Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

and Council / et au Conseil

 

13 March 2006 / le 13 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 : Karen Currie, Manager / Gestionnaire

Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424 x28310, Karen.Currie@ottawa.ca

 

Cumberland (19)

Ref N°: ACS2006-PGM-APR-0075

 

 

SUBJECT:

ZONING - 2299 and 2413 Tenth Line road

(FILE NO. D02-02-06-0009)

 

 

OBJET :

ZONAGE - 2299 et 2413, chemin tenth Line

 

 

REPORT RECOMMENDATION

 

That the Planning and Environment Committee recommend Council approve an amendment to the former City of Cumberland Urban Zoning By-Law to change the zoning of 2299 and 2413 Tenth Line Road from D-R to R1H-X3 Residential Singles Wide Lots - Exception Three, R3D-X11 - Residential  Row Dwellings - Exception Eleven, R5A-(XX) - Residential Apartments Low Density - Exception and OS - Open Space as shown in Document 1 and as detailed in Document 2.

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil d’approuver une modification au Règlement de zonage urbain de l’ancienne Ville de Cumberland en vue de changer le zonage du 2299 et du 2413, chemin Tenth Line de D-R à R1H-X3, zone de lots larges à habitations unifamiliales – exception trois, R3D-X11, zone de maisons résidentielles en rangée – exception 11, R5A – (XX), zone d’immeubles d’habitation à faible densité – exception et OS, zone d’espaces libres, tel qu’il est indiqué dans le document 1 et expliqué en détail dans le document 2. 

 

 


BACKGROUND

 

The subject property, 2299 and 2413 Tenth Line Road, is identified as Stage 10A in the Avalon South Community.

 

The subject property is part of an old vacant farm field.  The subdivision in its entirety is bounded to the north by the future Blackburn Bypass, to the west by Tenth Line Road, to the east by a future urban development area and to the south by rural land.

 

The subject application applies to a section of this new community named "Avalon South" identified as Stages 10A and 10B. This report will only address the Zoning By-law amendment for Stage 10A.  A report will be presented to Planning and Environment Committee at a later date once issues regarding the proposed housing mix in Stage 10B have been resolved. 

 

The purpose of this application for Stage 10A is to permit low, medium and high density residential development and a public open space within this neighbourhood.  A design plan for the Avalon South Community was approved by the City with Development Guidelines pertaining to residential housing mix, population, distribution of housing types, building form, parkland, public squares, street pattern, street landscaping and stormwater management pond.  This application has had regard to the Development Guidelines approved by the City.

 

 

DISCUSSION

 

City Council Approved Official Plan and Regional Official Plan

 

The City Council Approved Official Plan as well as the Regional Official Plan designate the subject property as "General Urban Area" which permits a full range of types and densities of housing to meet the needs of all ages, incomes and life circumstances, including low, medium and high density housing and seniors' apartments, in combination with well located employment, shopping, service, cultural, leisure, park, natural areas and institutional uses to facilitate the development of complete and sustainable communities.

 

Former Cumberland Official Plan

 

The Urban Official Plan of the former City of Cumberland designates this part of the Neighbourhood Residential - Low/Medium Density and Residential - High Density.  The proposed singles, row dwellings, stacked townhomes and public square are uses permitted within these designations.

 

Details of Proposed Zoning

 

The proposed Zoning By-law amendment would permit the development of singles, row dwellings, stacked townhomes and a public square in Phase 10A of the development in Avalon South. 

 

The applicant is seeking to use the existing R1H-X3 and R3D-X11 zones because they promote a mix of ground-oriented units with a unique unit design that reduces the dominance of garages from the street perspective and encourages varied setbacks and front porches.

 

The stacked townhomes fronting onto the first public square in the development will be zoned R5A-(XX).  This exception zone will allow a density of 60 units per hectare instead of 65 units per hectare, which is normally associated with the R5A zone.  This variation is required because of the configuration of the blocks surrounding the square. The exception will also state that no driveways are permitted in the front yard of these stacked townhomes. The remaining provisions of the R5A-X1 zone will apply.  The proximity of these units to the right of way with no driveways will have the effect of creating a strong street presence and encouraging a well-designed streetscape around the public square.  Separate entrances located outside of the square are intended to give access to a rear yard parking area. 

 

The public square will be zoned OS - Open Space.  It will be designed as a publicly accessible passive green amenity space with park benches, garbage receptacles, low maintenance trees and shrub plantings, pathway lights and decorative fencing.  Pedestrian accesses will be provided at openings at the north and south ends of the square. 

Servicing Issues

 

The ultimate Stormwater Management Pond and proposed deepening of McKinnon's Creek must be completed prior to the issuance of a commence work notification or issuance of Building Permits. 

 

 

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.  The City did not receive any negative comments or opposition to this application.

 

 

FINANCIAL IMPLICATIONS

 

N/A

 

 

APPLICATION PROCESS TIMELINE STATUS

 

This application was processed by the "On Time Decision Date" established for the processing of Zoning By-Law amendment applications.

 

 


SUPPORTING DOCUMENTATION

 

Document 1      Location Map

Document 2      Details of Recommended Zoning

 

 

DISPOSITION

 

Corporate Services Department, City Clerk's Branch to notify the owner (Minto Developments Inc., 300-427 Laurier Avenue West, Ottawa, ON  K1R 7Y2), applicant (Jennifer Murray, Minto Developments Inc., 300-427 Laurier Avenue West, Ottawa, ON  K1R 7Y2), Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5 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 1

 

LOCATION MAP                                                                                                                           

 


Document 2

 

DETAILS OF RECOMMENDED ZONING                                                                               

 

 

Schedule O of Cumberland By-law 1-84 is amended by changing the zoning for parts of 2299 and 2413 Tenth Line Road from D-R – Development Residential to R1H-X3 – Residential Singles Wide Lots – Exception Three, R3D-X11 – Residential Row Dwellings – Exception Eleven, R5A-(XX) – Residential Apartments Low Density - Exception and OS – Open Space as shown on Schedule A to the by-law.

 

An R5A – Exception Zone will be created which will allow the development of stacked townhomes fronting onto the proposed village square with a reduced minimum density of 60 units per hectare instead of the current requirement of 65 units per hectare. The exception will also state that no driveways are permitted in the front yard of these stacked townhomes. The remaining provisions of the R5A-X1 zone will apply to this new zone.