Report to/Rapport au :

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

18 January 2005, le 18 janvier 2005

Submitted by/Soumis par : Ned Lathrop, Deputy City Manager / Directeur municipal adjoint

Planning and Growth Management / Urbanisme et Gestion de la croissance

Contact Person/Personne ressource : Karen Currie, Manager / Gestionnaire

Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424 x28310, Karen.Currie@ottawa.ca

Bell-South Nepean (3)

Ref N°: ACS2004-DEV-APR-0037

SUBJECT:	ZONING - Havenlea II, Phase 5 (86 and 92 Furness Way, 49, 50, 95 and 96 Selhurst Avenue), (FILE NO. D02-02-04-0159)

OBJET :	ZONAGE – HAVENLEA II, PHASE 5 (86 ET 92, VOIE FURNESS, 49, 50, 95 ET 96, AVENUE SELHURST)

REPORT RECOMMENDATION

[U1]

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 86 and 92 Furness Way, and 49, 50, 95 and 96 Selhurst Avenue from Residential Mixed Unit Zone to Residential Mixed Unit Zone - Block 9 (RMU - Block 9) as shown in Document 1 and as detailed in Document 3.

RECOMMANDATION DU RAPPORT

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil d’approuver une modification au Règlement de zonage de l’ancienne Ville de Nepean afin de changer la désignation de zonage du 86 et du 92, voie Furness et des 49, 50, 95 et 96, avenue Selhurst de zone résidentielle mixte à zone résidentielle mixte – bloc 9 (RMU – Bloc 9), tel qu’il est indiqué dans le Document 1 et expliqué en détail dans le Document 3.

BACKGROUND

[U2]

An application has been made to rezone the subject properties located in Phase 5 of the Havenlea II Subdivision, located west of Prince of Wales Drive and to the south of Crestway Drive, to allow double car garages on corner-lot, end-unit townhouses. The subject properties are located within a new residential subdivision containing single detached homes, townhouses, and apartments. In previous phases, the owners have applied and were granted a similar Zoning By‑law amendment, permitting double car garages on end-unit townhouses.

DISCUSSION

The current zoning for the subject properties is Residential Mixed Unit (RMU), which restricts lots with a frontage of 10.5 metres or less to a single car garage with a maximum width of 4.75 metres. The intention of this provision is to provide an aesthetically pleasing streetscape by ensuring that the overall building elevations facing the street are not dominated by garages. Typical townhouses located midblock in this subdivision meet the above zoning requirements. However, the applicant is requesting a change only for corner-lot, end-unit townhouses.

The rationale for permitting double car garages on corner lot, end-unit townhouses is that these units have two frontages. Although a double car garage will take up the whole frontage of a corner-lot, end-unit townhouse on one street frontage, there is an opportunity to create an aesthetically pleasing frontage on the second street flankage, which will also be the location of the front door to these units. There are no special design guidelines for end-unit townhouses that flank two streets, and often the side wall abutting a street receives more windows or brick treatments than the typical midblock unit. This amendment will enable a significantly more architecturally pleasing façade, which in effect would give prominence to the second frontage of these units. Given that a maximum of one unit in any corner-lot townhouse building will have a double car garage, the impact on the predominant frontage will be minimal. This proposal will comply with all other provisions of the Residential Mixed Unit Zone.

Based on the architectural improvements this amendment will bring to these end-unit townhouse units, as illustrated on Document 2, staff is recommending approval of the amendment as requested.

CONSULTATION

[U3]

Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy. Information signs were posted on-site indicating the nature of the application. 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 processed within the timeframe established for the processing of Zoning By-Law Amendment applications.

SUPPORTING DOCUMENTATION

Document 1 Location Map

Document 2 Manor Homes Typical Corner Block

Document 3 Details of Recommended Zoning

DISPOSITION

Department of Corporate Services, Secretariat Services to notify the owner Pierre Dufresne, Tartan Homes, 400 - 331 Cooper Street, Ottawa, ON K2P 0G5), All Signs, 8692 Russell Road, Navan, ON K4B 1J1, and the Program Manager, Assessment, Department of Corporate Services 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.

Department of Corporate Services, Legal Services Branch to forward the implementing by-law to City Council.

LOCATION MAP Document 1

MANOR HOMES TYPICAL CORNER BLOCK Document 2

DETAILS OF RECOMMENDED ZONING Document 3

[U4]

The following changes will be made to the properties shown on Document 1:

1. The properties shown on Document 1 be rezoned from RMU to RMU Block 9 which includes the following provision: the end units only for DWELLING MULTIPLE ATTACHED shall not be restricted to a single car garage having a maximum width of 4.75 metres (15.58 ft.) further, double car garages may be permitted and the zoning provisions of Section 5:20:3 shall apply.

2. The title of the RMU Block 9 zone be amended to include the following street names: Furness Way and Selhurst Ave.