PLANNING RATIONALE REPORT FOR SITE PLAN AND DRAFT PLAN OF CONDOMINIUM APPLICATIONS 73-75 HARVEY STREET CITY OF OTTAWA PREPARED BY: P H ROBINSON CONSULTING AUGUST 2012 1
This report has been prepared on behalf of Delbrook Homesin in support of Site Plan Control Application and Draft Plan of Condominium Applications for their lands at 73-75 Harvey Street. The legal description of the property is Lot 2, Registered Plan 48, City of Ottawa (P.I.N 0420-4011). The property is located on the north side of Harvey Street, east of Main Street at the north edge of the Old Ottawa East Community (see Figure 1 locational plan). Lands to the north, west and east consist of mature residential properties (primarily 2 and 2 ½ storey buildings with a peaked roof design) within neighbourhoods with some recently constructed infill residential developments and some low rise apartment buildings. The property immediately to the west (65 Harvey) is used by a non-profit organization for aboriginal youth (Tewegan Transition House) for their housing needs in Ottawa. To the south of the property is Highway 417 and beyond that is the remainder of the Old Ottawa East Community. To the east of the property are residential properties that generally contain 2 or 2 ½ storeys. To the north of the property are residential properties of 2 to 3 storeys in height on Greenfield Avenue and Havelock Street. The Glassworks residential apartment complex (31 units, 3 storeys plus underground parking) is located nearby at the south east corner of Greenfield/Main Street. Nearby parks, open space and recreational facilities include the lands alongside the Rideau Canal, the Sandy Hill Arena, and St. Germain Park. The lands at 73-75 Harvey Street have approximately 20 metres of frontage (66 ) on the north side of Harvey Street and a depth of approximately 30 metres (99 ). The overall lot area is 607 m2 (6534 ft2, 0.15 ac) Main Street is approximately 60 metres (200 ) to the west of the subject property. Currently there is a 2 storey (+ basement) brick and vinyl sided flat roofed duplex (with 2 separate addresses 73 and 75 Harvey Street) on the east side of the property and an asphalt driveway/parking area on the west side of the property (see Figure 2 survey plan). The current building is located approximately 0.17 m from the east property line. The proposed setback along the east property line through this infill development is 2.5 m. The intent of the development applications is to demolish the existing building and to build a 4 storey condominium apartment building with underground parking on the subject lands (see Figure 3 site plan). The proposal calls for 12 new apartment units (eight of them will be 1 bedroom units and there will be four 2 bedroom units) and 7 underground parking spaces on one level. The building will be constructed with a stucco exterior on all sides with the top floor of the 2
building having a different banding colour of stucco (see figure 4..architectural plans). The access to the underground parking area will be through a ramp which has access beneath the west side of the building. Internal staircases will connect the underground parking level with all levels of the building. The units on the 3 rd and 4 th floors will contain 4 residential units in total, with each unit being located on two floors. Each of the 12 units will have a balcony that will either overlook the south side (Harvey Street) or the north side (rear of the property) There will be landscaped areas along the frontage of the property, along the side lot lines and at the rear of the property (see figure 5 landscape plan). Along the side lot line it will be sod and at the front and rear of the yard there will be sodded areas and areas of decking and new planting of evergreen and deciduous trees and some shrub planting. It is intended that some existing trees along the north property line will be protected during construction and will be part of the new development on the site. The new building will have a building footprint of approximately 415 m2 (4470 ft2) and a total building area of approximately 1660 m2 (17.870 ft2). The overall height of the building is 11.6 m. The height limit under the current zoning for this property is 14.5 m. Through the Draft Plan of Condominium application that is being filed at the same time as the Site Plan Application, units in the building will be sold as a condominium development. The common elements would be the underground parking, landscaped areas and the internal stairway/corridors. Below the footprint of the proposed building and a portion of the rear yard will be 1 level of underground parking with 7 parking spaces. The City of Ottawa parking requirements for this type of development would be: Total required parking = 12 units @ 0.5 spaces/unit = 6 spaces. There is no off street visitor parking requirements for a development such as this for the 1 st 12 units. The total provided parking for the building is 7 spaces resulting in an excess of 1 parking space above the zoning requirements. Background studies addressing soils, environmental, civil engineering are being filed as part of this Site Plan and Condominium application. A full set of engineering, architectural, surveying and landscaping plans are also being filed. No major issues or concerns were identified in these studies. 3
