1.             OFFICIAL PLAN AMENDMENT AND ZONING – 146 MOUNTSHANNON DRIVE

 

MODIFICATION AU PLAN OFFICIEL ET ZONAGE – 146, PROMENADE MOUNTSHANNON

 

 

Committee recommendationS

 

(This matter is Subject to Bill 51)

 

That Council:

 

1.         Approve and adopt an amendment to Volume 2a of the Official Plan to redesignate 146 Mountshannon Drive from School in the South Nepean Secondary Plan Area 1, 2 and 3 to Mixed Density Residential, as shown in Document 1 and detailed in Document 2; and

 

2.         Approve an amendment to the Zoning By-law 2008-250 to change the zoning of 146 Mountshannon Drive from Residential Third Density Zone, Subzone Z Exception 1193 (R3Z[1193]) to Residential Fourth Density Zone, Subzone F Exception 1892 (R4F[1892]H(13.5)) as shown in Document 3 and detailed in Document 4.

 

 

RecommandationS DU Comité

 

(Cette question est assujettie au Règlement 51)

 

Que le Conseil:

 

1.                  approuve et adopte une modification au volume 2a du Plan officiel, de manière à faire passer la désignation du 146, promenade Mountshannon, dans les secteurs 1, 2 et 3 du plan secondaire de Nepean-Sud, de Zone d’école à Zone résidentielle de densités mixtes, tel qu’illustré dans le document 1 et exposé en détail dans le document 2 ; et

 

2.                  approuve une modification au Règlement de zonage 2008-250, de manière à faire passer le zonage du 146, promenade Mountshannon de Zone résidentielle de densité 3, sous-zone Z, exception 1193 (R3Z[1193]) à Zone résidentielle de densité 4, sous zoné F, exception 1892 (R4F[1892]H(13.5)), tel qu’illustré dans le document 3 et exposé en détail dans le document 4.

 

 

Documentation

 

1.      Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 4 November 2011 (ACS2011-ICS-PGM-0223).

 

2.      Extract of Draft Minutes, Planning Committee meeting of 22 November 2011.


Report to/Rapport au :

 

Planning Committee

Comité de l'urbanisme

 

and / et

 

Council / au Conseil

 

04 November 2011 / le 04 novembre 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 : Derrick Moodie, 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, 15134  Derrick.Moodie@ottawa.ca

 

Barrhaven (3)

Ref N°: ACS2011-ICS-PGM-0223

 

 

SUBJECT:

OFFICIAL PLAN AMENDMENT and zoning – 146 Mountshannon Drive (file no. D01-01-10-0004 and D02-02-10-0007)

 

 

OBJET :

modification au PLAN OFFICIEL et zonage – 146, promenade mountshannon

 

 

REPORT RECOMMENDATIONS

 

That the Planning Committee recommend Council:

 

1.                  Approve and adopt an amendment to Volume 2a of the Official Plan to redesignate 146 Mountshannon Drive from School in the South Nepean Secondary Plan Area 1, 2 and 3 to Mixed Density Residential, as shown in Document 1 and detailed in Document 2; and

 

2.                  Approve an amendment to the Zoning By-law 2008-250 to change the zoning of 146 Mountshannon Drive from Residential Third Density Zone, Subzone Z Exception 1193 (R3Z[1193]) to Residential Fourth Density Zone, Subzone F Exception 1892 (R4F[1892]H(13.5)) as shown in Document 3 and detailed in Document 4.

 

RECOMMANDATIONS DU RAPPORT

 

Que le Comité de l’urbanisme recommande au Conseil :

 

3.                  approuver et adopter une modification au volume 2a du Plan officiel, de manière à faire passer la désignation du 146, promenade Mountshannon, dans les secteurs 1, 2 et 3 du plan secondaire de Nepean-Sud, de Zone d’école à Zone résidentielle de densités mixtes, tel qu’illustré dans le document 1 et exposé en détail dans le document 2 ; et

 

4.                  approuver une modification au Règlement de zonage 2008-250, de manière à faire passer le zonage du 146, promenade Mountshannon de Zone résidentielle de densité 3, sous-zone Z, exception 1193 (R3Z[1193]) à Zone résidentielle de densité 4, sous zoné F, exception 1892 (R4F[1892]H(13.5)), tel qu’illustré dans le document 3 et exposé en détail dans le document 4.

