2. ZONING – 857-867 PINEWOOD CRESCENT
ZONAGE – 857 AU 867, CROISSANT PINEWOOD
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 857, 863 and 867 Pinewood Crescent, as shown in Document 1 from R1O - Residential First Density, subzone O, Exception 1564 to R2G[XXXX] – Residential Second Density, subzone G with an Exception, as detailed in Document 2.
Recommandation DU Comité
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de faire passer le zonage des 857, 863 et 867, croissant Pinewood, comme le montre le document 1, de Zone résidentielle de densité 1, sous-zone O, dotée d’une exception 1564 (R1O) à Zone résidentielle de densité 2, sous-zone G, dotée d’une exception (R2G[XXXX]), comme l’explique en détail le document 2.
1. Deputy City Manager's report, Planning and Infrastructure, dated 9 February 2012 (ACS2012-ICS-PGM-0063).
2. Extract of Draft Minutes, Planning Committee meeting of 28 February 2012.
That the recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 857, 863 and 867 Pinewood Crescent, as shown in Document 1 from R1O - Residential First Density, subzone O, Exception 1564 to R2G[XXXX] – Residential Second Density, subzone G with an Exception, as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de faire passer le zonage des 857, 863 et 867, croissant Pinewood, comme le montre le document 1, de Zone résidentielle de densité 1, sous-zone O, dotée d’une exception 1564 (R1O) à Zone résidentielle de densité 2, sous-zone G, dotée d’une exception (R2G[XXXX]), comme l’explique en détail le document 2.
The three subject properties are situated on the east side of Pinewood Crescent, south of the Pinecrest Road and Richmond Road intersection. The combined area of the properites is 2,048.5 square metres with 60.9 metres of frontage along Pineweood Crescent. The properties are currently occupied by single detached (857 and 867 Pineweood Crescent) and semi-detached dwellings (863 Pinewood Crescent).
The surrounding area consists of a mix of low and high-profile residential uses, including detached and semi-detached dwellings on either side of Pinewood Crescent and a high-rise apartment building on the west side of Pinewood Crescent. A former school site abuts the eastern limit of the subject properties.
Purpose of Zoning Amendment
The purpose of the application is to request a change in zoning to permit the development of eight semi-detached units as shown on Documents 3.
The subject properties are currently zoned R1O which does not permit a semi-detached dwelling. Exception 1564 provides certain permissions with respect to the location and amount of parking on a property for dwellings. The current zoning permits a maximun height of eight metres which the conceptual plans and elevations have been designed to comply with as shown on Document 3.
The application proposes to create a new site-specific R2G exception subzone. The site-specific R2G zone will permit both semi-detached and single-detached dwellings and prohibit duplex and linked detached dwellings. The proposed subzone establishes performance standards with respect to lot area, frontage and yard setbacks which are consisent with the R1O zoning in the area. The proposed semi-detached units and lots have been designed to comply with the existing R2G performance standards, including height, and will not require any amendments.
The performance standards as set out in Exception 1564 currently do not permit front yard parking within a carport, therefore the new exception will allow for such a parking arrangment while also prohibiting a detached garage in the front yard. One parking space will be permitted for each half of a semi-detached dwelling which is consistent with the current zoning exception. The additional performance standards set out in the exception will regulate the maximum height of a carport to 3.0 metres whereas the current standard for an accessory structure is 4.5 metres. The exception will also regulate the amount a carport may project towards a front lot line.
The subject property is designated “General Urban Area” in the Official Plan. The General Urban Area permits the development of a full range and choice of housing types in combination with conveniently located employment, service and uses to facilitate the development of complete and sustainable communities. The City promotes infill development and other intensification within the General Urban Area in a manner that enhances and complements the desirable characteristics and ensures the long-term viability of a community.
The introduction of semi-detached dwellings within the immediate area is a compatible form of development that provides a variety of housing forms and is considered appropriate. The recommend zoning is consistent with and implements the policies of the Official Plan for General Urban Areas regarding intensification and supports the city-wide intensification target for urban areas as per the Residential Land Strategy for Ottawa 2006-2031.
The Official Plan states that compatible development means development that, although is not necessarily the same as or similar to existing buildings, nonetheless enhances an established community and co-exists without causing undue adverse impact on surrounding properties. Development can be designed to fit and work well in a certain context without being “the same as” existing development.
The existing dwellings along Pinewood Crescent are oriented towards the street with at grade surface and garage parking. The built form includes lower profile development including single-detached, semi-detached and duplex dwellings and high-profile development. The subject property is within the interior of an established community area that has seen recent examples of redevelopment on existing parcels with comparable semi-detached forms to the west of the subject lands. This context allows the subject property to support a moderate and appropriate amount of intensification as it is distanced from the edge of the community.
To assist in ensuring compatibility, Section 2.5.1 of the Official Plan sets out broad design objectives and principles to be applied when evaluating an application for intensification and infill development. The design objectives and principles speak to a number of considerations directed to achieving compatibility in form and function between new developments and an established area while allowing for flexibility and variety that is complementary.
Design objectives speak to understanding and respecting the natural features on-site through the integration of existing vegetation. The development concept has been designed to retain significant mature trees along the southern limit of the site in an effort to create natural screening for the project and to protect well-established vegetation. An increased front-yard setback as shown on Document 3 will also provide room for the continued growth of these features along with additional plantings.
Design objectives also speak to considering adaptability and diversity of a place over time by creating places that are characterized by variety and choice.
The implementing principles include achieving a more compact urban form over time and accommodating the needs of a range of people of different incomes and lifestyles at various stages in the life cycle. Semi‑detached dwellings are building forms found in the immediate area.
