7. ZONING – 1876 STITTSVILLE MAIN
STREET AND PART OF 6350 FERNBANK ROAD ZONAGE – 1876,
RUE STITTSVILLE MAIN ET PARTIE DU 6350, CHEMIN FERNBANK |
Committee recommendationS
That
Council approve:
1. An amendment to the
former Township of Goulbourn Zoning By-law to change the zoning of 1876
Stittsville Main Street and part of 6350 Fernbank Road from Future Development
(D Zone) and Residential Type One Special Exception 16 (R1-16 Zone) to
Residential Type Four Special Exception 13 (R4-13 Zone) as shown in Document 1
and amend the text of the R4-13 zone to amend the provisions as detailed in
Document 3; and
2.
An amendment to the New Comprehensive Zoning By-law to
change the zoning of 1876 Stittsville Main Street and part of 6350 Fernbank
Road from Development Reserve Zone (DR
Zone) and Residential First Density,
Subzone Q, Special
Exception No. Q(944)
Zone (R1Q([944]) Zone) to Residential Third Density,
Subzone Z, Special
Exception No. Z(945)
Zone (R3Z([945]) Zone) as shown in Document 1 and
amend the text of the R3Z([945]) zone to amend the provisions as
detailed in Document 3.
RecommandationS du Comité
Que le Conseil approuve :
1. une modification du Règlement de zonage
de l’ancien Canton de Goulbourn afin de modifier le zonage du 1876, rue
Stittsville Main et d’une partie du 6350, chemin Fernbank, de Zone
d’aménagement futur (Zone D) et de Zone résidentielle de type 1 assortie de
l’exception particulière 16 (Zone R1-16) à Zone résidentielle de type 4
assortie de l’exception particulière 13 (Zone R4-13), comme le montre le
document 1, et de modifier le texte de la Zone R4-13 afin d’en changer les
dispositions, comme l’explique le document 3;
2.
une
modification au nouveau Règlement de zonage général en vue de changer le zonage
du 1876, rue Stittsville Main et d’une partie du 6350, chemin Fernbank, de Zone
d’aménagement futur (DR) et Zone résidentielle de densité 1, sous-zone Q,
assortie de l’exception no 944 (R1Q[944]) à Zone résidentielle de
densité 3, sous-zone Z, assortie de l’exception no 945
(R3Z[945]), comme le montre le document 1, et de modifier le texte de la Zone
R3Z[945] afin d’en changer les dispositions, comme l’explique le document 3.
DOCUMENTATION
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 22 April 2008 (ACS2008-PTE-PLA-0107).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council /et
au Conseil
22 April 2008/le 22 avril 2008
Submitted by/soumis par : Nancy Schepers, Deputy City Manager
directrice municipale 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,
ext./poste 13242
Grant.Lindsay@ottawa.ca
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SUBJECT: |
ZONING – 1876 Stittsville Main
Street and part of 6350 Fernbank Road (FILE NO. d02-02-07-0107) |
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OBJET : |
ZONAGE – 1876,
rue stittsville main et partie du 6350, chemin fernbank |
REPORT RECOMMENDATIONS
That
the Planning and Environment Committee recommend Council:
1. Approve
an amendment to the former Township of Goulbourn Zoning By-law to change the
zoning of 1876 Stittsville Main Street and part of 6350 Fernbank Road from
Future Development (D Zone) and Residential Type One Special Exception 16
(R1-16 Zone) to Residential Type Four Special Exception 13 (R4-13 Zone) as
shown in Document 1 and amend the text of the R4-13 zone to amend the
provisions as detailed in Document 3; and
2. Approve
an amendment to the New Comprehensive Zoning By-law to change the zoning of
1876 Stittsville Main Street and part of 6350 Fernbank Road from Development
Reserve Zone (DR
Zone) and Residential First Density,
Subzone Q, Special
Exception No. Q(944)
Zone (R1Q([944]) Zone) to Residential Third Density,
Subzone Z, Special
Exception No. Z(945)
Zone (R3Z([945]) Zone) as shown in Document 1 and
amend the text of the R3Z([945]) zone to amend the provisions as
detailed in Document 3.