Zoning Under Zoning By-law 2008-250 the subject lands are zoned R4T (Residential Fourth Density Zone). This is a zone which permits low rise apartment dwellings. The proposed uses of the site are in conformity with the existing zoning and all of setback requirements that apply to this site. It is important to note that the design of the building and its setbacks recognizes the specific interior side yard setbacks that are in place for the R4T zone. Table 162 B Endnote 3 of Zoning By-law 2008-250 indicates that for the first 21 metres back from the front lot line an interior side yard setback can be 2.5 m (for buildings in excess of 11 m in height). Beyond the 21 m distance from the front lot line, the interior side yard setback is to be 6 m. This stepped side yard setback requirement of 2.5 m and 6 m has been incorporated into the design of the building. The following are the R4T zone provisions and how the proposed development meets these requirements. REQUIREMENT PROPOSED/PROVIDED Minimum frontage 15 m 20.16 m Minimum Lot Area 450 m2 608 m2 Minimum front yard 3 m 3 m Minimum interior side yard 2.5m/6m 2.5/6 m Minimum Rear yard 7.5 m 7.5 m Maximum Building Height 14.5 m 11.6 m Parking 6 spaces 7 spaces Provincial Policy Statement The current Provincial Policy Statement (PPS) came into effect in 2005 and it outlines the key matters of Provincial planning interest with respect to land use planning decisions made by municipal approval authorities. Any decisions that are made by municipal approval authorities must be consistent with the policies of the PPS. The following are sections of the PPS that are applicable to additional development at 700 Coronation: 1.1.1 Healthy, liveable and safe communities are sustained by: 4
a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; The additional development on the site represent an efficient intensification of the site and will not create inefficient land use patterns in the area. e) promoting cost-effective development standards to minimize land consumption and servicing costs. The intensification of the site will be achieved through a 4 storey new building on the site and all of the sites parking requirements will be through underground parking. The existing infrastructure within the City Right of Way will be connected to the new building. 1.1.3.1 Settlement areas shall be the focus of growth and their vitatlity and regeneration shall be promoted. The property is within a settlement area of the City of Ottawa. 1.1.3.2 Land Use Patterns within settlement areas shall be based on: a) densities and a mix of land uses which: 1) efficiently use land and resources. This redevelopment of the property is an efficient use of the land and will allow for a sensitive infill development within City height limits for this use and with underground parking to ensure that there is a maximum of greenspace maintained on the site. 2) are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; The proposed new development on the property will efficiently utilize the existing infrastructure available within the City Right of Way on Harvey Street. 1.4.3 Planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future resdients of the regional market area by: c) directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs. The proposed infill development is within an established neighbourhood with nearby infrastructure, public transit on a number of routes within a short walking distance and nearby parks and schools for residents needs. d) promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of alternative transportation nodes and public transit in areas where it exists or is to be developed; The infill development represents an efficient use of land on the property, allows for some passive and active open space areas within the site, utilizes existing infrastructure and is located close to OC Transpo bus routes. 5
Official Plan Designation City of Ottawa Official Plan The site is designated General Urban Area in the Urban Policy Plan of the City of Ottawa Official Plan. This designation permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. Key policies within the General Urban Area designation that are applicable to this infill development are: 3.6.1.3 When considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will: a) Recognize the importance of new development relating to existing community character so that it enhances and builds upon desirable established patterns and built form; The proposed infill development will result in a continuation of the residential nature of Harvey Street and will allow for new development on the street that will not create undue negative impact on surrounding properties. It is important to note that the existing and proposed developments are both to be flat roofed developments and that although the new development will be 4 floors in height, levels 3 and 4 contain units that are 2 internal storeys in height. The overall unit count (12) and overall heights (11.6 metres) are within the allowable zoning requirements and due to the proximity of this site to a Traditional Main Street (Main Street) and Highway 417 it represent a sensitive infill development to the surrounding neighbourhood. The surface parking that currently exists will be removed and all parking requirements will be in an underground parking level. Landscaping along the side, rear and front lot lines will minimize the impact of the new building on adjacent properties and provide some amenity areas for residents of this new development. The proposed setback on the east side of the property is actually greater than the current side yard setback on that side and will allow for a landscaped strip along that yard where currently there is no room for a landscaped area. The proposed infill development will complement and enhance the street frontage. Apply the policies of Sections 2.5.1 and 4.11 of the Official Plan. Note that these sections are related to Urban Design and Compatability. The proposed infill development meets the compatibility criteria in Section 4.11.2 of the Official Plan: 4.11.2.a) Traffic. Road should adequately serve the development with sufficient capacity to accommodate the anticipated traffic generated. As per ITE guidelines for projected traffic volumes, the development is expected to generate 3 cars exiting in the AM peak hour and 3 cars entering in the peak PM hour. These overall totals are relatively 6
