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10. ZONING - 260 TOMPKINS AVENUE ZONAGE - 260, AVENUE TOMPKINS |
Committee recommendation as
amended
That Council approve an
amendment to the former City of Cumberland Zoning By-law to change the zoning
of 260 Tompkins Avenue from Institutional School (IS) to Residential – Row
Dwellings Exception (R3D – X) as shown in Document 1 and as detailed in
Document 2, with a density of no more than 26 units per hectare which would
enable 16 units on this property.
Recommandation modifiÉe du Comité
Que le Conseil approuve une
modification au Règlement de zonage de l’ancienne Ville de Cumberland afin de
changer la désignation de zonage du 260, avenue Tompkins de zone d’école
institutionnelle (IS) à zone résidentielle – maisons en rangée, assortie d’une
exception (R3D - X), tel qu’il est indiqué dans le document 1 et expliqué en
détail dans le document 2, sous réserve d’une densité d’au plus 26 unités
par hectare, ce qui permettrait d’aménager 16 unités d’habitation sur ce
terrain.
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
12 March 2007 (ACS2007-PTE-APR-0083).
2. Extract of Draft Minutes, 27
March 2007.
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
12 March 2007 / le 12 mars 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 : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
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SUBJECT: |
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OBJET : |
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 260 Tompkins Avenue from Institutional
School (IS) to Residential – Row Dwellings Exception (R3D – X) 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 de l’ancienne Ville de Cumberland afin de
changer la désignation de zonage du 260, avenue Tompkins de zone d’école
institutionnelle (IS) à zone résidentielle – maisons en rangée, assortie d’une
exception (R3D - X), tel qu’il est indiqué dans le document 1 et expliqué en
détail dans le document 2.
BACKGROUND
The subject property, 260 Tompkins Avenue, is a 0.6-hectare City-owned parcel
of land, which contains a decommissioned fire hall. It is located on the south side of Tompkins Avenue, east of
Bourcier Drive. Apart from the Hub Day
Care located across the street, the surrounding uses are mostly single-family
homes.
In December 2002, the City’s Real Estate division circulated a
proposal to dispose of the subject property.
At that time, the Housing Branch expressed interest in the property.
In May of 2003, with the adoption of the new City of Ottawa
Official Plan, Council adopted a property disposal policy, which required that
all land that is surplus to the City’s needs and suitable for residential
development be given priority for sale or lease for the development of
affordable housing.
As a result of a June 2006 report, Council directed that the
subject property, along with other City-owned properties, be included in the
upcoming Action Ottawa call for proposals.
In preparation for a call for proposals, the Housing Branch has filed an
application for rezoning based on the advice of a consultant report and
feedback from the Planning, Transit and the Environment Department.
The subject property is zoned Institutional School IS, which allows for uses such as Community Centre, Day Nursery, School, Park and Place of Worship or Place of Assembly provided such uses are incidental to a School.
The City’s Housing Branch wishes to rezone the
subject property from Institutional School (IS) to Residential – Row Dwellings
Exception (R3D-X), which would allow for a density of 36 units per hectare.[U1]
DISCUSSION
The subject property is designated General Urban
Area. This designation permits the
development of a full range and choice of housing types to meet the needs of
all ages, incomes and life circumstances.
Opportunities for intensification and infill development exist within
the General Urban Area and are supported by the City’s growth management
strategy. The introduction of new
development in existing areas that have developed over a long period of time
requires a sensitive approach to differences in building heights, setbacks and
other characteristics. The Official
Plan provides measures to mitigate these differences and help achieve
compatibility of form and function.
The Department is in support of the proposed
Zoning By-law application subject to some adjustments to the R3D
provisions. The proposal is in keeping
with the intensification and infill policies of the Official Plan and the site
is appropriate for residential development.
The subject site shows many attributes such as its proximity to transit, shopping, recreation,
and other amenities.
A
sensitive approach to the differences between the proposed type of housing and
the established area is essential to ensure that compatibility of form and
function is achieved. Staff is of the
opinion that a modest increase in density can be accommodated provided the
pattern and characteristics of the established area are taken into
consideration. More specifically,
measures to control the building height, mass, proportions, street setbacks,
distances between buildings, landscaping, location and screening of parking,
vehicle access and egress can be assured through this rezoning and the ensuing
site plan approval.
Staff noted that the minimum yards required for the proposed
R3D-X zone are greater than the minimum yards required for the abutting
Residential - First Density Single R1A zone.
This will help mitigate the impact of a higher density on the immediate
existing single-family home properties.
The proposed density of 36 units per hectare, which would allow
for 22 units on the subject site, seems reasonable as long as the proposed
maximum lot coverage is reduced to match the 40 per cent maximum lot
coverage of the R1A zone.