 

 

BACKGROUND

 

The subject property, 146 Mountshannon Drive, consists of approximately 2.4 hectares located in the South Nepean Community of Barrhaven.  The property is on the south side of Mountshannon Drive adjacent to the Mulligan Park and west of St. Luke Elementary School.  The areas to the north, west and south are characterized by an existing, established low-profile, ground oriented, single detached and street townhouse residential community.

 

Previous Planning Applications

 

The property was originally identified as a block for an elementary school in the plan of subdivision for this area.  In 2004, the school board waived its purchase option for obtaining the site as a future school and Richcraft Homes acquired it for development purposes.

 

The City approved an application for Site Plan Control on July 8, 2005 for 85 street townhouses on a private, loop road (D05-12-03-0280).  The project had two roadway connections to Mountshannon Drive, with 20 street townhouses with private driveways fronting directly onto Mountshannon Drive.  Extension of Site Plan Approval has been granted numerous times for the original approval with the most recent extension in 2010.

 

The Proposal

 

The Owner has submitted applications for amendments to the Longfields, Davidson Heights Communities, South Merivale Business Park Secondary Plan and the Comprehensive Zoning By-law 2008-250, which are the subject of this report.  An application for Site Plan Control has also been submitted and reviewed concurrently with the Official Plan and Zoning By-law amendment applications.

 

The proposed plan as shown in Document 6 proposes to develop the subject property with 21‑street townhouse units fronting on Mountshannon Drive and to develop the rear portion of the lands with 160 low-rise apartment units within nine buildings. 

The low-rise apartments vary in height with a maximum height of up to four storeys or 13.5 metres.  The 21-street townhouse units will have individual driveways to accommodate two parking spaces per unit for resident and visitor parking.  The low-rise apartments will have a total of 224 surface parking spaces to satisfy the required residential and visitor parking rate.  Surface parking is accessible from the internal roadway with single vehicle access from Mountshannon Drive.

 

Requested Secondary Plan Amendment

 

The subject property is designated “School” in the South Nepean Secondary Plan, Areas 1, 2 and 3.  The Secondary Plan amendment proposes a change in designation to allow for low rise apartments up to four floors on the subject lands by re-designating the lands from School to Mixed Density Residential.  The amendment will also include a site specific amendment to Section 2.3.3: Special Policies to limit the permitted uses to only those under subsection 2.3.1 and permit garages to be located flush with the front porch of multiple attached dwelling units.

 

Purpose of Zoning Amendment

 

Although the subject lands are already zoned to permit a range of residential development, in order to achieve a diversity of housing types in keeping with the proposed Site Plan, an amendment is required to the Zoning By-law to allow low-rise apartments as a permitted use with site specific zone provisions.

 

Existing Zoning

 

The subject lands, shown in Document 3 are currently zoned Residential Third Density Zone, Subzone Z with Exception 1193 (R3Z[1193]).  The current Residential Third Density Zone does not permit low-rise apartments and has a maximum building height of 11 metres.  Exception 1193 specifies a minimum lot width of 5 metres for a multiple attached dwelling and a minimum corner side yard setback of 4.5 metres.

 

Proposed Zoning

 

The Zoning By-law Amendment as shown in Document 4 would rezone the land from the current Residential Third Density Zone, Subzone Z Exception 1193 (R3Z[1193]) to Residential Fourth Density Zone, Subzone F Exception 1892 (R4F[1892]).

