MEADOWGLEN DR. ORLEANS. Zoning By-Law Amendment Application November 2012

Transcription

1 5911 MEADOWGLEN DR. ORLEANS Zoning By-Law Amendment Application November 2012

2 Prepared by: 223 McLeod Street Ottawa, ON K2P 0Z8 T: ext.238 F: Prepared for: 371A Richmond Road, Suite 1 Ottawa, ON K2A 0E7 T: F:

3 DOMICILE MEADOWGLEN DRIVE ZONING BY-LAW AMENDMENT FoTenn Consultants Inc., have been retained by Domicile to prepare a Planning Rationale and assist in filing a Zoning By-law Amendment Application for a property in Orleans, known municipally as 5911 Meadowglen Drive. The requested Zoning Bylaw Amendment would allow for the development of 54 multiple attached dwelling units, with a common parking area for 76 parking spaces, internal drive aisles and landscaped areas. The subject property is legally described as Part of Lot 7, Concession 2, Plan 5R-9199, Part 1 and 4R-937 Parts 1, 2, & 3, City of Ottawa. The following materials have been enclosed in support of this application: Application Form Major Zoning By-law Amendment (1 copy) Planning Rationale (4 copies) Survey Plan (2 copies) Conceptual Site Plan (20 copies) Conceptual Building Elevations (3 copies) Sun shadow Study (2 copies) Cross Section of the Site (2 copies) Transportation Impact Brief (12 copies) Servicing Brief (6 copies) Noise Assessment Design Brief (4 copies) Phase 1 Environmental Site Assessment (5 copies) CD containing the above studies/reports APPLICATION REQUESTED The Zoning By-law Amendment application would rezone the land from the current Residential First Density, Subzone W, with a holding symbol (R1W-h) to a Residential Fourth Density, Subzone M, with an Exception (R4M [XXXX]). The R4 allows a wide mix of residential building forms ranging from detached to low rise apartment dwellings, up to four (4) storeys in height, and is appropriate in areas designated as General Urban Area in the Official Plan. The Zoning Amendment would in affect: allow for stacked-townhouse units (3.5 to 4 storey in height, 14.5m measured from finished grade) on the lands; reduce the required number of visitor parking spaces to 0.09 spaces per unit, a reduction of six (6) Visitor Parking Spaces, from eleven (11) to five (5), and; reduce the Rear Yard Setback from 7.5 m to 4.5 m, along the west property line. Additional amendments to zone provisions to allow development on a private, internal roadway with common / shared parking areas may be highlighted as part of the technical review of the application.

4 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov It is our understanding that the existing holding provision was in place, as a result of the previous conditions of draft subdivision approval, and can be removed as part of the Zoning By-law Amendment without consequences, given that the broader area has been developed in keeping with the subdivision documents. SITE OVERVIEW & COMMUNITY CONTEXT The subject site is located on the southwest corner of Meadowglen Drive and Orleans Boulevard, in the suburb of Orleans, City of Ottawa, known as Chapell Hill. The m² parcel has approximately 97 metres of frontage on Meadowglen Drive and approximately 13 metres of frontage on Orleans Boulevard. The site also includes approximately 37 metres of frontage along Lachapelle Street, a local roadway. There is a rectangular parcel (approximately 720 m²) located at the corner of Meadowglen Dr. and Orleans Blvd. that do not form part of the subject lands. These lands are currently owned by Minto Homes. The site formerly housed a fresh fruit and vegetable business known as Roger Bergeron & Sons Inc. The subject site is graded flat and today consists of four (4) vacant buildings, asphalt areas and existing coniferous trees along the southern property line. The surrounding neighbourhood consists mainly of residential uses in the form of detached dwellings, and street townhouse dwellings. The area further north and east along Orleans Boulevard (at Forest Valley Drive) includes stacked townhouses, 3.5- storeys in height. The site is in close proximity to several parks and other green spaces, including the National Capital Commission (NCC) Greenbelt Lands, Gerry Poulin Park, Roy Park, Silverbirch Park, Chapel Hill Park and Heritage Park, a larger district-serving park. Further, there are a number of elementary, primary and secondary schools that serve the residents of the surrounding community. Several local service businesses and other amenities are located in close proximity to the subject site and will be able to serve the proposed development. Innes Road is characterized as a regional serving retail corridor with food stores, retail stores and restaurants.

