Report
to/Rapport au:
Planning
and Development Committee/
Comité de l’urbanisme et de l’aménagement
and Council/et au Conseil
2
June 2002 / le 2 juin 2002
Submitted
by/Soumis par: Ned Lathrop, General Manager/Directeur général
Development Services Department / Services d’aménagement
Contact/Personne-ressource: Karen Currie, Manager, Development
Approvals/
Gestionnaire,
Approbation des demandes d’aménagement
580-2424 ext. 28310,
karen.currie@ottawa.ca
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Ref N°:
ACS2002-DEV-APR-0126 |
SUBJECT: ZONING - 1000 VISTA BARRETT
PRIVATE
OBJET: ZONAGE – 1000, RUE PRIVÉE VISTA BARRETT
REPORT RECOMMENDATION
That the Planning and Development Committee recommend that Council approve an amendment to Zoning By-law 16-1971 of the former Township of Osgoode to amend the definition of Mobile Home to permit modular homes to be installed with alternative provisions only for property located at 1000 Vista Barrett Private.
RECOMMANDATION DU RAPPORT
Que le
Comité de l’urbanisme et de l’aménagement recommande au Conseil d’approuver une
modification au règlement municipal de zonage 16-1971 de l’ancien canton
d’Osgoode, afin de changer la définition de « maison mobile » pour
permettre l’installation de maisons modulaires, avec dispositions subsidiaires,
seulement sur le terrain du 1000, rue privée Vista Barrett.
BACKGROUND
The purpose of the proposed zoning by-law amendment is to legally recognize certain dwelling unit types in an existing mobile home park located in the former Township of Osgoode and more commonly referred to as the Albion Sun Vista Lifestyle Community. The subject property is located at the southeast corner of Mitch Owens and Stagecoach Roads.
Development of the mobile home park is proceeding in three (3) phases. This application is a text only amendment. It amends the definition of mobile home to include certain pre-fabricated or modular homes such as the existing non-conforming dwellings on site – many of them occupied. This application further seeks to recognize existing shortcomings of the development with regards to zoning compliance and bring it into compliance with the existing policy framework and facilitate the continued development of such units in Phase 1(totaling 136 units) and Phase 2. Approval was granted through a zoning amendment in May 2000 to increase the number of units from 110 mobile homes to 136 for Phase 1 only.
Development in Phase 2, which requires the lifting of a “holding zone”, and Phase 3, will require further amendments, however, these not being considered at this time. It is expected that the development will proceed in Phases 2 and 3 in compliance with the new definition of Mobile Home contained in this amendment. The applicant has applied for site plan approval on Phase 2, but the application has yet to be deemed complete pending numerous serviceability and technical studies.
DISCUSSION
The subject property is designated “General Rural Area” in the former Regional Official Plan and “Mobile Home Park” as per the former Township of Osgoode Official Plan Amendment 11. The Phase 1 lands are currently zoned “MHP – Mobile Home Park” in the Township Zoning By-law No. 16-1971, as amended.
The proposed rezoning is a text only amendment that will address the status of the existing mobile homes that have been placed in this park only, some of which have been installed without benefit of a building permit. The amendment in effect recognizes that a significant number of the existing mobile homes do not meet the requirements of the Osgoode Zoning By-law. However, support for this zoning amendment is also an attempt by the city at offering some degree of comfort to those mobile homeowners who purchased homes without full realization of the magnitude of non-compliance with the relevant by-laws and building codes of their units.
More specifically, the amendment, which applies at this time to Phases 1 and 2 only of the Albion Sun Vista Mobile Home Park, results in the following:
·
establishes a maximum site coverage of
35% for each unit, based on the lot area that each unit occupies within the
park
·
establishes a maximum building height
of 1 storey for each unit;
·
notwithstanding the definition of a
Mobile Home elsewhere in the Zoning By-law, specifically as it applies to this
development, Mobile Home will include all pre-manufactured housing which meets
the Z240 and/or A277 Series of Standards and which are transported to the site
in one or more units. Such dwellings may be installed on foundations which
result in the creation of crawl spaces used solely for the on-site installation
and maintenance of essential services for the unit, which may include HVAC, and
electrical and/or other mechanical systems and is only accessible from the unit
itself via a trap door for the purposes of servicing the underside of the unit.
This crawl space shall not in any shape or form be designed so that it could be
capable of being occupied or rendered habitable. No full basements, as defined
by the Ontario Building Code, will be permitted.
Given the circumstances, which by and large are the results of the applicant undertaking significant amounts of work within the development without proper municipal approvals, staff believes this amendment goes a long way towards offering a compromise for a very difficult situation and enables the compliance in part with policies of Official Plan Amendment 11 of the former Township of Osgoode.
CONSULTATION
Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy. Information signs were also posted on-site indicating the nature of the application.
The Ward Councillor is aware of the application.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
The application was processed within the timeframe established for the processing of Zoning Amendment applications.
ATTACHMENTS
Document 1 – Location Plan
DISPOSITION
Development Services Department to forward the implementing by-law to City Council and undertake required Planning Act notifications.
Location Plan Document 1
