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

 

and Council / et au Conseil

 

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

 

Gloucester-South Nepean (22)

Ref N°: ACS2007-PTE-APR-0106

 

 

SUBJECT:

ZONING - 3345 Woodroffe Avenue (FILE NO. D02-02-06-0116)

 

 

OBJET :

ZONAGE - 3345, avenue woodroffe

 

 

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. 

 

ENVIRONMENTAL IMPLICATIONS

 

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.

 

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.  Comments were received from the Ottawa Forest and Greenspace Advisory Committee.  These comments are included in Document 4. 

 

FINANCIAL IMPLICATIONS

 

N/A

 

APPLICATION PROCESS TIMELINE STATUS

 

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

 

DISPOSITION

 

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.


LOCATION MAP                                                                                                  DOCUMENT 1


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”.

 

Staff Response

 

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).