PLANNING RATIONALE REPORT

Transcription

1 PLANNING RATIONALE REPORT Zoning By-law Amendment Application 2920 Danbury Way Prepared for: Bravar Custom Builders Inc. and Village View Estates Ltd. by: 6393 Roslyn Street Ottawa (Orleans), Ontario K1C 2Z9

2 TABLE OF CONTENTS Table of Contents 1. INTRODUCTION Background SITE CONTEXT Site Location Site Characteristics Exisiting Land Use Designations City of Ottawa Official Plan North Gower Secondary Plan Zoning By- law DEVELOPMENT PROPOSAL Land Use Proposal Proposed Zoning By- law Amendment PLANNING RATIONALE Provincial Policy Statement City of Ottawa Official Plan North Gower Secondary Plan SUPPORTING DOCUMENTATION Traffic Memo Hydrogeological Study and Terrain Evaluation CONSULTATIONS SUMMARY AND CONCLUSION APPENDIX

3 1. INTRODUCTION 1.1. Background The subject property 2920 Danbury Way is located within the village of North Gower in the City of Ottawa. The site is ha (2.8 acres) in size and is currently vacant. It is designated residential and the owner intend to divide the parcel into five residential lots similar to the residential lots surrounding it. The property is currently zoned residential, and a minor zoning amendment is required to amend some of the performance standards to enable the development of similar size lots and setbacks as the existing subdivision. This Planning Rationale will demonstrate that the proposed development of the property into five residential lots is desirable, in conformity with the City s various policies and regulations, and that it represents good planning Roslyn Street, Orleans, ON, K1C 2Z9 Page 3

4 2. SITE CONTEXT 2.1. Site Location The subject property is located on at the southwest corner of the intersection of Prince of Wales Drive and Danbury Way in the Village of North Gower, as depicted in Figure 1. Figure 1: Location Map 2920 Danbury Way Source: Google Maps 6393 Roslyn Street, Orleans, ON, K1C 2Z9 Page 4

5 2920 Prince of Wales Drive To the west and north of the property is the existing residential subdivision off Danbury Way, to the south is a farm field. On the east side of Prince of Wales Drive is a rural residential lot, farm and associated buildings, as show in Figure 2 below. All of these surrounding areas are within the Village of North Gower, and are designated residential. It is expected that the rural uses will be redeveloped over time. Figure 2: Aerial Photo 6393 Roslyn Street, Orleans, ON, K1C 2Z9 Source: Google Maps Page 5

6 2.2. Site Characteristics 2920 Prince of Wales Drive The subject property is approximately ha (2.8 acres) in size having 205 metres (672 feet) of frontage along Prince of Wales Drive and 45 metres (147.6 feet) of frontage on Danbury Way. The site is vacant and has minimal vegetation with no significant trees. It is generally flat and drains east and north to the existing road side ditches along Prince of Wales Drive and Danbury Way Roslyn Street, Orleans, ON, K1C 2Z9 Page 6

7 2.3. Exisiting Land Use Designations City of Ottawa Official Plan The property is designated Village in the City of Ottawa Official Plan. The permitted uses within the Village are as follows: residential and retail and commercial service facilities of up to 10,000 square metres gross leasable area, restaurants, offices and personal service establishments light industrial uses, institutional uses such as schools, community meeting and recreational buildings and facilities, places of worship, and public open space North Gower Secondary Plan The property is within the Village of North Gower and is designated Residential in the North Gower Secondary Plan. The permitted uses within the residential designation are as follows: detached dwelling, secondary dwelling unit, home-based business and group home Zoning By- law The subject property is zoned V1C[309r] Village Residential First Density Zone with exceptions pursuant to the governing By-Law The V1 zone is prevalent throughout the surrounding area. The V1 zone allows for low density residential dwellings such as detached dwellings, along with bed and breakfast, community garden, group home, home-based business, home-based daycare, park, retirement home and secondary dwelling unit. Exception 309r permits the following additional uses: agricultural use, equestrian establishment. The C sub-zone permits a minimum lot size of 0.4ha with a minimum of 45m frontage and a maximum of 40% lot coverage. The complete list of permitted uses and performance standards of the V1C[309r] zone are included in Appendix Roslyn Street, Orleans, ON, K1C 2Z9 Page 7

