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7. ZONING - PART OF 2240 TRIM ROAD AND PART OF 2200 TRIM ROAD ZONAGE - PARTIE DU 2240, CHEMIN TRIM ET PARTIE DU
2200, CHEMIN TRIM |
Committee recommendation
That Council approve an amendment to the former City of Cumberland Zoning By-law to
change the zoning of Part of 2240 Trim Road and Part of 2200 Trim Road from D-R
Development Residential to R1H-(XX) Residential Singles Wide Lots, R3D-(XX)
Residential Row Dwellings Exception, R4B-(XX) Residential Mixed Multiples
Exception, R5A-(XX) Residential -Apartments - Low Density Exception, R1F-X6 -
Residential - Singles - Small Lots - Exception Six and R2D-X4 - Residential -
Singles and Semis - Small Lots - Exception Four as shown in Document 2 and as
detailed in Document 3.
Recommandation du Comité
Que le Conseil approuve la modification au Règlement de zonage de l’ancienne Ville d’Ottawa de manière à faire passer la désignation d’une partie du 2240, chemin Trim, et d’une partie du 2200, chemin Trim, de D-R (zone d’habitations résidentielles) à R1H-(XX) (zone d’habitations unifamiliales sur de grandes parcelles), à R3D-(XX) (zone d’habitations résidentielles en rangée, assortie d’une exception), à R4B-(XX) (zone résidentielles mixte avec habitations multiples assortie d’une exception), à R5A-(XX) (zone d’immeubles à appartements à faible densité assortie d’une exception), à R1F-X6 (zone d’habitations unifamiliales sur des petites parcelles, assortie de l’exception six) et à R2D-X4 (zone d’habitations unifamiliales et jumelées sur de petites parcelles assortie de l’exception quatre), comme l’indique le document no 2 et le précise le document no 3.
Documentation
1. A/Deputy City Manager's report
(Planning and Growth Management) dated
12 October 2006 (ACS2006-PGM-APR-0222).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
12 October 2006 / le 12 octobre 2006
Submitted by/Soumis par : John L. Moser, Acting Deputy City Manager/
Directeur municipal adjoint par intérim,
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, 28310 Karen.Currie@ottawa.ca
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SUBJECT: |
ZONING - Part of 2240 Trim Road and
part of 2200 trim road (FILE NO. D02-02-06-0093 ) |
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OBJET : |
ZONAGE - partie du 2240, chemin trim et
partie du 2200, chemin trim |
REPORT
RECOMMENDATION
That the Planning and Environment Committee
recommend Council approve an amendment to the former
City of Cumberland Zoning By-law to change the zoning of Part of 2240 Trim Road
and Part of 2200 Trim Road from D-R Development Residential to R1H-(XX)
Residential Singles Wide Lots, R3D-(XX) Residential Row Dwellings Exception,
R4B-(XX) Residential Mixed Multiples Exception, R5A-(XX) Residential
-Apartments - Low Density Exception, R1F-X6 - Residential - Singles - Small
Lots - Exception Six and R2D-X4 - Residential - Singles and Semis - Small Lots
- Exception Four as shown in Document 2 and as detailed in Document 3.
RECOMMANDATION DU
RAPPORT
Que le Comité de l'urbanisme et de
l'environnement recommande au Conseil d’approuver la modification au Règlement
de zonage de l’ancienne Ville d’Ottawa de manière à faire passer la désignation
d’une partie du 2240, chemin Trim, et d’une partie du 2200, chemin Trim, de D-R
(zone d’habitations résidentielles) à R1H-(XX) (zone d’habitations
unifamiliales sur de grandes parcelles), à R3D-(XX) (zone d’habitations
résidentielles en rangée, assortie d’une exception), à R4B-(XX) (zone
résidentielles mixte avec habitations multiples assortie d’une exception), à
R5A-(XX) (zone d’immeubles à appartements à faible densité assortie d’une
exception), à R1F-X6 (zone d’habitations unifamiliales sur des petites
parcelles, assortie de l’exception six) et à R2D-X4 (zone d’habitations
unifamiliales et jumelées sur de petites parcelles assortie de l’exception
quatre), comme l’indique le document no 2 et le précise le document
no 3.
BACKGROUND
The subject property is approximately 10
hectares in size and is located north of the Blackburn Hamlet Bypass Extension
between Provence Avenue (future) and Trim Road to the east and is known as part
of 2240 Trim Road and part of 2200 Trim Road.