The design objective of ensuring that new development respects the character of existing areas is implemented by allowing the built form to compliment the massing patterns, rhythm, character and context. In this regard, the proposed building heights are consistent with the maximum permitted height in the R1O and R2G subzones. The massing of the buildings are designed to be central to the site with performance standards that are complimentary with rear-yard and side‑yard setbacks in the area. The rhythm of the built form along Pinewood Crescent is respected through the introduction of detached carports in an effort to maintain the continuity of the built edge. Built form characteristic of the neighbourhood are continued as the proposed development implements design elements such as lower-profile roofs and two-storey buildings which are forms currently found in the community.
In addition to Section 2.5.1, the Official Plan requires that applications for development be assessed relative to the criteria set out in Section 4.11 which deals with compatibility considerations. While Section 2.5.1 is focused more on design and context matters to provide for ensuring compatibility, the criteria set out in Section 4.11 are more traditional planning considerations dealing with matters such as traffic, parking, and built form relationships. The Official Plan further clarifies that the criteria identified may not apply and/or may be evaluated and weighted on the basis of site circumstances. The following discussion highlights how the subject application responds to these criteria so as to ensure that the proposed development will co-exist with the surrounding built environment and not result in any undue adverse impacts.
Traffic generated from the site is expected to be minimal as the proposed development is considered a low traffic generator as it relates to its impact on peak flows. Public transit is located along Richmond Road. As a result, the proposed development is not expected to have any traffic impact on local residential streets.
The proposed development concept as shown on Document 3 is providing two parking spaces for each dwelling unit which conforms to the by-law requirements.
Building Massing and Height / Pattern of the Surrounding Community
The proposed height of the new buildings will comply with the maximum height currently permitted within the R1O and R2G subzones. The mass of the buildings on the site will be consistent with other buildings it the area. The proposed rooflines are consistent with the surrounding area which includes various forms of lower profile rooflines.
Outdoor Amenity Areas
The privacy of abutting residences has been respected as the proposed development concept as shown on Document 3 complies with the minimum 7.5 metres rear-yard setback. The applicant has also committed to constructing a new privacy fence through the Site Plan Control process. Outdoor amenity space for the units abutting existing dwellings will be at grade, thereby shielded by landscaping and the fence.
There are no rural implications associated with this report.
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. Approximately six letters were received during the consultation process with one letter providing comments for consideration and three letters in support. A summary of the comments received and a staff response are found in Document 4.
As Ward Councillor for the area, I’ve been happy to work with the Developer and the Community Association since June 2011 to find the best fit for the neighbourhood. The Community Association has accepted zoning change on the following conditions: The Development conform to R2G zoning with an 8m building height limit. Construction of semi-detached homes was also accepted by the Community Association. I also understand that our Planning department is not permitting stacked townhouses or duplex – but Semi Detached only. Parking requirements will be followed by the Developer – as part of the design approved with Planning.
There are no legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications associated with the report.
There are no financial implications associated with this report.
There are no environment implications associated with this report.
There are no technology implications associated with this report.
The application is consistent with the Council strategic priority of Governance, Planning and Decision Making.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Conceptual Elevations
Document 4 Consultation Details
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 RECOMMENDED ZONING DOCUMENT 2
Proposed Changes to Zoning By-law No. 2008-250:
1. Rezone the subject lands shown in Document 1 from R1O to R2G[XXXX].
2. Add a new exception, R2G[XXXX], to Section 239 – Urban Exceptions with provisions similar in effect to the following:
a. In Column II the text “R2G[XXXX]”; and,
b. In Column IV the text “duplex, linked detached”, and,
c. In Column V the following text:
“- no person may park a passenger vehicle in a rear yard, unless such parking is in a legally provided garage with direct access from a public street to the garage
- front yard parking is permitted on a lot
with an interior side yard of less than three metres that is not capable of
being developed as a parking space, and which is developed with a detached
dwelling or semi-detached dwelling, with no garage, subject to the following:
(i) in the case of a detached dwelling a maximum of one parking space is permitted;
(ii) in the case of a semi-detached dwelling or a linked detached dwelling a maximum of one parking space is permitted for each half of the dwelling;
- motor vehicles may be parked in a driveway leading to the front yard parking space
- Despite Table 55(1), a detached carport may be located 2 metres closer to the front lot line than the required front yard setback
- maximum permitted height of a detached carport: 3 metres
- a detached garage is not permitted within the front yard”
CONCEPTUAL PLAN AND BUILDING ELEVATIONS DOCUMENT 3
CONSULTATION DETAILS DOCUMENT 4
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 Zoning By-law amendments. A summary of all comments received and a staff response are included below.
1. Concerns were raised with respect to the adequate parking being provided for the proposed dwelling units.
Each dwelling unit will be able to provide two parking spaces on-site, which is consistent with the existing site-specific exception. The application does not request any amendments to the existing parking standards.
2. Concerns were raised with respect to the preservation of existing mature trees on the subject properties.
The removal of any trees on the subject properties will be subject to the Urban Tree Conservation By-law. The applicant has designed the driveways of certain units to avoid existing mature trees along the frontage of the properties, along with a large setback of the dwelling unit as shown on Document 3.
ZONING – 857-867 PINEWOOD CRESENT
That the Planning Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 857, 863 and 867 Pinewood Crescent, as shown in Document 1 from R1O - Residential First Density, subzone O, Exception 1564 to R2G[XXXX] – Residential Second Density, subzone G with an Exception, as detailed in Document 2.
Committee received the following written submission, a copy of which is held on file with the City Clerk:
· Letter dated 26 February 2012 from Faith Blacquiere
Doug Van den Ham, Barry Hobin and Associates, was present for the applicant in support of the application.
The report recommendation was put to Committee and CARRIED, as presented.