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3. ZONING -
3317 NAVAN ROAD ZONAGE - 3317, CHEMIN NAVAN |
Committee recommendation
(This matter is subject to Bill 51)
That Council approve an amendment to the City
of Ottawa Zoning By-law 2008-250 to change the zoning of 3317 Navan Road from
Development Reserve (DR) to Residential Third Density, Subzone Z, Exception
[XX] (R3Z [XX]), Residential Fourth Density, Subzone Z, Exception [XX] (R4Z
[XX]), and Minor Institutional Zone, Subzone A (I1A) as shown in Document 1 and
detailed in Document 2.
Recommandation DU Comité
(Cette
question est assujettie au Règlement 51)
Que le Conseil approuve une
modification au Règlement de zonage 2008-250 de la Ville d’Ottawa afin de
changer la désignation de zonage du 3317, chemin Navan de Zone d’aménagement
futur [DR] à Zone résidentielle de densité 3, sous-zone Z, exception [XX] (R3Z
[XX]), Zone résidentielle de densité 4, sous-zone Z, exception [XX] (R4Z [XX])
et à Zone de petites institutions, sous-zone A (I1A), comme il est indiqué dans
le Document 1 et expliqué en détail dans le Document 2.
Documentation
1.
Deputy
City Manager's report, Infrastructure Services and Community Sustainability,
dated 9 December 2009 (ACS2010-ICS-PGM-0008).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme
et de l'environnement
and Council / et au Conseil
09 December 2009 / le 09 décembre
2009
Submitted by/Soumis
par : Nancy Schepers, Deputy City
Manager/Directrice municipale adjointe,
Infrastructure Services and Community
Sustainability/Services d’infrastructure et Viabilité des collectivités
Contact
Person/Personne-ressource : Michael Wildman, Manager/Gestionnaire, Development
Review-Suburban Services/Examen des projets d'aménagement-Services suburbains,
Planning and Growth Management/Urbanisme et Gestion de la croissance
(613) 580-2424,
27811 Mike.Wildman@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT
RECOMMENDATION
That
the Planning and Environment Committee recommend Council approve an amendment
to the City of Ottawa Zoning By-law 2008-250 to change the zoning of
3317 Navan Road from Development Reserve (DR) to Residential Third
Density, Subzone Z, Exception [XX] (R3Z [XX]), Residential Fourth Density,
Subzone Z, Exception [XX] (R4Z [XX]), and Minor Institutional Zone, Subzone A
(I1A) as shown in Document 1 and detailed in Document 2.
RECOMMANDATION
DU RAPPORT
Que le Comité de recommande au
Conseil d’approuver une modification au Règlement de zonage 2008-250 de la
Ville d’Ottawa afin de changer la désignation de zonage du 3317, chemin Navan
de Zone d’aménagement futur [DR] à Zone résidentielle de densité 3, sous-zone
Z, exception [XX] (R3Z [XX]), Zone résidentielle de densité 4, sous-zone Z,
exception [XX] (R4Z [XX]) et à Zone de petites institutions, sous-zone A (I1A),
comme il est indiqué dans le Document 1 et expliqué en détail dans le Document
2.
BACKGROUND
The subject lands are located within Phase 1 of the Council approved East Urban Community Community Design Plan (CDP), more specifically north of Navan Road and south of Renaud Road, immediately west of Phase 2 of the East Urban Community CDP. They are bordered to the east by agricultural lands and to the west and south by existing residential uses. The lands are approximately 10 hectares in area and are irregular in shape.
Purpose of Zoning Amendment
The purpose of this Zoning By-law amendment is to permit the development of the subject lands in accordance with the draft plan of subdivision.
The proposed development consists of a mix of
detached, semi-detached, multiple attached
and stacked dwellings, which will be complemented by a school site and an institutional
site. Specifically, 69 lots for detached dwellings are proposed, 16 lots for
semi-detached dwellings, and three blocks containing 109 multiple attached and
60 stacked dwelling units. These lots will be accessed by two public streets and a number of private roads. The overall net residential density of the
development will be 25 units per net hectare, complying with the intended
density of development as outlined in the CDP for this area.
The subdivision is proposed to be developed in two
phases. The first phase will contain
175 units and will be accessed from Renaud Road. The second phase will contain 79 units and
will be accessed from a future collector road, which will run along the east
side of the development.
The Comprehensive Zoning By-law zones the lands
Development Reserve (DR) which recognizes lands intended for future urban
development in areas designated as General Urban Area.
The applicant is proposing to amend the Comprehensive
Zoning By-law to zones which reflect the proposed development, conforming to
the lot and road pattern outlined in the draft plan of subdivision. The
proposed zoning makes use of a number of existing zones, with some exceptions
recognizing specific development requirements, such as a decrease in lot width
for multiple attached dwellings and decrease in setback requirements within a
Planned Unit Development.
DISCUSSION
The Official Plan designates 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. The proposed uses reflect the intent of this designation.
The Development Reserve zone of the Comprehensive Zoning By‑law recognizes that the subject lands are intended for future development. The proposed subdivision is part of the overall development of the East Urban Community and is a continuation of the residential development to the west and south. The street layout connects appropriately with the existing road network and does not impede access to future development.