The lands form part of a draft approved plan of
subdivision which is subject to a revision at this time. The entire subdivision is divided in two
parcels by Provence Avenue. It is bordered on the western limit by Portobello
Boulevard, on the northwest by an existing residential area and a school, on
the north by a proposed park, school and residential development, and on the
south by vacant lands and the Blackburn Bypass Extension. The Zoning By-law
amendment applies to the east half of the subdivision only and access to the
site will be via Trim Road. The
amendment dealing with the west half of the subdivision will be forwarded to
Planning and Environment Committee at a later date.
Purpose of Zoning By-law Amendment
The purpose of this Zoning By-law amendment is to
permit the construction of single detached dwellings, street row dwellings,
townhomes on a private street and apartments.
The subject lands are currently zoned D-R
(Development - Residential) which represents the former City of Cumberland's
approval in principle of future residential development of the lands.
DISCUSSION
City Council Approved Official Plan
The City Council Approved 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.
Details of Proposed Zoning and
Discussion
Reduction in Parking
Standards
The applicant has requested changes to the
general provisions such as a reduction in the number of parking spaces required
from two to one space per unit, a reduction in the number of visitors parking
spaces in the apartment zone to 0.2 spaces per unit and a reduction in the
length of a parking space from 5.75 metres to 5.2 metres which will apply to
most zones in this amendment.
The reduction in the number of parking spaces
and in the size of each parking space is in keeping with the Draft Consolidated
Zoning By-law and is reflective of the proximity of the rapid transit corridor
to this subdivision. For the
apartments, the reduction in parking also reflects the fact that one parking
space per unit will be provided underground in an indoor parking garage,
therefore the visitors spaces will be provided at grade at a rate of 0.2 spaces
per unit. The length of each parking
space is being reduced to recognize the reduction in yard setbacks and the size
of some garages.
Elimination of Sight
Triangles
The applicant also requested that sight
triangles not be required provided there is no obstruction to the vision of
motor vehicle operators higher than 0.75 metres above grade.
City standards require that sight triangles in
the developing areas be at least the size of the required external side yard
setback. In the case of the R1H-(XX)
zone, the R3D-(XX) zone and the R4B-(XX) zone the required sight triangle would
be 3.0 metres. In the case of the
R5A-(XX) zone the sight triangle would be equal to the required external side
yard setback of 4.5 metres. Reducing
these triangles to zero is not acceptable as it will cause traffic safety
concerns on local streets and at major intersections.
Increase in projections
A request was also made to increase the
permitted projection for a porch or verandah to 2.0 metres into a required front
yard or external side yard for the new R3D-(XX) zone.
The design of the homes being proposed is such
that the porches will be 2.0 metres in width rather than the standard 1.5
metres. This request is being
translated into a street setback requirement based on the Right of Way Cross
Section review by staff. The distance
to the street lot line for projections such as a porch that is erected on
sonotubes or some other self-supporting mechanism, verandah, eaves, belt
courses, cornices and sills may be 1.5 metres provided there is a right of way
width of 18 metres or more. For a right
of way width between 14 metres and 18 metres, the distance to the street lot
line for projections will be 3.0 metres.
Residential Zone – Single
Detached Dwellings
The applicant has requested that an RIH
exception zone be used to allow a reduction for a front yard setback to 3.0
metres, for a rear yard setback to 6.0 metres, an increase in lot coverage to
60% and an 11 metre building height.
Since this development is in an area of marine
sensitive clay soils and given the Council approved policies requiring that
tree planting in these soils be setback from main buildings by 7.5 metres with
a 2.5 metres offset from the curb, staff does not support this reduction and recommends
that the front yard setback requirement be increased to 5.5 metres to the main
building. This distance, in addition to
the width of the standard right of way in this area would permit tree planting
in accordance with the "Trees and Foundations Strategy in Areas of Marine
Sensitive Marine Clay in the City of Ottawa" report endorsed by Planning
and Environment Committee in September, 2005.
Residential Zone – Row
Dwellings on a public street
The applicant has also requested that an R3D
Exception zone be used which would incorporate the existing R3D-X8 provisions
with modifications to the building height, rear yard setback and permitted
projections. The increase in building
height and rear yard setback are consistent with other R3D zones and the projections
are reflecting the increase in the width of the porches in the builders design.
