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1. ZONING – 3505 STRANDHERD DRIVE ZONAGE -
3505, PROMENADE STRANDHERD |
Committee
recommendation
(This matter is
Subject to Bill 51)
That Council approve
an amendment to Zoning By-law 2008-250 to change the zoning on a portion of
3505 Strandherd Drive from Residential Third Density Zone, Subzone Z (R3Z) to
Residential Fourth Density Zone, Subzone Z with Exception 1625 (R4Z[1625]) and
Residential Fourth Density Zone, Subzone Z with Exception XXXX (R4Z[XXXX]) and
Residential Third Density Zone, Subzone Q with Exception XXXX (R3Q[XXXX]) as
detailed in Document 2 and as shown in Document 1.
Recommandation DU Comité
(Cette question est assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de faire passer le zonage d’une
partie du 3505, promenade Strandherd de R3Z (Zone résidentielle de densité 3,
Sous-zone Z) à R4Z[1625] (Zone résidentielle de densité 4, Sous-zone Z, dotée
d’une exception 1625), à R4Z[XXXX] (Zone résidentielle de densité 4, Sous-zone Z,
dotée d’une exception XXXX) et à R3Q[XXXX] (Zone résidentielle de densité 3,
Sous-zone Q, dotée d’une exception XXXX), comme l’explique en détail le
document 2 et le montre le document
1.
Documentation
1.
Deputy
City Manager's report, Infrastructure
Services and Community Sustainability, dated 29 August 2011 (ACS2011-ICS-PGM-0159).
Report to/Rapport au:
Comité de l'urbanisme
and Council / et au Conseil
29 August 2011 / le 29 août 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
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the Planning Committee recommend
Council approve an amendment to Zoning By-law 2008-250 to change the zoning on
a portion of 3505 Strandherd Drive from Residential Third Density Zone, Subzone
Z (R3Z) to Residential Fourth Density Zone, Subzone Z with Exception 1625
(R4Z[1625]) and Residential Fourth Density Zone, Subzone Z with Exception XXXX
(R4Z[XXXX]) and Residential Third Density Zone, Subzone Q with Exception XXXX
(R3Q[XXXX]) as detailed in Document 2
and as shown in Document 1.
RECOMMANDATION
DU RAPPORT
Que le Comité de l’urbanisme
recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de faire passer le
zonage d’une partie du 3505, promenade Strandherd de R3Z (Zone résidentielle de
densité 3, Sous-zone Z) à R4Z[1625] (Zone résidentielle de densité 4, Sous-zone
Z, dotée d’une exception 1625), à R4Z[XXXX] (Zone résidentielle de densité 4,
Sous-zone Z, dotée d’une exception XXXX) et à R3Q[XXXX] (Zone résidentielle de
densité 3, Sous-zone Q, dotée d’une exception XXXX), comme l’explique en détail
le document 2 et le montre le document 1.
BACKGROUND
The property subject to this
zoning by-law amendment is municipally known as 3505 Strandherd Drive and is being developed through the
Chapman Mills C3 Phase 6 Draft Approved Plan of Subdivision by Minto
Communities Inc. The 4.35 hectare
property is bounded by Longfields Drive, Chapman Mills Drive, and Clearbrook
Drive road allowance as shown in Document 1.
The draft plan for the property was approved in July 2007 to accommodate
a variety of residential densities and units.
At that time, the property was rezoned from Future Growth Zone (FG) to
Residential Mixed Use Zone (RMU) as per By-law 2007-171 to recognize the draft
plan. Subsequently, a portion of the
property along Chapman Mills Drive was rezoned from Development Reserve Zone
(DR) to Residential Forth Density Zone Subzone Z with Exception 1625
(R4Z[1625]) as per By-law 2008-283 to accommodate stacked townhouse units.
The owner has submitted two concurrent site
plan applications for the Chapman Mills Phase 6 property to construct stacked
townhouses and street townhouses. The
proposed site plans includes 120 stacked townhouse units and 161 street
townhouses (52 street townhouses with double frontage on a public street and
109 standard street townhouses). Although
the subject land is already zoned to permit a range of residential development,
in order to achieve the type of development proposed through the site plans, an
amendment is required to the Zoning By-law to permit a “Stacked Townhouse” use
and reflect the double frontage townhouse units with site-specific zoning
performance standards.
Existing Zoning
The subject lands shown in Document 1 as Areas A, B and C are currently zoned as Residential Third Density Zone, Subzone Z (R3Z). The current Residential Third Density Zone, Subzone Z (R3Z) does not permit stacked townhouses and has a maximum height limit of 11 metres. The Residential Third Density Zone, Subzone Z (R3Z) provision has a minimum lot width of 6 metres and minimum lot area of 150 square meters.
