3.             ZONING - 133 HIDDEN LAKE CRESCENT AND 10 CHARLIE'S LANE

 

ZONAGE - 133, CROISSANT HIDDEN LAKE ET 10, RUELLE CHARLIE'S

 

 

 

Committee Recommendation

 

That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 133 Hidden Lake Crescent and 10 Charlie's Lane  from Development Reserve Subzone 1 (DR1) and Environmental Protection Subzone 3 (EP3) to Village Residential First Density Subzone (N) (V1N), Village Residential First Density Subzone (N) Exception 565r (V1N-[565r]) and Village Residential First Density Subzone (N) Exception 727r (V1N-[727r]), as shown in Document 1.

 

 

Recommandation du Comité

 

Que le Conseil approuve une modification au Règlement de zonage 2008-250 visant à changer le zonage du 133, croissant Hidden Lake et du 10, ruelle Charlie’s de « DR1 », Zone d’aménagement futur, sous-zone 1, et de « EP3 », Zone de protection environnementale, sous-zone 3, à « V1N », Zone résidentielle de village de densité 1, sous-zone (N), à « V1N-[565r]) », Zone résidentielle de village de densité 1, sous-zone (N) dotée d’une exception 565r, et à «V1N-[727r] », Zone résidentielle de village de densité 1, sous-zone (N) dotée d’une exception 727r, comme l’indique le document 1.

 

 

 

 

 

Documentation

 

1.         Deputy City Manager's report (Infrastructure Services and Community Sustainability) dated 20 November 2009 (ACS2009-ICS-PGM-0228).

 


Report to/Rapport au :

 

Agriculture and Rural Affairs Committee

Comité d'agriculture et des affaires rurales

 

and Council / et au Conseil

 

20 November 2009 / le 20 novembre 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 : Derrick Moodie, Manager/Gestionnaire, Development Review-Rural Services/Examen des projets d'aménagement-Services ruraux, Planning and Growth Management/Urbanisme et Gestion de la croissance

(613) 580-2424, 15134  Derrick.Moodie@ottawa.ca

 

West Carleton–March (5)

Ref N°: ACS2009-ICS-PGM-0228

 

 

SUBJECT:

ZONING - 133 Hidden Lake Crescent and 10 Charlie's Lane (FILE NO. D02-02-01-0043, formerly OZP2001-0043)

 

 

OBJET :

ZONAGE - 133, croissant hidden lake et 10, ruelle charlie's

 

 

REPORT RECOMMENDATION

 

That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 133 Hidden Lake Crescent and 10 Charlie's Lane  from Development Reserve Subzone 1 (DR1) and Environmental Protection Subzone 3 (EP3) to Village Residential First Density Subzone (N) (V1N), Village Residential First Density Subzone (N) Exception 565r (V1N-[565r]) and Village Residential First Density Subzone (N) Exception 727r (V1N-[727r]), as shown in Document 1.

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l’agriculture et des affaires rurales recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 visant à changer le zonage du 133, croissant Hidden Lake et du 10, ruelle Charlie’s de « DR1 », Zone d’aménagement futur, sous-zone 1, et de « EP3 », Zone de protection environnementale, sous-zone 3, à « V1N », Zone résidentielle de village de densité 1, sous-zone (N), à « V1N-[565r]) », Zone résidentielle de village de densité 1, sous-zone (N) dotée d’une exception 565r, et à «V1N-[727r] », Zone résidentielle de village de densité 1, sous-zone (N) dotée d’une exception 727r, comme l’indique le document 1.

 

 

BACKGROUND

 

The subject lands are located on the east side of Hidden Lake Crescent and at the ends of Charlie’s Lane and Juanita Avenue, in the north end of the Village of Carp.  The sites are addressed as 133 Hidden Lake Crescent and 10 Charlie’s Lane, and identified respectively as Parcel A and B in Document 1.

 

Both parcels represent a planned extension (Phase 3) of the Hidden Lake subdivision.  They are currently vacant and partially wooded. Parcel A to the north, is approximately 2.1 hectares. The southern Parcel B is approximately 5.5 hectares. A small portion of the adjacent lands to the south of Parcel B will also be used for the extension of Juanita Avenue.

