4.
ZONING - 4016 AND 4022
RICHMOND ROAD ZONAGE - 4016 ET 4022, CHEMIN RICHMOND |
(This application is subject
to Bill 51)
That Council approve an amendment to the former City
of Nepean Zoning By-law to change the zoning of 4016 and 4022 Richmond Road
from an R3 - Residential Third Density Zone and R6A (H) Blk 8 - Residential
Sixth "A" Density Block 8 Zone to R6A (Block 11) - Residential Sixth
"A" Density Block 11 Zone as shown in Document 1, and as detailed in
Document 2.
(Cette demande est
assujettie au Règlement 51)
Que le Conseil approuve la modification du
Règlement de zonage de l’ancienne Ville de Nepean afin que l’on puisse changer
le zonage du 4016 et 4022, chemin Richmond, de R3 - zone résidentielle de
densité 3 et R6A (H) Blk 8 - zone résidentielle de densité 6 « A » bloc 8 à R6A
(Block 11) - zone résidentielle de densité 6 « A » bloc 11, ainsi que le montre
le document 1 et le décrit en détails le document 2.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 5 December 2007 (ACS2007-PTE-APR-0200).
2. Extract of Draft Minutes, 18
December 2007.
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
05 December 2007/ le 05 décembre 2007
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 : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
SUBJECT: |
ZONING - 4016 AND 4022 RICHMOND ROAD (FILE NO. D02-02-07-0086) |
|
|
OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend Council approve
an amendment to the former City of Nepean Zoning By-law to change the zoning of
4016 and 4022 Richmond Road from an R3 - Residential Third Density Zone
and R6A (H) Blk 8 - Residential Sixth "A" Density Block 8 Zone to R6A
(Block 11) - Residential Sixth "A" Density Block 11 Zone 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 la modification du Règlement de zonage de l’ancienne Ville de Nepean afin
que l’on puisse changer le zonage du 4016 et 4022, chemin Richmond, de R3 -
zone résidentielle de densité 3 et R6A (H) Blk 8 - zone résidentielle de
densité 6 « A » bloc 8 à R6A (Block 11) - zone résidentielle de
densité 6 « A » bloc 11, ainsi que le montre le document 1 et le décrit en
détails le document 2.
BACKGROUND
This application pertains to three parcels of land located between Richmond Road and Moodie Drive in the community of Bells Corners, more commonly referred to as the Richmond–Moodie triangle (see Document 1).
One of the parcels (Area B in Document 1) is vacant and the two that front onto Richmond Road are each occupied by a single detached dwelling. The parcels are flanked by a mixture of medium density townhouses in the Westcliffe neighbourhood across Richmond Road, and mostly single detached dwellings in Arbeatha Park to the east. The triangle is occupied by five single detached dwellings on Moodie Drive, in addition to the two dwellings on Richmond Road, with the Royal Canadian Legion occupying the southernmost lot along Richmond Road. To the north and east are lands that will accommodate a new mosque and accessory uses. A 52-unit townhouse development currently under construction flanks the site to the southeast.
A conceptual site plan (see Document 3) provided with the application shows 76 stacked townhouses that will be developed under the proposed R6A zoning. The townhouses will have access to a private street off Richmond Road.
Official Plan Conformity
The parcels are designated as "General Urban Area" in the Official Plan. This designation permits a range of housing types and neighbourhood serving uses. For the purpose of providing a context for the subject proposal, the policies of the former City of Nepean Official Plan are relevant. The subject parcels were designated as "Residential" within that plan and more specifically, the Richmond-Moodie triangle lands were identified as suitable for medium density residential development. This proposal will comply with the existing designation and the historical planning context.
Details of Proposed Zoning
Two of the three parcels are currently zoned as R3 - Residential Third Density Zone. Area A and on Document 3 is currently zoned as R3 - Residential Third Density Zone. Area C underwent a recent Zoning By-law amendment prior to being acquired by the applicants and is already zoned for medium density development with an R6A (H) Blk 8 - Residential Sixth "A" Density Block 8 Zone. All three parcels are proposed to be zoned to an R6A Block 11 - Residential Sixth "A" Density Exception Zone to permit the development of 76 stacked townhouses.
The following zone exceptions are requested to facilitate the draft site plan attached at Document 3:
The justification for the requested amendments is based on the draft site plan, which demonstrates that a building wall will only be located in two instances at the 4.5 metre setback limit from any side yard. Furthermore, the private amenity spaces proposed to be located in the areas where 7.5 metres can be provided between the main building and any lot line.
