Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
18 January 2005 / 18 janvier 2005
Submitted by/Soumis par : Ned
Lathrop, Deputy City Manager / Directeur municipal adjoint
Planning
and Growth Management / Urbanisme et Gestion de la croissance
Contact Person/Personne ressource : Grant
Lindsay, Manager / Gestionnaire
Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca
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SUBJECT: |
SITE PLAN CONTROL - 446 Edgeworth
Avenue (FILE NO. D07-12-04-0239) |
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OBJET : |
demande de réglementation du plan
d'implantation - 446, avenue edgeworth |
REPORT RECOMMENDATION
That Planning and Environment Committee
APPROVE the Site Plan Control application for 446 Edgeworth Avenue as shown on
the following plans:
1. “Site
Plan, 446 Edgeworth Avenue ” prepared by Douglas Hardie on behalf of the Regional
Group, dated January 2004, revised January 11, 2005 and dated as received by
the City of Ottawa on January 14, 2005.
2. “Landscape
Plan, 446 Edgeworth Avenue ” prepared by James B. Lennox & Associates on
behalf of the Regional Group, dated January 2004, revised January 11, 2005 and
dated as received by the City of Ottawa on January 14, 2005.
3. "General Plan of
Services, 446 Edgeworth Avenue ” prepared by Novatech Engineering Ltd., dated
July 2004, revised January 26, 2005, dated as received by the City of Ottawa on
January 26, 2005 and dated as reviewed by the Infrastructure Approval Division
on January 26, 2005.
4. "Lot
Grading Plan, 446 Edgeworth Avenue” prepared by Novatech Engineering Ltd.,
dated July 2004, revised January 14 2005, dated as received by the City of
Ottawa on January 26, 2005 and dated as reviewed by the Infrastructure Approval
Division on January 26, 2005.
And subject to the owner entering into a standard site development agreement consisting of the standard and special conditions outlined in Document 5. In the event the Owner fails to enter into such agreement within one year, this approval shall lapse.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de
l'environnement APPROUVE la demande de réglementation du plan d'implantation
concernant le 446, avenue Edgeworth, qui est illustré par les plans suivants :
1. «
Plan d'implantation, 446, avenue Edgeworth », produit par Douglas Hardie au nom de Regional Group, daté du mois
de janvier 2004, révisé le 11 janvier 2005 et reçu par la Ville d’Ottawa le 14
janvier 2005.
2. «
Plan d'aménagement paysager, 446, avenue Edgeworth », produit par James B.
Lennox & Associates au nom de Regional Group, daté du mois de janvier 2004,
révisé le 11 janvier 2005 et reçu par la Ville d’Ottawa le 14 janvier 2005.
3. «
Plan général des services, 446, avenue Edgeworth », produit par Novatech
Engineering Ltd., daté du mois de juillet 2004, révisé le 26 janvier 2005, reçu
par la Ville d'Ottawa le 26 janvier 2005 et examiné par la Division de
l'approbation des demandes d'infrastructure le 26 janvier 2005.
4. «
Plan de nivellement du lot, 446, avenue Edgeworth », produit par Novatech
Engineering Ltd., daté du mois de juillet 2004, révisé le 14 janvier 2005 ,
reçu par la Ville d'Ottawa le 26 janvier 2005 et examiné par la Division de
l'approbation des demandes d'infrastructure le 26 janvier 2005.
À la
condition que le propriétaire conclue une entente d'aménagement type renfermant
les conditions types et particulières énoncées dans le document 5. Si le propriétaire ne conclut pas une
telle entente dans un délai d'un an, l'approbation ne sera plus valide.
BACKGROUND
The subject property, 446 Edgeworth Avenue, is
located between Richmond Road and Lawn Avenue beside the Ottawa River
Parkway. To the north, south and east
are single and semi-detached residential dwelling units. Immediately to the
south of the subject property across Lawn Avenue is a 13-unit two-storey
townhouse development. Several high-rise apartment towers are also in the area,
to the north and south ends of Edgeworth Avenue. Four freehold row houses are
located on the east side of Wentworth Avenue in an R4A zone. To the west of the
subject site is an open space area containing the Ottawa River Parkway. The
western portion of Lawn Avenue (immediately south of the site) is an unopened
road right-of-way that accommodates a public path leading to the Ottawa River
Parkway area. Primary access to the site
is provided off Edgeworth Avenue with additional pedestrian access off Lawn
Avenue. A residential building and garage are currently located on the subject
property.
