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5. ZONING – 1494 COBE TERRACE ZONAGE - 1494, TERRASSE
COBE
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Committee recommendation AS AMENDED
That
Council approve an amendment to the former Rideau Zoning By-law 2004-428 to
change the zoning of 1494 Cobe Terrace from Restricted Rural (A1) and Environmental
Protection (EP) to Village Residential (RV), Village Residential Exception
(RV-xx), Environmental Protection Exception (EP-xx) and Open Space (OS) as
shown in Document 1 and as detailed in Documents 2 and 4, and that the Zoning Key Plan, Document 2 to the report, be substituted
with the attached revised map which reflects the corrections to Areas D and F.
Recommandation MODIFIéE du Comité
Que le Conseil approuve une modification au Règlement de zonage 2004-428 de l’ancien Canton de Rideau afin de changer la désignation de zonage du 1494, terrasse Cobe de zone rurale restreinte (A1) et zone de protection de l’environnement (EP) à zone résidentielle de village (RV), zone résidentielle de village assortie d’une exception (RV-xx), zone de protection de l’environnement assortie d’une exception (EP-xx) et zone d’espaces libres (OS), tel qu’il est indiqué dans le document 1 et expliqué en détail dans les documents 2 et 4, et que le plan repère de zonage, Document 2 aux fins du rapport, soit remplacé par le plan révisé ci-joint, qui reflète les corrections apportées aux secteurs D et F.
Documentation
1.
Deputy
City Manager, Planning, Transit and the Environment report dated 22 May 2007
(ACS2007-PTE-APR-0126)
2.
Extract
of Draft Minutes 9, Agriculture and Rural Affairs Committee meeting of 14 June
2007.
Report to/Rapport au :
Agriculture and Rural Affairs Committee
Comité d'agriculture et des questions rurales
and Council / et au Conseil
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager /
Directrice municipale adjointe,
Planning, Transit and the Environment / Urbanisme,
Transport en commun et Environnement
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former Rideau
Zoning By-law 2004-428 to change the zoning of 1494 Cobe Terrace from
Restricted Rural (A1) and Environmental Protection (EP) to Village Residential
(RV), Village Residential Exception (RV-xx), Environmental Protection Exception
(EP-xx) and Open Space (OS) as
shown in Document 1 and as detailed in Documents 2 and 4.
RECOMMANDATION DU RAPPORT
Que le Comité de l'agriculture et des affaires
rurales recommande au Conseil d’approuver une modification au Règlement de
zonage 2004-428 de l’ancien Canton de Rideau afin de changer la désignation de
zonage du 1494, terrasse Cobe de zone rurale restreinte (A1) et zone de
protection de l’environnement (EP) à zone résidentielle de village (RV), zone
résidentielle de village assortie d’une exception (RV-xx), zone de protection
de l’environnement assortie d’une exception (EP-xx) et zone d’espaces libres
(OS), tel qu’il est indiqué dans le document 1 et expliqué en détail dans les
documents 2 et 4.
BACKGROUND
The subject site is located in the Village of Kars (former Township of Rideau). Known as Riverwood Village Plan of Subdivision (formerly Wellington Ridge Phase II), the site forms part of a planned extension of Cobe Terrace (see Document 1).
The 19.4 hectare parcel is mostly
vacant land with treed areas. A large
percentage of the property is located within the 1:100 year flood line of the
Rideau River. The land uses adjacent
to the site are Roger Stevens Drive followed by vacant land to the south,
village residential to the west and vacant lands (untravelled road allowance)
to the east.
The plan of subdivision was draft approved on April 21, 2006 (see Document 3) and a condition of final approval requires the owner, prior to registration of the Plan, to ensure that the proposed plan conforms with a Zoning By-law approved under the requirements of the Planning Act.
DISCUSSION
The subject lands are designated "Residential and "Hazard Lands" within the Official Plan. The residential uses permitted generally shall be single-detached dwellings, accessory apartments and accessory uses, however, all forms of residential development will be considered where conditions are appropriate and suitable for such use. The hazard areas of this plan of subdivision identify the location of the flood plain. Supporting studies to determine the location of the flood plain and development capabilities of the site have been undertaken and accepted by the Rideau Valley Conservation Authority.
The property is zoned Restricted Rural (A1) and Environmental Protection (EP). The A1 zone permits a single detached dwelling with limited farm use while the EP zone recognizes the flood plain lands while permitting existing uses such as residential uses. Any alterations to the site or buildings must obtain the written approval of the Conservation Authority.
Purpose of
Zoning Amendment
The applicant wishes to rezone the property from Restricted Rural (A1) and Environmental Protection (EP) to Village Residential (RV), Village Residential Exception (RV-xx), Open Space (OS) and Environmental Protection Exception (EP-xx) in order to facilitate development of draft approved plan of subdivision as illustrated in Document 3.
The plan of subdivision proposes to create 37 residential lots, a park block and a series of pathways. Access to the site will be provided from Cobe Terrace and Roger Stevens Drive. Based on the studies provided, the Conservation Authority has concluded that the site is not hydrogeologically sensitive and that the lots can be serviced with individual wells and septic systems. The Terrain Analysis and Hydrogeological Study prepared for this development has been accepted by the Conservation Authority subject to conditions of final approval of the plan of subdivision. Significant areas of the site are situated within the 1:100 year floodplain limits of the Rideau River. The owner has increased the developable area by placing fill to raise portions of the site to ensure that each lot, where required, has adequate area for a building and sewage system envelope outside the flood risk zone. The Rideau Valley Conservation Authority has given permission under their regulations for the proposed balanced cut and fill operation, subject to conditions of subdivision approval.