 

The Residential Fourth Density Zone allows a wide mix of residential building forms ranging from single-detached and multiple detached dwellings to low-rise apartments.  The Zoning By‑law Amendment would allow low-rise apartments, up to four storeys (13.5 metres) in height on the subject land.  An exception to the R4F subzone is required to establish varying standards of lot area, interior and rear yard setbacks and a maximum size of an accessory building.  The following exceptions are requested:

 

 

 

 

 

DISCUSSION

 

Planning Act and Provincial Policy Statement

 

Section 2 of the Planning Act outlines those land use matters that are of provincial interest, to which all City planning decisions shall have regard.  The provincial interests that apply to this site include the appropriate location of growth and development and the provisions of a full range of housing.  In addition, the Planning Act requires that all City planning decisions be consistent with the Provincial Policy Statement (PPS), a document that provides further policies on matters of provincial interest related to land use development. PPS policies indicate that there should be an appropriate mix of uses to support strong, liveable, and healthy communities.

 

The proposal allows for a greater density and mix of land uses in a pattern that efficiently uses available infrastructure and contributes to a balanced community.  The site is located on a collector road (Mountshannon Drive), which provides good access to the site and also provides transit services to local residents.  The proposal promotes efficient development of serviced, underutilized lands located within the urban boundary.  Staff concludes that the proposal is consistent with the matters of provincial interest as outlined in the Planning Act and PPS.

 

Official Plan

 

Land Use Designation

 

The subject property is designed General Urban Area in 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. 

The Official Plan supports infill and intensification within the General Urban Area where it enhances and complements existing areas and contributes to their long term vitality.  The Plan directs growth to established areas in order to maximize the use of land that is already services, accessible and close to existing amenities.  In addition to the General Urban Area policies, development applications require consideration of Section 2.5.1 and Section 4.11 Urban Design and Compatibility.

 

The proposed development fulfills the Official Plan intent to promote intensification by using existing municipal infrastructure (water, sanitary, storm services and roads) and the development has access and use of existing community facilities such as parks and schools.  The proposed mix of residential unit types fulfils the housing objectives through the inclusion of multiple types of housing for a variety of demographic profiles throughout the General Urban Area.

 

Compatibility and Design

 

Sections 2.5.1 and 4.11 of the Official Plan outline the objectives and policies for compatible development.  Among the considerations are: traffic, vehicular access, parking requirements, amenity area, and built form.  The proposal was also reviewed in light of the Urban Design Guidelines for Low-Medium Density Housing.  The following is an analysis of the applicable criteria, which demonstrates that the proposed development satisfies the compatibility tests of the Official Plan in a way that does not result in undue adverse impacts.

 

a)      Traffic/transportation: A Traffic Impact Study was submitted in conjunction with the development applications.  The study finds that the proposed development is well-serviced by collector and arterial roadways, functioning at an acceptable Level-of-Service.  Mountshannon Drive, which connects to Earl Mulligan Drive are both collector roads. These roads connect to a major collector road and arterial road, Longfields Drive and Woodroffe Avenue respectively.  The subject lands are served by local and express bus routes by way of Mountshannon Drive, Earl Mulligan Drive, Oriska Way, Fallowfield Road and Woodroffe Avenue, all providing service to the Fallowfield Transit Station.

 

b)      Vehicular access:  The main site entrance is aligned with Sutcliffe Terrace and creates a symmetrical, four-way intersection with a four-way stop-sign control.

 

c)      Parking requirement: The Owner has amended the proposed site plan to accommodate the required resident and visitor parking.  At a rate of 1.2 parking spaces per unit plus 0.2 visitor parking, a total of 224 parking spaces are proposed.

 

d)     Outdoor amenity space: Private, shared amenity space is distributed within the property, between buildings and along the perimeter of the property.  Pedestrian connections are proposed through internal walkways connecting the property to Mulligan Park and the proposed walkway block to Daventry Crescent.  An amenity building is proposed on the easternmost portion of the lands to accommodate residential waste collection and bicycle parking storage.