RECOMMANDATIONS DU RAPPORT
Que le Comité de recommande au Conseil :
1. d’approuver une
modification du Règlement de zonage de l’ancien Canton de Goulbourn afin de
modifier le zonage du 1876, rue Stittsville Main et d’une partie du 6350,
chemin Fernbank, de Zone d’aménagement futur (Zone D) et de Zone résidentielle
de type 1 assortie de l’exception particulière 16 (Zone R1-16) à Zone
résidentielle de type 4 assortie de l’exception particulière 13 (Zone R4-13),
comme le montre le document 1, et de modifier le texte de la Zone R4-13 afin d’en
changer les dispositions, comme l’explique le document 3;
2. d’approuver une
modification au nouveau Règlement de zonage général en vue de changer le zonage
du 1876, rue Stittsville Main et d’une partie du 6350, chemin Fernbank, de Zone
d’aménagement futur (DR) et Zone résidentielle de densité 1, sous-zone Q,
assortie de l’exception no 944 (R1Q[944]) à Zone résidentielle de
densité 3, sous-zone Z, assortie de l’exception no 945
(R3Z[945]), comme le montre le document 1, et de modifier le texte de la Zone
R3Z[945] afin d’en changer les dispositions, comme l’explique le document 3.
BACKGROUND
The subject site is located in the former Township of Goulbourn at 1876 Stittsville Main Street and part of 6350 Fernbank Road. The property is situated on the southwest limit of the Village of Stittsville, south of Fernbank Road and west of Stittsville Main Street (see Document 1).
The
single detached dwelling that was formerly at 1876 Stittsville Main Street was
demolished in 2007 in order to incorporate this property into the proposed
residential subdivision. Proposed
residential development surrounds the subject land to the south and east and
there are existing residential developments to the north. The lands to the east of the site are zoned
for rural uses. A wetland feature known
as the Fernbank Wetland is located to the south, west and north of the subject
site beyond the adjacent proposed residential development.
The City is presently considering two companion
applications, an application to revise the draft plan of subdivision and a site
plan control application for the townhouse portion of the development. The
application to revise the draft approved subdivision proposes to incorporate
approximately 0.355 hectares of land known as 1876 Mainstreet into the
subdivision. The addition of these lands has necessitated a minor revision to
the lot lay out of the single detached lots and requires a reconfiguration of
the townhome block. The revised layout can be seen in Document 1. The
reconfigured townhome block will allow for nine freehold townhouse units and
48 condominium townhouse units. The site plan application shows the
freehold units fronting onto an internal street to be named Dalewood
Crescent. The condominium units are to
front onto three private streets one of which will parallel Stittsville Main
Street which will allow a number of the units to face Stittsville Main Street
as shown in Document 2.
The purpose of the Zoning By-law Amendment:
The Zoning By-law Amendment application proposes to
implement the revised subdivision plan and enable a townhouse development as
depicted in the companion site plan application. The application proposes to
amend the Township of Goulbourn Zoning By-law 40-99 to change the zoning of
1876 Stittsville Main Street from Future Development (D) to R4-13 to permit
townhouse development and to change the zoning for part of 6350 Fernbank Road
from R1-16 to R4-13, similarly to permit townhome development.
The Zoning By-law Amendment application also
requests certain changes to the existing R4‑13 zone provisions.
These changes are required to allow for the construction of some of the
townhomes units as street townhomes. The rest will remain as originally
anticipated freehold units on a private street. The changes in provisions requested
are as follows:
·
Add Street Townhouse as a
permitted use;
·
Minimum lot area 165
square metres per dwelling unit;
·
Minimum lot frontage: 6.0
metres;
·
Maximum lot coverage 55
per cent;
·
Minimum yard, rear: 6.0
metres;
·
Exterior parking spaces
minimum length: 5.0 metres;
·
Permit second storey space
to encroach into the front, rear and exterior sideyard 0.6 metres; and
·
Permit open roofed porches
to encroach into the front, rear and exterior sideyard 2.0 metres with no
restrictions on length of porch.
DISCUSSION
The portion of the subdivision that has been
draft approved for development and the lands proposed to be added to the draft
plan are designated General Urban Area in the Official Plan. The portion of the
subdivision which is comprised of the Fernbank Wetland and adjacent forested
area is designated Urban Natural Feature.
