistent with the uses permitted in
the General Urban Area designation.
The subject lands are also within a
Community Design Plan Area directed by the Kanata West Concept Plan, which
identifies the lands as Residential Area B. This designation is primarily
intended to be for a range of residential dwelling types in a
transit-integrated and pedestrian friendly environment.
Connectively/Linkages
The development will have sidewalks on
all streets, a pedestrian linkage to a pathway along Poole Creek and a
pedestrian linkage to the commercial development to the south along Hazeldean
Road. Also, the Implementation Plan for
the Kanata West Development Area identified that the construction of pathways
within certain portions of the valley lands would have a negative impact on
stream function. As such, it was
determined through a further analysis in 2006 that the overall goal of creating
a linked pathway network was achieved through connecting the pathways at
various key points and intersections, rather than having continuous pathways on
both sides of the corridor. These connections include the provision of a
pedestrian bridge through Mattamy Fairwinds Phase 5A development to the pathway
located on the northern edge of Poole Creek, adjoining the previous phases of
development. In addition, there will be
a sidewalk along the North-South Arterial connecting the recreational pathway
along the Poole Creek Corridor, maintaining public access throughout the
corridor.
Transit Supportive Density
The proposed development has a net
residential density of approximately 34 net units per hectare (based on the
draft approved plan). The Kanata West Concept Plan outlined the goal of achieving
post war densities (minimum of 30 to 40 units per hectare) similar to those
within the Glebe in Ottawa. This density provides for a compact urban form
supportive of higher-order/rapid transit. This is consistent with the densities
as proposed for the “Developing Community” designation of the Official Plan of a
minimum of 34 units per hectare. The density as proposed works to achieve the
transit supportive densities outlined in the Official Plan and Kanata West
Concept Plan. As well, the development is adjacent to a future rapid transit corridor
to the east, as identified on Schedule D of the Official Plan. Further, this
aligns with the transportation strategy of the Kanata West Concept Plan to have
32 per cent of external trips made via transit and a reduction of automobile
use.
Poole Creek Corridor Environmental
Protection
The proposed zoning enhances and
broadens the current zoning protection area for the Poole Creek corridor,
consistent with the Kanata West Concept Plan.
In the Implementation Plan for the
Kanata West Development Area, an overall corridor width of 80 – 130 metres is
identified for the Area within Reach 4 – Huntmar Road Crossing to Hazeldean
Road. While 90 metres may be the approximate average of the overall corridor,
it is recognized that there are areas where the corridor is narrower than 90
metres, while there are also areas where the corridor is wider than 90 metres.
Further, the report also recognizes that in some areas the corridor will be
physically limited and set by the meander belt allowance within the valley
lands. As such, while there is variance in the overall corridor width, the
overall goal of maintaining the health of the watershed is being upheld.
Based on the above, the proposed
zoning conforms to the designations and intent in the Official Plan and the
Kanata West Concept Plan and implements residential development as contemplated
in the applicable designations and policies.
Details of Proposed Zoning
Document 1 is a location map which
outlines the areas of the various zoning amendments to occur. In addition, the details of the proposed
changes to the Zoning By-law are outlined in Document 2.
The existing zoning is DR, which is
intended to recognize lands for future urban development in areas designated as
General Urban Area and Developing Communities in the Official Plan. Further,
the zone limits the range of permitted uses ensuring they do not preclude
future development options.
The purpose of the Residential Third
Density Zone (R3) is to allow for a mix of residential building forms ranging
from detached to multiple attached dwellings in areas designated as General
Urban Area in the Official Plan. It also
permits other residential uses to provide additional housing choices within the
third density residential areas and ancillary uses to the principal residential
use to allow residents to work at home. In addition, the zone regulates
development in a manner that is compatible with existing land use patterns so
that the mixed dwelling, residential character of a neighbourhood is maintained
or enhanced. Lastly, the zone would permit different development standards,
identified in the R3YY[1297] exception zone, which has been primarily for use in
the Mattamy Homes Fairwinds development. It has been implemented for
residential uses designated as General Urban Area in the Official Plan and also
within the Kanata West Concept Plan Area. This exception zone promotes
efficient land use and compact form while showcasing newer design approaches.