8 Figure 3: Existing Area Zoning Source: City of Ottawa Maps 6393 Roslyn Street, Orleans, ON, K1C 2Z9 Page 8

9 3. DEVELOPMENT PROPOSAL 3.1. Land Use Proposal The subject site is to be divided into five village residential lots similar to the existing abutting village residential lots on Danbury Way. The proposed lots will be approximately 0.2 ha (0.5 acres) in size, with frontages ranging from 30m (98.5 ft) to 46m (147.7 ft), as depicted on figure 4. The proposed buildings will be one to two storey single family homes with attached garages. The size and design will be of similar character to the existing surrounding area. Figure 5 shows the proposed site grading plan which demonstrates conceptually the approximate building footprints, well and septic field locations. Stormwater will be directed via drainage swales to the existing roadside ditches on Prince of Wales Drive and Danbury Way. These lots are to be created by means of severance applications to the Committee of Adjustment Roslyn Street, Orleans, ON, K1C 2Z9 Page 9

10 Figure 4: Concept Plan 6393 Roslyn Street, Orleans, ON, K1C 2Z9 Page 10

11 Figure 5: Grading Plan 6393 Roslyn Street, Orleans, ON, K1C 2Z9 Page 11

12 3.2. Proposed Zoning By- law Amendment 2920 Prince of Wales Drive It is proposed that the subject lands be rezoned to a V1G [667r] zone. The proposed amendment incorporates a minimum lot area of 1950m 2 and a 30 metre minimum lot width, with the front and corner side yard setbacks being 6m. The amendment will create performance standards that are prevalent throughout the surrounding area, resulting in built form similar to that which currently exists in this part of the village.. This site-specific zone is identical to that which exists on the residential lots to the north and west of the property. No other exceptions to the zone are being requested. Because the proposed zone already exists, the permitted uses and performance standards have been established, and are listed in the Appendix Roslyn Street, Orleans, ON, K1C 2Z9 Page 12

13 4. PLANNING RATIONALE 4.1. Provincial Policy Statement The Provincial Policy Statement (PPS) 2005 broadly outlines the provincial government s vision and policies for land use planning and development in Ontario. The Planning Act, 1990, s. 3(a) requires that municipal land use and urban/rural planning decisions be consistent with the policy statement as issued under the Act. Part V, Section 1.0, Building Strong Communities, encourages healthy and sustainable communities by promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term (Policy (a)). The subject property is within a rural village and is designated residential. The vacant parcel is surrounded by an established residential development to the north and west, which will over time be extended easterly and southerly, as the village develops. The proposed development will not require any extension of roads or public services; it will finish off this area of the existing and established village, and it will provide additional residential units within the village City of Ottawa Official Plan The property is designated Village in the City of Ottawa Official Plan. Section Urban Design and Compatibility This section guides us on the details relating to how buildings, landscapes and adjacent public spaces look and function together. Compatibility addresses how the proposed development integrates with the established characteristics of the existing community. The proposal for the subject property is for 0.2ha residential village lots which are similar in size to the surrounding residential lots. The proposed dwellings are to be one to two storey single family homes with attached garages, which are also prevalent throughout this part of the village. The maximum lot coverage will be 25% which will provide significant private open space as is the norm throughout the village Roslyn Street, Orleans, ON, K1C 2Z9 Page 13

