Mixed Use Developments
Stittsville Main Street Design Guidelines
In the 1980s, the former Goulbourn Township initiated the Stittsville Main
Street Design Guidelines and the Stittsville Main Street Master Plan and Urban
Design Guidelines to provide a model for those in the development industry to
promote consistent development in the community.
Even though these were created in the
1980s, they are, reflective of future developments in
Stittsville. Consequently, community associations and
councillors' offices have worked with interested parties in
developing Stittsville Main Street based on these
guidelines.
Some examples you see in the community
today are the Browns' Your Independent Grocer, Tim Hortons
and McDonald's that have used different designs to
incorporate the Stittsville village feel which vary from
their traditional corporate appearances seen elsewhere in
the City. The use of stone and brink in commercial
developments such as the Shops of Main Street Plaza and
Jackson Trails Plaza also illustrate these guidelines.
Recent revisions to the Planning Act
have provided municipalities with greater influence in the
design aspects of development resulting in additional
requirements in the City's Official Plan.
I continue to encourage developers to
review these guidelines when planning in the Stittsville
community to ensure we can retain aspects of the unique
village feel we have come to enjoy in Stittsville.
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Proposed holding zone to development lands in
Stittsville and Kanata South
The City is proposing a Zoning By-law
Amendment to apply a 'holding zone' on the particular development properties to
manage growth with respect to available capacity and until such time that
capacity at the Hazeldean Pump Station (HPS) can be demonstrated. Additional
capacity would be provide through identification of additional flow through the
design of the pump station or through an upgrade to the pump station to create
additional flow.
Following the Ontario Provincial
Policy Statement, the City has been monitoring the HPS and
based on the projected growth an upgrade to the station
would be required in approximately 2011-2012. At this time
the HPS flows are below the rated capacity and based on
historical consumption there remains approximately two years
of residential capacity within the HPS.
There are planning applications having
an advanced status which are predicted to utilize over half
of the two years' capacity. The City has already initiated
the necessary Environmental Assessment in order to effect
upgrades to the HPS.
Acquiring provincial approvals could
be delayed, as such it is considered prudent to implement a
'holding zone' or lower case 'h' over lands which are
tributary to the HPS in order that the City can manage
growth responsibly in relation to available capacity within
the HPS, and to flag to property owners that future
development requiring approval under the Ontario Planning
Act may be put on hold where warranted until capacity is
considered available within the HPS.
For more information and to provide
comments please contact my office and the City Planner, Don
Herweyer at
Don.Herweyer@ottawa.ca or 613-580-2424 x28311.
View additional background documents
on the City's Development Application Search at
www.ottawa.ca/devapps.
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111 Hartsmere Drive (Elementary School)
A Site Plan application has been submitted for 111 Hartsmere Drive for a
two-storey public elementary school. The location is east of Stittsville Main
Street and south of Fernbank Road and Guardian Angels Catholic Elementary School
is located to the northeast. The site is approximately 2.8 hectares and is
currently vacant. The school has a gross floor area of 4,596 sq. m. with
additional areas designated for future expansion and portable classrooms. A
public meeting will be arranged in the future.
For more information and to provide
comments by April 2, please contact myself and the City
Planner, Mark Young at
Mark.Young@ottawa.ca or 613-580-2424 x41396.
Public meeting arranged for May 19,
2010 from 7-9 p.m. at the Pretty Street Community Centre
located at 2 Pretty Street.
View additional background documents
on the City's Development Application Search at
www.ottawa.ca/devapps.
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Orville Station
Proposed Development (Residential and Commercial)
The applicant has
submitted a site plan
control and plan of
condominium application
for 4 Orville Street and
1531, 1535, 1539, and
1541 Stittsville Main
Street located east of
Stittsville Main Street
and south of Orville
Street.
The
proposal is for three
residential buildings
accessed by Orville
Street for the
development of 36
stacked townhouse units.
There are also two
mixed-use (residential /
commercial) buildings
proposed to face
Stittsville Main Street.
The existing Stittsville
Main Street building
will be retained.
On June 3, 2009 the
Committee of Adjustment
approved fifteen minor
variances regarding yard
setbacks, reduced
parking spaces, reduced
landscape buffers and
requirements for the
underground parking
access to accommodate
this development.
Following the Committee
of Adjustment's decision
on June 26,2009, the
City Clerk and
Solicitor's Department
reviewed the proposed
development and, based
on that review, filed an
appeal of the decision
to the Ontario Municipal
Board (OMB).
Given the number of
variances being
requested, I did not
believe these
applications should be
considered as minor
amendments to the City's
zoning by-law. Over the
past few years, the City
along with the community
have been diligently
working together to
provide a comprehensive
zoning by-law
incorporating all former
zoning by-laws. This
zoning by-law was
approved earlier this
year and all developers
should be made to follow
the requirements of the
zoning by-law. If these
minor variances are
allowed for this
development, it may open
the door for further
applications of this
nature.