 

e)      Built form: The proposed development incorporates low-profile townhouses along Mountshannon Drive, which continues the existing pattern of development present along Daventry Crescent and provides a transition from the single and semi-detached dwellings along the north side of Mountshannon Drive. The building heights for the proposed low-rise apartment buildings along the southern property line, closest to Daventry Crescent, have been reduced to address concerns related to over-looking and building massing.  Specifically, the heights of the southernmost buildings have been reduced from 13.5 metre to 9.8 metres, to create a staggered building height.  The portion of the building closest to the adjacent street townhouses have been reduced to a comparable building height.  In addition to the staggered building height, the buildings have been orientated to flank the existing rear yards of the townhouses along Daventry Crescent to reduce the visibility and mass of the building walls.  A privacy fence is proposed along the southernmost property line in addition to landscaping to screen the proposed development.

 

f)       Other issues: Site-related issues such as landscaping, servicing, and potential road modification will be addressed through the Site Plan Control process.

 

In light of the above, the proposed development is consistent with the direction of this land use designation.

 

South Nepean Secondary Plan, Area 1, 2, and 3

 

The subject property is designated School within the South Nepean Secondary Plan Areas 1, 2 and 3.  Since the School Board waived the purchase and sale option on the lands in 2005, the land use designation on the property for the purposes of development has been considered Low Density Residential which is consistent with abutting properties.

 

In this case, School or Low Density Residential designation in the Secondary Plan does not reflect the site's full intensification potential and does not acknowledge the appropriateness of low-rise apartment buildings as a way to achieve intensification on a scale that fits the site.

 

The proposed Mixed Density Residential designation permits a range of dwelling types including single detached, street and stacked townhouses as well as low rise apartments.  The Mixed Density Residential designation has a minimum density of 25 units per hectare.  Higher density housing forms are encouraged in locations near to the rapid-transit network, arterial and collector road and community facilities such as schools and parks.  Building heights are limited to four storeys and to decrease the dominance of residential garages along the street, garages are to be located at the rear or side of dwelling units or even with the front façade of the residential unit.

 

The proposed development provides a range of dwelling types with on-street townhouses along Mountshannon Drive which provides an appropriate transition between the existing lower profile residential units and the proposed low-rise apartments located internally to the site.  This higher density housing proposal is adjacent to Mulligan Park and St. Luke Elementary School with frontage on a collector road which provides access and public transit to the proposed development.

 

The intent of the Secondary Plan amendment is to permit the development of the lands with low-rise apartment buildings.  The proposed development has a maximum residential density of 75 units per hectare.  The South Nepean Secondary Plan, Area 1, 2 and 3 has a density target of approximately 8, 400 dwelling units.  More specifically, the subject lands are within an area that has been identified with a density target of 1500 units.  The proposed development is on the last remaining vacant parcel within this area and with the proposed development a total of 1722 units will be achieved.  The targets are approximate and intended to promote a distribution of residential units in relation to services and open space.

 

Rationale

 

Staff have considered how best to achieve the goals of the Official Plan, which supports intensification, and still respect the neighbourhood and the Secondary Plan.  As mentioned above, the site is conducive to intensification in that the existing vacant site will be serviced by existing infrastructure and underutilized lands will be developed within the urban boundary.

 

The Official Plan promotes development in such situations where existing services can be utilized in new development.  This site is located next to a park and school and has frontage on a collector road providing access and amenities to the development.  The proposed site plan allows for transitional design elements to make the future development compatible with the low profile buildings to the south and west.

 

The City has adopted design guidelines for residential infill and the Official Plan requires intensification of land uses to be developed in accordance with the criteria set out in Section 2.5.1, Compatibility and Community Design.  These criteria and guidelines have been employed by staff when reviewing the proposed site plan.

 

The Owner introduced a range of unit types and reduced the number of residential units from their original application.  They are now proposing 21 on-street townhouses along Mountshannon Drive with 160 low-rise apartment units internal to the site.