The Parks and Open Space Zone (O1R) encompass
the Poole Creek Corridor. The proposed amendment will re-align the O1R zone to
the rear lot lines of the Draft Plan of Subdivision, while removing two small
portions of the O1R zone that are within registered residential lots. The
overall effect will essentially increase the protection zone for the Poole
Creek Corridor.
In terms of infrastructure servicing,
the sanitary discharge will be provided by an extension of the existing
sanitary sewers from the adjacent Mattamy subdivision and in the interim, until
the Kanata West Pumping stations is constructed, will be serviced by the
existing private pumping station off of Maple Grove Road.
A holding zone/provision will be
placed over lands which currently have a temporary stormwater management pond
servicing the Fairwinds South development (lots 59 to 92 as identified in the
draft subdivision approval). This is a requirement of the conditions of draft
approval of the plan of subdivision for Fairwinds South Phase 5B, approved on
March 1, 2012, which came into effect on March 22, 2012. The holding provision
will also be in place in order to deal with sanitary servicing matters. Lots 59
to 92 will be serviced by the Kanata West Sanitary Pumping Station. The details
of the conditions of the holding zone are provided in Document 2.
There are no rural implications
associated with this report.
Notice of the zoning amendment was
carried out in accordance with the City's Public Notification and Consultation
Policy. The application was originally
circulated for public and agency comment along with the associated plan of
subdivision application (File No. D07-16-08-0005).
The City received comments in
opposition to the subdivision application regarding the impact on the Poole
Creek Corridor in general and the impact of the implementation of the Kanata
/Stittsville Recreational Pathway System. However, during the consultations
there were no objections expressed specific to the proposed zoning amendment.
Councillor is aware of the application and staff
recommendation respecting the proposed conditions of Draft Approval of
Subdivision associated with the subject zoning amendment.
There are no
direct legal implications associated with this report.
There are no risk implications with this
application.
There are no financial implications associated with
this report.
There are no environment implications
associated with this report.
There
are no direct technical implications associated with this report.
Policy TM2 of the City’s Strategic
Plan seeks to maximize density in and around transit stations. The objective is
to ensure that the City plans well-designed, compact neighbourhoods where
residents can live, work, shop and play close by, complete daily activities
easily, access viable transit, and support local businesses. This development
is within proximity to a future bus rapid transit corridor, situated to the
east of the subject site and has direct pedestrian linkages to areas for
shopping, banking and restaurants along Hazeldean Road. As well, there is a
linkage to a pathway along the Poole Creek corridor for recreation.
The application was not processed by
the "On Time Decision Date" established for the processing of Zoning
By-law amendments due to the complexity of the issues associated with the Draft
Approval of the associated subdivision.
Document 1 Location Map
Document 2 Details of Recommended Zoning
City Clerk and Solicitor Department,
Legislative Services to notify the owner, applicant, OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5, Ghislain Lamarche, Program Manager,
Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.
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.
DETAILS OF
THE RECOMMENDED ZONING DOCUMENT
2
1. The Zoning Map of By-law 2008-250 will be amended by rezoning the
subject lands and revising the boundaries of the flood plain hazard overlay on
the subject lands shown on Document 1 as follows:
a.
Area A rezoned
from DR to R3YY[1297].
b.
Area B rezoned
from R3YY[1297] to O1R
c.
Area C rezoned
from DR to O1R
d.
Area D rezoned
from O1R to R3YY[1297]
e.
Area E rezoned from DR to R3YY[1297]-h.
2.
Section 239 – Urban Exceptions will be amended by adding a new exception
for the lands identified as Area E as identified in Document 1 and including
the following:
Column IV: “all uses are prohibited until the holding symbol
is removed, except those that existed on July 14, 2010,
Column V
- the holding symbol can be removed only at such time as
it is shown to the satisfaction of the General Manager of Planning and Growth
Management that the interim storm water management facility can be
decommissioned and the site can utilize the ultimate stormwater facility and
Kanata West Sanitary Sewage Pumping Station, as indicated in the Kanata West
Master Servicing Study. The SWM facility
(Stormwater Management Pond 5) and the Kanata West Sanitary Sewage Pumping
Station must be constructed and operational and have the necessary capacity to
permit the development of the property, all to the satisfaction of the City.”
3.
Add to Part 17 - Schedules Document 3 as Schedule XXX.