4. ZONING - 3345 WOODROFFE AVENUE ZONAGE - 3345, AVENUE WOODROFFE |
Committee recommendation
(This application
is not subject to Bill 51)
That Council approve an amendment to the former City of Nepean
Urban Area Zoning By-law to change the zoning of 3345 Woodroffe Avenue from
Future Growth Zone (FG) to Residential Mixed Unit Exception Zone (RMU Block X)
as shown in Document 1 and detailed in Document 2 and 3.
Recommandation du Comité
(Cette demande n’est pas
assujettie au projet de loi 51)
Que le Conseil approuve une
modification au Règlement de zonage urbain de l’ancienne Ville de Nepean visant
à faire passer la désignation de zonage du 3345, avenue Woodroffe de « zone de
croissance future » (FG) à « zone d’exception à une zone à utilisation résidentielle
mixte » (RMU, Bloc X), comme l’illustre le document 1 et le précisent les
documents 2 et 3.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated
26 April 2007 (ACS2007-PTE-APR-0106).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
26 April 2006 / le 26 avril 2006
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
SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former City of Nepean Urban Area Zoning By-law to change the zoning of 3345 Woodroffe Avenue from Future Growth Zone (FG) to Residential Mixed Unit Exception Zone (RMU Block X) as shown in Document 1 and detailed in Document 2 and 3.
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 Nepean visant à faire passer la désignation de
zonage du 3345, avenue Woodroffe de « zone de croissance future » (FG) à « zone
d’exception à une zone à utilisation résidentielle mixte » (RMU, Bloc X),
comme l’illustre le document 1 et le précisent les documents 2 et 3.
BACKGROUND
The subject property is located at the northeast quadrant of the intersection at Woodroffe Avenue and Cresthaven Drive. The site is approximately 5.9 hectares in size and currently vacant.
Surrounding uses include mixed-unit residential to the south and west, commercial use to the northwest, reserved land for a future North-South Transit Corridor and Station to the north, and a woodlot zoned for Conservation to the east.
Purpose of Zoning By-law Amendment
The applicant is requesting a zoning change from FG - Future Growth to RMU - Residential Mixed Unit, with exceptions, to permit the development of townhouse units. This application reflects the subdivision for these lands that will be draft approved imminently.
Existing Zoning
The existing zoning is FG –
Future Growth. The intention of the
Future Growth zone is to recognize lands intended for future urban development
while in the interim allowing limited uses including agricultural,
conservation, and rural residential.
Proposed Zoning
The proposed zoning RMU Block X – Residential Mixed Unit Exception Zone will allow 188 freehold townhouses on the site. A detailed description of the zone provisions applicable to the development is contained in Document 2.
DISCUSSION
The Official Plan designates the site General Urban Area, which permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances. The Secondary Plan for South Nepean Area 6 designates the site Mixed Density Residential, permitting a broad range of housing forms including street, block, and stacked townhouses. The proposed development, which includes 188 townhouse units, is in conformity with these policies. Adjacent to the future North-South Transit Corridor and Station, the proposal is also consistent with Official Plan strategies for liveability that medium to high density development shall be located in areas close to public transit nodes.
As the site is next to a woodlot, a no construction area abutting the woodlot is recommended. A five-metre no construction area is regarded reasonable because five metres will reduce the impact from the development onto the natural feature and can easily fit into the proposed subdivision plan. The Residential Mixed Unit Exception Zone will address this matter by prohibiting any construction of buildings and structures, including accessory buildings and structures, within five metres of the woodlot area (as detailed in Document 2 and 3).
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 Mixed Density Residential designations. The exceptions will
result in minor changes, including a more compact layout and denser
development. Potential impacts on the
woodlot will be mitigated through the no construction area requirement.
The site is adjacent to a woodlot which is designated Urban Natural Features under the Official Plan. Environmental issues will be dealt with through the subdivision.
A five-metre no construction area will be required through zoning for lots abutting the woodlot to minimize potential impacts that could be caused by the development.
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. Comments were received from the Ottawa Forest and Greenspace Advisory Committee. These comments are included in Document 4.
FINANCIAL IMPLICATIONS
The application was not processed by the "On
Time Decision Date" established for the processing of Zoning By-law
amendments due to the complexity of the issues associated with the subdivision
plan.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Details
of Recommended Zoning
Document 3 Schedule CXX
Document 4 Consultation
Details
City Clerk’s Branch, Secretariat Services to
notify the owner, Minto Developments Inc, 427 Laurier Ave.
W, Suite 300, Ottawa ON K1R 7Y2, 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.
Legal Services Branch to forward the
implementing by-law to City Council.
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
The lands known municipally as 3345 Woodroffe Avenue are rezoned from FG to RMU Block X, and the following applies:
RMU Block X
Notwithstanding the provisions of subsection 6:5RMU:2, to
the contrary, on lands zoned RMU Block X the following provisions apply:
Lot Coverage:
The maximum lot coverage for two storey dwellings is 55 per cent, and this lot coverage maximum may be increased by an additional five per cent where a garage private is provided in the form of a detached building accessory.
Yard Front:
Garage Private
1. Where a sidewalk is proposed (Minimum) 3.5 m
2. Where no sidewalk is proposed (Minimum) 3.0 m
Yard Rear:
For two storey dwellings (Minimum) 7.0 m
No Construction Area Requirement:
Construction of buildings and structures, including accessory buildings and structures, is prohibited within 5 metres of the woodlot area as illustrated on Document 3.
SCHEDULE CXX DOCUMENT 3
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 for the
associated subdivision plan was held in the community.
ADVISORY COMMITTEE COMMENTS
1. Ottawa Forests and Greenspace
Advisory Committee (March 20, 2007)
“Recognizing that the land will be
developed, OFGAC does not object to the RMU rezoning designation. However, OFGAC recommends that if the RMU
zoning designation does not allow adequate buffers between the houses and the
woodlot, that a buffer zone be created between the houses and the woodlot (a
designation such as OS-1 or perhaps a subcategory of EP might be possible for
the buffer). Alternatively, a zoning
which provide a large setback that would be equivalent to a buffer, requiring
naturalization in lands abutting the woodlot might work”.
Properties backing onto the woodlot will have deeper rear yards (13.0 to 15.0 metres) than required (7.0 metres). The Zoning By-law additionally asks for a 5.0 metre no construction area along the property line abutting the woodlot (as shown in Document 3).