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3.
ZONING – PART OF 6350 FERNBANK ROAD
ZONAGE - PARTIE DU 6350, CHEMIN FERNBANK |
Committee recommendation
That Council approve an amendment to the former Goulbourn Zoning By-law to
change the zoning of part of 6350 Fernbank Road from R4-13 to R1-16 and from
R1-16 to R4-13 as shown in Document 1 and detailed in Document 2.
Recommandation du Comité
Que le Conseil approuve une modification au Règlement de zonage de
l’ancien Canton de Goulbourn afin de changer la désignation de zonage d’une
partie du 6350, chemin Fernbank de R4-13 à R1-16 et de R1-16 à R4-13, tel qu’il
est indiqué dans le document 1 et expliqué en détail dans le document 2.
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
24 January 2007 (ACS2007-PTE-APR-0070).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
24 January 2007/24 janvier 2007
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/
Directrice municipale adjointe
Planning, Transit and the Environment/ Urbanisme,
Transport en commun et Environnement
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
ZONING – Part of 6350 fernbank
road |
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OBJET : |
REPORT RECOMMENDATION
That the Planning and
Environment Committee recommend Council approve an amendment to the former
Goulbourn Zoning By-law to change the zoning of part of 6350 Fernbank Road
from R4-13 to R1-16 and from R1-16 to R4-13 as shown in Document 1 and
detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de
zonage de l’ancien Canton de Goulbourn afin de changer la désignation de zonage
d’une partie du 6350, chemin Fernbank de R4-13 à R1-16 et de R1-16 à R4-13, tel
qu’il est indiqué dans le document 1 et expliqué en détail dans le
document 2.
BACKGROUND
The lands that are the subject of the Zoning By-law amendment are part of a draft approved subdivision known as 6350 Fernbank Road as shown in Document 1.
The subdivision is located with frontage on the south side of Fernbank Road and the west side of Stittsville Main Street. Lands to the northeast of the subdivision contain single detached residential homes fronting on Etta Street, Stittsville Main Street and Fernbank Road. Lands to the north, on the north side of Fernbank Road are part of the Westwood Subdivision comprised of single detached lots. Lands to the east, on the east side of Stittsville Main Street contain estate lots, as well as, townhouses and single detached units. The Fernbank Wetland is located to the south and west. The portion of the Fernbank Wetland that is on the subdivision lands has been incorporated into the subdivision and will remain as conservation lands.
The two parcels of land to be rezoned are located along the easterly edge of the property near Stittsville Main Street. In support of this application the applicant has submitted a concept plan for the townhouse block.
Purpose of Zoning By-law Amendment
The application proposes to rezone the northerly parcel from R1-16 (Residential Type One, Special Exception 16 zone) to R4-13 (Residential Type 4, Special Exception 13 zone). The current R1-16 zoning permits the creation of single detached lots. The proposed R4-13 zoning would permit townhouses. A proposed revision to the subdivision plan to reconfigure the residential block intended for townhouse development has resulted in the need for this zoning change. The applicant contends that the new block configuration is better suited for townhome development.
The application also proposed to rezone the southerly parcel from R4-13 to R1-6. As noted above, the current R4-13 zoning permits the development of townhouses. The proposed R1-16 zoning would permit the creation of single detached lots. A proposed revision to the subdivision to delete the southerly townhouse block and create single detached lots in its place has resulted in the need for this zoning change. The applicant contends that the southerly townhouse block on the current plan does not have sufficient depth to efficiently develop a townhouse project.
DISCUSSION
The portion of the subdivision that has been
draft approved for development is designated General Urban Area. The portion of
the subdivision which is comprised of the Fernbank Wetland and adjacent
forested area is designated Urban Natural Feature. Both parcels of land which
are being proposed for rezoning are designated General Urban Area. The
southerly parcel has frontage on Stittsville Main Street and the area within
the subdivision to the north and west is similarly designated General Urban
Area. The land to the south is also part of the subdivision and is draft
approved as a park. The lands to the south, east and west of the northerly
parcel are similarly in a General Urban Area designation, lands to the north
are designated Urban Natural Features.
The General Urban Area designation permits the
development of a full range and choice of housing types to meet the needs of
all ages, incomes and life circumstances. In conformity with these policies,
the subdivision was draft approved with a mixture of single detached lots and
townhouse development.
The proposed change to the subdivision plan and
the subject Zoning By-law amendment will result in the elimination of the
townhouse block in the south part of the subdivision and the expansion of the
townhouse block in the north.
This change to the subdivision layout and
applicable Zoning By-law will retain a mix of single detached units and
townhouse units in conformity with the policies of the General Urban Area.
The new concept plan submitted in support of
this application illustrates an efficient layout of the townhomes fronting on a
private street. The companion application to revise the draft plan of
subdivision is on circulation and no negative comments have been received.
Staff are recommending approval of this application
to amend the Zoning By-law as it is in conformity with the policies of the
General Urban Area and the Urban Natural Features designations. The change is
minor and will result in a better layout for the town home development.
ENVIRONMENTAL IMPLICATIONS
The proposed change in land use from single
detached homes to townhomes is not expected to result in additional or
different impacts on the adjacent Urban Natural Feature. The conclusions and
recommendations of the original Environmental Impact Statement remain
applicable and have been incorporated into the conditions of draft plan
approval for the subdivision.
The northerly parcel is adjacent to a natural
area with an Urban Natural Feature designation. This area is comprised of the
Fernbank Wetland and adjacent forested area. An Environmental Impact Statement
(EIS) is required for any development proposed within 30 metres of a boundary
of an Urban Natural Feature. An EIS was done in support of the original Zoning
By-law amendment and draft plan of subdivision applications. This EIS was
accepted and the subdivision received draft approval. The implementing Zoning By-law is in full force and effect. The
proposed change in land use from single detached homes to townhomes is not
expected to result in additional or different impacts on the Urban Natural
Feature and the conclusions and recommendations of the original EIS remain
applicable. The recommendations of the EIS have been incorporated into the
conditions of draft plan approval for the subdivision.
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, Secretariat Services to notify the owner, 1384341 Ontario Ltd, RR #2
Ashton, ON K0A 1BO, applicant, Rob Pierce Monarch Homes, 3584
Jockvale Road, Nepean ON K2C 3H2, OttawaScene.com,
174 Colonnade Road, Unit #33, Ottawa, ON
K2E 7J5,
Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail
Code: 26-76) of City Council’s
decision.
Planning, Transit and the Environment
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
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
That the Zoning Schedule of Zoning By-law 40-99
of the former Township of Goulbourn as amended, be further amended such that:
1.
part
of the lands at 6350 Fernbank Road, identified as Area A on location map in
Document 1, zoned R4-13 (Residential Type 4, Special Exception 13) be changed
to R1‑16 (Residential Type One, Special Exception 16); and
2.
part
of the lands at 6350 Fernbank Road, identified as Area B on location map in
Document 1, zoned R1-16 (Residential Type One, Special Exception 16) be changed
to R4-13 (Residential Type 4, Special Exception 13).