Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
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
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SUBJECT: |
ZONING - 8154 Jeanne D'Arc Boulevard (FILE
NO. D02-02-05-0072) |
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OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment
Committee recommend Council approve an amendment to the former Cumberland Urban
Zoning By-Law to change the zoning of 8154 Jeanne D'Arc Boulevard from CCN
- Commercial Convenience Neighbourhood to CCN (XX) and R3D (XX) 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 afin de faire passer la désignation de
zonage de la propriété située au 8154, boulevard Jeanne‑D’Arc de CCN
(carrefour commercial) à CCN (XX) et R3D (XX), comme l’illustre le document 1
et le précise le document 2.
BACKGROUND
The
site is located at 8154 Jeanne d'Arc Boulevard and is situated on the south
side of the road between Kinglet Way and Lawnsberry Drive. The site lies within
a residential neighbourhood which consists of singles, semi-detached and
townhouse developments. The Divine Infant Catholic Elementary School is located
200 metres west of the site.
This
parcel has 110 metres frontage on Jeanne d'Arc Boulevard and is 42 metres deep.
A small commercial plaza currently exists on the westerly half of the property
while the east half of the site is vacant. The existing plaza parking lot has
access to both Jeanne d'Arc Boulevard and Lawnsberry Drive.
The
proposal is to change the zoning to permit a seven-unit freehold townhouse
development on the eastern half of the site while continuing to maintain the
existing commercial plaza on the western half. The freehold units will extend
the entire depth of the site and therefore, the commercial driveway access from
Lawnsberry Drive will be removed. A common rear lane will provide vehicular
access to the townhouses from Lawnsberry Drive.
The site is currently zoned Commercial Convenience Neighbourhood (CCN) and is intended to provide the neighbourhood commercial needs for the surrounding residential area.
DISCUSSION
City Council Approved Official Plan
The proposed Zoning By-law amendment complies
with the policies of the former Cumberland Official Plan which designates the
land Residential as well as the City Council Approved Official Plan which
designates the property General Urban Area.
Both of these designations encourage residential intensification and
infill developments. This proposal is compatible with the development
surrounding the site which includes single, semi-detached and townhouse
dwellings.
An existing commercial plaza is located on the
west portion of the land. The remainder
of the property has been vacant since its construction in the late 1970's. A commercial expansion was originally
envisioned for the east portion of the parcel, however the market has rendered
this option not viable today. As a
result, the landowners have opted to request a Zoning By-law amendment on the
property to permit the development of a seven unit townhome block.
Details of Proposed Zoning
The property is currently zoned CCN - Commercial Convenience Neighbourhood which permits the development of a shopping plaza. The east half of the site is proposed to be rezoned R3D (XX) to permit the construction of seven townhome units fronting onto Jeanne D'Arc Boulevard. These townhomes are expected to have two storeys and will not have driveways on Jeanne D'Arc Boulevard. The exception will recognize that the front yard would be reduced to 3.0 metres which will have the effect of creating a strong street presence and encourage a well designed streetscape along Jeanne D'Arc Boulevard. All other provisions of the R3D-X5 zone would apply. This exception will also allow for a reduction in the setback from the daylight triangle from the required 4.5 metres to 3.0 metres. The existing entrance on Lawnsberry Drive onto the site will remain to give access to these units but not to the commercial development. Driveways and garages would be provided for each unit off the access lane. The garages located in the rear yards will be permitted to be attached to provide more greenspace and useable yard and therefore the setback for an accessory building in this zone will be reduced from 1.2 metres to 0.0 metres. The private rear lane access will be limited to the residents of the new units only which will cut down on the amount of vehicular traffic. The details of the proposed amendments are provided in Document 2.
The Zoning By-law amendment will result in a
reduction in parking spaces for the commercial plaza. A new CCN (XX) zone will be created to recognize this reduction
in parking as well as the setbacks of the existing building which differ from
the current CCN zone provisions because of its legal non-conforming
status. The parking spaces will remain
as they exist as they function appropriately with the uses in the plaza
currently. A parking assessment was
submitted by the applicant which confirmed that during peak times (end of the
week evenings and weekends) the number of vehicles parked ranged from a low of
four to a high of fourteen during the count periods. The heaviest demands occurred on Friday afternoon when the
take-out establishments were the most active.