 

Staff will amend the text in the Secondary Plan for Mixed Density Residential designation and limit the permitted uses to those listed in subsection 2.3.1 for the site to allow four storey low‑rise apartments.

 

To provide clarity on the permitted uses in the Mixed Density Residential designation, staff are also recommending amending Section 2.3.3 Special Policies to specify the municipal address for the lands known as 100 and 645 Longfields Drive that are designated as Mixed Density Residential on Schedule A Land Use Plan and are subject to Official Plan Amendment 64 to permit a medium rise apartment building with a maximum building height of eight stories.

 

Staff support the amendment to the Secondary Plan which will permit up to four storeys of residential units and recommends changing the designation from School to a site specific Mixed Density Residential on this site.


 

RURAL IMPLICATIONS

 

N/A

 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.

 

The issues can be summarized as follows: increased traffic volumes, height of buildings, and proposed increase in density.

 

Detailed responses to the notification/circulation are provided in Document 5.

 

COMMENTS BY THE WARD COUNCILLOR

 

The Ward Councillor is aware of this application and the staff recommendation.

 

LEGAL IMPLICATIONS

 

In the event that the recommendation is adopted and this matter appealed to the Ontario Municipal Board, it is anticipated that a two day hearing is adopted. The hearing could be conducted within staff resources. Should the application be refused, reasons must be provided. In the event of an appeal, an external planner would need to be retained. The estimated cost would be $15,000 - $20,000.

 

RISK MANAGEMENT IMPLICATIONS

 

N/A

 

FINANCIAL IMPLICATIONS

 

Potential costs are outlined in the Legal Implications section above. Should the services of an external planner be required, funds ($15,000 to $20,000) are not available within existing budget, and the expense may impact Planning and Growth Management’s operating budget status.

 

ACCESSIBILITY IMPACT

 

There are no direct accessibility impacts associated with this report.  Accessibility impacts related to the proposed development will be reviewed through the Site Plan Control application.

 

ENVIRONMENTAL IMPLICATIONS

 

N/A

 

TECHNOLOGY IMPLICATIONS

 

N/A

 

CITY STRATEGIC PLAN

 

The Council Strategic Priorities provide direction to meet the challenge of managing growth, providing infrastructure, maintaining environmental integrity and creating livable communities within Ottawa. To meet these challenges, priorities are set out to pursue a mix of land uses and compact forms of development.  The proposed development will support this overall goal and can move forward the following priorities and objectives:

 

Maximize density in and around transit stations – Plan well-designed, compact neightbourhoods where residents can live, work, shop and play close by, and access viable transit.

 

Reduce environmental impact – The City will make the best use of existing infrastructure and development lands with the urban boundary, and avoid outward sprawl.

 

Improve social and affordable housing – Provide affordable, attractive and accessible housing, and improve the range and quality of housing for people of diverse abilities and incomes to live in a community through various life stages.

 

APPLICATION PROCESS TIMELINE STATUS

This application was not processed by the "On Time Decision Date" established for the processing of Official Plan and Zoning By-law amendments due to revisions by the applicant to the proposed site plan in order to address community and staff concerns.

SUPPORTING DOCUMENTATION

 

Document 1    Location Map

Document 2    Proposed Official Plan Amendment

Document 3    Zoning Map

Document 4    Details of Recommended Zoning

Document 5    Consultation Details

Document 6    Proposed Site Plan

 

DISPOSITION

 

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 by-law adopting the Official Plan Amendment, forward to Legal Services, and undertake the statutory notification.

 

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


LOCATION MAP                                                                                                DOCUMENT 1

 


PROPOSED OFFICIAL PLAN AMENDMENT                                             DOCUMENT 2

 

 

 

Official Plan Amendment 95 to the

Official Plan for the

City of Ottawa

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(Rev.

