Planning Committee
Comité de l’urbanisme
and Council / et au Conseil
11 May 2011 / le 11 mai 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 : John L. Moser, General Manager,
Planning and Growth Management Department/Directeur général, Infrastructure et
Viabilité des collectivités
(613) 580-2424 ext. 28869, john.moser@ottawa.ca
Ref N°: ACS2011-ICS-PGM-0100 |
That Planning Committee recommend Council approve:
1.
Elimination
of the requirement for Site Plan Control for street townhomes under the
conditions of Recommendation 2 effective July 4, 2011; and,
2. An amendment to the Site Plan Control
By-law, 2002 to add,
(a)
a dwelling unit within
a townhouse that has separate frontage on a public highway as a class of
development that may be undertaken without site plan control approval under the
following conditions:
a. it
is within a registered plan of subdivision; and,
b. the townhouse is constructed in accordance
with approved subdivision plans and drawings showing the following:
i.
the location
and size of the townhouse block including the number and orientation of the
dwelling units and driveways, and the location of services;
ii.
the grading
and drainage for the townhouse block including rear yard catchbasins and leads;
iii. all easements identified on a reference
plan; and,
iv. a composite utility plan showing the
location of pads, pedestals and streetlights vis-à-vis the dwelling units and
their driveways
Que le Comité de l’urbanisme recommande au Conseil d’approuver :
1.
le
retrait de l’exigence relative à la réglementation du plan d’implantation pour
les maisons en rangée sur rue, en vertu des conditions figurant à la
recommandation 2, à compter du 4 juillet 2011;
2.
la modification du Règlement de 2002
sur la réglementation du plan d’implantation, en y ajoutant ce qui suit :
a) Une unité d'habitation
dans une maison en rangée ayant une façade distincte sur une voie publique et
appartenant à une catégorie d'aménagement pouvant être réalisé sans approbation
de plan d'implantation aux conditions suivantes :
a.
elle
est comprise dans un plan de lotissement enregistré;
b.
elle
est construite conformément à des plans de lotissement et dessins approuvés
montrant :
i.
l'emplacement et les dimensions du
corps de bâtiment, ainsi que le numéro et l'orientation des unités d'habitation
et des entrées de cour et l'emplacement des services publics;
ii.
les niveaux du sol et le drainage du
terrain, y compris les puisards de cour arrière et leurs tuyaux d'amenée;
iii.
toutes les servitudes inscrites dans
un plan de renvoi;
iv.
un plan de tous les services publics
montrant l'emplacement des plates-formes, socles et lampadaires par rapport aux
unités d'habitation et aux entrées de cour.
In 2004 Council directed staff to amend the
development review process and planning application fees to create a new reduced
fee and streamlined site plan approval process for street townhouses approved
either jointly as part of a subdivision process, or approved within two years
of draft approval. This was directed in recognition that street townhomes
within a Plan of Subdivision require less development review effort as most
issues are resolved as part of the subdivision process rather than a stand-alone
Site Plan Control process.
In 2008, a pilot project was initiated to review the
approval of street townhouses as part of the subdivision approval process
without site plan control. This pilot was successful and provided evidence that
greater efficiencies in the development review process can be achieved without
compromising the quality of the review being conducted by exempting street
townhouses from site plan control.
Site Plan Control is an important part of the development review process for higher density residential uses and commercial uses. However, it has been determined that its benefit to the street townhome environment within a plan of subdivision is not substantial. Eliminating this redundancy in the development review process will provide a service delivery improvement to Ottawa’s development community.
The purpose of this report is to seek Council approval
to formalize the pilot project and eliminate site plan control for street
townhomes when they form part of a yet to be approved registered plan of
subdivision by the same applicant.
The Site Plan Control By-law currently requires that all townhouse development be subject to site plan control. The pilot project and preliminary research that has been conducted has identified that site plan approval of street townhouses approved as part of a plan of subdivision can be eliminated without impacting negatively on the current development review standards as relatively little new information is being presented for review at the site plan stage, except in some cases a review of building design.
Eliminating site plan control approval would treat street townhomes the same way single detached and semi-detached lots are currently being approved. The City’s current development review process is such that almost all aspects of the review of townhouse development are already being done through the subdivision approval process, and therefore only minor changes to the procedures would be required to accommodate the proposed site plan exemptions.