5 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WAY WAY WAY WAY WAY SANSONNET ST LA LA LA LA LA CHAPELLE CHAPELLE CHAPELLE CHAPELLE CHAPELLE WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WAY WAY WAY WAY WAY MEADOWGLEN DR ROSEWIND CRT SEWIND SEWIND SEWIND SEWIND SEWIND CRT CRT CRT CRT CRT ROSEWIND ROSEWIND ROSEWIND ROSEWIND ROSEWIND CRT CRT CRT CRT CRT 1900 WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WAY WAY WAY WAY WAY WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WAY WAY WAY WAY WAY MEADOWGLEN DR ORLEANS ORLEANS ORLEANS ORLEANS ORLEANS BLVD BLVD BLVD BLVD BLVD LA LA LA LA LA CHAPELLE CHAPELLE CHAPELLE CHAPELLE CHAPELLE ST ST ST ST ST ORLEANS ORLEANS ORLEANS ORLEANS ORLEANS BLVD BLVD BLVD BLVD BLVD MEADOWGLEN DR ORLEANS ORLEANS ORLEANS ORLEANS ORLEANS BLVD BLVD BLVD BLVD BLVD SUMMERFIELDS SUMMERFIELDS SUMMERFIELDS SUMMERFIELDS SUMMERFIELDS CRES CRES CRES CRES CRES ORLEANS ORLEANS ORLEANS ORLEANS ORLEANS BLVD BLVD BLVD BLVD BLVD MEADOWGLEN DR WINDWOOD WINDWOOD WINDWOOD WINDWOOD WINDWOOD PL PL PL PL PL ARBOURWOOD DR MEADOWGLEN DR D RANCHWOOD W ARBOURWOOD ARBOURWOOD ARBOURWOOD ARBOURWOOD ARBOURWOOD DR DR DR DR DR Location of Subject Site 5911 Meadowglen Drive SITE ACCESS AND TRANSPORTATION Annex 1 of the City of Ottawa s Official Plan designates Orleans Boulevard as an Arterial road. Arterials roads are the major roads of the City designated to carry large volumes of traffic over the longest distances. This roadway system provides links to provincial and inter-provincial roads. Orleans Boulevard is a four (4) lane; median divided arterial roadway with dedicated turning lanes and sidewalks on both sides

6 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov The City of Ottawa s Official Plan designates Schedule E - Urban Road Network Meadowglen Drive as a Major Collector road. These roads act as a connection between Arterial roads and Collector roads. Compared with Collector Roads, Major Collector roads accommodate higher traffic volumes and a greater mix of vehicle types and sizes. These roads connect communities and distribute traffic between arterial system and the local road system. Meadowglen Drive is a two (2) lane, undivided Major Collector Road with a sidewalk on the north side, providing access to an existing bus stop. The City of Ottawa is in support of creating an environment highly favourable to cyclists and designates both Orleans Boulevard and Innes Road as on-road cycling routes. There is also an NCC pathway and several other offroad pathways in proximity to the subject site. Schedule C Primary Urban Cycling Network

7 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov The subject site is also well served by public transit with regular bus service from OC Transpo routes 31 and 34, both regular routes, and routes 131 and 134, both express routes. In addition, the site benefits from being located in close proximity to the transit corridor along Innes Road with access to bus route 94, which moves a high volume of people to and from the downtown core area. OC Transpo System Map OVERVIEW OF PROPOSED DEVELOPMENT Domicile Developments proposes to construct a 54 residential stacked townhome development, defined as a Planned Unit Development in the Ottawa By-law. The 54-units will be constructed in seven (7) residential buildings, six (6) of which will contain eight (8) units, and one (1) will contain six (6) units. The buildings have been oriented towards Orleans Boulevard, Meadowglen Drive and La Chappelle Street to contribute to a positive and enhanced streetscape along each roadway.