The proposed zoning will allow for a built form that is in keeping with the Official plan policies and the characteristics of the established area. The building dimensions, the greater setbacks, the parking area (which is more likely to be contained within the site), and the large amenity areas will mitigate the impact of the introduction of a higher density within the existing neighbourhood. This infill proposal is appropriately located within the institutional core of the neighbourhood. The subject site will offer many attributes such as its proximity to transit, shopping and a concentration of neighbourhood services (school, parks, daycare). The proposed use will also contribute to add to the vitality of the neighbourhood by introducing housing opportunities on an underutilized site.
Staff examined the capacity of the services (water supply, sanitary and storm sewers) and are satisfied that there is adequate capacity to accommodate the additional units.
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 Meeting was held in the community. Numerous concerns were received from local residents in relation to the capacity of services for new development and the impact on traffic and public transit.
As previously mentioned, Staff have determined that there are no known
water supply, sanitary sewer or storm sewer capacity concerns.
A Transportation Brief prepared in July of 2005 concluded that the increase in traffic resulting from the proposed development is well below the capacity threshold for Tompkins Avenue and Major Road. In terms of Transit, OC Transpo indicated that their service is reviewed four times a year and can be adjusted to meet their Ridership Standards, if need be.
A summary and discussion of the concerns is provided in Document 3.
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
Document 3 Consultation Details
DISPOSITION
Corporate Services Department, City Clerk’s
Branch, Secretariat Services to notify the applicant, Janet Kreda, Housing Branch, 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
Notwithstanding the Zone Requirements of Subsection 6.17(b) the following zone requirements shall apply to land zoned R3D-X:
Density (Maximum): 36 units per hectare
Lot Coverage (Maximum): 40%
CONSULTATION DETAILS DOCUMENT
3
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. A public meeting was also held in the
community on February 8, 2007.
Approximately 150 people attended.
SUMMARY OF PUBLIC COMMENTS (INCLUDING PUBLIC MEETING COMMENTS)
Comments in support of the proposed rezoning were mostly towards the affordable housing initiative. Representatives from non-profit community organisations and individuals expressed their support for the creation of affordable rental units within the city to accommodate persons and/or families with lower income and/or difficult life circumstances.
The majority of the comments received were against the proposed rezoning. Most of concerns were in relation to the capacity of services for new development and the impact on property values, local traffic and on the public transportation.
Many individuals have expressed their concerns that the value of their property would decrease following the introduction of an affordable housing development within their neighbourhood. Concerns relating to storm sewer back-ups into people’s basements were also brought up. Others indicated that they were experiencing difficulties backing-up from their driveways into Tompkins Avenue during the peak hours of traffic. OC Transpo users indicated that the buses on Tompkins were full and that no seats were available during rush hours.
Many individuals indicated that the rezoning should not be recommended unless supported by a Servicing Study, Traffic Study and Public Transit Study.
Servicing
Staff
have examined the infrastructure capacity in this area and conferred with
Public Works Services. The following
information was noted:
- There are no known water supply concerns
- There is a very small number of connections to the sanitary outlet and as such, there are no capacity or other known concerns for sanitary sewers.
- There is a split in storm drainage, essentially halfway between Major Road and Bourcier Drive on Tompkins Avenue. For the stretch of sewer that would service the proposed development, there are no known flooding concerns. Regardless, there will be a requirement to employ storm water management measures which will ensure that there is no increase in storm run off from the proposed development.
Traffic
A Transportation Brief was prepared in July of 2005 by Dillon Consulting Limited to analyse the potential transportation impacts and issues related to this development. This study concluded that the proposed townhouse development would increase the total number of two-way peak hour trips on Tompkins Avenue by one vehicle every three minutes, which is still well below the capacity threshold for this type of roadway.
Staff also completed their own internal review using the 2006 Institute
of Transportation Engineers (ITE) Trip Generation Rates for townhomes, which
translated into the worst case scenario being an additional vehicle every five
minutes. Furthermore, they indicated
that assuming that traffic is split in the west/east directions (Duford or
Prestone/10th), the amount of traffic on each roadway would be even less.
Public Transit
In terms of transit, OC Transpo has indicated that a 22 unit development would represent an increase of six to seven users per day, which is not considered significant. OC Transpo also informed staff that their services are being reviewed four times a year. If need be, the level of service may be adjusted to meet Ridership Standards.
COUNCILLOR’S COMMENTS
Councillor Monette indicated that he was supportive of the proposed type of housing but with a lower density. He also expressed his support for an affordable housing development by indicating the need to provide alternatives to persons and/or families with lower income and/or difficult life circumstances to be able to stay within the community.
Councillor Monette stated that his support would be contingent on servicing, traffic and transit concerns being fully addressed.