14 Section 3.7 Rural Designations specifically Villages Development within villages is generally on smaller rural lots ranging in size upwards from ha (0.5 acres), which are serviced by private well and septic systems. The development is required to address good community design principles and compatibility with the existing neighbourhood. The development must demonstrate that the existing road network has the capacity to handle the proposed development and that it is linked to the existing community and supports greenspace targets. Villages are generally detailed through secondary plans, and in this case the property is subject to the Village of North Gower Secondary Plan which is addressed further in Section 4.3 of this report. The proposed development will create single family lots on which homes will be built, which will be serviced by private wells and septic systems. The lot sizes are similar to the surrounding village subdivisions. The buildings form and design will be of a rural village character which will be compatible with the surrounding residential developments. The development is located on Prince of Wales Drive which is an arterial road and Danbury Way a local road. Both roads have sufficient capacity to support the proposed development. Residents of the proposed development will be able to walk a short distance west along Danbury Way to enjoy Meadowbrook park which is located approximately 380m west of the site. Each individual lot will have approximately 75% of open space within the lot creating separation and privacy between the lots. The owner will provide the required cash-in-lieu of parkland at time of development. Policies within Section 4 Review of Development Applications: this section outlines the policies the City of Ottawa uses to review development applications in order to meet the objectives contained in this Plan. Policy 4.4 Water and Wastewater Services Demonstrate in accordance with City guidelines that the site can be adequately serviced with private services. A Hydrogeological Study and Terrain Evaluation, prepared by Kollaard Associates Inc. indicates that the site can accommodate new private services of wells and septic systems for each of the proposed five lots Roslyn Street, Orleans, ON, K1C 2Z9 Page 14

15 Policy 4.11 Urban Design and Compatibility The City will evaluate the compatibility of development applications on the basis of the following compatibility criteria. a. Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. The Traffic Engineer has confirmed that there will be little to minimal impact on the existing network and traffic along Prince of Wales Drive and Danbury Way. b. Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite. The proposed development will have 4 access on Prince of Wales and one on Danbury Way. The access and egress of each individual lot will have minimal impact on the surrounding neighbours as the houses to the east are setback from the road. c. Parking Requirements: The development should have adequate on-site parking to minimize the potential for spillover parking on adjacent areas. Each residential lot will provide a minimum of two parking spaces per dwelling unit. d. Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures; The proposed development has lot depths of approximately 50m which will provide ample separation to the existing dwellings backing on the development. As well, as there is a maximum lot coverage of 25% and a minimum rear yard setbacks of 7.5m and will likely in every case far exceed it. This will create a separation between the lots and neighbours. g. Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures; The proposed two storey single family dwellings will have a maximum height of 11m and a minimum rear yard setback of 7.5m, which is similar to the existing neighbourhood. With these performance standards it is expect that the proposed development will have minimal shadowing on the neighbouring lots. h. Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties; No adverse impacts regarding microclimate are anticipated in this low density development. i. Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. The addition of five residential lots will support the local services and amenities within the village such as the school, library, parks and local commercial business. Based on the above it is our opinion that the proposed development complies fully with the objectives and guidelines of the Official Plan Roslyn Street, Orleans, ON, K1C 2Z9 Page 15

16 4.3. North Gower Secondary Plan 2920 Prince of Wales Drive The subject property is located within the Village of North Gower, and is therefore subject to the polices of the North Gower Secondary Plan, approved by Council in The secondary plan guides the development of the village over the long-term in an orderly manner, and guides economic opportunities along with a mix of housing within the rural setting. The subject property is designated Residential in the secondary plan. Section 4.1 Residential The residential designation permits a variety of housing types including detached dwellings, which are required to be on private wells and septic systems. Any existing rural features are to be incorporated into the development. Greening of the village is to be enhanced through provision of landscaping and street trees. Schedule C identifies a future sidewalk along this stretch of Prince of Wales Drive. It is therefore expected that any future road re-construction will include this sidewalk link, which will add to pedestrian connectivity within the village. The proposed development will be five single family homes on wells and septic systems, which will be designed and built to fit in with the existing character of the village. Although there are no existing rural features on the site that can be incorporated in the development, the finished lots will have a maximum of 25% lot coverage, which will provides ample private open space. Landscaping and the provision of street trees will add to the greening of the village Roslyn Street, Orleans, ON, K1C 2Z9 Page 16

17 5. SUPPORTING DOCUMENTATION 5.1. Traffic Memo D.J. Halpenny & Associates Ltd. has prepared a Traffic Memo to assess the impact of the four driveway accesses onto Prince of Wales Drive. The conclusion is that the proposed driveways will generate an average of approximately 1 trip per lot during each the weekday peak AM and PM hours, and that there would be little impact on the operation of Prince of Wales Drive Hydrogeological Study and Terrain Evaluation Kollaard Associates Inc. has prepared a Hydrogeological Study and Terrain Evaluation to assess the serviceability of the five lots on private wells and septic systems and to determine if they can meet the required MOE guidelines. The report found that the site can be serviced through individual sewage disposal systems. It also found that there is sufficient groundwater supply of acceptable drinking water quality in the bedrock aquifer system to satisfy the water requirements of the proposed development. Based on the impact assessment it was found that the proposed development of five lots on this site with wells and septic systems will be within acceptable limits established by the MOE Roslyn Street, Orleans, ON, K1C 2Z9 Page 17