The proposed zoning for this subdivision conforms to the proposed development as approved in the draft plan of subdivision. The proposed zoning generally utilizes existing zones within the Zoning By-law and their provisions; therefore, the general form of development has been contemplated as appropriate. Modifications are proposed to reduce the lot width for multiple attached dwellings, and to decrease the side yard and rear yard setbacks for development within a Planned Unit Development (PUD). Setbacks within a PUD are measured from the overall development block, rather than for individual dwelling units.
The decrease in lot width for multiple attached dwellings from 6.0 metres to 4.5 metres reflects the proposed form of development for this type of housing. All the other zone requirements continue to apply. Development on a lot width of 4.5 metres is permitted in other zones.
Within the proposed R3Z exception zone – Residential Third Density, Subzone Z, exception zone – for a Planned Unit Development, the rear yard setback is proposed to be decreased from 6.0 metres to 1.2 metres where a side of a multiple attached dwelling abuts the rear lot line of the block. This reduction would apply to two dwellings where the side of the dwelling unit, rather than the rear, abuts the rear lot line. The application of the 6.0 metres setback would result in a space of 12.0 metres between the two sets of multiple attached dwellings, greater than the typical access easement of 3.0 metres.
Further, for the R4Z exception zone – Residential Fourth Density, Subzone Z, exception zone – also for a Planned Unit Development, the rear yard setback is proposed to be reduced from 6.0 metres to 3.0 metres where the side of a multiple attached dwelling unit abuts the rear lot line. Similar to the R3Z zone, this reduction would only apply to one dwelling where the side of the dwelling abuts the rear lot line of the block containing the PUD.
The development conforms to the East Urban Community CDP with respect to the general placement of the proposed school site and institutional use. The school site, in accordance with the CDP, will be dual zoned (institutional and residential), so in the event the school board releases their option on the site, the developer may proceed with residential development without a further zone amendment application. Sufficient municipal servicing capacity is available for either type of development.
The appeal period for the draft plan of subdivision lapsed on September 14, 2009. No appeals were filed and therefore approval was granted on September 15, 2009.
ENVIRONMENTAL IMPLICATIONS
The Owner, as part of the draft plan of subdivision, provided the Landfill Site Buffer Zone Study, Fish and Fish Habitat Assessment, Integrated Environmental Review Statement, Impact Assessment of Adjacent Waste Disposal Sites and the Phase 1 Environmental Site Assessment (ESA). These studies were reviewed and appropriately address environmental constraints. The Phase 1 ESA requires the preparation of a designated substance survey prior to the demolition of the existing buildings. A Record of Site Condition has also been submitted confirming that the portion of the site within 500 metres of the landfill will be suitable for the proposed use.
RURAL IMPLICATIONS
N/A
CONSULTATION
This application was subject to
the Public Notification and Consultation Policy. Enhanced notification was carried out with
respect to the draft plan of subdivision application and included the holding
of a public meeting in the community on January 29, 2009 to consider the
initial application submission. Public
notice of the meeting was sent by mail to all property owners within 120 metres
of the proposed development site. The
meeting was attended by approximately six members of the public.
Apart from questions relating to the timing of the development and the nature of the improvements to be brought to Renaud Road, the members of the public did not have any concerns with the proposed development.
COMMENTS BY THE WARD
COUNCILLOR
The Ward Councillor is aware of the application.
LEGAL/RISK MANAGEMENT IMPLICATIONS
There are no legal/risk management implications associated with this report.
CITY STRATEGIC PLAN
In accordance with the City Strategic Plan, this development respects the existing urban fabric and the infrastructure required for the growth is available or will be available to serve the development.
TECHNICAL IMPLICATIONS
N/A
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
The application was not processed by the “On Time Decision Date” established for the processing of Zoning By-law amendments as the draft plan of subdivision was reviewed concurrently and the zoning amendment was delayed until such time as the draft plan of subdivision was approved.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Details of Recommended Zoning
DISPOSITION
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, 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 and Growth Management to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
LOCATION MAP DOCUMENT 1
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed
Changes to the Comprehensive Zoning By-law
1.
The zoning map of the Comprehensive City of
Ottawa Zoning By-law will be amended by changing
the zoning of 3317 Navan Road from Development Reserve (DR) to Residential
Third Density, Subzone 3Z, Exception XX (R3Z [XX]), Residential Fourth Density, Subzone
4Z, Exception XX (R4Z
[XX]), and I1A as shown on Document 1.
2.
A new exception will be added to Section 239-Urban
Exceptions, and the following special provisions will apply to land zoned
R3Z[XX]:
Despite the provisions of Section 131, where a side wall of a dwelling
unit abuts a rear lot line, the minimum rear yard setback may be reduced to
1.2m.
Despite Table 160A, the minimum lot width for a multiple attached dwelling
is 4.5m
3.
A new exception will be added to Section 239-Urban
Exceptions, and the following special provisions will apply to land zoned
R4Z[XX]:
Despite the provisions of Section 131, where a side wall of a dwelling
unit abuts a rear lot line, the minimum rear yard setback may be reduced to
3.0m.
Despite Table 162A, the minimum lot width for a multiple attached dwelling
is 4.5m