December 9,2011)

 

INDEX

 

 

 

THE STATEMENT OF COMPONENTS

 

 

PART A – THE PREAMBLE

 

Purpose

Location

Basis

 

 

PART B – THE AMENDMENT

 

Introduction

Details of the Amendment

Implementation and Interpretation

Schedule A of Amendment 95 – Official Plan for the City of Ottawa

 

 


PART A – THE PREAMBLE

 

PART A – THE PREAMBLE introduces the actual amendment but does not constitute part of Amendment No. 95 to the Official Plan for the City of Ottawa.

 

PART B – THE AMENDMENT constitutes Amendment 95 to the Official Plan for the City of Ottawa.

 

1.                  Purpose

 

The amendment will change the designation in the Secondary Plan of the subject property from School to a site specific Mixed Density Residential.

 

2.                  Location

 

The subject property, 146 Mountshannon Drive, is located on the south side of Mountshannon Drive.

 

3.                  Basis

 

The subject property is currently vacant.  The Owner is proposing  to develop the subject property with 21 on-street townhouse units fronting Mountshannon Drive and to develop the rear portion of the lands with 160 low-rise apartments units within nine 3 ½ - storey buildings with surface parking.  An amendment is required in order for the Secondary Plan to reflect the proposed development.

 

Background

 

The subject property is municipal known as 146 Mountshannon Drive and consists of approximately 2.4 hectares located in the South Nepean Community of Barrhaven.

The property was originally owned by the Mulligan family and identified as a block for an elementary school in the plan of subdivision for this area.  In 2004, the school board waived its purchase option for obtaining the site as a future school site and Richcraft Homes acquired ownership of the site for development purposes.

 

The Owner has submitted applications for amendments to the Longfields, Davidson Heights Communities, South Merivale Business Park Secondary Plan and the Comprehensive Zoning By-law 2008-250.

 

Rationale

 

The subject property is designated General Urban Area within the City of Ottawa Official Plan.  The proposed development fulfills the Official Plan intent to promote intensification by using existing municipal infrastructure (water, sanitary, storm services and roads) and the development has access and use of existing community facilities such as parks and schools. 

The proposed mix of residential unit types fulfils the housing objectives through the inclusion of multiple types of housing for a variety of demographic profiles throughout the General Urban Area.

 

The subject property is designated “School” in the South Nepean Secondary Plan, Areas 1, 2 and 3.  The Secondary Plan amendment proposes a change in designation to allow for low rise apartments up to four floors on the subject lands by re-designating the lands from School to Mixed Density Residential.  The amendment will also include a site specific amendment to Section 2.3.3: Special Policies to limit the permitted uses to only those under subsection 2.3.1 and permit garages to be located flush with the front porch of multiple attached dwelling units.

 

To provide clarity on the permitted uses in the Mixed Density Residential designation, Section 2.3.3 Special Policies will also be amended by specifying the municipal address for the lands known as 100 and 645 Longfields Drive that are designated as Mixed Density Residential on Schedule A Land Use Plan and are subject to Official Plan Amendment 64 to permit a medium rise apartment building with a maximum building height of eight stories.

 

The Department is satisfied that the proposed amendment is consistent with the policies of the Official Plan for General Urban Areas and is consistent with the policies of the South Nepean Secondary Plan. Given the transitional design of low profile units fronting Mountshannon Drive with the low-rise apartment buildings to the rear of the property, the application will allow for an appropriate form of development that is in keeping with the Official Plan's policies on intensification and increasing the variety of residential types and affordability offered in the South Nepean Community.

 

 


PART B – THE AMENDMENT

 

1.      Introduction

 

      All of this part of this document entitled Part B – The Amendment consisting of the following text and the attached Schedule constitutes Amendment No. 95 to the Official Plan for the City of Ottawa.