8 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov Buildings (Blocks 2 and 3) along the west property line have been sited to flank the existing rear yards of the townhouses along Wildflower Way to reduce the visibility and mass of the building walls. Each unit will include individual pedestrian entrances, front yard amenity areas, and pedestrian connections to the municipal sidewalk. No private driveways are proposed onto municipal roads. Vehicle access will be provided via a two (2) directional driveway onto Meadowglen Drive, a sufficient distance from the intersection of Orleans Boulevard and Meadowglen Drive minimize vehicle conflicts. The internal drive aisles and parking areas have been directed internally to the site, to minimize visual impacts to all streets. A walkway block is proposed to connect to and improve pedestrian access to major roads and transit routes. The proposed stacked townhouses are similar in function, form and design as the existing 3.5-storey along Orleans Boulevard at Forest valley Drive. Vehicular access to the development is proposed to be from Meadowglen Drive, with both residential and visitor parking to be located interior to the planned unit development. The building elevations will be a high-quality architectural and urban design treatment, constructed of high- quality materials and finishes, all to make a positive contribution to the Chapel Hill Community. Street Front Elevation of the Proposed Townhouse Units

9 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov Preliminary Site Plan REGULATORY FRAMEWORK PROVINCIAL POLICY STATEMENT The Provincial Policy Statement, issued under the authority of Section 3 of the Planning Act and in effect since March 1 st, 2005, provides direction on matters of provincial interest related to land use planning and development. The Planning Act requires that decisions affecting planning matters shall be consistent with such policy statements issued under the Act.

10 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov The proposed Domicile Development is consistent with the Provincial Policy Statement (PPS) The proposed development supports one of the fundamental objectives of the Provincial Policy Statement in promoting cost-effective development patterns that stimulate economic growth. As per the PPS, costeffective development patterns are commonly associated with proposals which optimize density, capitalize on existing infrastructure and promote mix of uses in an immediate area. The PPS heavily emphasizes densities and mix of land uses which efficiently use land and resources and are appropriate for and efficiently use, the infrastructure and public service facilities which are planned or available, avoid the need for their unjustified and/or uneconomical expansion and a range of uses and opportunities for intensification and redevelopment Through the PPS, planning authorities are obligated to provide for an appropriate range of housing types and densities and facilitate all forms of residential intensification and redevelopment (Policy b.2). Consistent with the PPS, the proposed development will contribute to the range of housing available in Orleans. Building Strong Communities (Section 1.0) The relevant policies in Section 1.1 Managing and Directing Land Use to Achieve Efficient Development and Land Use Patterns: Healthy, liveable and safe communities are sustained by (Policy 1.1.1): Promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term. (Policy a) Accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space to meet long-term needs. (Policy b) Settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted. (Policy ) New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. (Policy ) The proposed development at 5911 Meadowglen Drive is consistent with the above policies in that the subject site is located within a Settlement Area and is adjacent to existing built-up areas. The proposal for townhouse units is appropriate by offering a residential density that allows for the efficient use of land, infrastructure and public service facilities that will meet the long-term needs of the community. Housing (Section 1.4) The relevant policies in Section 1.4 Housing include:

11 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov Planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents of the regional market area by: i. Establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households. (Policy a); ii. 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. (Policy c) iii. Promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed. (Policy d) Again, the proposed development meets the objectives of the PPS by providing Planning Authorities with a housing type and density to meet the projected requirements of the community of Orleans. The Domicile townhomes may also provide low to medium income home buyers with affordable housing options, in contrast to existing single-detached dwellings. Furthermore, the strategic location of this development will allow it to take advantage of the existing infrastructure and public service facilities. As a result of the above, the proposed development is consistent with the goals set out in the Provincial Policy Statement. CITY OF OTTAWA OFFICIAL PLAN Schedule B: Urban Policy Plan of the City of Ottawa s Official Plan designates the subject site as General Urban Area.

12 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov Subject Site City of Ottawa Official Plan - Schedule B - Urban Policy Plan The policies of Section of the General Urban Area permit a broad range of uses within the designation including all types and densities of housing, employment, retail, service, cultural, leisure, entertainment and institutional uses. The General Urban Area designation permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances. Contemplation should also be given to achieving, through infill development, a balance of housing types and tenures to provide a full range of housing for a variety of demographic profiles. The Plan supports infill and intensification within the General Urban Area where it enhances and complements existing areas and contributes to their long term vitality. Additionally, the Official Plan directs growth to established areas in order to maximize the use of land that is already serviced, accessible and is close to existing amenities. The City will support infill development within the General Urban Area, subject to the following properties:

13 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov 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 [ a] b) Apply policies of Section and Section 4.11 [ b] c) Consider its contribution to the maintenance and achievement of a balance of housing types and tenure to provide a full range of housing for a variety of demographic profiles throughout the General Urban Area [ c] d) Assess ground-oriented multiple housing forms such as duplex, triplex and fourplex, as one means of intensifying within established low-rise residential communities [ d]. With respect to priority d), it should be noted that although Domicile is proposing stacked townhouses dwellings, the scale and design of the buildings (multiple pedestrian entrances, building elevations, roof lines, etc.) are compatible and similar to other ground-oriented housing types. Section & 4.11 Urban Design and Compatibility Development application in the General Urban Area will be evaluated according to the criteria of Section Compatibility and Community Design and Section 4.11 Compatibility. In addition to applying those policies, proposals for intensification and infill are required to relate to the existing community character to enhance desirable established patterns and built form. Section provides guidance on how to appropriately incorporate infill development into existing built up areas. According to the definition provided in the Official Plan, compatible development is development that is not necessarily the same as or similar to existing buildings but that enhances and coexists with existing development without undue adverse impacts. Infill development is development that should fit well and work well with its surroundings. The Official Plan emphasizes that the objectives are achievable without designing a development to be the same as existing surrounding developments. Within Section 2.5.1, various design objectives are outlined to guide development. The following objectives and principles are considered the most applicable to the proposed development. Defining quality public and private spaces through development The proposal will clearly define and connect public and private space by defining and enclosing spaces using buildings, structures and landscaping. The proposal also encourages a continuity of street frontages along Meadowglen Drive through built form, landscape treatment and quality architecture. The development addresses the relationship between buildings as well as between buildings and the street, all the while meeting the needs of pedestrians.

14 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov Creating places that are safe, accessible and are easy to get to and move through The proposal has been design to connect buildings and spaces through a network of roads, sidewalks and pathways for safe ease of access for all persons. The development effectively creates a place that is visible and safe and will be used at all hours of the day and night. Ensuring that new development respects the character of existing areas The proposal fits well into the existing context and as such will complement and enliven the surroundings. The development further complements the existing massing patterns and character of adjacent developments, while providing for higher density unit types. Considering adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice The proposed development helps to achieve a more compact urban form. The development accommodates the needs of a range of people of different incomes and lifestyles at different stages in the life cycle. Section 4.11 of the Official Plan sets out criteria on the basis of which compatibility of proposed developments is evaluated. Criteria used to evaluate compatibility includes: traffic, vehicular access, parking, height and massing, pattern of surrounding community, outdoor amenity area, loading, service and outdoor storage areas, lighting, noise and air quality, sunlight, microclimate and supporting neighbourhood services. The table provided below outlines how the proposed development addresses the criteria for urban design and compatibility. COMPATIBILITY CRITERIA PROPOSED DEVELOPMENT TRAFFIC The traffic brief does not identify any issues related to this development due to the fact that it is: in proximity to a signalized intersection that operates at an adequate level of service; the driveway location is sufficiently offset from the intersection at Meadowglen and Orleans Blvd.,

15 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov COMPATIBILITY CRITERIA PROPOSED DEVELOPMENT and; the Site Plan is efficiently laid out from a transportation perspective, including the proposed driveway connection. VEHICULAR ACCESS Vehicular access and egress is proposed to be from Meadowglen Avenue. The Transportation Brief indicates no potential issues regarding the location of the vehicular access. Access to the site will provide, to the greatest extent possible, a continuous building frontage along the street, un-interrupted by private driveways. Eliminating driveways and entrances will contribute to a safer pedestrian environment and improved vehicular flow. Noise and headlight glare impacts will be absorbed internally and mitigated on adjacent properties through a landscape buffer. PARKING Surface vehicular parking is to be located interior to the planned development. This will effectively conceal the proposed 70 spaces from public street. The proposal calls for a total of 65 parking spaces for residents and five (5) parking spaces reserved for visitors. The Zoning By-law requires a total of 76 spaces for the proposed development. It is FoTenn s opinion that a reduction of six (6) visitor parking spaces is appropriate at this location, given the size of the units and the availability of bus service. HEIGHT & MASSING The height and mass of the proposed stacked townhouses are in conformity with the R4M zone as well as the planned function of the development. The 14.5 metre height of the proposed buildings is not out of the character of adjacent dwellings and will blend in with the existing context. The Orleans Boulevard corridor to the north-east is characterized by 3.5 storey townhouses. The established building height will not contribute to any visual and aesthetic impacts to adjacent properties.