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 conformity with these policies,
the subdivision was draft approved with a mixture of single detached lots and
townhouse development. The proposed change to the subdivision plan and the
subject Zoning By‑law amendment will result in the addition of land to
the townhouse block. This change to the subdivision layout and applicable
Zoning By-law will retain a mix of single detached units and townhouse units in
conformity with the policies of the General Urban Area.
The townhouse block is adjacent to a natural
area with an Urban Natural Feature designation. This area is comprised of the
Fernbank Wetland and adjacent forested area. An Environmental Impact Statement
(EIS) is required for any development proposed within 30 metres of a boundary
of an Urban Natural Feature. An EIS was completed and submitted in support of
the original Zoning By-law amendment and draft plan of subdivision
applications. This EIS was found to be acceptable by the City and the
Conservation Authority.
The proposed addition of lands and change in
land use from single detached homes to townhomes is not expected to result in
additional or different impacts on the Urban Natural Feature and the
conclusions and recommendations of the original EIS remain applicable. The
recommendations of the EIS were incorporated into the conditions of draft plan
approval for the subdivision and will be “carried forward” to apply to the
revised draft plan.
The site plan drawing submitted with the site
plan control application illustrates an efficient layout of the townhomes
fronting on a private street. The site plan application and the companion
application to revise the draft plan of subdivision are on circulation and no
negative public comments have been received. When the original special
exception zone for this townhome block was drafted, no street townhomes were
planned for this area. However with the addition of lands and reconfiguration
of the subdivision it will now be possible to front some of the townhomes on
the internal public street. As such, it is necessary to change a number of the
zone provisions. The decrease in lot area, lot frontage and lot coverage will
allow for the inclusion of street townhomes within this townhome development.
The changes requested are consistent with other street townhome provisions within
this suburban community. The request for the addition of an encroachment into
the required yard for second storey space is required to allow for the specific
design of townhome being proposed for this development. This allows for a
portion of the second storey containing one of the upper storey windows to
extend out above the roofed porch. This is a desirable architectural feature.
The existing By-law presently permits encroachment of porches into required
yards however restricts the length of the porch to three metres. It is the
intension of the builder to provide long wrap around porches. Staff is of the
opinion, that this is a desirable architectural feature, as it will provide the
opportunity for the homes, which are siding onto Stittsville Main Street and
Dalewood Crescent to appear to be fronting on these streets. The request for a
minimum rear yard of six metres is consistent with the New Comprehensive Zoning
By-law for this form of development and the request for a minimum exterior
parking size of five metres is consistent with the zoning for the single
detached unit in the remainder of the subdivision.
Staff is recommending approval of this
application to amend the Zoning By-law as it is in conformity with the policies
of the General Urban Area and the Urban Natural Features designations. The
change is minor and the incorporation of the new lands will allow for the whole
of the Main Street frontage in this area to be planned comprehensively.
New Comprehensive Zoning By-law
It is intended that the draft New
Comprehensive Zoning By-law will be passed by City Council on June 25, 2008. In
anticipation of the new By-law’s enactment, the following required changes to
the By-law have also been identified so that the relevant zoning provisions can
be implemented as soon as possible after the new by-law has been passed:
1) change the zoning of 1876 Stittsville Main Street and part of 6350 Fernbank Road from Development Reserve (DR Zone) and Residential First Density Special Exception Q(944) (R1Q(944)) to Residential Third Density Special Exception Z(945) (R3Z(945) Zone) as shown in Document 1.
2) amend the text of the R3Z(945) zone to amend the provisions as follows:
· Minimum lot area 165 square metres;
· Minimum lot width 6.0 metres;
· Minimum rear yard setback 6.0 metres;
· Maximum density 35 units per hectare;
· Minimum exterior parking size depth 5.0 metres;
· Minimum setback to garage 5.0 metres;
· Prohibit the uses permitted as ancillary uses in Section 131 Clause(4);
· Permit a 0.6-metre obstruction of yard front, rear yard and/or corner side yard with respect to second storey space.
