11. ZONING - 24 CHESAPEAKE CRESCENT AND 164 MARAVISTA DRIVE

ZONAGE - 24, CROISSANT CHESAPEAKE ET 164, PROMENADE MARAVISTA

Committee recommendations

(This application is subject to Bill 51)

That Council approve:

1. An amendment to the City of Ottawa Zoning By-law to change the zoning of 24 Chesapeake Crescent and 164 Maravista Drive from Residential Third Density, Subzone Z, (R3Z) to Residential Fifth Density, Subzone A (R5A), as shown in Document 1 and detailed in Document 2.

2. An amendment to the former Nepean Zoning By-law to change the zoning of 24 Chesapeake Crescent and 164 Maravista Drive from Residential Mixed Use (RMU) to Institutional, Block X, (I BLK X) as shown on Document 1 and detailed in Document 2.

RecommandationS du Comité

(Cette demande est assujettie au Règlement 51)

Que le Conseil approuve :

1. une modification au Règlement de zonage de la Ville d’Ottawa visant à faire passer la désignation de zonage du 24, croissant Chesapeake et du 164, promenade Maravista de Zone résidentielle de densité 3, sous-zone Z (R3Z) à Zone résidentielle de densité 5, sous-zone A (R5A), comme l’illustre le document 1 et le précise le document 2.

2. une modification au Règlement de zonage de l'ancienne Ville de Nepean visant à faire passer la désignation de zonage du 24, croissant Chesapeake et du 164, promenade Maravista de Zone d'utilisation résidentielle mixte (RMU) à Zone institutionnelle, bloc X (I BLK X), comme l'illustre le document 1 et le précise le document 2.

Documentation

1. Deputy City Manager, Planning, Transit and the Environment report dated 24 July 2008 (ACS2008-PTE-PLA-0150).

Report to/Rapport au :

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

24 July 2008 / le 24 juillet 2008

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,

Planning Branch/Direction de l’urbanisme

(613) 580-2424, 28310 Karen.Currie@ottawa.ca

Barrhaven (3)

Ref N°: ACS2008-PTE-PLA-0150

SUBJECT:	ZONING - 24 Chesapeake crescent and 164 maravista drive (file no. d02-02-08-0059)

OBJET :	ZONAGE - 24, croissant chesapeake et 164, promenade maravista

REPORT RECOMMENDATION

That the recommend Council approve:

RECOMMANDATION DU RAPPORT

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil d’approuver :

BACKGROUND

The 0.54 hectare site is currently vacant and is located west of the existing Barrhaven community between Cedarview Road and Strandherd Drive, and south of Fallowfield Road and future extension of Maravista Drive. The site is situated at the north/west corner of Chesapeake Crescent and Cobblehill Drive, within the recently registered Westpointe Village Subdivision. The subdivision includes a mix of detached, semi-detached and multiple attached dwellings. The primary access to this subdivision is from either Cedarview Road or Strandherd Drive, and off of Kennevale Drive. Lands south of Kennevale Drive are also being developed for new residential development which will include a similar residential development mix.

Lands to the north of the subject property are currently vacant. A residential plan of subdivision application is currently being considered for draft approval and will be subject to a future rezoning to accommodate the proposed residential use. Vacant lands to the west across Strandherd Drive are zoned as MBC - Industrial Business Campus Zone with an “H” – Holding provision applied.

Purpose of Zoning Amendment

The purpose of the Zoning By-law amendment is to rezone the subject property in order to accommodate the construction of a six-storey, 155-unit retirement residence. A total of 58 parking spaces are to be provided on-site, including six exterior and 52 underground parking stalls.

Existing Zoning

The subject site is zoned R3Z – Residential Third Density Zone in the City of Ottawa Zoning By-law and RMU – Residential Mixed Use Zone in the Nepean Zoning By-law. Both zones permit a variety of residential uses, including detached, semi-detached and multiple attached dwellings.

Proposed Zoning

The purpose of the Zoning Bylaw amendment is to rezone the subject property in order to accommodate the development of a six-storey retirement residence. An exception to the zoning is to be added in order to accommodate a reduction in yard requirements, as detailed in Document 2.

DISCUSSION

Official Plan

Under the City of Ottawa’s Official Plan the subject site is designated as ‘General Urban Area’. This designation permits a wide range of residential uses, in conjunction with conveniently located employment, retail, service, cultural, leisure, greenspace, entertainment and institutional uses.

