Report to/Rapport au :

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

28 April 2005 / le 28 avril 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 : Grant Lindsay, Manager / Gestionnaire

Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca

Goulbourn (6)

Ref N°: ACS2005-PGM-APR-0127

SUBJECT:	ZONING - 1776 MAPLE grove road (FILE #D02-02-05-0042)

OBJET :	ZONAGE - 1776, CHEMIN MAPLE GROVE

REPORT RECOMMENDATION

[U1]

That the Planning and Environment Committee recommend Council approve an amendment to the former Township of Goulbourn Zoning By-Law to change the zoning of 1776 Maple Grove Road from Agriculture (A1) to Residential, (R2-x, Temporary) to provide temporary zoning, for three years, on the site 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 municipal d'approuver une modification au Règlement de zonage de l’ancien Canton de Goulbourn en vue de faire passer la désignation du zonage du 1776, chemin Maple Grove d'agricole « A‑1 » à résidentielle « R2-x, temporaire » afin de permettre un zonage temporaire pendant trois ans à l'emplacement indiqué dans le document 1 et décrit en détail dans le document 3.

BACKGROUND

The purpose of this application, which precedes the approval of the corresponding draft plan of subdivision, is to permit the owner to construct five model homes and a sales office. This would allow the developer to establish a presence in the marketplace and raise awareness of their future development proposals.

The City owns an enlarged right of way along Maple Grove Road to protect for a 30m right-of-way. The right-of-way is now projected to be 24m wide for Maple Grove Road west of Huntmar Drive, and wider east of Huntmar Drive. The Huntmar Drive right-of-way south of Maple Grove Road is projected to be approximately 32m wide.

DISCUSSION

The City Council Approved Official Plan indicates this site as a General Urban Area within the Urban Boundary. This designation permits the development of a full range and choice of housing types. The former Goulbourn Zoning By-law designates the lands as agricultural (A1).

Regional Official Plan Amendment 9, adopted by the Region of Ottawa-Carleton in October 2000 redesignated the subject lands from Agricultural Resource Area to General Urban Area. The former Township of Goulbourn Official Plan designated the lands as Agricultural Resource.

The Kanata West Concept Plan (KWCP), which Council approved in March 2003, designates the site as Residential, Area B. Staff has used the KWCP as the primary policy document to process this application. The KWCP indicates that Residential Area B is to:

· permit a range of residential dwelling types in a transit-integrated and pedestrian friendly environment. In contrast to Area A, low-rise apartments (up to four storeys) are permitted throughout the zone.

· Urban residential densities are encouraged throughout these residential areas. These densities are higher than typical suburban residential areas and are more in keeping with post-war communities such as Ottawa South and the Glebe.

Council passed a motion on November 11, 2004 “to use the development process to coordinate development in Kanata West with construction of the Huntmar Drive extension until September, 2005, or until an agreement to finance the construction of Huntmar Drive is in place, whichever is sooner.” Staff do not consider that motion to exclude the applicant from constructing five model homes or a sales office. The subject site for the model homes is to the west of the future Huntmar Drive extension and will not compromise securing the land for this purpose. The construction of Huntmar Drive between Maple Grove Road and Hazeldean Road will be a condition of approval for the plan of subdivision, and its construction will be financed through a “front ended” agreement between the landowner and the City.

Under the former Goulbourn Zoning By-law 40-99,

“Temporary offices for the sale of residential units may be permitted in all zones but only on the lands subject to the development or in the immediate vicinity, provided that it shall not be located further away from the lands to be developed than 100 metres, and subject to an Agreement with the Township as to location, servicing and duration, provided a temporary office shall not be permitted unless the Official Plan permits the development within which the units to be sold are located.

This temporary Zoning By-law amendment shall serve as the “Agreement” and provide for the setbacks of the sales office.

The former Goulbourn Zoning By-law provides for a sales facility for a residential development in all zones. The permitted duration will be the same as the life of this temporary Zoning By-law, expiring three years after the date of approval by Council. The servicing of the sales trailer will be dealt with through the building permit process, and minimum setbacks for its location are prescribed in the detailed zoning provisions.

The zoning for the model homes precedes the plan of subdivision and the zoning for the balance of the subdivision. These zoning provisions for the model homes are also temporary and address the fact that there is only one lot now. The zoning provisions use minimum setbacks from the street line and minimum distances between buildings to arrive at suitable minimum distances. The street line is based upon a projected 24m right-of-way. The zoning provisions also provide for a maximum of five model homes.