 

2.      Details

 

a) Volume 2a - Secondary Plans of the Official Plan for the City of Ottawa, being Areas 1, 2 and 3 of the South Nepean Urban Area Secondary Plan is amended as follows:

 

1.               Subsection 2.3.3 of the Secondary Plan is hereby amended by replacing the existing Subsection with the following:

 

2.3.3 Special Policies

1.    Notwithstanding the permitted uses in Subsection 2.3.1, and the policies of Subsection 2.3.2 to the contrary, on the lands known municipally as 100 and 645 Longfields Drive and designated as Mixed Density Residential on Schedule A Land Use Plan and subject to Official Plan Amendment 64, a medium rise apartment building with a maximum building height of eight stories is permitted.

 

2.    Despite anything to the contrary for the lands known municipally as 146 Mountshannon Drive and designated as Mixed Density Residential on Schedule A Land Use Plan and subject to Official Plan Amendment 95 the following applies:

a.     the only permitted uses are those in subsection 2.3.1, and

b.    garages may be located even with the front porch of multiple attached dwelling units.

 

b)         Schedule A Land Use Plan, Areas 1, 2 and 3 of the South Nepean Urban Area Secondary Plan is amended by re-designating lands known municipally as 146 Mountshannon Drive and as shown on Schedule A attached, from School to Mixed Density Residential.

 

3.      Implementation and Interpretation

 

      Implementation and interpretation of this Amendment shall be in accordance with the policies of the Official Plan for the City of Ottawa.

 

 

 

 

 

 

 

 

 

 

 


SCHEDULE A

 

 

ZONING KEY MAP                                                                                             DOCUMENT 3

 


DETAILS OF RECOMMENDED ZONING                                                    DOCUMENT 4

 

 

The subject land, being the property municipally known as 146 Mountshannon Drive and as shown on Document 3 is subject to the following text and zoning amendments:

 

  1. The property as shown on Document 3 be rezoned from R3Z[1193] to R4F[1892] H(13.5).

 

  1. Section 239 be amended to add a new exception to include provisions that have the same effect as the following:

 

            - minimum rear yard setback for a planned unit development: 2.8 metres

            - minimum lot area for a multiple attached dwelling unit: 165 square metres

            - minimum rear yard setback for a multiple attached dwelling: 6.0 metres

            - minimum interior side yard setback for a multiple attached dwelling: 1.5 metres

            - maximum size of an accessory building: 250 square metres


CONSULTATION DETAILS                                                                             DOCUMENT 5

 

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 Official Plan and Zoning By-law amendments. 

 

The Ward Councillor hosted two separate community information sessions on the proposed development.  The first was held in May 2010 after the proposal was circulated for public comments, 67 members of the public attended the information session.  The second meeting was held in September 2011 with 32 member of the public in attendance.  The intent of the second information session was for the Owner to present the revised the site plan and changes proposed to address community concerns.  Between the two information sessions and circulation of the application, staff received 39 written comments from the public on this proposal.

 

SUMMARY OF PUBLIC INPUT

 Comment: Transportation

A number of comments focused on the local and collector streets not handling the traffic proposed by this development.  Many students and children walk to St. Luke’s School and use Mulligan Park.  Concerns were raised that the increase in traffic will create an unsafe environment for children crossing Mountshannon Drive.  Residents voiced concern that there is an existing problem of vehicles not stopping at the intersection of Mountshannon Drive and Sutcliffe Terrance and with the increase in vehicles from this development this problem would get worse.

Response:

A Transportation Impact Study was prepared for the development and the findings of the study was that the proposed development is well-serviced by collector and arterial roadways, functioning at an acceptable Level-of-Service.  The intersection of Mountshannon Drive and Sutcliffe Terrance will be controlled by four-way stop signs. The traffic study also concluded that the area is well served by existing sidewalks, bicycle systems and transit service.  Suggestions for specific road modifications and transportation improvements will be addressed through the Site Plan Control process.

 

Comment: Parking

Concerns were raised that in a suburban setting, most families own two cars and the proposed plan does not have adequate parking for two cars per unit.  Concerns that visitor parking will use on-street parking.

 

Response:

The original proposal was requesting an amendment to reduce the required number of visitor parking spaces.  The Owner has amended the site plan to accommodate the required number of residential and visitor parking spaces as per Zoning By-law 2008-250.