Proposed Development
The applicant is proposing construct two
semi-detached dwellings, four townhouses, and 16 stacked townhouses on the
site. The proposed semi-detached unit will front onto Edgeworth Avenue. The
remaining townhouses will be located along the southern and western sides of
the property. Access to the townhouses will be provided via an internal private
road. The preliminary development proposal calls for 25 parking spaces to be
provided on site.
Concurrent Applications
A Zoning By-Law Amendment application to change the current zoning from an R2A-Semi-Detached to R4F-Multiple Unit exception zone was approved by the Planning and Environment Committee on October 26, 2004 and by Council on November 10, 2004. One appeal to the zoning change was received. Consequently final approval of the zoning is subject to approval by the Ontario Municipal Board.
DISCUSSION
As noted, a rezoning application to permit the
development being proposed was considered and approved by Council. The review of the rezoning application
involved extensive review of the proposal in the context of the Official Plan
polices set out in the Council Approved Official Plan, the former Region's
Official Plan and the former City of Ottawa Official Plan. As set out in the staff report for the
rezoning, staff concluded that the proposed development was consistent with the
relevant polices of all three Official Plans that support intensification in a
way that provides for a compatible relationship between a proposed development
and the community wherein the development is located.
Zoning
The proposed development is in full compliance
with the zoning as approved by Council.
Given that an appeal has been received to the Council approved zoning, a
condition is included that approval of the site plan will only come into effect
once final approval of the zoning has been obtained from the Ontario Municipal
Board.
Design and Built Form
The proposed development is consistent with the
City’s goals of providing new infill development that is compatible with the
character of the existing neighbourhood. The proposed development successfully
blends into the existing neighbourhood by fronting the proposed semi-detached
unit and the end unit of the proposed townhouse unit onto Edgeworth Avenue. In
doing so the development creates a continuous street frontage that is compatible
with the surrounding area. Also, the height and scale of the units fronting
onto Edgeworth Avenue respect the existing scale of the surrounding residential
neighbourhood. The addition of new street trees and other landscaping elements
add to this effect.
The remaining units of the townhouse block and
the two stacked-townhouse blocks are appropriately placed in the rear of the
property and will not have a direct visual impact on the character of Edgeworth
Avenue. The proposed parking area for
the development will be screened from the street by a decorative gate feature
which will include additional soft landscaping features. The interior yard will
be softened, where needed, by several new deciduous trees and various shrubs.
The height of the proposed stacked-townhouse blocks will be stepped-up from the
semi-detached unit on Edgeworth Avenue, thereby providing a smooth vertical
transition from the front to the rear of the site. New fencing materials along the sides and rear of the property,
in concert with the large trees that surround the site, will further serve to
help blend the proposed development into the existing fabric of the community.
Under the former City of Ottawa Zoning By-law
the proposed development is required to have a minimum of 22 parking spaces for
residents and visitors on the site. As per the plans submitted, the development
will have a total of 25 parking spaces on site. This number satisfies the By-law requirements and is supported
by staff. Also, it should be noted that the subject site is well serviced by
transit and is located close to the Lincoln Fields Transitway station.
The proposed development conforms to the yard
requirements and amenity space provisions of the Council approved zone for this
location. As part of this zoning, the interior lane was reduced from 6.7 metres
to 6.0 metres so that the townhomes on the southern edge of the property would
benefit from an additional 0.7 metres of rear yard amenity space. The overall
provision of amenity space is enhanced by large outdoor decks for each unit.
Also, it should be noted that the subject site is bounded on the south side by
an unopened right-of-way, which is used as a green space, and to the west by
the Ottawa River Parkway and it’s associated green space. Subsequently, staff
are satisfied that the residents of the proposed development will have adequate
access to outdoor amenity areas.
In reviewing the plans for this development,
staff are satisfied that as many trees as possible will be retained on the site
and that an adequate amount of new landscaping, including several new tree
species, will be provided. Furthermore, all existing trees will be protected
during the construction of the proposed development. The trees that are
situated in the Lawn Avenue right-of-way and the Ottawa River Parkway corridor
will not be affected by this development and their existence will continue to
enhance the environmental quality of the site and the immediate neighbourhood.
The provision and location of on-site garbage
and recycling collection meets the guidelines of the City’s Solid Waste
Division and Planning staff. Garbage and recycling for the three units that
front onto Edgeworth Avenue will be collected by on-street City collection.
Garbage and recycling for the interior townhomes and the stacked-town home
units will be collected in two large, centrally located garbage bins which will
be emptied by City trucks. Recycling for these units will be collected and
stored in 6 large bins that will be located next to the garbage bins and will
be emptied in the same manner.
Staff is satisfied with the Site Servicing and
Grading Plans submitted for the proposed development. All storm water will be
dealt with in accordance with the City’s stormwater management requirements.