16 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov COMPATIBILITY CRITERIA PROPOSED DEVELOPMENT PATTERN OF THE SURROUNDING COMMUNITY While the west side of Orleans Boulevard is composed of small and medium sized single detached dwelling lots and units, the east side of Orleans Boulevard is made up of multiple attached dwelling units. The proposed development of stacked townhouse units is to be located at the corner of Orleans Blvd. and Meadowglen Dr. thereby complementing as well as integrating into the existing pattern of the surrounding community. OUTDOOR AMENITY AREA Building setbacks will provide sufficient separation from the existing adjacent residential developments. The privacy of adjacent neighbours will be protected via landscaping proposed around the perimeter of the development, and the orientation of the balconies towards the roadways. Outdoor amenity areas will be provided in the form of outdoor landscape areas and porches that will overlook the public street. There will be no visual impacts to the abutting properties to the north and east. As a result of the siting of the buildings, the existing dwellings to the south and west will not experience any loss of privacy as a result of this development. The side of the buildings will face the existing dwellings on Lachapelle St. and Windflower Way. LIGHTING Lighting will be designed and installed to provide a safe and secure environment, without impacting (glaring) onto adjacent properties. NOISE & AIR QUALITY The preliminary traffic noise assessment indicates that the units facing Orleans Boulevard will require upgraded building components (windows, AC units, etc.). No other issues related to noise were identified by this study.

17 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov COMPATIBILITY CRITERIA PROPOSED DEVELOPMENT SUNLIGHT The sun-shadowing study illustrates that most, if not all, shadows will be cast on the public right-of-way and not on any adjacent residential dwellings. MICROCLIMATE No microclimate conditions have been identified. SUPPORTING NEIGHBOURHOOD SERVICES The proposed development is located in close proximity to a number of parks, schools, community facilities, and local and destination type retail including grocery stores, cinema and entertainment uses and large-format retail stores. An increase in density helps to support existing neighbourhood services and bring others into the area. CITY OF OTTAWA URBAN DESIGN GUIDELINES Urban Design Guidelines for Infill Housing The Urban Design Guidelines for Low-rise Housing are meant to be used as a basic framework for the physical layout, massing, functioning and relationships or infill building to their neighbours. Approved by Council in May 2012, these new design guidelines help to fulfill some of the design strategies for the City of Ottawa, as outlined by the Official Plan. These guidelines are meant to be applied to all infill development affected by the Official Plan s General Urban Area designation, including proposals for the following building types: single detached, semi-detached, duplexes, triplexes, townhouses and low-rise apartment buildings. The guidelines address six (6) components including: public streetscapes, landscapes, building design, parking and garages, heritage building alterations, and service elements. The proposed development meets the following applicable design guidelines, among others:

18 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov Streetscapes Guideline Contribute to an inviting, safe, and accessible streetscape by emphasizing the ground floor and street façade of infill buildings. Locate principal entries, windows, porches and key internal uses at street level. The layout of the proposed development contributes to an inviting, safe and accessible streetscape due to its emphasis on the ground floor and street facing facade. The location of entries, windows and porches are at ground level and help to support a better streetscape. Guideline Reflect the desirable aspects of the established streetscape character. If the streetscape character and pattern is less desirable, with asphalt parking lots and few trees lining the street, build infill which contributes to a more desirable pedestrian character and landscape pattern. Unlike the character of the surrounding developments located at the corner of Meadowglen Dr. and Orleans Blvd., the proposed development will not build a sound attenuation fence between the buildings and the public street. This will effectively provide more interests from the street as well as more opportunities for landscaping. Guideline Expand the network of public sidewalks, pathways and crosswalks, to enhance pedestrian safety. As part of the proposed development, an extension of the public sidewalk is being proposed in order to accommodate pedestrians and provide a connection to the bus stop. Further, the planned unit development also proposes to provide for a pedestrian link from Lachapelle Street to the interior of the development. Guideline Design accessible walkways, from private entrances to public sidewalks The majority of the street facing townhouse units will be designed to provide and accessible walkway from private entrances to the public sidewalk. Landscape Guideline 3.1 Landscape the front yard and right-of-way to blend with the landscape patterns and materials of the surrounding homes. The proposed Concept Plan shows a generous amount of tree and shrub plantings to be included as part of the overall design. These planting will blend in with the existing landscape patterns of the surrounding community. Guideline 3.4 Provide street trees in continuous planting pits or in clusters to support healthy growth.

