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6. ZONING - 14 NORICE STREET ZONAGE – 14, RUE
NORICE |
Committee recommendation
(This application is subject
to Bill 51)
That Council approve an amendment to the
former City of Nepean Zoning By-law to modify the existing zoning, Residential
Third Density, R3 Block 8, for 14 Norice Street as shown in Document 1 and as
detailed in Document 2.
Recommandation du Comité
(Cette demande est
assujettie au Règlement 51)
Que le
Conseil approuve une
modification au Règlement municipal de zonage de l'ancienne Ville de Nepean
afin de changer le zonage actuel, Zone résidentielle de densité 3, R3-Bloc 8,
du 14, rue Norice, comme l'illustre le document 1 et l'explique le document 2
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 24 October 2007 (ACS2007-PTE-APR-0185).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
24 October 2007 / le 24 octobre 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 recommend Council approve an amendment to the former City of Nepean Zoning By-law to modify the existing zoning, Residential Third Density, R3‑Block 8, for 14 Norice Street 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 municipal de
zonage de l'ancienne Ville de Nepean afin de changer le zonage actuel, Zone
résidentielle de densité 3, R3-Bloc 8, du 14, rue Norice, comme l'illustre le
document 1 et l'explique le document 2
BACKGROUND
The subject site, 14 Norice Street, is located south of Meadowlands Drive, and west of Merivale Road.
More specifically, the subject property is located on the south side of the street, where Norice Street meets Darly Place. Commercial uses are located to the northeast, east and south of the subject property.
A low-density residential neighbourhood, consisting mainly of single detached dwellings, is located immediately to the west of the property, and north of Norice Street.
Two low-profile commercial buildings formerly occupied by a Garden Centre are contained on the northern portion of the 2397 square metre property. Contained on the southern portion of the property is a storage shed and greenhouse, formerly occupied by Ottawa Valley Landscaping. An outdoor storage area, consisting of landscaping material and debris occupies the most westerly portion of the site.
Purpose of
Zoning Amendment
The purpose of this Zoning By-law amendment is to further modify the existing zoning of Residential Third Density, special exception, R3 Block 8, to allow a conventional apartment building (unit entry from inside the building) with a building height of 12.19 metres. The existing zoning requirement of one parking space per unit and the five required visitor parking space shall continue to apply to the site. Also street townhouses will continue to be a permitted use.
The existing zoning is R3 Block 8.
The site was rezoned in August 2006 to Residential Third Density exception zone, R3 Block 8. This Zoning By-law amendment set in place detailed zone provisions for street townhouses and an apartment building based on a specific development plan. The definition of an apartment unit was amended to recognize units with private entrances from outside the building. Also included in the rezoning were the following zone requirements: a building height of 10.7 metres, one parking space per dwelling unit with a minimum length of 5.2 metres with specific visitor parking and yard requirements.
The applicant is requesting that the existing zoning be changed to recognize the newly designed 30 unit apartment condominium that is being proposed for the property.
This amendment will remove the site-specific ‘Dwelling Apartment’ definition that requires that each apartment unit have a private entrance from the outside the building. This will allow the standard ‘Dwelling Apartment’ definition as set out in City of Nepean Zoning By-law to be used. The standard definition of ‘Dwelling Apartment’ will permit the proposed apartment building, which provides access to the dwelling units from the interior of the building.
There is a change in the maximum building height being proposed. The applicant is requesting that the building height be increased from 10.7 metres to 12.19 metres. The change in the proposed building design and related site grading does not have an adverse impact of the actual building elevation above the existing grades in the neighbourhood.
The
original proposal was graded up 1.2 metres to the building face to permit the
first floor units to have basement bedrooms.
The design of the building also included a 1.25 metre high parapet at
the top. As a result of these design
components, the building height was to be 10.7 metres as defined by the former
City of Nepean Zoning By-law.
