DRAFT. 171, 173, 175 Greenbank Road Zoning Review. Planning Report

Transcription

1 DRAFT 171, 173, 175 Greenbank Road Zoning Review Planning Report March 2013

2 Introduction and Scope of Work Meloshe and Associates Ltd was retained by the City of Ottawa s General Manager, Planning and Growth Management Department to undertake a zoning review for 3 properties on Greenbank Road namely 171, 173 and 175 Greenbank Rd. This review was initiated as a result of the approval of a zoning amendment for Greenbank Rd to permit the construction of a 5 storey apartment building comprising 61 units. The properties are located at the northeast corner of Greenbank Rd and Craig Henry Drive. The GM9 H(10) zoning for the properties was amended to permit a building with a height limit of metres stepping down at the rear of the property to 9.5 metres. The community was highly engaged in the planning process. Revisions were made to the original application and the development was the subject of a Peer Review initiated by Councilor Egli. The objective of the zoning review for Greenbank Rd was to determine whether the existing zoning for the properties GM9 H(10) is in line with the current Official Plan policies which apply to the properties. The properties are designated General Urban Area in the City s Official Plan. We were asked to provide our opinion on whether the GM zoning is in line with the Official Plan and if not, what development intensity might be expected for the properties. Development Along Greenbank Rd Development along the east and west sides of Greenbank Rd south of the railway bridge is reflective of the area s role in providing local commercial service to the adjacent residential areas of Craig Henry and Trend-Arlington. North and south of the subject properties are a mix of office, retail uses, a police station, church and a gas station. Current development does not exceed 2 storeys in height. The current zoning along the east side of Greenbank Rd is GM General Mixed Use with maximum building heights ranging from 10 metres or 4 storeys increasing up to 18.5 metres or 6 storeys. 1

3 Location Plan 2

4 Surrounding Community Greenbank Rd is flanked by residential development the Trend-Arlington community to the west is comprised of a large cluster of detached residential dwellings with passive and active recreational lands to the north and a mix of townhouses and four storey residential apartment buildings to the south. The Craig Henry community to the east is comprised of a mix of two-storey semi-detached and detached residential dwellings. Characteristics of the Properties The subject properties consist of three single detached dwellings fronting on the east side of Greenbank Rd. The properties have a total frontage along Greenbank Rd of 90 metres (300 feet) and a depth of 47 metres (154 feet). The total lot area is 4,230 square metres or 45,532 square feet. There are detached residential dwellings to the east fronting on Elvaston Ave, a two storey office building to the north and a one storey Shoppers Drug Mart to the south. A school is located across from the properties on the west side of Greenbank Rd Greenbank Looking East Across Greenbank Rd 3

5 Greenbank Rd Looking South to Rear Yards Ownership of the Land and Potential Future Development 171 Greenbank Rd is currently leased to a daycare centre. 173 and 175 Greenbank Rd are owned by the Coptic Church and currently rented for residential use. The 3 properties have the potential to be assembled as one development in the future. Members of the Coptic Church attended 2 of the recent community meetings and discussed their plans to build a retirement home for members of their congregation. A retirement home is currently permitted under the GM zoning. The Church did not present plans for future development but advised that they could build a retirement home within a 4 storey height limit. Official Plan The properties along the east and west sides of Greenbank Rd are primarily designated General Urban Area in the City s Official Plan. This designation permits a full range and choice of housing to meet the needs of all ages and incomes. The designation also permits conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses with the goal to attain complete and sustainable communities. A retirement home is a permitted use under the General Urban Area designation. 4

6 The Official Plan designates Greenbank Rd as an existing arterial road. The Official Plan encourages intensification within the urban boundary where land is serviced by major roads, transit, piped sewer and water services. There is a recognition that new development should occur on the edge of established communities where there is ready access to transit and roads. However the Official Plan recognizes the importance of integrating new development with existing communities. Zoning Bylaw Official Plan Schedule B Urban Policy Plan The current zoning which applies to the subject properties is GM9 H(10). This is a General Mixed Use zone and allows a maximum building height limit of 10 metres (32 feet) or 3 storeys. There is a minimum rear yard setback of 7.5 metres abutting a residential zone. There is a minimum 3.0 metre wide landscaped area abutting a residential zone. The GM zone permits a range of residential uses including apartment buildings low, mid and high rise, dwelling units, retirement home, multiple attached dwellings, rooming houses, stacked dwellings. The GM9 subzone which applies to the subject properties permits only the following non-residential uses: 5

7 animal hospital bank/bank machine community centre community health and resource centre day care diplomatic mission drive-through facility library medical facility municipal service centre office place of assembly research and development centre training centre Zoning Bylaw

8 Community Meetings Meetings were held with the local community on November 15, 2011, October 16, 2012 and December 4, 2012 at the Trend-Arlington Community building. There were a mix of opinions expressed at the meetings. Some residents stated that it was not appropriate to rezone the properties now in order to create more certainty with respect to future development applications. Some residents did not think that the current building height limit should be increased above 10 metres. There was general agreement that building heights of 18 metres or 6 storeys are too high for Greenbank Rd. These residents are concerned about any development which will generate more traffic in the area and which may cause negative impacts to the adjacent low density residential dwellings on Elvaston Ave. Some of the residents were of the opinion that a Community Design Plan (CDP) should be undertaken for the area so that further study could examine appropriate development along Greenbank Rd and in the broader area. Councilor Egli advised residents that there is no Council priority for funding a CDP in this area and that such a study would only focus increased development attention on this portion of Greenbank Rd. Some residents did think that it would be proactive risk management to prezone the properties now. Following the presentation in November 2011 there was no agreement on the zone provisions that might apply to the properties. Meetings were held in October and December 2012 and the owner of 171 Greenbank Rd as well as members of the Coptic Church (owners of Greenbank Rd) were in attendance at both meetings. The Coptic Church advised of their interest in building a retirement home and their desire to work with the community through the approvals process. Residents were more supportive of a maximum height limit of 4 storeys or 15 metres. They did not support a reduction in the front yard setback from 3 metres to 0 and were of the opinion that the front yard setback should remain at 3 metres. There was agreement that an animal hospital, bank/bank machine, drive-through facility, community centre and municipal service centre should be deleted from the list of permitted uses. There was also agreement that the rear yard setback should be increased from 7.5 metres to 10.0 metres and that all of the rear yard must be landscaped. The increased landscaped rear yard will act as a buffer to the rear yards along Elvaston Ave. Suitability for More Intense Development In our opinion the subject properties are suitable for more intense development. The properties are located in the urban area with excellent vehicular access to West Hunt Club Rd and the Queensway. The properties are located on an existing four lane arterial road and are well-served by public transit, water and sewer services. There are area amenities such as shopping, schools and support services in close proximity to the subject properties. New development along arterial roads such as Greenbank Rd can serve as a buffer to abutting low density residential neighbourhoods. 7

9 Zoning Recommendations It is recommended that the GM9 H(10) - General Mixed Use zone be amended as follows: 1. Prohibit the following uses which are currently permitted: Animal hospital Bank/bank machine Community centre Drive-through facility Municipal service centre 2. Increase the permitted building height from 10.0 metres to a maximum building height of 15.0 metres 3. Increase the rear yard setback from 7.5 metres to 10.0 metres all of which must be landscaped 4. An opaque screen must be provided along the rear property line at a minimum height of 2.0 metres 8