19 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov The concept plan shows street trees in continuous planting pits and also illustrates several clusters of plantings. Guideline 3.7 In order to enhance a sense of separation when infill is close to the street, use planting and/or low fencing to define the boundary between the public space of the street and the semi-public space of the front yard. The proposed development achieves this guideline by the provision of both plantings and low fencing that will effectively enhance the public space of the street. Building Design Guideline Ensure new infill faces and animates the public streets. Ground floors with principal entries, windows, porches and key internal uses at street level and facing onto the street, contribute to the animation, safety and security of the street. The design and layout of this infill proposal will face and animate the street. Ground floor units will provide principal entries, windows and porches facing the street, thereby contributing to the animation, safety and security of the street. Guideline Locate and build infill in a manner that reflects the existing or desirable planned neighbourhood pattern of development in terms of building height, elevation and the location of primary entrances, the elevation of the first floor, yard encroachments such as porches and stair projections, as well as front, rear, and side yard setbacks. The proposed stacked townhouse development respects the existing character and planned residential function of the surrounding neighbourhood. The proposal improves upon the existing neighbourhoods relation to the street by providing an enhanced articulation between the private and public areas. Guideline Orient buildings so that their amenity spaces do not require sound attenuation walls and that noise impacts are minimized. Design amenity areas such as second floor balconies and roof top decks to respect the privacy of the surrounding homes. The outdoor amenity areas located adjacent to the street will not require a sound attenuation wall and the design of the remaining amenity areas respects the privacy of the surrounding developments. Guideline In cases where there is a uniform setback along a street, match this setback in order to fit into the neighbourhood pattern and create a continuous, legible edge to the public street. In cases where there is no uniform setback, locate the infill building at roughly the same distance from the property line as the buildings along the abutting lots.

20 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov The proposed development is similar to the existing setbacks of abutting developments along Meadowglen Drive and Orleans Boulevard. Guideline Determine appropriate side and rear separation distances between existing homes and new infill homes/ infill housing blocks to ensure appropriate light, view, and privacy. Consider how building height, site orientation and the location of windows affect views, sunlight and privacy. The proposed layout of the development has considered side and rear yard separations with the existing homes fronting on Windflower Way and Lachapelle Street. Views, sunlight and privacy of adjacent residents will not be adversely affected by this proposal. Guideline Design infill in a manner that contributes to the quality of the streetscape, and that considers the impacts of scale and mass on the adjacent surrounding homes. The proposed infill development is within a similar scale to the adjacent low-profile houses. Stacked townhouse units will improve the quality of the streetscape by providing a scale and mass that is also low-profile in character. Guideline In cases where new buildings back on to lower-scale residential properties or public open space, set the building(s) so that it does not project into a 45 degree angular plane from the rear property line, in order to reduce the impact of the potential loss of sunlight or privacy on neighbouring properties. For larger infill development, design within an appropriate angular plane, and provide a suitable buffer zone in order to protect a neighbour s access to adequate light, view and privacy. As shown in the site cross sections, the proposed development respects the height and character of the existing dwellings. Section A-A illustrates a large side yard separation to the existing dwelling on Lachapelle Street. Section B-B also illustrates a substantial separation between the proposed development and the neighbouring property.

21 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov Guideline Where the new development is higher than the existing buildings, create a transition in building heights through the harmonization and manipulation of mass. Add architectural features such as porches and bays, and use materials, colours and textures, to visually reduce the height and mass of the new building. Although the proposed development is higher than the existing adjacent developments, it does provide for a transition in building height that is desirable. Further, the architecture of the stacked townhouse development will provide for a variety of features and materiality in order to visually reduce the height. Guideline Design all sides of a building that face public streets and open spaces to a similar level of quality and detail. Avoid large blank walls that are visible from the street, other public spaces, or adjacent properties. The proposal has been conceived to provide for a high level of quality and detail when facing the street. There will be no large blank walls facing the public street. Guideline Design infill to be rich in detail and to enhance public streets and spaces, while also responding to the established patterns of the street and neighbourhood. To appropriately transition into an established neighbourhood, consider elements from the neighbourhood such as:

22 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov Materials, patterns and colours used in wall treatments Cornice lines, form of the roofline and chimney details Size, shape, placement and number of doors and windows The pattern and location of projections, recesses, front porches, stoops, and balconies The proposed stacked townhouse units have been designed to provide a variety of materials, patterns and colour in the treatment of the exterior walls as shown by the building elevations (Appendix B). Architectural details include an interesting roof line that is in keeping with adjacent developments as well as a variety of cornice lines throughout the building design. The size, shape and placement of windows and doors are appropriate for this type of development. Guideline Provide primary building entrances that are inviting and visible from the street by: Using quality and eye-catching materials and features at the entry Adding architectural elements such as porches which promote street-oriented interaction The primary building entrances will be internal to the subject site. The courtyard façade will effectively group the doors and steps in order to minimize their presence while providing for more natural light to filter through the windows. The façade facing the street will include large windows as well as entrances and porches in order to promote street-animation on a corner that is currently void of this type of streetoriented interaction. (Appendix B) Guideline Where they are in keeping with the character of the neighbourhood, add front yard projections, such as porches, bay windows and balconies, to enhance the façade of the infill and contribute to the sociability of the street. The proposal incorporates front yard porch projections and varying setbacks along the front facade in order to contribute to an enhanced streetscape. Parking and Garages Guideline Limit the area occupied by driveways and parking spaces to allow for greater amounts of soft landscape in the front and rear yard. Reduce the width and length of driveways and parking spots, and use permeable pavers to minimize the visual and environmental impacts of hard surface areas. No individual driveways are being proposed as part of this development. The conceptual site plan shows one (1) 6.7 metre access drive aisle to the proposed parking area. This effectively reduces the amount of paved areas while having the

23 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov effect of increasing the overall amount of soft landscaping, and minimizes interruptions to pedestrian movements. Guideline In order to maximize the area of green front yard and to emphasize the dwelling façade, provide driveways to detached rear garages or parking areas, when these parking solutions are in keeping with the neighbourhood character. One (1) driveway to a common parking area has been provided as part of this development. This is viewed as a desirable parking solution that will maximize green front yards and the front facade from the street. Guideline Limit the number and width of access depressions (curb cuts), and share driveways in order to maintain as much on-street parking as possible. As a result of the one (1) 6.7 metre wide driveway, only one curb cut is being proposed as part of this application. Service Elements Guideline Integrate and screen service elements (such as loading areas, garbage and recycling storage, utility meters, transformers, heating, ventilation and air conditioning equipment) into the design of the building so that they are not visible from the street and/or adjacent public spaces. Conceal these elements using a variety of methods such as containment, hard and soft landscaping, and decorative screening, without unduly limiting access, safe operations and maintenance. The proposed service elements, such as the location of garbage and recycling storage, will not be visible from the street but rather interior to the planned unit development. Decorative landscaping and hard and soft landscaping measures will be employed wherever possible in order to maintain a desirable aesthetic from the public street. Guideline Locate ventilation out-takes so odours do not spill into public areas or private residential spaces. The location of the ventilation outtakes will away from public and private areas and in a location that will not adversely affect anyone. Guideline Group utility boxes to minimize their visual impact. The stacked townhouse units will group and screen the utility boxes in order to minimize their visual impacts.

24 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov REGULATORY FRAMEWORK City of Ottawa Zoning By-law The City of Ottawa currently zones the subject site as Residential First Density, Subzone W, with a holding symbol (R1W-h). It is our understanding that the existing holding provision was in place, as a result of the previous conditions of draft subdivision approval, and can be removed as part of the Zoning By-law Amendment without consequences, given that the broader area has been developed in keeping with the subdivision documents ROSEWIND ROSEWIND ROSEWIND ROSEWIND ROSEWIND CRT CRT CRT CRT CRT ORLEANS ORLEANS ORLEANS ORLEANS ORLEANS BLVD BLVD BLVD BLVD BLVD R3Y [708] MEADOWGLEN DR 6116 MEADOWGLEN D OWGLEN DR MEADOWGLEN DR 5911 R1W h R1W-h ORLEANS ORLEANS ORLEANS ORLEANS ORLEANS BLVD BLVD BLVD BLVD BLVD R3VV ARBOURWOOD ARBOURWOOD ARBOURWOOD ARBOURWOOD ARBOURWOOD DR DR DR DR DR WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WAY WAY WAY WAY WAY WINDFLOWER WAY 1842 R1W 1844 WINDFLOWER WINDFLOWER WINDFLOWER WINDFLOWER WAY WAY WAY WAY LA CHAPELLE ST Snapshot of the City of Ottawa s emaps showing zoning of subject site and surroundings ORLEANS ORLEANS ORLEANS ORLEANS ORLEANS BLVD BLVD BLVD BLVD BLVD ORLEANS ORLEANS ORLEANS ORLEANS ORLEANS BLVD BLVD BLVD BLVD BLVD

