That the Planning and Environment Committee recommend Council approve an amendment to the former Township of West Carleton Zoning By-Law to change the zoning of 153 and 155 Salisbury Street from Residential Type 4 Zone (Holding Zone), R4-2(H) to Residential Type 5 Exception Zone, R5-x to remove the Holding Zone provision and permit townhouses as detailed in Document 3 and shown in Document 1.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement recommande au Conseil d’approuver une modification au Règlement de zonage de l’ancien Canton de West Carleton afin de changer la désignation de zonage des 153 et 155, rue Salisbury de zone résidentielle de type 4 (zone d’aménagement différé), R4-2(H), à zone résidentielle de type 5 assortie d’une exception, R5-x, en vue d’éliminer la clause d’aménagement différé et de permettre des maisons en rangée, tel qu’il est expliqué en détail dans le document 3 et indiqué dans le document 1.
The subject lands are located at the eastern termination point of Salisbury Street in the Village of Carp. The 1.5 hectare parcel has 12 metres of frontage on Salisbury Street and is currently vacant. The property abuts detached residential dwellings fronting on Donald B. Munro Drive to the north, detached residential dwellings fronting on Salisbury Street to the west, a City-owned railway corridor to the south, and vacant residential land to the east.
The existing zoning of the property is Residential Type 4 Zone (Holding Zone), R4-2 (H). The standard R4 Zone permits detached dwellings, duplex dwellings and semi-detached dwellings. The site-specific exception affecting the site denotes that a maximum of 20 dwelling units is permitted on the site. In addition, the property is subject to a Holding Zone, which permits only existing uses.
The maximum of 20 dwelling units permitted was based on previous servicing allocation limits affecting the Village of Carp at the time of the 1992 West Carleton Official Plan. Servicing allocation for this site was 20 units, based on the number of units which could be accommodated by the zoning in effect at that time. The Holding Zone was put in place to ensure that development did not proceed until a satisfactory development proposal was received and servicing allocation was available.
An application for Draft Plan of Subdivision was submitted concurrently with this rezoning application, and received Draft Approval in December 2005. Salisbury Street will be extended eastward through the property, with two new private streets to extend southward from this extension. The proposed development is comprised of 44 freehold townhouse dwellings, with 14 fronting onto the proposed extension of Salisbury Street, and the remainder fronting onto the two new private streets running perpendicular to Salisbury Street.
The applicant has requested a Zoning Bylaw Amendment from R4-2(H) to a site-specific Residential Type 5 Zone, to permit townhouse development on the site.
The site was designated "Village" by both the City Council Approved Official Plan and the former Regional Official Plan. The former Township of West Carleton Official Plan designated the site as "Residential." The servicing allocation for 20 dwelling units is identified in the West Carleton Official Plan. The 1992 West Carleton Official Plan was based on a servicing capacity of 700 dwelling units in Carp, and did not plan for full servicing of lands within the Village boundary.
The City Council Approved Official Plan was recently amended by Official Plan Amendment No. 8 which established that development within the Village of Carp is guided by the approved Community Design Plan for the Village of Carp. The Community Design Plan provided for full servicing and development of all the lands within the Village boundary. The subject site forms part of an area identified as "Residential-Ground Oriented Multi-Unit” in this Community Design Plan, which was intended to provide an opportunity to have a greater range of housing choices in the Village and a mix of housing types. This designation provides for detached, semi-detached and duplex dwellings, and ground-oriented multi-unit dwellings such as townhouses. Secondary dwelling units are also permitted. The areas identified for ground oriented multi-unit development were close to the Village core, where there is access to services and activities in the Village. The proposed zoning to permit the townhouse development is compatible with this designation.
The proposed Zoning Bylaw amendment would remove the Holding Zone provision and rezone the site from Residential Type 4 Zone to Residential Type 5 Exception Zone, permitting townhouses and street townhouses, with specific provisions affecting lot size, frontage and yard setbacks. Staff supports the proposed amendment because it satisfies the intent of all applicable policies and is compatible with the surrounding residential area. The rezoning implements the objectives of the Community Design Plan to provide ground-oriented multiple-unit development as an alternative housing type in Carp. The proposal is subject to the Site Plan Control Approval process, through which details of site layout, grading, servicing and landscaping will be determined. The Site Plan Control application has been submitted, and will be approved in the near future.
Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy. The Ward Councillor is aware of this application and the staff recommendation.
A public meeting was held in the community on February 8, 2005, in fulfillment of the requirements for the associated subdivision application. Certain concerns were raised by the abutting residents in response to the concept plan. A summary of the public comments and staff responses are included as Document 4.