The proposed retirement residence supports the primary objective of the ‘General Urban Area’ designation to build liveable communities; it also meets more specific policies in the Official Plan related to housing diversity. The Official Plan states that diversity in the housing supply is achieved through a mix of multiple and single-detached housing, provision of ownership and rental housing, housing affordable to low and moderate income groups, and housing appropriate for people with special needs.

With respect to the compatibility of the proposed development, the design and building location will reduce any potential impact it might otherwise have on the character and pattern of both existing and future residential development. The exterior design of the building will incorporate building treatment and materials similar to the nearby townhouse development currently under construction. The location of the proposed development will have frontage on two residential streets (Chesapeake Crescent and Cobblehill Drive), one collector street (future Maravista Drive extension), and one arterial roadway (Strandherd Drive). The proposed location will provide sufficient buffering from the surrounding townhouse development and sufficient transition to the interior neighbourhood, Strandherd Drive, and future employment development west of Strandherd Drive.

In summary, the proposed development is consistent with the Official Plan policies as they relate to the ‘General Urban Area’ designation, housing diversity and compatibility of surrounding development.

South Nepean Secondary Plan

The South Nepean Secondary Plan Areas 9 and 10 provides policies for lands east of Strandherd Drive that include a mix of housing densities with the areas of highest density generally at the western and southern edges of Areas 9 and 10. Under Section 2.2.1 of the Secondary Plan the development policies specifically state that institutional uses may be permitted in all residential areas provided that the scale and level of activity of the institutional use is compatible with and maintains the overall residential character.

Although the Secondary Plan specifies a maximum building height of 10.7 metres, under Nepean Zoning By-law, the I – Institutional Zone permits a maximum building height of 24.4 metres. The proposed development building height is 18.0 metres. Hence the proposed development is consistent with the Secondary Plan policies.

Zoning By-law

Nepean Zoning By-law

The reduced yard requirements proposed are offset by the fact that all sides of the building would front onto a public street, thereby buffering the proposed development from the surrounding residential development.

City of Ottawa Zoning By-law and Nepean Zoning By-law

The proposed zoning by-law amendment to the City of Ottawa Zoning By-law and the Nepean Zoning By-law the proposed Zoning By-law would ensure compatibility between the proposed development and the existing and future residential development of surrounding properties. The lot area and frontage of the proposed development are significantly greater than the minimum requirement; the lot coverage and building height of the proposed development are significantly less than the maximum permitted requirements.

The proposed development is also designed and located to reduce any potential impact it might otherwise have on the character and pattern of the surrounding residential development. This includes the provision of underground parking and the location of the proposed development at the north/western edge of the West Pointe Village subdivision.

Staff recommends approval of this Zoning By-law amendment application.

ENVIRONMENTAL IMPLICATIONS

N/A

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

N/A

APPLICATION PROCESS TIMELINE STATUS

This application was not processed by the 'On Time Decision Date' established for the processing of Zoning By-law amendment applications due to applicant's requirement to submit a PDF copy of the proposed Planning Rationale.

SUPPORTING DOCUMENTATION

Document 1 Location Map

Document 2 Details of Recommended Zoning

DISPOSITION

City Clerk’s Branch, Council and Committee Services to notify the owner, Claridge Homes (Strandherd) Inc., applicant, 2001-210 Gladstone Avenue, Ottawa, ON K2P 0Y6, 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

DETAILS OF RECOMMENDED ZONING DOCUMENT 2

Proposed Changes to City of Ottawa Zoning By-law 2008-250

The property located at 24 Chesapeake Crescent and 164 Maravista Drive is to be rezoned from Residential Third Density, Subzone Z, (R3Z) to Residential Fifth Density, Subzone A (R5A) to permit a retirement residence.

Proposed Changes to Nepean By-law 100-2000

The property located at 24 Chesapeake Crescent and 164 Maravista Drive is to be rezoned from ‘Residential Mixed Use’ (RMU) to ‘Institutional’ with an Exception: (I Block X) to permit a six-storey retirement residence, as shown in Document 1. The exception will permit a reduction in front, side and rear yards.

A new exception will be added to clause 10:1:3 including the following zone requirements:

Reduction of Yard (Chesapeake Crescent) from 16.45 metres (53.97 ft.) to 7.5 metres (24.6 ft.)
Reduction of Yard (Cobblehill Drive) from 14.75 metres (48.39 ft.) to 7.5 metres (24.6 ft.)
Reduction of Yard (future Maravista Drive extension) from 13.20 metres (43.31 ft.) to 7.5 metres (24.6 ft.)