insignificant and the entance/exit will be via the underground parking access point and will lead directly to Harvey Street, a road with sufficient vehicular capacity. 4.11.2.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 develoment adjacent or immediately opposite. The vehicular access to the site will be via the underground parking ramp. This will minimize noise and headlight glare to any adjacent residential properties. For exiting cars from the underground parking ramp, there are no impacts on the south side of Harvey Street as those lands consist of trees and shrubs (with no residential properties located on the south side of Harvey Street) and further to the south is Highway 417 which is at a higher elevation than Harvey Street. 4.11.2.c) Parking requirements. The development should have adequate on-site parking to minimize the potential for spillover parking on adjacent areas. All parking for the proposed building will be provided in one underground parking area with one means of access directly from Harvey Street. The parking being provided (7 spaces) is in excess of the City parking requirements under the zoning by-law (6 spaces). The amount of parking being provided will minimize the potential for any spillover parking on adjacent areas. 4.11.2.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 outdoor amenity areas are to be located primarily in the rear yard of the property and there will be landscaping along the property lines that abut adjacent residential areas that will provide screening for neighbouring properties. All site lighting is to be designed to avoid spillover onto adjacent properties. 4.11.2.e) Loading Areas, Service Areas and Outdoor Storage. The operational characteristics and visual appearance of loading facilities, service areas (including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated using a variety of methods. These uses should be located away from residences where possible. All garbage areas will be within the building and there will be no outdoor storage. There are no loading areas proposed. 4.11.2.f) Lighting. The potential for light spill over or glare from any lighting source onto adjacent light-sensitive areas should be avoided or mitigated. All external site lighting will have sharp cut off lighting to ensure that there will not be spill over or glare onto adjacent properties. 4.11.2.g) Noise and Air Quality. The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses. The mechanica and electrical equipment is to be internal and the main outdoor amenity area is in the rear yard and there 7
will be landscaped areas between the outdoor amenity area and the property lines. In addition, the subject property is located within the Old Ottawa East Secondary Plan. This Secondary Plan was approved by the City of Ottawa as Official Plan Amendment #92 in September 2011. The primary focus of the Secondary Plan is along Main Street as it is the primary street providing services to the Old Ottawa East Community. Key objectives of the Secondary Plan that are relevant to the infill development proposed for the subject property include: Policy 10.2.1.2 of the Secondary Plan indicates that no new buildings to be higher than 6 storeys and 20 metres within the Secondary Plan area. The infill development is proposed to be 4 storeys in height and 11.6 metres in height. Policy 10.2.1.4 of the Secondary Plan indicates that, building heights within the low-rise area will not exceed four storeys. The building height of the new building will be 4 storeys and will have a flat roof. Policy 10.3.6.1 of the Secondary Plan indicates that the intention is to maintain the general character of these neighbourhoods (existing residential neighbourhoods) as expressed by the existing zoning. The proposed infill has been designed to match current zoning and will not require any Minor Variances to the zoning requirements. Policy 10.3.6.2 of the Secondary Plan indicates that the intent is to maintain the traditional pattern of pedestrian priority along the street with any garages relegated to the side or rear of homes and not projecting forward or otherwise dominating the building façade. The proposed parking arrangement will be in an underground parking level with the access beneath a portion of the building and and at the same setback as the new building and not dominating the façade of the new building. The pedestrian priority of the street will be maintained. Conclusions The proposed development of a new 4 storey condominium apartment building on the property at 73-75 Harvey Street is consistent with current zoning, Official Plan and Secondary Plan policies for these lands. The site represents a sensitive infill development that will allow for: a well designed contemporary condominium building to be located within an established neighbourhood that will add to the character of the street and the neighbourhood 8
a centralized underground parking facility which results in no surface parking on the site a new development that meets current zoning regulations buffering through vegetation and setbacks to adjacent properties. Through the site plan process there are a number of key engineering studies and drawings required in support of the development. These studies show that the site can be serviced through existing service connections along Harvey Street. The overall site drainage and grading has been designed based on current City guidelines and will utilize roof top storage in order to control the 100 year peak post development flows to that of the 5 year pre development flows. Landscaping will be provided along the side, front and rear yards to provide screening and buffering to adjacent properties. The proposed building height of this development is less than the permitted maximum building height as outlined in the zoning by-law and privacy and noise issues will be mitigated as the plans do not call for a roof top garden. It is our opinion that the proposed development is consistent with the Provincial Policy Statement and the City of Ottawa Official Plan and relevant zoning and Secondary Plan regulations. It is being proposed at an appropriate scale of infill development and will be compatible with surrounding land uses and will contribute to the overall housing supply in the community surrounding the property. Should you have any questions or require anything further, please do not hesitate to contact the undersigned. P H Robinson Consulting Paul Robinson MCIP RPP 9