Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
13 March 2006 / le 13 mars 2006
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
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SUBJECT: |
ZONING - 2299 and 2413 Tenth Line road
(FILE
NO. D02-02-06-0009) |
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OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment
Committee recommend Council approve an amendment to the former City of
Cumberland Urban Zoning By-Law to change the zoning of 2299 and 2413 Tenth Line
Road from D-R to R1H-X3 Residential Singles Wide Lots - Exception Three,
R3D-X11 - Residential Row Dwellings -
Exception Eleven, R5A-(XX) - Residential Apartments Low Density - Exception and
OS - Open Space as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement
recommande au Conseil d’approuver une modification au Règlement de zonage
urbain de l’ancienne Ville de Cumberland en vue de changer le zonage du 2299 et
du 2413, chemin Tenth Line de D-R à R1H-X3, zone de lots larges à habitations
unifamiliales – exception trois, R3D-X11, zone de maisons résidentielles en
rangée – exception 11, R5A – (XX), zone d’immeubles d’habitation à faible
densité – exception et OS, zone d’espaces libres, tel qu’il est indiqué dans le
document 1 et expliqué en détail dans le document 2.
BACKGROUND
The
subject property, 2299 and 2413 Tenth Line Road, is identified as Stage 10A in
the Avalon South Community.
The subject property is part of an old vacant farm field. The subdivision in its entirety is bounded to the north by the future Blackburn Bypass, to the west by Tenth Line Road, to the east by a future urban development area and to the south by rural land.
The subject application applies to a section of this new community named "Avalon South" identified as Stages 10A and 10B. This report will only address the Zoning By-law amendment for Stage 10A. A report will be presented to Planning and Environment Committee at a later date once issues regarding the proposed housing mix in Stage 10B have been resolved.
The purpose of this application for Stage 10A is to permit low, medium and high density residential development and a public open space within this neighbourhood. A design plan for the Avalon South Community was approved by the City with Development Guidelines pertaining to residential housing mix, population, distribution of housing types, building form, parkland, public squares, street pattern, street landscaping and stormwater management pond. This application has had regard to the Development Guidelines approved by the City.
DISCUSSION
City Council Approved Official Plan
and Regional Official Plan
The City Council Approved Official Plan as well
as the Regional Official Plan designate the subject property as "General
Urban Area" which permits a full range of types and densities of housing
to meet the needs of all ages, incomes and life circumstances, including low,
medium and high density housing and seniors' apartments, in combination with
well located employment, shopping, service, cultural, leisure, park, natural
areas and institutional uses to facilitate the development of complete and
sustainable communities.
Former Cumberland Official Plan
The Urban Official Plan of the former City of
Cumberland designates this part of the Neighbourhood Residential - Low/Medium
Density and Residential - High Density.
The proposed singles, row dwellings, stacked townhomes and public square
are uses permitted within these designations.
Details of Proposed Zoning
The proposed Zoning By-law amendment would
permit the development of singles, row dwellings, stacked townhomes and a
public square in Phase 10A of the development in Avalon South.
The applicant is seeking to use the existing
R1H-X3 and R3D-X11 zones because they promote a mix of ground-oriented units
with a unique unit design that reduces the dominance of garages from the street
perspective and encourages varied setbacks and front porches.
The stacked townhomes fronting onto the first
public square in the development will be zoned R5A-(XX). This exception zone will allow a density of
60 units per hectare instead of 65 units per hectare, which is normally
associated with the R5A zone. This
variation is required because of the configuration of the blocks surrounding
the square. The exception will also state that no driveways are permitted in
the front yard of these stacked townhomes. The remaining provisions of the
R5A-X1 zone will apply. The proximity
of these units to the right of way with no driveways will have the effect of
creating a strong street presence and encouraging a well-designed streetscape
around the public square. Separate
entrances located outside of the square are intended to give access to a rear
yard parking area.
The public square will be zoned OS - Open
Space. It will be designed as a
publicly accessible passive green amenity space with park benches, garbage
receptacles, low maintenance trees and shrub plantings, pathway lights and
decorative fencing. Pedestrian accesses
will be provided at openings at the north and south ends of the square.
Servicing Issues
The ultimate Stormwater Management
Pond and proposed deepening of McKinnon's Creek must be completed prior to the
issuance of a commence work notification or issuance of Building Permits.
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
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
Document 1 Location Map
Document 2 Details
of Recommended Zoning
DISPOSITION
Corporate Services Department, City
Clerk's Branch to notify the owner (Minto Developments Inc., 300-427 Laurier
Avenue West, Ottawa, ON K1R 7Y2),
applicant (Jennifer Murray, Minto Developments Inc., 300-427 Laurier Avenue
West, Ottawa, ON K1R 7Y2),
Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5 and Ghislain
Lamarche, Program Manager, Assessment, Financial Services Branch (Mail
Code: 26-76) 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.
Document 1
LOCATION MAP
Document 2
DETAILS OF RECOMMENDED ZONING
Schedule O of Cumberland By-law 1-84 is amended by changing the zoning for parts of 2299 and 2413 Tenth Line Road from D-R – Development Residential to R1H-X3 – Residential Singles Wide Lots – Exception Three, R3D-X11 – Residential Row Dwellings – Exception Eleven, R5A-(XX) – Residential Apartments Low Density - Exception and OS – Open Space as shown on Schedule A to the by-law.
An R5A – Exception Zone will be created which will allow the development of stacked townhomes fronting onto the proposed village square with a reduced minimum density of 60 units per hectare instead of the current requirement of 65 units per hectare. The exception will also state that no driveways are permitted in the front yard of these stacked townhomes. The remaining provisions of the R5A-X1 zone will apply to this new zone.