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 4020 and 4022 Strandherd Drive from Future Growth (FG) to Residential Mixed Use Exception (RMU Block XX) and to Residential Sixth Density Exception (R6A Block XX) ; from Residential Fifth Density (R5) to Parks and Recreation (Public) (PRP) and Residential Mixed Use Exception (RMU Block XX); from Institutional (I) to Residential Sixth Density Exception (R6A Block XX); and Residential Fourth Density (R4) to Residential Mixed Use Exception (RMU Block XX) as shown on 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 à l’ancien règlement de zonage municipal de la ville de Nepean, soit de modifier le zonage du 4020 et du 4022 de la route Strandherd comme suit : de zone de croissance future (CF) à zone résidentielle à utilisation mixte assortie d’une exception (RUME, bloc XX) et à zone résidentielle à densité six assortie d’une exception (R6A, bloc XX); de zone résidentielle à densité cinq (R5) à zone de parcs et de loisirs (publique) (PLP) et à zone résidentielle à utilisation mixte assortie d’une exception (RUME, bloc XX); de zone institutionnelle (I) à zone résidentielle à densité six assortie d’une exception (R6A, bloc XX) ainsi que de zone résidentielle à densité quatre (R4) à zone résidentielle à utilisation mixte assortie d’une exception (RUME, bloc XX) comme le présente le Document 1 et l’explique le Document 2.
An application for Plan of Subdivision for associated lands is now in the final stages of review and should be receiving draft approval shortly. The Plan of Subdivision proposes a mix of semi-detached units, street townhouse units and apartment units, along with one neighbourhood park. The Zoning By-law amendment application proposes 2.5 hectares of semi-detached lots, 2.4 hectares for townhouse units, 0.6 hectares of condominium development and .2 hectares for neighbourhood park space.
This Zoning By-law amendment will permit the uses being proposed within the development.
City Council Approved Official Plan and Former Regional Official Plan:
The site is designated as 'General Urban Area' in both the City Council Approved Official Plan and the former Regional Official Plan. This designation allows all types and densities of residential development, as well as park area. The proposed zoning is in conformity with these policies. The proposed residential and park uses fully comply with the City Council Approved Official Plan and former Regional Official Plan policies.
Former City of Nepean Official Plan:
The site is designated as 'Residential' under the former City of Nepean Official Plan. This designation allows for all types of residential development and the proposed zoning is in conformity with these policies.
The site is subject to the South Nepean Urban Area Secondary Plan - Areas 9 and 10 of the City Council Approved Official Plan Volume 2A. The site is designated as 'Residential' in this Secondary Plan, which allows a variety of housing types. This plan sets a unit target of 280 units for this site.
Existing and Proposed Zoning:
The site is a vacant remnant parcel of land currently zoned as Future Growth - (FG), Residential Fourth Density - (R4), Residential Fifth Density - (R5), and Institutional - (I). The purpose of this zoning proposal is to obtain approval to allow for residential semi-detached units, street townhouse units and apartment condominium units associated with the Plan of Subdivision. A portion of existing old Strandherd Drive is to remain open and be integrated into the proposed street network. This existing portion of road will also act as a buffer, and transition between the new and existing communities. A new sidewalk is to be installed along the south portion of old Strandherd Drive to serve as a future pedestrian and recreational path linkage between the new and existing communities and recreational parks.
An exception zoning will been added to Residential Mixed Use (RMU) and Residential Sixth Density (R6A) as outlined in Document 2. The Residential Mixed Use (RMU) exception is to allow for a reduction of yard requirement for any lot line that abuts old Strandherd Drive. An existing 11.4 metre boulevard separation between the edge of the curb to future dwellings will provide more than adequate separation between the units and the roadway.
The Residential Sixth Density (R6A) exception is to allow for a 3.0 metre front, rear and side yards; to allow for 1.6 metre uncovered steps at main entrances and to provide for a density of 77 units per hectare.
The existing 33.2 metre road allowance (old Strandherd Drive) abuts the proposed condominium site. This road allowance plus the 3.0 metre yard setback will provide a total of 36.2 metre separation distance between the proposed condominium site and the closest rear lot line of the existing community. The proposed density is consistent with the policies of the approved Secondary Plan for Areas 9 and 10. The requested height increase for the uncovered steps at the main entrances has been incorporated into similar condominium plans throughout the area.