18 6. CONSULTATIONS A pre-consultation meeting has been held with City staff along with several follow up discussions; and the Ward Councilor is aware of the application Roslyn Street, Orleans, ON, K1C 2Z9 Page 18

19 7. SUMMARY AND CONCLUSION The proposed rezoning complies fully with the policies of the Provincial Policy Statement 2005, the City of Ottawa Official Plan, and the City of Ottawa Zoning By-law The proposed development of 5 single family lots is compatible with other uses in the area and fits within the rural character of the village. To summarize, this development proposal; Is in accordance with the exisiting residential designation Requires only a minor zoning amendment Is an appropriate use of a vacant parcel Will finish off an exisiting community Is serviceable without any extension of public services Will have minimal traffic impact on the existing road network Will add greening and landscaping to the currently vacant parcel In conclusion, the proposal to change the zoning of 2920 Danbury Way to an V1G [667r] zone complies fully with all relevant policy documents, represents good planning and supports the public s best interests Roslyn Street, Orleans, ON, K1C 2Z9 Page 19

20 APPENDIX 1 V1 - Village Residential First Density Zone (Sec ) Purpose of the Zone The purpose of the V1 - Village Residential First Density Zone is to, (1) permit detached dwellings in areas designated as Village in the Official Plan, and historically zoned for such low density use; (2) allow a limited range of compatible uses, and (3) regulate development in a manner that adopts existing land use patterns so that the low density, low profile form of a neighbourhood is maintained and enhanced In the V1 Zone: Permitted Uses (1) The following uses are permitted subject to: (a) the provisions of subsection 231(2); (b) (c) a maximum of three guest bedrooms is permitted in a bed and breakfast; and a maximum of 10 residents is permitted in a group home or retirement home, converted. bed and breakfast, see Part 5, Section 121 community garden, see Part 3, Section 82 detached dwelling group home, see Part 5, Section 125 home-based business, see Part 5, Section 127 home-based daycare, see Part 5, Section 129 park retirement home, converted, see Part 5, Section 122 secondary dwelling unit, see Part 5, Section 133 Zone Provisions (2) The zone provisions are set out in Table 232 below. (3) For other applicable provisions, see Part 2- General Provisions, Part 3- Specific Use Provisions, Part 4- Parking, Queuing and Loading Provisions and Part 5 Residential Provisions Roslyn Street, Orleans, ON, K1C 2Z9 Page 20

21 V1 SUBZONES In the V1 Zone, the following subzones apply subject to the provisions of Table 232: TABLE 232: V1 SUBZONE PROVISIONS I Subzone (c) V1C (i) Entirely on Private Services (ii) Other cases II Minimum Lot Area (m 2 ) III Minimum Lot Width (m) IV Minimum Front Yard Setback (m) V Minimum Interior Side Yard Setback (m) VI Minimum Corner Side Yard Setback (m) VII Minimum Rear Yard Setback (m) VIII Maximum Lot Coverage (%) (g) V1G IX Maximum Height (m) Exceptions 301r-400r I Exception Number 309r (By-law ) II Applicable Zone V1C[309r] Exception Provisions III Additional Land Uses Permitted - agricultural use -equestrian establishment - park IV Land Uses Prohibited V Provisions -the provisions of Table 211, column II apply -minimum lot area for agricultural use or equestrian establishment: 15 hectares Exceptions 601r-700r I Exception Number 667r (By-law ) II Applicable Zone V1G[667r] Exception Provisions III Additional Land Uses Permitted IV Land Uses Prohibited V Provisions -minimum front and corner side yard setbacks: 6 m 6393 Roslyn Street, Orleans, ON, K1C 2Z9 Page 21