The new proposal being reviewed through the site plan process is proposing a building height of 12.19 metres. The apartment building entrance is now proposed to be at existing grade. Consequently, the proposed height of the building above the exiting grade is (12.19 metres with a 1.2 metres parapet) 13.39 metres, according to the City of Nepean Zoning By-law definition.
Effectively, there will be a difference of 0.24 in height of the building above existing grade between the first proposal and the current proposal.
Staff has reviewed the new proposed building height of 12.19 metres and support this proposed building height. This building height will not have an adverse impact on the surrounding residential properties and will permit the developer to construct a building with an internal elevator that will better serve the needs of the future residents.
DISCUSSION
The Official Plan places the subject lands in
the 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.
The Merivale Road Secondary Plan focuses
entirely on the commercial areas along Merivale Road. The plan is to be used to encourage
improvements to the transit, pedestrian, cyclist and vehicular access and
connections. While the subject property
abuts the Merivale Road Secondary Plan along its east and south
boundaries, it is the intent of the Plan that a walkway and cycle path linkages
be considered on the abutting commercial properties at the time of
redevelopment. The proposed development
at 14 Norice Street does not preclude the provision of a future pedestrian
linkage on the abutting commercial lands that have frontage on
Merivale Road.
The applicant’s first proposal provided for the
redevelopment of the property in the form of 30 ground-oriented residential
units, which was compatible with the existing residential neighbourhood. The two townhouses and the 28 stacked
townhouses provided a transitional development between the commercial
development to the east and the low density residential neighbourhood to the
west. A Zoning By-law amendment to
permit this infill development was approved in August 2006.
Unfortunately when the proposal was marketed, the housing type was not widely accepted by prospective purchasers due to the limitations on accessibility. The developer redesigned the housing product to include internal elevator access based on the needs of the prospective purchasers.
The redesigned development requires further
amendments to be made to the approved R3 Block 8 zone to permit the 30 unit
apartment condominium. The changes
necessary are: the removal of a site specific definition of ‘Dwelling
Apartment’; the addition of a ‘ Dwelling Apartment’ as a permitted use and
changing the building height from 10.7 metres to 12.19 metres.
A site plan application for the site is
currently being processed. There are a
number of studies that have been submitted as part of the site plan
requirements. These studies include an
updated traffic impact study, a stormwater management report, a geotechnical
investigation and site lighting certification.
ENVIRONMENTAL IMPLICATIONS
The environmental implications of the redevelopment of the existing garden centre and landscaping storage yard have been addressed in the Phase 1 and Phase 2 Environmental Assessments that have been submitted to the City as part of the site plan application documentation.
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 receive one negative comment in
opposition to this application.
A resident from the immediate area does not agree with this infill development proposal as he feels the height is visually intrusive and the apartment use is not in keeping with the character of the low density housing in the Crestview neighbourhood.
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
City Clerk’s Branch, Council and Committee
Services to notify the owner/applicant, Rocco Sala, Avalon Home Builders, 203
Colonnade Road, Suite 201, Ottawa, Ontario
K2E 7K3, 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 R3 Block 8 zone in Section 6.3.3 is to be deleted and replaced by the following:
Notwithstanding the permitted uses specified in subsection 6:3:1, the following additional use is permitted:
DWELLING MULTIPLE ATTACHED
DWELLING APARTMENT
Notwithstanding the provisions specified in Subsection 6:3;2, the following shall apply:
Building Height (Maximum) 12.19 metres
Projection of parapet above Building Height (roof-line): 1.2 metres
Yard Front (Minimum): 2.6 metres
Yard Side Abutting a Commercial Zone (Minimum): 1.8 metres
Yard Side Abutting a Residential Zone (Minimum): 9.0 metres
Rear Yard: 0 metres
Notwithstanding the provisions of 5:20:5 General Parking Requirements, the following provisions shall apply: one parking space per unit and 0.17 visitor parking space per unit.
Notwithstanding the provisions of the 5:20:4 Parking, Loading and Access Regulations and Requirements, the following provision shall apply: the minimum parking space length shall be 5.2 metres.