The management of snow within the proposed development will be the
responsibility of the owners. The City is satisfied that there is adequate
space for the temporary storage of excess snow on site.
ENVIRONMENTAL IMPLICATIONS
The Municipal Environmental Evaluation Process (MEEP) checklist indicates that there will be no impacts as a result of this application.
CONSULTATION
Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy. Information signs were posted on-site indicating the nature of the application. The Ward Councillor is aware of this application and the staff recommendation.
Detailed responses to the notification/circulation are provided in Document 6.
FINANCIAL
IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
This application was processed within the timeframe
established for the processing of Site Plan Control applications in which
Delegation of Authority is removed.
SUPPORTING DOCUMENTATION
Document 2 – Site Plan
Document 3 – Landscape Plan
Document 4 – Site Grading and
Drainage
Document 5 – Conditions of Site
Plan Control Approval
Document 6 – Consultation Details
DISPOSITION
Department of Corporate Services, Legal Services
Branch to prepare the Site Plan Control agreement.
Department of Planning and Growth Management to
notify the owner/applicant (Steve Cunliffe, The Regional Group, 700 Catherine
Street, 6th Floor, Ottawa, ON, K2P 2K9, the architect Douglas Hardie, 311
Richmond Road, Ottawa, ON, K1F 6X3), All Signs, 8692 Russell Road, Navan,
ON K4B 1J1, and all interested parties of
Planning and Environment Committee’s decision.
LOCATION MAP Document
1
SITE PLAN Document
2
LANDSCAPE PLAN Document
3
SITE GRADING AND DRAINAGE Document 4
CONDITIONS OF SITE PLAN CONTROL APPROVAL Document 5
SITE SPECIFIC
CONDITIONS
STANDARD CONDITIONS
1. Permits
The Owner(s)
shall obtain such permits as may be required from Municipal or Provincial
authorities and shall file copies thereof with the Director, Planning and
Infrastructure Approvals Branch.
2. Barrier Curbs
The Owner(s)
agrees that the parking areas (and entrances) shall have barrier curbs and
shall be constructed as approved by the Director, Planning and Infrastructure
Approvals.
3. Water Supply for Fire Fighting
The Owner(s)
shall provide adequate water supply for fire fighting for every building. Water
supplies may be public water works system, automatic fire pumps, and pressure
tanks for gravity tanks.
4. Maintenance Agreements for Condominium
Corporations
The Owner(s)
shall, within 15 days of the formation of a Condominium Corporation or
Corporations, and while the Owner has control of the Corporation as Owner of
the majority of units, cause the condominium corporation to execute under seal
and register upon title to the lands, a Maintenance Agreement in favour of the
City in such form and in such terms as the City may require. In the event that
the Owner shall fail to comply herewith prior to loss of control of the
Condominium Corporation, the existence of this agreement shall be deemed to
constitute a grant and conveyance to the City of Ottawa of the free and
uninterrupted right, in perpetuity, to enter upon the lands for purposes of
maintenance of the works until such time as such Maintenance Agreement is so
executed and registered.
5. Private Agreement for Common Elements
(a) The Owner(s) agrees that should the site be severed in the
future, that it shall ensure that the future Owner of the freehold units shall
enter into a Private Agreement which shall be binding upon the owners and all
subsequent purchasers to deal with the joint use, maintenance and liability of
the common elements, including but not limited to the private roadway and concrete
sidewalks; common grass areas; common party walls, exterior walls; common
structural elements such as the roof, foundations; common parking areas;
private sewers: and watermains for the mutual benefit and joint use of the
owners; and any other elements located in the common property; and the private
Agreement shall be filed with the Director, Planning and Infrastructure
Approvals.
(b) The Owner(s) shall file with the Director, Planning and
Infrastructure Approvals, an opinion from a solicitor authorized to practice
law in the Province of Ontario that the private Agreement is binding upon the
owners of the land and all subsequent purchasers to deal with the matters
referred to Paragraph (a).
(c) The Joint Use, Maintenance and Liability Private Agreement
shall be registered on the Owner’s land at no cost to the City, and a copy
shall be provided to the City.
6. Reinstatement of City Property
The Owner(s)
shall reinstate at its expense, to the satisfaction of the Director of Planning
and Infrastructure Approvals, any property of the City, including, but not
limited to, sidewalks and curbs, boulevards, that are damaged as a result of
the subject development.
7. Waste Collection on Private Streets
All prospective purchases shall be informed
through a clause in the Agreements of Purchase and sale, that individual
curbside waste collection and/or recycling collection for properties fronting
onto the private street may not be provided by the City, and that waste
collection and/or recycling collection by the City of such properties may take
place at common collection pad(s) provided by the Owner(s).