 

Surrounding land uses are generally low density residential or environmentally-related, and include the first two phases of the Hidden Lake subdivision to the west and north, a low density residential subdivision to the south, and the Carp Hills ANSI (Area of Natural and Scientific Interest) to the east. 

 

Phases 1 and 2 of the subdivision were draft approved in March 2001 by the Region of Ottawa-Carleton (Plan 4M-1184). Phases 1 and 2 consisted of 61 single dwelling lots, one future development block (Parcel A) and one open space block. Phase 3 was not included as part of the final approved subdivision because of outstanding issues regarding the ANSI line and the stormwater management proposal, which since have been resolved.  

 

The Hidden Lake Phase 3 Plan of Subdivision and Zoning By-law amendment applications were submitted to the City in 2001, but placed on hold after a short time in order to determine the servicing capacity for the Village of Carp. The application was reactivated in June 2004 with the completion of the Community Design Plan for the Village. The initial application consisted of a mix of single detached units in Parcel B and a block of townhome units in Parcel A. In response to concerns from the community about the density of the proposal, the developer later changed the townhome blocks to single detached lots. The application was placed on hold in 2004 and reactivated June 22, 2009.

 

The plan of subdivision was draft approved on August 14, 2009 (see Document 2) and a condition of final approval requires the owner, prior to registration of the Plan, to ensure that the proposed plan conforms with the Zoning By-law. 

 

Purpose of Zoning Amendment

 

This is an application to rezone 133 Hidden Lake Crescent and 10 Charlie's Lane from Development Reserve Subzone 1 (DR1) and Environmental Protection Subzone 3 (EP3) to Village Residential First Density Subzone (N) (V1N), Village Residential First Density Subzone (n) Exception 565r (V1N-[565r]) and Village Residential First Density Subzone (N) Exception 727r (V1N-[727r]), in order to facilitate development of the approved draft plan of subdivision.

 

Existing Zoning

 

The property is currently zoned Development Reserve Subzone 1 (DR1) and Environmental Protection Subzone 3 (EP3) pursuant to By-law 2008-250.   The DR1 designation is intended to recognize future village development areas and limit land uses to those that would not preclude development.  The EP3 zone protects the environmental resources on the sites.

 

Proposed Zoning

 

As a result of the approved plan of subdivision, the lands will be rezoned to appropriate zones to permit development and to protect environmental features on the site.  The lands adjacent to the ANSI boundary will be zoned V1N[565r] for the developable portion and V1N[727r] for the area within the ANSI, in order to ensure no future development takes place on the ANSI lands.  The remainder of the lands within the plan of subdivision will be rezoned to a similar designation afforded Phases 1 and 2; that being a V1N zone.  A detailed description of the zone breakdown can be seen in Document 1.

 

 

DISCUSSION

 

Official Plan 

 

The subject lands are designated as “Village” on Schedule A of the Official Plan. Section 3.7.1 of the Official Plan outlines the policies for the “Village” designation.  The Plan directs the majority of development in rural areas to villages. The intention of this designation is to provide for a wide range of land uses for the needs of the rural community, and to ensure that villages remain distinctly rural in character and scale.

 

The intensity and distribution of land uses within villages is determined in the context of the Community Design Plan (CDP) for the village, and the ability to support the development on private or public services. The proposed subdivision has been designated for development in the CDP and has been allocated the appropriate amount of public servicing capacity. The Official Plan also limits the form and scale of development according to the available servicing. The proposed development’s low-density form and scale are compatible with the available servicing for the Village. 

 

Village of Carp Community Design Plan

 

The Community Design Plan for the Village of Carp (CDP) offers a more detailed description of land use designations than the Official Plan, and reflects the community’s vision for the future of the village.  Parcel A is designated as “Residential – Ground Oriented Multi Unit” in the CDP.  Parcel B is designated as “Residential – One and Two Unit Dwellings”. Detached homes are a permitted use in both residential designations, and the proposed zoning conforms to these designations.

 

A portion of both sites is also designated as Open Space. This area includes lands in the Carp Hills ANSI, which will be protected from development through conditions in the draft plan of subdivision and the implementing Zoning By-law.