Within the General Parking provisions of Table 101(r) the minimum required parking for a stacked dwelling is 1.2 spaces per dwelling unit. The parking provisions within Section 109(12) require that a maximum of 50 per cent of the area of a front or corner side yard or the required minimum width of one parking space, whichever is the greater, may be used for a driveway. The remainder, except for areas occupied by projections permitted under Section 65, and a walkway with a maximum width of 1.8 metres, must be landscaped with soft landscaping (By-law 2010-307).
Proposed Zoning
The
proposed zoning for Area A as shown in Document 1 is to extend the Residential
Fourth Density Zone, Subzone Z Exception 1625 (R4Z[1625]) zoning to
a block at the corner of Longfields Drive and Chapman Mills Drive to
accommodate a proposed stacked townhouse building.
The
site plan also proposes stacked townhouses for a block at the corner of
Longfields Drive and Clearbrook Drive.
The proposed zoning for Area B as shown in Document 1 will include a provision
to permit only 1 parking space per dwelling unit and to permit a 3 meter
interior side yard setback from a lot line abutting a residential zone. Area B will be rezoned to Residential Fourth
Density Zone, Subzone Z Exception XXXX (R4Z[XXXX]).
The
proposed zoning for Area C as shown in Document 1 is Residential Third Density
Zone, Subzone Q Exception XXXX (R3Q[XXXX]) which reflects an appropriate zone
for the double frontage townhouse units fronting along Longfields Drive.
DISCUSSION
Official Plan
The subject property is designated “General Urban Area” in the Official Plan, which permits a variety of land uses and supports various forms of housing densities. The “City supports intensification within the General Urban Area in a manner that enhances and complements the desirable characteristics and ensures the long-term vitality of the many communities that make up the city” (Section 3.6.1).
The Official Plan supports
compatibility of a proposed development through Section 2.5.1 and 4.11. New construction should enhance an established community and coexists with existing
development without causing undue adverse impact on surrounding properties.
That it ‘fits well’ within its physical context and ‘works well’ among those
functions that surround it.
The proposed development is consistent with the planning and design in the area. Built forms are consistent with the other developments to the east, west and south of the site. The proposed style and height provide a transition from the Town Centre on the west to the single detached development to the east.
South Nepean Secondary Plan
The subject property is designated “Mixed Use” and “Mixed Density Residential” in the South Nepean Secondary Plan, Area 4, 5 and 6. The Mixed Use designation is intended to permit medium and high density residential development in housing forms such as street, block and stacked townhouses. In areas designated Mixed Use, ground or non-ground related residential building forms are permitted and shall achieve a minimum density of 26 units per hectare and permits a maximum building height of 4 storeys.
The majority of the property is designated Mixed Density Residential which permits street, block and stacked townhouses. For residential development within areas designated Mixed Density Residential a minimum density of 20 units per hectare is permitted. Higher density housing forms are encouraged in locations proximate to the rapid-transit network, arterial and collector road and community facilities such as school and parks.
The proposed development is a mixture of on-street and stacked townhouses. The development proposes a density of 36 units per hectare with a maximum building height of 3 ½ storeys (12.5 metres). The higher density housing forms of stacked townhouses front onto an arterial road (Chapman Mills Drive) and a collector road (Clearbrook Drive). The proposed development is adjacent to a proposed transit route, a proposed park and existing schools.
Zoning By-law
The existing zoning currently permits stacked townhouses along the portion of the property adjacent to Chapman Mills Drive. The proposed zoning will extend the Residential Fourth Density Zone, Subzone Z with Exception 1625 (R4Z[1625]) provisions to the proposed corner building fronting Longfields Drive as shown as Area A in Document 1.
Similar stacked townhouses to those permitted along Chapman Mills Drive are proposed within a block at the corner of Longfields Drive and Clearbrook Drive. The proposed Zoning By-law Amendment for Area B in Document 1 will permit stacked townhouses and will add a new exception to include a minimum 3 metre interior side yard setback and a 1 parking space per dwelling unit provision.
The Residential Fourth Density Zone, Subzone Z (R4Z) interior side yard requirement is 3 metres for any part of a building located within the first 21 metres of a front lot line and 6 metre thereafter. The proposed building at the corner of Longfields Drive and Clearbrook Drive does not conform to the Residential Fourth Density Zone, Subzone Z (R4Z) interior side yard setback as the back 0.5 metres of this building is further than 21 metres from Longfields Drive. The applicant explored options to eliminate the need for this exception by tilting the building, shifting lot lines and pushing the building forward. The desired solution was to request the exception of a minimum 3 metre interior side yard setback.