The Department supports the application, subject to several changes to the proposed zoning provisions. The garage width was increased from 2.4 to 2.6m. The provisions for the distance for the garage distance in relation to the street and the building was changed to avoid garages protruding from the building. The minimum front yard setback was increased from 2.75m to 3m. The permitted distances for side yard encroachments was increased from 0.2m to 0.3m.

ENVIRONMENTAL IMPLICATIONS

Broader environmental issues are being addressed through the development applications for the adjoining lands. The applicant intends to provide a holding tank for fire fighting purposes. To manage septic waste, the owner will install a holding tank or other temporary facility for clients visiting and employees at the sales trailer. The Mississippi Valley Conservation Authority has been notified that private services will be used for the sales trailer. The applicant is unsure as to the exact timing of when the model homes will be connected to municipal services, as this is dependent on the approval of the plan of subdivision. The applicant will be required to submit any necessary applications to the Ottawa Septic Office as part of the building permit application.

CONSULTATION

[U2]

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 Ward Councillor indicated no objection provided that this application would not compromise the ability to secure the necessary lands for the Huntmar Drive Extension through the subdivision lands. 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 by the "On Time Decision Date" established for the processing of Zoning By-Law Amendment applications.

SUPPORTING DOCUMENTATION

[U3]

Document 1 Location Map

Document 2 Explanatory Note

Document 3 Details of Recommended Zoning

DISPOSITION

Corporate Services Department, Secretariat Services to notify: the owner, Mattamy Homes Limited, 101-116 Lisgar Street, Ottawa, ON K2P 0C2; applicant, FoTenn Consultants Inc., 223 McLeod Street, Ottawa, ON K2P 0Z8; 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.

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

LOCATION MAP Document 1

EXPLANATORY NOTE Document 2

The application for a zoning by-law amendment proposes to change the designation from Agricultural Resource (A1) to Residential (R2-2), temporarily, for three years from the date of adoption by Council. The special provisions of the R2-2 zone permit single and semi-detached units, with reduced setbacks for single-detached dwellings from the existing R2 zone. Sales offices for residential developments are permitted in all zones. The proposed zoning by-law amendment includes special provisions that include setbacks requirements for the sales office.

For further information, please contact David Malkin of the Planning and Growth Management Department at 580-2424 extension 27790.
DETAILS OF RECOMMENDED ZONING Document 3

R2-X zone– Residential Type 2 Zones (Temporary)

USES PERMITTED

Maximum number of dwelling units: 5

These uses and the corresponding zoning provisions are permitted for a maximum period of three (3) years.

ZONE PROVISIONS:

Yard, Front:

i. Building, main and accessory structure (minimum setback from street line) 3.0m

ii. Attached garage, private (minimum setback from street line) 3.75m

iii. Where access to a lot is provided by a street with sidewalks provided under the requirements of the plan of subdivision or building permit, the yard, front shall be measured from the garage, private to the nearest edge of the sidewalk, for a minimum setback of 6m from the sidewalk.

Yard, exterior side: (minimum setback from lot line, side) 2.5m

(i) lateral separation distances between dwellings, single detached buildings, buildings and structures: minimum 1.8m

Lot coverage: (maximum) 687.5m²

The measurement of lot coverage shall include any enclosed projections supported by full basement foundations. A temporary sales office will not be included in the calculation of lot coverage.

Provisions for a sales office related to surrounding residential development:

i. Yard, front (building, main minimum setback from street line) 3.0m

ii. Yard, front (accessory structures minimum setback from street line) 3.0m

iii. Yard, rear (minimum setback from rear street line) 31.0m

iv. Yard, exterior side (minimum setback from street line) 2.5m

ENCROACHMENTS IN MINIMUM YARDS

An encroachment is defined as being an extension into a required minimum setback of a yard as measured from the building or structure’s foundation wall. An encroachment is measured in the horizontal plane.

Structure	Yards in which projection is permitted	Maximum projection permitted into minimum yard
Open, roofed porches and entrance features not exceeding one storey in height	Front and Exterior Side Only	2.25m, with 0.6m minimum required setback from the nearest property line.
Sills, belt course, cornices, eaves, gutters, or pilasters	All	0.6m, with 0.3m minimum required setback from the nearest property line or 0.9 minimum required setback from the nearest dwelling, whichever is greater.
Chimneys	All	1m, with 0.3m minimum required setback from the nearest property line or 0.9 minimum required setback from the nearest dwelling, whichever is greater.
Window bays	Front, Rear, and Exterior Side Only	1m
Balconies on single detached, semi-detached, and duplex dwellings	Front and Rear Only	2.25m
Underground Structure	All	0.3m minimum required setback from the nearest property line, or 0.9m from the nearest dwelling

SPECIAL RESIDENTIAL PARKING REQUIRMENTS