In 1996, the former City of Nepean conducted a land-use feasibility study of the Richmond-Moodie triangle lands in response to development pressures to permit commercial enterprises on these lands. One of the purposes of the study was to determine policies that could guide future development decisions within this area. The basis for preparing the land use concepts was guided by the Bells Corners Secondary Plan, which was adopted, after extensive public input in 1993. The Plan designated these lands as suitable for medium-density residential development. The 1996 study identified a number of areas of concern for the community. It was recognised that since two arterial roads bordered the area, it was not suitable for single detached homes, however the study determined that any new development would have to be sensitive to the existing single-family homes and surrounding community. Furthermore, pedestrian movements between Richmond Road and Moodie Drive were identified as major issues to be addressed by any development proposal. Traffic concerns related to cut-through traffic and a desire for new development to alleviate some of this problem were also identified as issues. Since that time, traffic signals have been installed at Seyton Drive and Richmond Road, which are intended to provide a safer passage for pedestrian connections to Moodie Drive, especially for students attending D. Aubrey Moodie School.
The preferred land use concept that was selected consisted entirely of residential development. The other two options included varying degrees of commercial development, and these were overwhelmingly rejected through the public consultation process. The latter options were also lacking in merit from a land use compatibility perspective. The outcome of this study was a re‑enforcement of the medium density residential policies for this triangle of land in the Bells Corners Secondary Plan. The City of Nepean Official Plan adopted in 2000, incorporated an area-specific policy regarding the triangle, which in effect stated that these lands were appropriate for medium density development.
Thus, the proposed zoning for the lands currently identified as Areas A, B and C in Document 1 is in conformity with the above-noted policies and will facilitate the development of 76 stacked townhouses. The Holding symbol attached to the zoning for the parcel identified as Area C was intended to enable dialogue to occur with the surrounding community when a site plan was developed for the lands. Since there is now a proposal for these lands, the rezoning and subsequent site plan application will foster that communication.
A Traffic Impact Study has been submitted which
identifies potential roadway improvements and modifications that will be needed
to support the development. These infrastructure improvements will be secured
through the site plan agreement.
Natural Environment
The site is close to the Stoney Swamp Natural
Environment Area (NEA), however it is separated from these Greenbelt lands by
the Legion site and the Domicile development that is under construction. As a
result, no impacts on this NEA are expected. Questions have been raised by some residents with respect to the
stormwater management for this development, due to extensive flooding that has
occurred in the past in the area. This development will direct its runoff to
the storm sewers in Moodie Drive in accordance with City standards and
regulations. Additional details respecting this issue and other services will
be resolved through the site plan process.
The proposal meets with the objectives and policies of the Official Plan regarding residential intensification and compatibility. The development is also physically separated from the existing homes along Moodie Drive and is not expected to visually impact on them. It also represents an efficient use of the parcel of land.
In summary, the amendments will enable the development of 76 stacked townhouse units on lands that will have access to existing infrastructure. The Department supports the Zoning By-law amendment application because it responds to Official Plan policies that speak to the creation of unique, compact and innovative developments that in the long term result in more efficient use of the City infrastructure and resources. Furthermore, the proposed zoning is generally in conformity with the long range planning principles that formed the basis for planning decisions made in this area respecting land uses compatibility, housing mix and density. This amendment also comes closer to bringing closure to the uncertainty that has prevailed within the community with regards to the future of the vacant and abandoned properties in the triangle. Details respecting the design, traffic and servicing issues will be addressed through the site plan approval process (see Document 4).
A Phase 1 Environmental Site Assessment was undertaken and did not identify any issues of potential environmental concern.
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. Staff did receive five letters and an email expresssing concerns with the development poposal. These are summarised in Document 4.
FINANCIAL IMPLICATIONS
N/A
The application was processed by the "On Time
Decision Date" established for the processing of Zoning By-law amendments.
SUPPORTING DOCUMENTATION
Document 1 Zoning
Key Plan
Document 2 Details
of Recommended zoning
Document 3 Draft Site Plan
Document 4 Summary
of Public Comments
City Clerk’s Branch, Council and Committee
Services to notify the owner, Josh Kardish and Robert Smolka, Regional Group of
Companies, 1737 Woodward Drive, 2nd Floor, Ottawa, Ontario K2C 0P9, 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.