A draft 4M-plan has been submitted to the City that accurately depicts the developable portions by lot and the flood plain area by block. Development will be permitted on the lot portion only and will be restricted including site alterations on the block. The subdivision will require that the block be combined or merged with the corresponding lot.
Planning Rationale
The subject application has been examined
pursuant to the provisions of the Official Plan and all applicable policies
have been satisfied. In accordance with
Section 5.11 of Volume 2C of the Plan, the residential designation has been
placed only on lands within the designated Villages. The predominant use of the lands within this designation shall be
for residential uses. Further, all
development plans located in the Village boundaries shall be circulated to the
Rideau Valley Conservation Authority.
The applicant shall be required to undertake studies to determine the
location of the flood line and shall demonstrate that the lands proposed for
development are located above the flood line.
Approval of such development shall not require an amendment to the
Official Plan.
In addition to applying the standard RV zone, an exception will be required for those lots that do not meet the provisions of the RV zone, i.e. lot area. Although the combined lot/block area will exceed the minimum requirements for lot area in the RV zone, the definition of lot area in the existing Zoning By-law does not permit the inclusion of any area located in a flood plain. Therefore, an exception to the Village Residential (RV) zone will be required to deal with this deficiency.
Proposed Zoning By-law Amendment
It is proposed to rezone a portion of the property to Village Residential (RV) and Village Residential Exception (RV-xx). The RV zone will permit single detached homes on lots having a minimum frontage of 30 metres, and a minimum area of 1950 square metres. The RV exception zone provisions will recognize those lots that are deficient in lot area, lot frontage and provide for a reduced rear yard depth. A park block as conditioned by the plan of subdivision will be zoned as Open Space (OS). The Environmental Protection (EP) exception zone protects the flood plain and will prohibit development and site alterations.
Plan of Subdivision submitted April
2, 2004, Draft Approved April 21, 2006.
ENVIRONMENTAL IMPLICATIONS
The flood plain lands have been addressed by the Rideau Valley Conservation Authority and the appropriate conditions of development have been detailed in the draft plan of subdivision conditions of final approval.
RURAL IMPLICATIONS
The proposed Zoning By-law amendment will have no adverse effects on the rural community. The subject lands are located in a Village and were identified as a future phase for development. The impact will be minimal on surrounding rural land uses.
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
APPLICATION PROCESS
TIMELINE STATUS
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-law amendment
applications.
The application was not processed by
the "On Time Decision Date" established for the processing of Zoning
By-law amendments due to
[CHOOSE APPROPRIATE WORDING - workload volumes, resourcing issues,
the complexity of the issues associated with identifying
the development limits of the plan. ...].
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Zoning
Key Plan
Document 3 Draft
Approved Plan of Subdivision
Document 4 Details
of Recommended Zoning
DISPOSITION
City Clerk’s Branch, Secretariat Services to
notify the owner, Cobe Land Developments, 1156 Potter
Drive, Manotick, ON K4M 1E2INSERT OWNER'S NAME, ADDRESS, CITY, POSTAL CODE), applicant, David McManus Engineering Ltd.,
400‑30 Camelot Drive, Nepean, ON K2G 5X8INSERT APPLICANT'S NAME, ADDRESS, CITY, POSTAL
CODE), OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5,
Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail
Code: 26-76) of City Council’s
decision.
Planning, Transit and the Environment
Department to prepare the implementing by-law, forward to Legal Services Branch
and undertake the statutory notification.
Legal Services Branch to forward the
implementing by-law to City Council.
LOCATION MAP DOCUMENT
1
ZONING KEY PLAN DOCUMENT
2
DRAFT APPROVED PLAN OF SUBDIVISION DOCUMENT
3
DETAILS OF RECOMMENDED ZONING DOCUMENT
4
Schedule
A, Map 5 of By-law 2004-428 to be
amended to show that the subject lands shown on Document 1 will be
rezoned as follows:
1. Area A lands to be rezoned from A1 to RV
2. Area B lands to be rezoned from EP to RV
3. Area C lands to
be rezoned from A1 to RV-xx and Area D lands to be rezoned from EP to RV- xx, and the lands zoned RV-xx will be
subject to the following provisions:
a. Notwithstanding
any provisions of the RV zone to the contrary, the lands zoned RV-xx on
Schedule “A”
shall be used in accordance with the following provisions:
i.
Lot Area (minimum): 1250 square
metres
ii.
Rear Yard
Depth (minimum) 3.5 metres
iii.
Lot Frontage (minimum) 23 metres
4. Area E lands to be rezoned from A1 to EP-xx and Area F lands to be rezoned from EP to EP-xx, and the lands zoned EP-xx will be subject to the following provisions:
a. Notwithstanding
any provisions of the EP zone to the contrary, the lands zoned EP-xx on
Schedule “A” shall be used in
accordance with the following provisions:
i. No development or site alterations permitted.
5. Area G lands to be rezoned from A1 to OS
6. Area H lands to be rezoned from EP to OS.