2. ZONING
– PART OF 2168 TENTH LINE ROAD AND PART OF 2367 TENTH LINE ROAD ZONAGE – PARTIE
DU 2168, CHEMIN TENTH LINE ET PARTIE DU 2367, CHEMIN TENTH LINE |
Committee recommendationS
(This matter is
Subject to Bill 51)
That Council
approve an amendment to the Zoning By-law 2008-250 to change the zoning of:
1.
Part of 2168 Tenth Line Road from Development Reserve zone (DR) to Residential Third Density Subzone Z
Exception Zone (R3Z[1684]) zone, Residential Fourth Density Subzone Z
Exception Zone (R4Z[XXXX]) and a Parks and Open Space zone (O1), as shown in Document 1 and as detailed in
Document 3;
2.
Part of 2367 Tenth Line Road from Residential First
Density Subzone V (R1V) to Parks and Open Space zone (O1) as shown on Document
2 and Detailed in Document 3; and,
3.
Part of the lands known historically as 2367 Tenth
Line Road from Parks and Open Space subzone P zone (O1P) to Parks and Open
Space zone (O1) as shown on Document 2 and Detailed in Document 3.”
RecommandationS du comité
(Cette question est assujettie au Règlement 51)
Que le Conseil
approuve une modification au Règlement de zonage 2008-250 afin de changer la
désignation de zonage :
1.
une partie du 2168, chemin Tenth Line de Zone
d’aménagement futur (DR) à Zone résidentielle de densité 3, sous-zone Z avec
exception (R3Z[1684]), Zone résidentielle de densité 4, sous-zone Z avec
exception (R4Z[XXXX]) et Zone de parc et d’espace vert (O1), comme il est
indiqué dans le Document 1 et expliqué en détail dans le Document 3;
2.
une partie du 2367, chemin Tenth Line de Zone
résidentielle de densité 1, sous-zone V (R1V) à Zone de parc et d’espace vert
(O1), comme il est indiqué dans le Document 2 et expliqué en détail dans le
Document 3;
3.
une partie des terrains dont la désignation
anciennement était le 2367, chemin Tenth Line de Zone de parc et d’espace vert,
sous-zone P (O1P) à Zone de parc et d’espace vert (O1), comme il est indiqué
dans le Document 2 et expliqué en détail dans le Document 3.
Documentation
1.
Deputy
City Manager's report, Infrastructure
Services and Community Sustainability, dated 8 March 2011 (ACS2011-ICS-PGM-0077)
Report to/Rapport au :
Comité de l'urbanisme
and Council / et au Conseil
08 March 2011 / le 08 mars 2011
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 : Derrick Moodie, Acting Manager/
Gestionnaire intérimaire, Development Review-Suburban
Services/
Examen des projets d'aménagement-Services suburbains,
Planning and Growth Management/Urbanisme et Gestion de la
croissance
(613)
580-2424, 15134 Derrick.Moodie@ottawa.ca
SUBJECT: |
ZONING
– Part of 2168 Tenth Line road AND PART OF 2367 Tenth line ROAD (FILE
NO. D02-02-10-0080) |
|
|
OBJET : |
ZONAGE – Partie du 2168, chemin tenth line
ET PARTIE DU 2367, CHEMIN TENTH LINE |
REPORT RECOMMENDATIONS
That the Planning Committee
recommend Council approve an amendment to the Zoning By-law 2008-250 to change
the zoning of:
1.
Part of 2168 Tenth Line Road from Development Reserve zone (DR) to Residential Third Density Subzone Z Exception
Zone (R3Z[1684]) zone, Residential Fourth Density Subzone Z Exception
Zone (R4Z[XXXX]) and a Parks and Open Space zone (O1), as shown in Document 1 and as detailed in Document 3;
2.
Part of 2367 Tenth Line Road from Residential First
Density Subzone V (R1V) to Parks and Open Space zone (O1) as shown on Document
2 and Detailed in Document 3; and,
3.
Part of the lands known historically as 2367 Tenth
Line Road from Parks and Open Space subzone P zone (O1P) to Parks and Open
Space zone (O1) as shown on Document 2 and Detailed in Document 3.”
RECOMMANDATIONS DU RAPPORT
Que le Comité de recommande au
Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de
changer la désignation de zonage :
1.
d’une partie du 2168, chemin Tenth Line de Zone
d’aménagement futur (DR) à Zone résidentielle de densité 3, sous-zone Z avec
exception (R3Z[1684]), Zone résidentielle de densité 4, sous-zone Z avec
exception (R4Z[XXXX]) et Zone de parc et d’espace vert (O1), comme il est
indiqué dans le Document 1 et expliqué en détail dans le Document 3;
2.
d’une partie du 2367, chemin Tenth Line de Zone
résidentielle de densité 1, sous-zone V (R1V) à Zone de parc et d’espace vert
(O1), comme il est indiqué dans le Document 2 et expliqué en détail dans le
Document 3;
3.
d’une partie des terrains dont la désignation
anciennement était le 2367, chemin Tenth Line de Zone de parc et d’espace vert,
sous-zone P (O1P) à Zone de parc et d’espace vert (O1), comme il est indiqué
dans le Document 2 et expliqué en détail dans le Document 3.