ENVIRONMENTAL IMPLICATIONS
The proposed change in land use from single detached homes to townhomes is not expected to result in additional or different impacts on the adjacent Urban Natural Feature. The conclusions and recommendations of the original Environmental Impact Statement remain applicable and have been incorporated into the conditions of draft plan approval for the subdivision.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of this application and the staff recommendation. The City did not receive any negative comments or opposition to this application.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-law amendment
applications.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Site Plan Drawing
Document 3 Details
of Recommended Zoning
DISPOSITION
City Clerk’s Branch, Council and Committee
Services to notify the owner, 1384341 Ontario Ltd, RR #2 Ashton, ON K0A 1BO,
applicant, Rob Pierce Monarch Homes, 3584
Jockvale Road, Nepean ON K2C 3H2, OttawaScene.com,
174 Colonnade Road, Unit #33, 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/ZONING KEY MAP DOCUMENT
1
SITE PLAN DRAWING DOCUMENT 2
DETAILS OF RECOMMENDED ZONING DOCUMENT
3
Proposed zoning Changes to
Township of Goulbourn By-law 40/99:
1. Schedule A Map 2 of the Goulbourn Zoning By-law, 40-99, is to be amended as shown in Document 1.
2. Clause 8(3)(m), the R4-13 Zone, of By-law 40-99 is to be amended as follows:
(1) Subclause 8(3)(m)(a) is to be amended by adding the use “Dwelling, Street Townhouse”;
(2) Subclause 8(3)(m)(b) is to be deleted and replaced with the following:
(b) General Zone Provisions
(i) maximum density: 35 units per hectare
(ii) minimum distance between buildings:
1. between the front and/or rear walls of adjacent buildings: 12 metres,
2. between end walls of adjacent buildings: 3 metres,
3. minimum yard, interior side: 3 metres, except where abutting lots zoned to permit residential uses than 6 metres
4. the minimum size of parking space is 2.7 m in width x 5.0 m in length;
(3) Subclause 8(3)(m)(c) is to be relettered to 8(3)(m)(d);
(4) A new subclause, 8(3)(m)(c), is to be added as follows:
(c) Zone Provisions
(i) minimum lot area: 165 square metres per dwelling unit
(ii) minimum lot frontage: 6 metres
(iii) minimum yard, front: 4 metres
(iv) minimum yard, interior side: 1.5 metres
(v) minimum yard, exterior side: 4.5 metres
(vi) minimum yard, rear: 6 metres
(vii) minimum landscaped open space: 30%
(viii) maximum lot coverage, building, main: 55%
(ix) minimum dwelling unit area: 65 square metres
(x) in addition to subsection 3(6), a 0.6 metre wall projection into a minimum front, rear or exterior side yard, to a maximum width of 3.0 metres, is permitted on the second floor of a dwelling
(xi) despite anything to the contrary, open, roofed porches not exceeding one storey in height may project up to 2.0 metres into front, rear and exterior side yards with no maximum length.
(5) Subclause 8(3)(m)(d) is to be deleted and replaced with the following:
(d) For the purposes of applying the zone provisions:
1. the provisions in 8(3)(m)(b) apply to the entire development in the R4-13 zone as if the zone was one lot,
2. despite the definition of “Lot” the provisions in 8(3)(m)(c) apply to each legally conveyable parcel of land created by virtue of Section 50 of the Planning Act and in the same manner as if each parcel was a lot, with all necessary modifications,
3. blocks or lots within this zone shall not be considered
through lots.
Proposed Zoning Changes to
the New Comprehensive Zoning By-law:
1. Schedule of the New Comprehensive Zoning By-law, is to be amended as shown in Document 1.
2. Section 239 Urban Exception 945, of New Comprehensive Zoning By-law is to be amended as follows:
b) Zone provisions be deleted and replace with the following:
· Minimum lot area 165 square metres
· Minimum lot width 6 metres
· Minimum frontyard setback 3 m
· Minimum interior side yard setback 3 m
· Minimum corner side yard setback 4.5 m
· Minimum rear yard setback 6m
· Minimum landscape open space 30%
· Maximum density 35 units/ha
· Minimum setback to garage 5 metres
· Prohibit the uses permitted as ancillary uses in Section 131 Clause(4)
· Permit a 0.6m obstruction of yard front, rear yard and/or corner side yard with respect to second storey space