Limitations
need to be put in place to ensure that only those street townhouses that have
the appropriate characteristics are subject to the proposed Site Plan Control By-law
exemption. It is important to ensure that exemptions only apply to street
townhouses that are part of a subdivision where the intention to approve street
townhouses through the subdivision process was confirmed at the time of
application. This will prevent
townhouses registered as part of older subdivisions, which have not yet sought
site plan control, from taking advantage of this exemption. Early identification of an applicant’s
intentions to have the townhouses approved as part of the subdivision process
will ensure that the internal and external agencies as well as the public who
are involved in the subdivision review are aware that townhouse approval is to
be granted as part of the subdivision approval.
To ensure compliance to the subdivision agreement the exemption will only apply to townhouses constructed in accordance with approved subdivision plans and drawings showing the following:
(i) the location and size of the townhouse block including the number and orientation of the dwelling units and driveways, and the location of services;
(ii) the grading and drainage for the townhouse block including rear yard catchbasins and leads;
(iii) all easements identified on a reference plan; and
(iv)a composite utility plan showing the location of pads, pedestals and streetlights vis-à-vis the dwelling units and their driveways.
Townhouse design is considered primarily through the site plan control process and is fundamentally the only aspect of the site plan control review process for townhouses that is not currently being accomplished through the subdivision approval process.
The experience of the pilot project is that staff’s ability to influence the design of townhomes has been maintained in partnership with the applicant by applying the City of Ottawa’s Urban Design Guidelines for Greenfield Neighbourhoods in suburban communities and Urban Design Guidelines for Low-Medium Density Infill Housing in the urban area. To ensure that design continues to be of importance, design review for townhomes will now be assigned to the planners processing the plan of subdivision.
Fees
A site plan exemption for street townhouses approved as part of a registered plan of subdivision will result in a minor loss of development fees to the Planning and Growth Management Department.
Minor workload changes for Building Code Services will be required as the Branch becomes responsible for the grading review of street townhouses in addition to single detached and semi-detached lots at the building permit stage. As the changes are minor in nature there does not appear to be a justifiable basis to raise subdivision fees in an attempt to make up for the loss of revenue, since there is no indication that more work will be generated by this proposed change at the development review stage.
The table below demonstrates the revenues generated and lost since the pilot project began.
Site Plan Control (SPC) Fees Collected for
On-Street Towns - 2005 to Present |
|||||
Year |
SPC fee for
On-Street Towns |
Number of
Applications |
Total Planning
Fees Collected |
Number of Pilot
Applications |
Lost Fees from
Pilot |
2005 |
$1,312 |
3 |
$3,936 |
n/a |
n/a |
2006 |
$1,400 |
4 |
$5,600 |
n/a |
n/a |
2007 |
$1,442 |
17 |
$24,514 |
n/a |
n/a |
2008 |
$2,010 |
13 |
$26,125 |
5 |
$10,050 |
2009 |
$2,485 |
9 |
$22,365 |
3 |
$7,455 |
2010 |
$2,717 |
18 |
$48,910 |
|
|
2011 (through May 11) |
$2,599 |
8 |
$20,788 |
1 |
2,599 |
TOTAL |
|
72 |
$152,238.00 |
9 |
$20,104 |
As this policy change will apply city-wide it will apply to development in the rural area.
Consultation was undertaken with the development industry during the pilot project and with Development Review staff to determine whether or not the pilot project should be made permanent.
N/A
There are no legal impediments to approving the recommendations of this report.
N/A
A site plan exemption of street townhouses approved as part of a registered plan of subdivision will result in a loss of development fees to the Planning and Growth Management Department. Based on the number of Site Plan Control for On-Street Townhouse applications from 2008 to 2010, estimated revenue loss is $42,000 per year.
Planning and Growth Management’s comprehensive fee review, currently underway and scheduled for completion in Q2 2011, will address overall development revenue issues, including loss of revenue from this initiative, should the recommendation be approved.
N/A
Planning and Growth Management Priority
Manage and create sustainable communities by:
·
Evaluating the impact of policy and development
decisions on communities
Staff in the Planning and Growth Management will amend the Site Plan Control By-law, Schedule of Planning Fees, and internal development review procedures.