The lands subject to this amendment are located in the Mer Bleue Neighbourhood 5 subdivision located west of Tenth Line Road and in the Avalon South Community east of Tenth Line Road.
The majority of the lands are known as Part of 2168 Tenth Line. Two small parcels of land are subject to a correction to the Zoning By-law in Stages 13 and 14 of Avalon South and also form part of this amendment. These lands have been known historically as part of 2367 Tenth Line Road
The lands located west of Tenth Line Road are
surrounded to the north by the Hydro corridor and the future transitway, to the
east by Tenth Line Road and existing residential development, to the south by
future and existing residential development and further west by the future
Montfort Health Hub.
The lands east of Tenth Line Road are located
south of the Blackburn Bypass, immediately east of the future extension of
Esprit Drive and adjacent to the Hydro corridor.
Purpose of Zoning Amendment
This proposal will rezone the
lands west of Tenth Line Road from DR to a R3Z[1684] zone, a site specific R4Z
zone and an O1 zone. This amendment will
permit the construction of street townhomes, terrace homes (stacked townhomes),
apartment flats and a park in accordance with the approved Mer Bleue Community
Design Plan (CDP) and the approved Draft Plan of Subdivision for Neighbourhood
5.
Also as part of this amendment,
two irregular shaped remnant parcels in Avalon South, which are not
developable, are being rezoned from R1V and O1P to O1 - Parks and Open Space
for conveyance to the City.
Existing Zoning
The subject lands west of Tenth Line Road are currently zoned DR Development Reserve.
The remnant parcels in Avalon South are presently zoned R1V and O1P.
Proposed Zoning
The Zoning By-law amendment would use the existing R3Z[1684] zone for the street townhomes and create an exception to the R4Z zone for the stacked dwellings and low rise apartments. It will also use the O1 zone for the park and remnant parcels abutting the hydro corridor in Avalon South.
Official Plan
The Official Plan designates the subject lands General Urban Area which permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses.
This proposal is in keeping with the policies of the plan and will assist the City in achieving its overall intensification and housing objectives in accordance with the Mer Bleue Community Design Plan.
Mer Bleue Community Design
Plans
The Mer Bleue Community Design Plan was approved by Council on May 24, 2006 which established a land use framework to guide the future development within the Neighbourhood 5 community between Mer Bleue Road and Tenth Line Road, south of the Hydro corridor and the future transitway.
The CDP designated the lands subject to this amendment Low Density Residential, Park and Mixed Use in accordance with the Demonstration Plan. The Low Density Residential permits the proposed row dwellings and the Mixed Use envisioned a mix of higher density residential and employment in the form of commercial office. Since stacked units and low rise apartments are proposed in this portion of the Mixed Use Area, the balance of the lands within this area is intended to be developed with business uses to promote employment in proximity to transit. As per the CDP, this subdivision is being designed to encourage pedestrian and cycling movements and to support transit use. It speaks to providing sidewalks, pedestrian connections and cycling linkages along major streets and where development is in proximity to the future transit station, consideration should be given to reduced parking standards.
The Demonstration Plan also designated certain parcels as parkland. Through this application, the Community Park north of the Blackburn Bypass will be completed to provide a public and recreational focus for this part of the community. This park will accommodate sports fields and a variety of other recreational activities, active and passive.
The lands subject to this zoning amendment will provide a gateway into the community from Tenth Line Road and will feature a prominent corner at the intersection where the collector road meets the Community Park. Special streetscape treatment will be considered at these locations to highlight these features.
Details of Proposed Zoning
The Zoning By-law amendment would use the existing R3Z[1684] for the street townhomes located east of the park in the Avalon West development.
An exception to the R4Z zone would be created which would include all of the provisions in the R4Z zone with exceptions to the interior side yard setback, the rear yard setback and the parking rate. The interior side yard setback would be a minimum of three metres and the rear yard setback would be a minimum of 6.0 metres instead of a varying setback. The parking would be reduced to one space per unit instead of 1.2 spaces per unit. This can be justified given the access to public transit service on Tenth Line Road and existing and proposed local streets, and given the proximity of the future transitway and station. The housing product within this zone is geared toward homeowners with a lesser reliance on vehicles and for this reason the units are being sold with one parking space only.
