Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
31 March 31 2006 / le 31 mars 2006
Submitted by/Soumis par : Ned Lathrop, Deputy City Manager/
Directeur municipal adjoint,
Planning and Growth Management / Urbanisme et Gestion de la croissance
Contact Person/Personne ressource : Grant Lindsay,
Manager / Gestionnaire
Development Approvals / Approbation des
demandes d'aménagement
(613) 580-2424 x13242,
Grant.Lindsay@ottawa.ca
SUBJECT: |
ZONING - 153 and 155 SALISBURY STREET
(FILE: D02-02-02-0011) |
|
|
OBJET : |
REPORT RECOMMENDATION
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.
BACKGROUND
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.
DISCUSSION
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.
Proposed Zoning
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.
CONSULTATION
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.
FINANCIAL IMPLICATIONS
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.
SUPPORTING DOCUMENTATION
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.
DOCUMENT 2
EXPLANATORY NOTE
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.
DOCUMENT 3
DETAILS OF RECOMMENDED ZONING
The
lands known as 153 and 155 Salisbury Street will be rezoned from R4-2(H) to
R5-x, and the following provisions shall apply:
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.
DOCUMENT 4
CONSULTATION DETAILS
NOTIFICATION AND CONSULTATION
PROCESS
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.
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[U1]If there are no
objections…