The Department supports the approval of this application.
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 concurs with the staff recommendation. Detailed responses to the notification/circulation are provided in Document 3.
The application was not processed by the "On-Time Decision Date" established for the processing of Zoning By-Law amendments due to negotiations associated with final draft approval of the Plan of Subdivision.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
Corporate Services Department, City Clerk's Branch to notify the owner Tartan Land Corporation, 237 Somerset Street, West, Ottawa, ON K2P 0J3, 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.
DETAILS OF RECOMMENDED ZONING
1. The lands know municipally as 4020, 4022 Strandherd Drive are rezoned as follows:
(a) The Area "A" lands on Document 1 to be rezoned from Future Growth Zone - FG to Residential Mixed Use Exception Zone - RMU Block XX.
(b) The Area "B" lands on Document 1 to be rezoned from Residential Fifth Density Zone - R5 to Parks and Recreation - Public Zone- PRP.
(c) The Area "C" on Document 1 to be rezoned from Future Growth Zone - FG to Residential Sixth Density Exception Zone - R6A Block XX.
(d) The Area "D" on Document 1 to be rezoned from Institutional Zone - I to Residential Sixth Density Exception Zone - R6A Block XX.
(e) The Area "E" on Document 1 to be rezoned from Residential Fifth Density Zone - R5 to Residential Mixed Use Exception Zone - RMU Block XX.
(f) The Area "F" on Document 1 to be rezoned from Residential Fourth Density Zone - R4 to Residential Mixed Used Exception Zone - RMU Block XX.
2. A new Residential Sixth Density - R6A Exception zone be created including the following provisions:
(a) Reduce front, rear and side yard setbacks from 7.5m to 3m;
(b) To permit an increase in height of uncovered steps at main entrances from 1.3 metres to 1.6 metres;
(c) To increase the maximum density of 75 units per hectare to 77 units per hectare.
3. A new Residential Mixed Use - (RMU) Exception Zone be created including the following provisions:
(a) The minimum yard requirement from any lot line that abuts old Strandherd Drive to a building is 0 metres
Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law Amendments one public meetings were also held in the community on November 22, 2005.
Concern was raised by the public regarding the impact of the proposed Residential Sixth Density Zone - R6A Zone upon the existing Fraservale community:
The proposed Zoning By-law sufficiently supports the intent of the City Council Approved Official Plan's Secondary Plan - Areas 9 and 10 that clearly indicates that the highest densities should be generally along the southern edges of the community and at major road intersections. The proposed site is located immediately abutting Strandherd Drive; at the intersection of a proposed new road into the community. Staff is of the opinion that the proposed densities are appropriate for this location. There is over 33 metres separation between the existing and proposed development.
Will there be some sort of buffer for privacy between existing and proposed homes?
The maintenance and retention of most of the existing 33.2 metre (old Strandherd Drive) road allowance will provide a separation between existing and proposed homes. In addition, a portion of the existing roadway is to be retained for park purposes.
We have concerns regarding potential structural/foundation problems.
No blasting will take place.
Why is a recreational corridor running along the abutting rear yards for both existing and proposed homes?
The updated draft Plan of Subdivision proposes a sidewalk to run along the south side of the existing road allowance. This sidewalk will provide a pedestrian linkage between new and existing communities.
Wouldn't the proposed park connection pose a "hang out" for kids and security problem?
This is a small neighbourhood park intended to service the needs of the immediate area. The location of the park, with two road frontages and abutting residents, will provide good visual security for the site.
Where will the parking be for the proposed Java units? Parking area could draw problems to the proposed green space.
This will be a condominium development which will provide private parking on-site for residents and visitors.
What will be the target market for the Java units?
The developer has indicated that it will be first home buyers and people moving down from larger housing.
Why was the site for the Java units located near the entrance to new Strandherd Drive?
The location is consistent with the policies of the approved Secondary Plan.
The proposed plan should be restricted to homes of similar type to the existing subdivision to the north.
The Official Plan encourages the provision of a mix of housing types within each community. The Secondary Plan for this area identified a unit target which required the provision of more dense housing than the community to the north.