Residential – Row
Dwellings on a Private Street
An R4B Exception zone would be used to allow
the development of row dwellings on a private street. The exception would permit a change in the external and rear yard
setbacks, lot coverage, density, number of parking spaces for visitors' and
permitted projections. It will permit the front yard setback to be reduced to
3.0 metres in the case where it functions as an external side yard and is
adjacent to the side flank of the main building. It would add a requirement
identifying that the minimum distance a building can be from the edge of a
private street would be 5.5. metres. It
would also add a provision which allows the row dwellings to be divided or
severed into separate legally conveyable parts even though they are on a
private street.
The amendment to setbacks, coverage, density
and parking are a reflection of the configuration of the site, how the building
siting will be done given its form and of the right of way widths being used in
the subdivision.
Residential – Apartments
Low Density
An R5A Exception zone would be used to allow
the development of apartments on a private street. The exception would permit a reduction in the front yard setback
to 5.5. metres, an increase in lot coverage to 45%, an increase in the maximum
density to 150 units per hectare as well as a reduction of the required parking
to 1 space per unit. The visitors'
parking would be reduced to 0.2 spaces per dwelling unit for apartment
dwellings in this zone which will make the total parking requirement in this
zone 1.2 spaces per unit. Special
provisions will also be added to increase the projection of a balcony from 1.5
metres to 2.0 metres into a required front, side, external side or rear
yard. "Balcony" will be
redefined for this exception zone in order to reflect this change.
The modifications to the zone provisions are
necessary to introduce higher density development and the reduction in parking
is reflective of the proximity of the rapid transit corridor to this
subdivision. These are consistent with
the Official Plan policies which encourage a mix of housing types and
densities, affordable housing and intensification near transit. The proposed design of the condo apartments
being introduced includes wider balconies which require an increase in
projections.
The block identified for apartments will be dual
zoned R5A-(XX) / R4B-(XX) to allow for the development of row dwellings on a
private street if the market does not lend itself to the apartment condominium
product.
Lands on Adjacent lands to
the North
This Zoning By-law amendment also encompasses
lands which are located within the adjacent subdivision to the north as part of
a land exchange between owners. The
R1F-X6 and R2D-X4 zone will be used to match up with previously zoned parcels
known municipally as part of 2200 Trim Road.
Two parcels from the property to the north (2200 Trim Road) will be
consolidated with the rest of the applicant’s lands to be zoned R1H-(XX).
Conclusion
Staff recommends approval of the Zoning By-law
amendments detailed in Documents 2 and 3.
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. A public information session was held in the community to discuss the
associated subdivision. Residents in the
community expressed great concerns over portions of this development to the
west. The community did not have
concerns with the eastern portion of the project, for which this amendment is
proposed. Document 4 provides more
details.
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 Zoning
Map
Document 3 Details
of Recommended zoning
Document 4 Consultation
Details
DISPOSITION
Corporate Services Department, City Clerk’s
Branch, Secretariat Services to notify the owner, 1470424 Ontario Inc. (c/o Cardel Homes), 3368 Carling
Avenue, Ottawa, ON K2H 5A8, applicant, Debbie Belfie, D.G Belfie Planning and Development
Consulting Ltd., 21 Pinecone Terrace, Stittsville, ON K2S 1E1, Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5, 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
LOCATION MAP DOCUMENT
1
ZONING MAP DOCUMENT
2
DETAILS OF RECOMMENDED ZONING DOCUMENT
3
1. The subject lands are to be rezoned as
follows:
Area A on Document 1 from D-R to R1H-Exception
Area B on Document 1 from D-R to R3D-Exception
Area C on Document 1 from D-R to R4B-Exception
Area D on Document 1 from D-R to R5A-Exception/R4B-Exception
Area E on Document 1 from D-R to R1F-X6
Area F on Document 1 from D-R to R2D-X4
2. The
lands zoned R1H-(XX) are subject to the following provisions:
a)
Zone
Requirements
minimum side yard 0.6 metres,
where a lot has 2 interior side yards they must total a minimum of 1.8 metres
minimum front yard:
main building 5.5
m
minimum rear yard 6.0 m
maximum lot coverage 60%
maximum building height 11.0 m
minimum required parking 1 space per unit
Despite anything to the contrary in By-law No. 1-84, each parking space
shall have a minimum width of 2.60 metres and a minimum length of 5.2 metres.