 

Comment: Building Height and Privacy

The 4-storey apartment buildings do not match the overall look of the existing neighbourhood.  The majority of the area is an established neighbourhood of singles, semi and townhouse units.  The proposed height of the buildings with balconies will interfere with the privacy of residents along Daventry Crescent.

 

Response:

The original proposal had low-rise apartments on the entire site.  The Owner now has introduced 21 on-street townhouses along Mountshannon Drive to provide a transitional design between the existing unit types and the proposed low-rise apartments to be developed internally to the site.  To eliminate balconies overlooking the rear yards of the townhouses along Daventry Crescent, the low-rise apartments along the southern property boundary have been orientated to flank this property line.  The building height at this location for the end units has also been reduced from 13.5 metre to 9.8 metres to create a staggered building height to be compatible with adjacent existing development along Daventry Crescent.  A privacy fence with landscaping has been added to the site plan along the southern property line.

 

 


PROPOSED SITE PLAN                                                                                      DOCUMENT 6

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 



OFFICIAL PLAN AND ZONING - 146 MOUNTSHANNON DRIVE

PLAN OFFICIEL ET ZONAGE – 146, PROMENADE MOUNTSHANNON

ACS2011-ICS-PGM-0223                                                                BARRHAVEN (3)

 

(This matter is Subject to Bill 51)

 

REPORT RECOMMENDATIONS

 

That the Planning Committee recommend Council:

 

1.         Approve and adopt an amendment to Volume 2a of the Official Plan to redesignate 146 Mountshannon Drive from School in the South Nepean Secondary Plan Area 1, 2 and 3 to Mixed Density Residential, as shown in Document 1 and detailed in Document 2; and

 

2.         Approve an amendment to the Zoning By-law 2008-250 to change the zoning of 146 Mountshannon Drive from Residential Third Density Zone, Subzone Z Exception 1193 (R3Z[1193]) to Residential Fourth Density Zone, Subzone F Exception 1892 (R4F[1892]H(13.5)) as shown in Document 3 and detailed in Document 4.

 

Committee received the following written submissions, copies of which are held on file with the City Clerk:

·         E-mail dated 16 November 2011 from Dave Cameron

·         E-mail dated 17 November 2011 from Jennifer Belanger

·         E-mail dated 21 November 2011 from Jost Stutz  and Rose Accettura

 

Mary-Ellen Wood, Planner, provided an overview of the application and staff’s rationale for recommending approval. A copy of her PowerPoint presentation is held on file with the City Clerk.

 

Committee heard from the following public delegations:

 

Michael Lakatos, was opposed to the development as proposed.  He expressed three concerns, summarized as follows:  Firstly, he was concerned that the development would cast shadow on the Children’s play area in Mulligan Park.  He was also concerned with the fact that Mulligan Park would now have to support an additional 221 homes, over and above the other high-density developments going into the area.  He suggested the park was not sufficient to support the growing community, and suggested the subject site would be more beneficial to the community if it were parkland.  He also expressed concern with respect to traffic, and surmised that the developer’s initial traffic study had not been updated to reflect subsequent new development in the area.

 

Elsa Gebremeskel, Danielle Soum and Marta Garcia Grandpierre also registered their opposition to the report recommendations.

 

Miguel Tremblay, FoTenn Consultants,* spoke in support of the report recommendation on behalf of the applicant. His PowerPoint presentation included overview of available amenities in the area, including parkland. He noted cash-in-lieu of parkland would be provided as part of Site Plan.  He confirmed that a traffic study had been completed and approved by staff, with the most recent addendum in May 2011 responding to community concerns. He confirmed that a Site Plan Control application had been submitted, and noted the modifications that the developer had made in response to community concerns, including a reduction in units and heights. 

 

*Presentation and/or comments held on file with the City Clerk

 

The report recommendations were put to Committee and CARRIED, as presented.