In
accordance with normal
process, this appeal was
brought forward and
approved at Planning and
Environment Committee on
September 8, 2009 to
move forward with the
appeal.
In late
2009, my office,
responding to concerns
raised by the community,
put forward solutions
that were agreeable to
both the City of Ottawa
and Dharma Developments.
These solutions
addressed the need for
the numerous minor
variances that were
originally granted by
the Committee of
Adjustment and that the
community found
excessive. While not all
of the community's
concerns have been
addressed, we did the
best that could have
been done under the
circumstances. Based on
this suggestion, the
City of Ottawa and
Dharma Developments have
reached a settlement on
the Orville Station
development.
I
thank the community for
the patience they have
displayed while this
file has progressed. The
settlement recognizes
the community’s
involvement and has
ensured that their input
is valued and respected
in the development
process.
One of
my mandates as
Councillor is to ensure
any development across
the City works well not
only in the short-term
but in the future,
especially for residents
moving into these
developments.
The
matter of rezoning will
be brought before the
Planning and Environment
Committee on February
23, 2010 and Council on
February 24, 2010.
For more
information please
contact my office and
the City Planner, Kalle
Hakala at 613-580-2424
ext. 16228 or
Kalle.Hakala@ottawa.ca.
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1491 & 1493 Stittsville Main Street
A zoning and site plan application has been submitted for 1491 & 1493
Stittsville Main St., located on the east side of Stittsville Main St., slightly
north of Abbott St. and opposite Manchester St.
The applicant is proposing a mixed-use
development with residential, office and retail uses. The land fronting onto
Stittsville Main St. is proposed to have a 5-storey building with retail on the
ground floor, offices on the second and third floor and residential apartments
on the fourth and fifth floors. The easterly portion of the site is proposed to
have five 3-storey buildings.
The original zoning application submitted contained a
number of requests including an increase in permitted height for the commercial
building, additional permitted use of stacked dwelling for the residential,
reduced parking on the site and reduced landscape space.
A community brainstorming
session was held on February 10, 2009 where residents
provided their comments on the proposal. Community comments
were taken into consideration and a revised plan was
presented at a public meeting on November 18, 2009.
The revised plan
submitted in January 2010 have addressed a number of
community concerns:
-
The mixed-use
building parking layout has been revised by providing 35
full-size spaces, whereas the previous proposal
indicated 40 spaces, with 19 of them having reduced
width (2.4m instead of 2.6m standard);
-
The proposal
for the rear portion of the property has been revised
with five 3-storey buildings, containing 28 stacked
units, rather than the initial proposal of six 3-storey
buildings containing 36 stacked units. Parking has been
increased for these units. The rear yard parking lots
previously proposed have been eliminated, providing
additional landscaped space between the proposed
buildings and the adjacent lots. A 1.4 metre screen
fence is proposed along the property line.
For more information and
to provide comments on the revised plan by Feb. 15, 2010 please contact my office and the City Planner,
Kathy Rygus at 613-580-2424 x28318 or
Kathy.Rygus@ottawa.ca.
View additional background documents on the
City's Development Application Search at
www.ottawa.ca/devapps.
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Fernbank Community Design
Plan
The Fernbank Community is proposed to encompass approximately 650 hectares of
land between the established communities of Stittsville and Kanata South. This
site is located north of Fernbank Road, West of Shea Road and Iber Road, east of
the Carp River and south of Hazeldean Road.
The objective of the
Community Design Plan (CDP) is to create a blueprint that
will help shape the Fernbank Community as a liveable
community with a land use plan, a parks and recreation plan,
an open space plan, an infrastructure plan, and design
guidelines.
This development will
impact the existing Stittsville community as it will
substantially increase the population in the area. The
development of these lands will also increase infrastructure
and services to residents, such as:
-
Anumber of
proposed elementary schools from all Ottawa public
school boards and three proposed secondary school boards
have expressed interest (Ottawa-Carleton District School
Board, Ottawa Catholic School Board and Le Conseil des
écoles catholiques du Centre-Est);
-
Plans include
the development of a district park whichwill include
recreational facilities based on public consultation and
programming at existing recreation complexes (ex:arena,
swimming pool, soccer field and other recreational
facilities). There are also a number of community and
neighbourhood parks and recreational pathways;
-
Transportation
infrastructure will also benefit Stittsville with the
development of the North-South Arterial Road. This road
will run from Fernbank Rd to Hazeldean Rd and eventually
onwards to the Palladium Dr. Highway 417 interchange.
The North-South Arterial Road when completed will be 4
lanes and will provide a bypass to the east of
Stittsville. It is assumed that a key primary condition
of development will be early implementation of the first
two lanes of the North-South Arterial between Hazeldean
Road and Fernbank Road. The Fernbank CDP also plans for
Abbott St. W. to be extended eastbound and will connect
to the North-South Arterial Road.
In 2009 the Fernbank CDP
was approved by City Council and landowners can now move
forward and submitdevelopment applications to the City. The
timing of the development is ultimately up to the primary
developers of the site.
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