A reduction in bicycle parking from 0.5 to 0.25 spaces per unit has also been requested by the applicant. However, since bicycle transportation is a priority in the City for commuting, recreational cycling and for accessing community facilities such as parks, providing adequate convenient bike parking is integral to encouraging people to use bicycles as opposed to cars. In addition, the Pedestrian and Cyclists guidelines included in the Mer Bleue CDP support adequate bicycle parking for residents and visitors. Therefore the rate of 0.5 bicycle parking spaces per unit will remain.
The O1 zone will be used for the north end of the park within this portion of the Avalon West subdivision and also for the remnant parcels in Avalon South of the Blackburn Bypass abutting the hydro corridor which are intended to be conveyed to the City.
Traffic Issues
The Transportation Impact Study supports the zoning for the proposed development.
Noise Issues
Any noise mitigation requirements will be identified at the subdivision and site plan stages.
Servicing Issues
Services are currently available for this proposed development east of the park.
Concurrent Application
Subdivision D07-16-06-0009; Site Plans D07-12-10-0228 and D07-12-10-0229
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.
Comments were received by residents through the circulation process who expressed concerns with proceeding with this portion of the development without all of the road infrastructure in place to better control traffic movements within the community. The abutting residents were particularly concerned with the density of units being proposed adjacent to their properties. Another question raised was the timing of the park construction.
The Ottawa Forests and Greenspace Advisory Committee (OFGAC) reviewed the Tree Conservation Report submitted in support of this application and commented that an effort should be made to preserve the existing mature trees within this area especially given the presence of marine clay in this part of the City which presents a challenge when designing streetscapes. Additional reasons for preserving existing mature trees is that these have successfully grown in this area, have survived pollution, major storms, fluctuating temperatures and diseases. The OFGAC recommends implementing the Tree Conservation Report recommendations to protect and save the trees and vegetation located within the boundaries of the park. If this is not possible because of risk of damage during construction, it is recommended that the healthiest trees be dug up and maintained in a nursery then replanted within the park once construction is complete. It also recommends that a Final Tree Conservation Report be prepared to identify specific trees to be retained on the outer townhome blocks to the west and ensure proper mitigation measures are used to protect them.
Response to Residents’
Comments
The subject lands are currently zoned DR Development Reserve which recognizes lands intended for future urban development in areas designated General Urban Area in the Official Plan. Part of lands being zoned is the parkland block which will complete the Community Park for this Neighbourhood north of the Blackburn Bypass. This will enable the City to proceed with the design and construction of this park once service connection are available at the site.
All of these lands are part of the approved Mer Bleue Community Design Plan and Draft Plan of Subdivision approved January 9, 2007 which identify the areas subject to this zoning amendment to allow the uses proposed.
The stacked residential dwellings and apartment flats are located in an area which was designated Mixed Use in accordance with the CDP because of its proximity to transit and is intended for higher density residential similar to the existing development east of Tenth Line Road and south of the future transitway.
Access to these units will be mostly on the new road (extension of the Lakepointe Drive) from Tenth Line Road initially. The extension of the Blackburn Bypass to Mer Bleue Road is scheduled for completion in 2012.
The western portion of the lands which originally formed part of this zoning amendment have since been removed which addresses some of the traffic concerns raised. A connection westward to the Blackburn Bypass will be completed within the next few years at which time these lands will be serviced and be subject to subdivision registration as well as zoning and site plan approvals.
Councillor Blais is
aware and supportive of the rezoning and residential development in general.
There are no legal/risk management implications associated with this report.
The application is consistent with the
Planning and Growth Management priority which encourages the infill and
intensification of lands designated General Urban Area.
There are no direct financial implications associated with this report.
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to revisions to the lands subject to this application requested by the applicant.
Document 1 Location Map (West of Tenth Line Road)
Document 2 Location Map (East of Tenth Line Road, South of the Blackburn Bypass)
Document 3 Details of Recommended Zoning
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 (EAST OF TENTH LINE ROAD,
SOUTH OF THE BLACKBURN BYPASS) DOCUMENT
2
DETAILS OF RECOMMENDED ZONING DOCUMENT
3
1. Rezone the lands shown on Document 1 as follows:
Area A from DR to O1;
Area B from DR to R3Z[1684]; and,
Area C from DR to R4Z[XXXX].
2. Rezone the lands shown on Document 2 as follows:
Area A from R1V to O1; and,
Area B from O1P to O1.
3. Add a new exception, R4Z[XXXX], to Section 239 – Urban
Exceptions with provisions similar in effect to the following:
In Column II the text “R4Z[XXXX]”,
In Column V the text:
-
minimum interior side yard setback: 3 metres
-
minimum rear yard setback: 6 metres
-
minimum required parking spaces per dwelling unit: 1
space