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-Law amendments due to the complexity of the issues associated with the application. At the time the application was submitted, the West Carleton Official Plan permitted less than the proposed number of units, and the application was On Hold for an extended period of time until the Carp Community Design Plan was approved, permitting the type of development proposed. In addition, numerous changes were made to the original concept plan at the request of the community and staff, which added to the processing time.
Document 1 Location Map
Document 2 Explanatory Note
Document 3 Details of Recommended Zoning
Document 4 Consultation Details
Corporate Services Department, City Clerk's Branch to notify the owner (Salisbury Street Inc., 200 Catherine Street, Ottawa, Ontario K2P 2K9), applicant (Novatech Engineering Consultants Ltd., Suite 200, 240 Michael Cowpland Drive, Ottawa, Ontario K2P 0Y1), All Signs, 8692 Russell Road, Navan, Ontario, K4B 1J1) and Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.
Planning and Growth Management Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.
Corporate Services Department, Legal Services Branch to forward the implementing by-law to City Council.
By-law Number 2006- amends Zoning By-law 266-81 of the former Township of West Carleton. The amendment affects the property known as 153 and 155 Salisbury Street, located at the eastern termination point of Salisbury Street, as shown on the attached location plan. The current zoning of the site is Residential Type 4 Zone, (Holding Zone), R4-2(H). The standard R4 Zone permits detached dwellings, duplex dwellings,and semi-detached dwellings. The site-specific exception affecting the site denotes that a maximum of 20 dwelling units is permitted on the site. In addition, the property is subject to a Holding Zone, which permits only existing uses.
The proposed bylaw amendment would rezone the subject property to a site-specific Residential Type 5 Zone, R5-x, which would permit street townhouses, with certain provisions affecting lot area, lot frontage and yard setbacks and removes the holding provisions. The property owner intends to construct a development of approximately 41 freehold townhouse units on an extension of Salisbury Street, and two new private streets.
For further information, please contact Kathy Rygus at 580-2424 ext. 28318 or by e-mail, Kathy.Rygus@ottawa.ca.
DETAILS OF RECOMMENDED ZONING
The land zoned R5-x is considered one lot for zoning purposes notwithstanding the lawful severance of a lot pursuant to the Planning Act or Condominium Act, and is subject to the following provisions.
· Lot area minimum shall be 150 square metres per dwelling unit
· Lot frontage minimum shall be 6.0 metres per dwelling unit;
· Building Area maximum shall be 60%;
· Building setback, front shall be 3.0 metres from a public street and 1.7 metres from a private street;
· Driveway length minimum from garage to a public or private street shall be 5.5 metres;
· Building setback, flank minimum to a public street shall be 4.5 metres;
· Building setback, flank minimum to a private street shall be 1.2 metres;
· Building setback, rear to the railway corridor shall be 7.0 metres;
· Building setback, side to abutting lands shall be 1.6 metres;
· Building separation minimum shall be 2.4 metres;
· Building height maximum shall be 10.5 metres;
· Landscaping area minimum shall be 20% per dwelling unit;
· Privacy yard depth minimum shall be 6.0 metres;
· Play facilities/play facility area are not required;
· Driveway setback minimum shall be 0 metres;
· Permitted encroachment into the privacy yard shall be 3.0 metres for a deck and 1.5 metres for a fireplace;
· Permitted encroachment into the front yard for a porch and steps shall be 1.5 metres;
· Parking space minimum shall be 1 space per dwelling unit.
Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law Amendments. Notice of the application was circulated to the Carp Residents Association.
A public meeting was held in the community on February 8, 2005, in fulfillment of the requirements for the associated subdivision application. Several concerns were raised by the abutting residents in response to the concept plan.
Salisbury Street Width
The right-of-way on the existing portion of Salisbury Street is approximately six metres in width, with three houses fronting onto it. Concern was expressed about the additional volume of vehicles using such a narrow street, and the potential difficulty for access by emergency vehicles.
Response: There was no requirement for the applicant to improve the existing street, which is substandard by current specifications. Although it is recognized that there will be an increase in traffic volume, the existing street can accommodate it. The plan of subdivision was reviewed with respect to emergency and fire vehicle access, and no difficulties were identified.
Type of Development
Residents expressed concern regarding the number of units to be constructed on the property.
Response: The site was part of an area identified as ”Residential - Ground Oriented Multi-Unit” in the Community Design Plan for the Village of Carp. The intent was to allow for a mix of housing types. The proposed townhouse units are compatible with this designation.