8. Completion of Works
No building
will be occupied on the lands, nor will the Owner(s) convey title to any
building until all requirements with respect to completion of the Works as
identified in this Agreement have been carried out and received Approval by the
Director, Infrastructure Services, including the installation of municipal
numbering provided in a permanent location visible during both day and night
and the installation of any street name sign on relevant streets. Provided that
notwithstanding the non-completion of the foregoing Works, conveyance and/or
occupancy of a lot or structure may otherwise be permitted, if in the sole
opinion of the Director, Planning and Infrastructure Approvals, the aforesaid
Works are proceeding satisfactorily toward completion. The Owner shall obtain the consent of the
Director, Planning and Infrastructure Approvals for such conveyance and/or
occupancy in writing.
SPECIAL
CONDITIONS
9. Sanitary Sewer Charge on Additional Sanitary
Flow
The proposed
development is located within a sanitary collector area which has been assessed
by the City to be at capacity. The Owner(s) shall liaise with the City to
identify extraneous wet weather flow sources. Where flow removal cannot be
achieved on site, removal of extraneous flows will be conducted through a flow
removal program. The Owner(s) shall contribute
$4,772/l/s x [increase in avg. sanitary flow x 1.5 peaking factor +
infiltration (0.28 l/s/ha)] for additional sanitary flow generated by this
site.
10. Final Zoning Approval
The Site Plan
Approval will not come into effect until such time as the Zoning approved by
Council on November 10, 2004 has received final approval by the Ontario
Municipal Board and all levels of appeal are exhausted.
CONSULTATION DETAILS Document
6
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 Site Plan
Amendments.
PUBLIC COMMENTS
No comments regarding the Site Plan Control application for 446 Edgeworth Avenue were received during the Public Circulation process.
COUNCILLOR’S COMMENTS
Councillor Alex Cullen is aware of the application.
COMMUNITY ORGANIZATION COMMENTS
One email sent on behalf of the Woodpark Community Association was received on November 10, 2004. The content of the email is stated below:
"The Board of the Woodpark Community Association
and community residents have reviewed the submitted site plans for 446
Edgeworth Avenue. We have serious concerns regarding this site plan
including: insufficient resident and visitor parking; insufficient amenity
space; inadequate tree preservation and protection; excessive lot coverage in
regards to the percent of impermeable
surface and resulting storm water runoff; inadequate snow storage; a lack of
privacy fencing on the property's periphery; no apparent lighting fixtures
designed to prevent spill over onto abutting and adjacent properties; and, no
apparent provision for garbage storage or pick up for the proposed condo
units."
Response to Comments:
a) Insufficient
resident and visitor parking:
Under the former City of Ottawa Zoning By-law
the proposed development is required to have a minimum of 22 parking spaces for
residents and visitors on the site. As per the plans submitted, the development
will have a total of 25 parking spaces on site.
b) Insufficient
amenity space:
The proposed development conforms to the yard
requirements and amenity space provisions of R4F-exception zone which was
created for this location. As part of this zoning, the interior lane was
reduced from 6.7 metres to 6.0 metres so that the townhomes on the southern
edge of the property would benefit from an additional 0.7 metres of rear yard
amenity space.
c) Inadequate
tree preservation and protection:
The City is satisfied that as many trees as
possible will be retained on the site and that an adequate amount of new
landscaping, including several new tree species, will be provided. Furthermore,
all existing trees will be protected during the construction of the proposed
development.
d) Excessive lot coverage in regards to
the percent of impermeable surface and
resulting storm water runoff:
The proposed lot coverage conforms to the
performance standards of the R4F-exception zone. All storm water will be dealt
with in accordance with the City’s stormwater management requirements, as shown
in the Site Service Plan.
e) Inadequate
snow storage:
The management of snow within the proposed
development will be the responsibility of the owners. The City is satisfied
that there is adequate space for the temporary storage of excess snow on
site.
f) A
lack of privacy fencing on the property's periphery:
The City is satisfied that privacy fencing on
the property's periphery is appropriate.
g) No
apparent lighting fixtures designed to prevent spill over onto abutting and
adjacent properties:
The revised Site Plan shows the location of
light stands within the proposed development. Light spill over from the
property will be minimized through the strategic placement of light fixtures and
the use of low wattage fixtures.
h) No
apparent provision for garbage storage or pick up for the proposed condo units:
A garbage and recycling collection area has been provided in accordance with the City of Ottawa Solid Waste Division's Standards.