Despite anything to the contrary in By-law No. 1-84, the setbacks to
sight/daylight triangles will be 3.0 metres.
3. The
lands zoned R3D-(XX) are subject to the following provisions:
a) Zone requirements:
minimum lot area 165 m²
minimum lot frontage 5.0 m
minimum front yard 6.0 m
minimum side yard 1.5 m
minimum external side yard 3.0 m
minimum rear yard
abutting
an arterial road 9.0 m
all
other rear yards 7.5 m
maximum lot coverage 60%
maximum building height 11.0 m
minimum required parking 1 space per unit
Despite anything to the contrary in By-law No. 1-84, each parking space
shall have a minimum width of 2.60 metres and a minimum length of 5.2 metres.
Despite anything to the contrary in By-law No. 1-84, the setbacks to
sight/daylight triangles will be 3.0 metres.
Despite anything to the contrary in By-law No.
1-84, the distance to the street lot line for projections such as a porch that
is erected on sonotubes or some other self-supporting mechanism, verandah,
eaves, belt courses, cornices and sills may be 1.5 metres provided there is a
right of way width of 18.0 metres or more.
For a right of way width of 14.0 metres or more and less than 18.0
metres, the distance to the street lot line for projections will be 3.0
metres.
4. The lands zoned R4B-(XX) are subject to
the following provisions:
a)
Zone
requirements:
minimum distance a building
can be located from the edge
of a private street 5.5
m
minimum front yard 3.0
m
minimum side yard 6.0
m
minimum external side yard 3.0
m
minimum rear yard 6.0
m
minimum density 30
units per hectare
minimum required parking 1 space per unit
Despite anything to the contrary in By-law No. 1-84, each parking space
shall have a minimum width of 2.60 metres and a minimum length of 5.2 metres.
Despite anything to the contrary in By-law No. 1-84, the setbacks to
sight/daylight triangles will be 3.0 metres.
The dwelling units and the land in a row dwelling development on a
private road may be divided or severed into separate, legally conveyable parts
without each part meeting all of the requirements of this by-law as long as the
overall development complies with the requirements of By-law 1-84.
5.
The
lands zoned R5A-(XX) are subject to the following provisions:
a)
Zone
requirements
Minimum front yard
Main Building 5.5 m
Maximum lot coverage 45%
Maximum density 150
units per hectare
minimum required parking 1 space per unit
Despite anything to the contrary in By-law 1-84, the visitors’ parking
required for apartment dwellings will be 0.2 spaces per dwelling unit making
the total parking requirement 1.2 spaces per unit.
Despite anything to the contrary in By-law 1-84, each parking space
shall have a minimum width of 2.60 metres and a minimum length of 5.2 metres.
Despite anything to the contrary in By-law 1-84, the setbacks to
sight/daylight triangles will be 4.5 metres.
Despite anything to the contrary in By-law 1-84, a balcony can project
2.0 metres into any required front, side, external side or rear yard.
Despite Section 3 “Definitions”, Balcony will be defined as follows:
Means a platform located adjacent to a door, projecting from the wall of
a building not more than 2.0 metres, cantilevered or supported by columns or
brackets which have been designed and intended for use as an outdoor living
area but which does not provide access to the ground or a stair.
CONSULTATION DETAILS DOCUMENT
4
NOTIFICATION AND CONSULTATION PROCESS
Notification and public consultation
was undertaken in accordance with the Public Notification and Public
Consultation Policy approved by City Council for Zoning By-law amendments. One public meeting was also held in the community.
PUBLIC COMMENTS
As part of
the subdivision public information session, the area residents noted their
objections to the increase in residential density and the enlargement of the
commercial block on the west half of the subdivision between Portobello
Boulevard and the future extension of Provence Avenue. They mostly expressed concerns of increased
traffic volumes, however, they did not have any concerns or objections with the
Zoning By-law amendment being proposed for the east portion of the subdivision
between Provence Avenue and Trim Road.
COUNCILLOR'S
COMMENTS
Councillor
Jellett, who was present at the public meeting, agreed to allow the Zoning
By-law amendment to go forward for the east half only. The Revisions to the Draft Plan of
Subdivision which have been submitted to the City for review will be approved
shortly incorporating changes to the east half of the subdivision only as
well. The revisions to the west half of
the plan of subdivision will be amended over the winter months in consultation
with the Ward Councillor and local residents and brought forward with the
Zoning By-law amendment at a future date in the new year.