The Zoning By-law amendment will therefore recognize that despite the
parking provisions for a shopping centre, 21 parking spaces are to be provided
on this commercial site. It will also
recognize a change in the front yard from the required 10.0 metres to 1.6
metres and in the rear yard from 6.0 metres to 5.6 metres. All other provisions of the CCN zone will
continue to apply.
CONSULTATION
Notice of this application was carried
out in accordance with the City’s Public Notification and Consultation Policy.
The Ward Councillor's office and the Mayor's office have been made aware of
this application and the staff recommendation.
Community Comments
The City received comments from neighbouring residents who are opposed to this application. Among the comments received, some residents objected to townhomes being built in this location and some would prefer the land to remain vacant. Residents backing onto the subject site expected a one storey plaza to be built there in the future. They claim that from that site you can only see single and semi-detached dwellings and they are in opposition to seeing townhomes being introduced in the neighbourhood in fear that this will have a negative impact on the value of their property. They are concerned that there will be more traffic in proximity to their properties if this Zoning By-law amendment goes forward to permit residential units rather than commercial development. The residents immediately abutting the property to the south are concerned that there will be increased traffic and noise resulting from this proposed development as it directly backs onto their backyards. Construction noise is also a concern.
The proposal for townhomes is in keeping with the City's Official Plan policies which encourages residential intensification within existing urban developments. It is considered an appropriate choice of land use since there is no demonstrated need for the second phase of the commercial development and it is consistent and compatible with the two storey homes found in the existing neighbourhood. A residential community, including single family, semi-detached and townhouse units, is viewed as providing an appropriate mix of unit types. Townhouses of this density are compatible with other low density housing forms.
The existing entrance on Lawnsberry onto the site will remain to give access to these units but not to the commercial development. The access will therefore be limited to the residents of the new units only which will cut down on the number of vehicles on this lane as compared to the traffic generated by a commercial development. There is also an existing wood fence between the subject property and the abutting residential dwellings to the south which already serves as a buffer between both developments. The noise generated by the construction will be temporary as there is usually an 18 to 24 month time limit for duration of construction for a site plan once the agreement has been registered.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
This application was not processed by the "On
Time Decision Date" established for the processing of Zoning By-Law
Amendment applications. In order to
permit the proposed development, a concept plan had to be submitted to
demonstrate how the development would fit into the community. In order to justify the reduction in the
required parking for the commercial site, a parking assessment also had to be
submitted by the applicant.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details
of Recommended Zoning
Document 3 Proposed
Site Plan
DISPOSITION
Corporate Services Department, City Clerk's
Branch to notify the owner (Denis Marchand, Premiere Construction Ltd., Unit 30
- 1010 Polytek Street, Gloucester, ON
K1J 9J1), applicant (Michael Segreto, 30 Concourse Gate, Unit 47,
Ottawa, ON K2E 7V7),
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 A of the Cumberland By-law 1-84 will be amended by changing the zoning for 8154 Jeanne D’Arc Boulevard from CCN – Commercial Convenience Neighbourhood to CCN (XX) and R3D (XX) as shown on Document 1.
A new exception zone will be created for the R3D zone to reduce the front yard from 6.0 metres to 3.0 metres. This exception will also allow for a reduction in the setback from the daylight triangle from the required 4.5 metres to 3.0 metres which equals the required front yard and external side yard setbacks. It will also recognize that a sight triangle will be deemed not to be a street lot line for the purpose of yard requirements. The setback for an accessory building will be reduced from the required 1.2 metres to 0.0 metres to permit attached garages.
An exception to the CCN – Commercial Convenience Neighbourhood will be created in order to recognize the setbacks to the existing commercial building. The front yard setback will be reduced from 10.0 metres to 1.6 metres, the rear year from 6.0 metres to 5.6 metres and despite the parking provisions, the number of parking spaces required for this site will be 21 spaces.
Document 3
PROPOSED SITE PLAN