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
1. The lands known municipally as 4016 and 4022 Richmond Road, shown as Areas A and B in Document 3, be rezoned as follows:
· Area A from R3 to R6A Block 11
· Area B from R6A Block 8 to R6A Block 11
2. The land to the east of 4016 Richmond Road, shown as Area C in Document 3 be rezoned from R6A(H) Block 8 to R6A Block 11
3. A new Block zone (Block 11) be added to clause 6:6A:3 including the following requirements:
Notwithstanding the Zone Provisions of clause 6:6A:2 on lands zoned RESIDENTIAL SIXTH “A” DENSITY ZONE (R6A) Block 11 , the following apply:
· Front Yard Minimum 5.0 metres
· Side Yard Minimum 4.5 metres
· Rear Yard Minimum 6.0 metres
· Minimum spacing between buildings 4.25 metres
· Required Parking 1.2 spaces per unit
· Density 80 units per hectare
· Balconies are permitted to encroach up to 1.5 metres into the required yards
4. That Zoning By-law Schedule B3 is amended to conform to the above noted changes.
Draft site Plan DOCUMENT 3
SUMMARY OF PUBLIC COMMENTS DOCUMENT
4
The following comments were received through e-mails, phone calls and response letters to the public circulation of the application:
Comment:
Flooding has been a recurring occurrence in the
area of Moodie Drive. Will this proposal exacerbate the problem? When the
mosque was being approved, these concerns were reiterated. The construction of
the mosque is not yet complete, so the problems still persist to some degree.
Response:
This development will have to conform to the
same stormwater management requirements as the mosque. Runoff from this site
will be controlled and directed to the Richmond Road storm sewers. Release rates of storm runoff from the site
will be evaluated in detail and controls put in place at the site plan stage.
Upgrades were completed two years ago to the Moodie Drive sewers closer to
Robertson Road to address previous flooding problems. When the development of
the mosque and this site are completed, it can be expected that the present
uncontrolled sheet draining that is occurring in the area will be improved, as
each site will have to control its runoff in accordance with acceptable
engineering standards of the City.
Comment:
Traffic will be increased through the addition
of this development. How is this going to be addressed? Will there be traffic
lights at the entrance? Does the traffic study include the number of school
buses and cut through traffic from West Hunt Club?
Response:
A Traffic Impact Brief has been submitted and
is being evaluated by the City. The
Traffic Study looked at the existing volumes in the area and that which this
proposal will add to the existing network, and made recommendations based on
the anticipated changes that may be required. Traffic signals are not
warranted; however, the southbound left turn lanes must be extended to
accommodate left turn movement into the site.
The broader issues of cut though traffic and existing circulation
problems in the neighbourhood will have to be addressed by a more comprehensive
community traffic analysis, is outside the context of this planning
application. For increased safety and
accessibility, sidewalks will be required to be provided from the development
limits to the existing sidewalks on Richmond Road.
Comment:
Is it appropriate to consider these lands for
additional intensification when the area is occupied by existing single-family
homes? How is this development similar to the Domicile infill project? Will
this open the door to all residences along Richmond Road to seek by-law
amendments to construct medium density residential units?
Response:
Long range planning that was done for the area,
in the form of the Bells Corners Secondary Plan, identified these lands as
suitable for medium density residential development. This development shares a
similar building mass and scale as the Domicile project. A similar zoning
amendment for one of these parcels (Area C on Document 1) was approved without
appeal a year ago.
Other similar Zoning By-law amendment requests
in the area will be evaluated in the context of the Official Plan and any other
relevant planning regulations and policies. It should be noted that details
pertaining to the historical Official Plan density policies respecting the
Richmond-Moodie triangle were discussed with abutting landowners and the
community at an open house meeting in July 2005 when the Domicile development
was presented to the public.
Comment:
Will be Greenbelt be protected?
Response:
This
proposal is separated from the Greenbelt by two other properties and is not
expected to have any impacts on the Stoney Swamp Natural Environment Area which
is part of the Greenbelt.
ZONING - 4016 AND 4022 RICHMOND ROAD
ZONAGE - 4016 ET 4022, CHEMIN RICHMOND
ACS2007-PTE-APR-0200 College
(8)
(This application is subject to Bill 51)
Louis Reeves registered to
speak but was not in attendance.
John Kardish, Regional Group, was present
in support of the recommendation.
The
following written correspondence was received and is held on file with the City
Clerk:
·
Email dated December 11, 2007 from
Anver Malam, President of the Jamiatul Muslemeen of Ottawa-Carleton
·
Email dated December 11, 2007 from
Josh Kardish
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Nepean Zoning
By-law to change the zoning of 4016 and 4022 Richmond Road from an R3 -
Residential Third Density Zone and R6A (H) Blk 8 - Residential Sixth
"A" Density Block 8 Zone to R6A (Block 11) - Residential Sixth
"A" Density Block 11 Zone as shown in Document 1, and as detailed in
Document 2.
CARRIED