25 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov The Residential First Density (R1) Zone permits detached dwellings in the General Urban Area, but also allows a number of other residential uses to provide additional housing choices within detached dwelling residential areas. The W Subzone provides a specific set of zoning provisions. These provisions, such as lot width (9m) and lot area (240 m²) can be characterized as providing for more residential density in a low-profile residential area. The holding (h) symbol has the effect of allowing the uses set out in the corresponding text of the by-law at some time in the future, when the holding symbol is removed by an amendment to the zoning by-law once specified conditions, which are identified in the exception provisions, are met. The requested Zoning By-law Amendment will effectively eliminate the need to lift the holding symbol as the proposed amendment introduces a new zone for the subject lands. REQUESTED ZONING BY-LAW AMENDMENT The Zoning By-law Amendment seeks to rezone the lands from its current Residential First Density, Subzone W, with a holding symbol (R1W-h) to a Residential Fourth Density, Subzone M (R4M) in order to permit a Planned Unit Development that contains 54 stacked dwelling units. The requested Zoning By-law Amendment for a Planned Unit Development will also require relief from one (1) provision in the R4M Zone. This provision of nonconformity is outlined in red in the table below. R4M ZONE PLANNED UNIT DEVELOPMENT PROVISION PROVIDED Lot Area (min) 1,400 m² 6,396.5 m² Lot Width (min) N/A N/A Building Height (max) 14.5 m 14.5 m Front Yard Setback (min) 3 m m Corner Yard Setback (min) 3 m 5 m Rear Yard Setback (min) 7.5 m 4.5 m Interior Yard Setback (min) 3 m 5 m

26 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov In addition to the non-conforming Rear Yard Setback, the proposed development also requires relief from the Minimum Visitor Parking rate provisions of Section 102 of the City s Comprehensive Zoning By-law ( ). In the suburban area of the City, the Zoning By-law requires Visitor Parking to be provided at the rate of 0.2 spaces per dwelling unit for stacked dwellings. The proposal for 54 stacked dwellings requires that eleven (11) visitor parking spaces be provided on-site (54 x 0.2 = 11). However, due to the configuration of the proposed development and the parking layout, the proposal can only provide for five (5) visitor parking spaces, rather than the required eleven (11) spaces, representing a reduction of six (6) spaces. The reduction of six (6) visitor parking spaces is considered reasonable and appropriate given the proposed size of the units, availability of bus service and the availability of on-street parking in the area. Further, this reduction also reflects the City s objectives in balancing adequate on-site parking while also encouraging alternative modes of transportation and internal site landscaping. CONCLUSION The potential development of this site is an opportunity to provide 54 units in the form of stacked townhouses in an established community. A higher form of density at this location is appropriate given the surrounding character of the existing community and its location at the corner of an arterial and major collector road. This development will help to reinforce the residential character of the surrounding area and maintain neighbourhood amenities. In summary, the proposed Zoning By-law Amendment is consistent with the Provincial Policy Statement (2005), is in conformity with the City of Ottawa s Official Plan policies. In particular, the proposed development is consistent with the City of Ottawa policies related to Urban Design and Compatibility as well as the Urban Design Guidelines for Low-Medium Density Infill Housing. For these reasons, it is our opinion that the proposed Zoning Amendment at this location represents good land use planning, is appropriate for the site and is in the public interest. Prepared by: Reviewed by: Matthew McElligott MCIP RPP Planner FoTenn Consultants Inc. Miguel Tremblay MCIP RPP Senior Planner and Manager Development Planning FoTenn Consultants Inc

27 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov APPENDIX A Preliminary Site Plan

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29 DOMICILE 5911 Meadowglen Zoning By-law Amendment Nov APPENDIX B Building Elevations

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