 

In accordance with the policies of Section 3.2.2 of the Official Plan and Section 2.3 (8) of the Carp CDP, an Environmental Impact Statement was prepared in 2000 as part of the initial subdivision application.  The EIS took into account the location of the ANSI boundary and the Provincially Significant Wetland northeast of Charlie’s Lane.

 

The EIS recommended ways to mitigate the effects of development that could be implemented through subdivision conditions and zoning.  In addition, the report documented the impacts and mitigation required to protect the ecological function of the wetland and adjacent lands, and the headwater functions of Carp River tributaries.

As a result of the direction of the approved plan of subdivision, lots adjacent to the ANSI boundary will be divided into two zones.  These lots have been designed to ensure there is spacing for a building envelope that will be set back from the ANSI to reduce any negative effects.  The rear portion of the lot, which is located in the ANSI, will be zoned “Village Residential First Density Subzone (N) Exception 727r (V1N-[727r])”.  This zone prohibits all buildings and structures of any kind including, but not limited to, a deck, gazebo, shed, garage, workshop, septic system, well, swimming pool, change house, pump house, stairs and any structural landscaping.  The front area of the lot will be zoned “Village Residential First Density Subzone (N) Exception 565r (V1N-[565r])”. This area represents the developable portion of the lot.  A detached dwelling will be permitted on a minimum lot area of 400 metres sq.  It is noted that where a V1N-[565r] zone abuts a V1N-[727r] zone, as in this case, the lands may be used in tandem when calculating the minimum lot area and setback provisions.  These lands are more specifically described on the approved draft subdivision plan as Lots 1 to 11, inclusive and Lots 47, 48 and 51 to 57, inclusive (see Document 2).

The remaining lands outside the influence of the ANSI feature will be zoned “Village Residential First Density Subzone (N) (VIN).  Similarly to theV1N-[565r] zone, a detached dwelling will be permitted but on a minimum lot area of 540 metres square.  These lands are identified on the draft approved plan of subdivision as Lots 12 to 46, inclusive and Lots 49, 50, 58, 59 and 60.  The required minimum front, side and rear yards including the maximum lot coverage and building heights are the same for both zones.

 

The approved plan of subdivision will allow development compatible with the surrounding area. The draft approved plan conforms to the Official Plan and the Community Design Plan for the Village of Carp. The conditions of draft approval were supported by the applicant and the Ward Councillor.  All public concerns and technical issues raised during the subdivision process were addressed; no objections were received.  This Zoning By-law amendment implements the approved draft plan of subdivision through the introduction of appropriate zones to permit development and to protect environmental features as detailed in the EIS. 

 

Concurrent Application 

 

Plan of Subdivision (D07-16-01-0012 formerly OLV2001-0012) draft approved on August 14, 2009.

 

ENVIRONMENTAL IMPLICATIONS

 

An Environmental Impact Statement and Phase 1 Environmental Assessment were completed by the applicant as part of the original approval of the plan of subdivision. The lands within the ANSI will be rezoned to prohibit buildings and structures of any kind.

 

 

RURAL IMPLICATIONS

 

The proposed Zoning By-law amendment will facilitate additional residential units in the Village of Carp.  The proposal is consistent with the documents, which guide the development of the Village.

 

 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. 

 

The subdivision and zoning amendment application were presented at a public meeting held on October 14, 2004.  All public concerns raised during the subdivision process were addressed and objections received.

 

COMMENTS BY THE WARD COUNCILLOR(S)

 

Councillor Eli El-Chantiry, West Carleton-March, has concurred with the proposed zoning amendment.

 

 

LEGAL/RISK MANAGEMENT IMPLICATIONS

 

Legal Services is aware of this report and has no comment.

 

 

CITY STRATEGIC PLAN

 

N/A

 

 

TECHNICAL IMPLICATIONS

 

N/A

 

 

FINANCIAL IMPLICATIONS

 

There are no direct financial implications associated with this report.

 

APPLICATION PROCESS TIMELINE STATUS

 

The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to the complexity of the technical issues associated with the approval of the plan of subdivision.

 

 

SUPPORTING DOCUMENTATION

 

Document 1      Location Map

Document 2      Draft Plan of Subdivision Phase 3

 

 

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

 

DRAFT PLAN OF SUBDIVISION PHASE 3                                                        DOCUMENT 2