The existing stacked townhouses along Chapman Mills Drive within the Residential Fourth Density Zone, Subzone Z with Exception 1625 (R4Z[1625]) accommodates 12.5 metre high stacked townhouses with a parking ratio of 1 space per unit. The visitor parking requirement will remain unchanged. The applicant has requested these same provisions apply to the block at the corner of Longfields Drive and Clearbrook Drive, shown as Area B in Document 1. The City supports intensification throughout the urban area to provide a range of house forms and particularly for lands within walking distance (600 metres) of existing or future rapid-transit stations, which is the case here.
The block of on-street townhouses fronting along Longfields Drive will introduce a new product by the developer with double frontage on two parallel public streets. The proposed townhouses will have frontage along Longfields Drive and along a newly constructed internal street within the subdivision. The double frontage townhouses or “through” townhouse units are narrower than a traditional street townhouse. This product will be freehold tenure and as a result of the narrower lot width will not conform to the general zoning provision that permits a maximum of 50 per cent of the area of a front yard to be used for a driveway. The applicant has demonstrated through the concurrent site plan that the narrower product type can be serviced while maintaining a streetscape with trees within the right-of-way and sufficient landscaping.
To reflect the proposed double frontage townhouse units, the current Residential Third Density Zone, Subzone Z (R3Z) will be amended to Residential Third Density Zone, Subzone Q with Exception (R3Q[XXXX]) to reflect a smaller lot width of 4.35 metre and lot area of 110 square meters. The proposed exception will permit a maximum of 65 per cent of the area of the yard or the required minimum width of one parking space, whichever is the greater, to be used for a driveway, the remainder of which must be landscaped with soft landscaping. This provision will apply for the yard abutting the newly constructed internal street named Mancini Way.
The details of the proposed zoning for Areas A, B and C are included in Document 2.
The proposed amendments meet the intent of
allowing a range of residential uses within the General Urban Area. Furthermore, the zone provisions proposed are
designed to encourage development standards which promote efficient land use
and compact built form. The Department supports the Zoning By-law Amendment
application because it
is consistent with the policies in the Official Plan.
Concurrent Application
The subject property is draft approved and the developer is working towards registration of Chapman Mills C3 Phase 6 Subdivision (D07-16-07-0033 Phase 6). Concurrent Site Plan Control applications (D07-12-11-0080 and D07-12-11-0081) have been submitted for development on blocks within the Plan of Subdivision.
RURAL IMPLICATIONS
N/A
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The City did not receive any opposition to this application.
The Ward Councillor is aware of this application and the staff recommendation.
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.
ENVIRONMENTAL
IMPLICATIONS
N/A
TECHNOLOGY IMPLICATIONS
CITY STRATEGIC PLAN
By approving the rezoning, the site plans within Chapman Mills C3 Phase 6 Subdivision can be implemented and the City can move forward the following priorities and objectives of the City Strategic Plan;
Sustainable Healthy and Active City – Require walking, transit and cycling oriented communities and employment centres; and
Planning and Growth Management – Become leading edge in community and urban design including housing creation for those in the city living on low incomes and residents at large and respect the existing urban fabric and neighbourhood form so that new growth is integrated seamlessly with established communities.
APPLICATION PROCESS TIMELINE STATUS
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to revisions proposed by the applicant associated with the new product type for the narrower townhouse units. A complete review was undertaken to ensure the new product type could be serviced while maintaining sufficient streetscaping.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
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 implementing by-law, forward to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
LOCATION MAP DOCUMENT
1
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed
Changes to the Comprehensive Zoning By-law
The subject land, being a part of the property municipally known as 3505 Strandherd Drive and as shown as Areas A, B and C on Document 1 is subject to the following text and zoning amendments:
Area A shall be rezoned from R3Z to R4Z[1625]
Area B shall be rezoned from R3Z to R4Z[XXXX] with a new exception that will be added to Section 239 – Urban Exceptions that will include the following provision in Column V:
- Minimum interior side yard setback: 3 meters
- Minimum required parking: 1 space per dwelling unit plus 0.2 space per dwelling unit for visitor parking
Area C shall be rezoned from R3Z to R3Q[XXXX] with the addition of the following provisions in Column V:
- Minimum lot width: 4.3 metres
- For the yard abutting Mancini Way of a multiple attached dwelling unit a maximum of 65 per cent of the area of the yard or the required minimum width of one parking space, whichever is the greater, may be used for a driveway, the remainder of which, except for areas occupied by projections permitted under Section 65, must be landscaped with soft landscaping.