5.
ZONING - 6077 RENAUD ROAD ZONAGE - 6077,
CHEMIN RENAUD |
Committee recommendationS
That
Council approve:
1.
An amendment to
the former City of Gloucester Zoning By-law to change the zoning of 6077 Renaud
Road from Fg - Future Growth Area Zone to Rs3 – Residential, Single Dwelling.
2. An amendment to the new Comprehensive Zoning
By-law to change the zoning of 6077 Renaud Road from DR - Development
Reserve Zone to R1WW – Residential First Density Zone, Subzone WW.
RecommandationS du Comité
Que le Conseil approuve :
1. une
modification au règlement de zonage de l'ancienne Ville de Gloucester visant à
faire passer la désignation de zonage de la propriété située au 6077, chemin
Renaud, de Fg (zone de croissance future) à Rs3 (zone résidentielle, maisons
unifamiliales).
2. une
modification au nouveau Règlement de zonage général visant à faire passer la
désignation de zonage de la propriété située au 6077, chemin Renaud, de DR
(zone d'aménagement futur) à R1WW (zone résidentielle de densité 1, sous-zone
WW).
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 15 April 2008 (ACS2008-PTE-PLA-0095).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
15 April 2008 / le 15 avril 2008.
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
1.
Approve
an amendment to the former City of Gloucester Zoning By-law to change the
zoning of 6077 Renaud Road from Fg - Future Growth Area Zone to Rs3 – Residential, Single Dwelling.
2.
Approve an amendment to the new Comprehensive
Zoning By-law to change the zoning of 6077 Renaud Road from DR - Development
Reserve Zone to R1WW – Residential First Density Zone, Subzone WW.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil :
1.
d'approuver une modification au règlement de zonage de l'ancienne Ville de
Gloucester visant à faire passer la désignation de zonage de la propriété
située au 6077, chemin Renaud, de Fg (zone de croissance future) à Rs3
(zone résidentielle, maisons unifamiliales).
2.
d'approuver une modification au
nouveau Règlement de zonage général visant à faire passer la désignation de
zonage de la propriété située au 6077, chemin Renaud, de DR (zone
d'aménagement futur) à R1WW (zone résidentielle de densité 1, sous-zone
WW).
BACKGROUND
The subject site forms part of an established residential strip along Renaud Road. It is 0.14 hectares in size and has one existing single dwelling and detached garage. The parcel is situated south of the community of Chapel Hill South and is surrounded by a developing community. Applications for urban subdivisions already have been registered or draft approved for many of the larger surrounding sites. Along with the new residential developments some existing industrial and agricultural uses remain, which reflects the areas transitional nature.
Purpose of Zoning
By-law Amendment
The Committee of Adjustment
granted a conditional approval on March 5, 2008 for the severance of the
subject site into two separate parcels of land. The existing buildings are to
be removed and new single detached dwellings, which will be connected to
municipal services, are to be built on each lot.
The subject site is currently zoned Fg - Future Growth Area
Zone as per the former City of Gloucester Zoning By-law and will be replaced by
the DR - Development
Reserve Zone under the new Comprehensive
Zoning By-law, once passed. The purpose and provisions of
the both zones are virtually identical. These zone designations are intended
for future urban development and permit a range of uses limited to those which
will not preclude future development options as well as permit uses which have been legally established at
the time of passing of the by-law. The
proposed residential development is not permitted within the Fg and DR
designation.
The
Committee of Adjustment's approval is conditional upon the subject site being rezoned to permit the proposed detached dwellings. The proposed amendment would
change the zoning to the following:
Proposed zoning designation under the Gloucester Zoning By-law:
Rs3 – Residential, Single
Dwelling
Proposed zoning under the new Comprehensive Zoning By-law:
R1WW - Residential First Density
Zone, Subzone WW
The R1WW zone will replace the Rs3 zone once the new Comprehensive Zoning By-law is passed. These zones are virtually identical in purpose and provisions. The severed and retained lots would comply with the
requirements of both the Rs3 and R1WW Zones.
DISCUSSION
Official Plan
The subject site is located
within the urban boundary and is designated Developing Community. The
Developing Community designation identifies parts of the city that are
undeveloped or substantially underdeveloped. The
City’s Official Plan policies encourage infill and intensification within the
urban boundary and recognise Developing Communities as areas that offer
substantial opportunity for new residential development at increased intensities
and opportunities to create complete, sustainable communities, within a
development pattern that prioritizes walking, cycling and transit over the
automobile.
The Official Plan
requires that a Community Design Plan be prepared prior to any redevelopment of
land designated Developing Community. Such a plan has been completed for this
area and is entitled the East Urban Community – Community Design Plan (Phase 1
Area). The subject site is identified on the plan as Existing Residential and
borders land designated for Medium-Low Density Development.
The Official Plan policies require that new development within the urban boundary occur in areas where public services are available. Water and sanitary services are currently available on the section of Renaud Road where the subject site is situated and the site can now connect directly to City infrastructure.
The proposed Zoning
By-law amendment is consistent with the approved Community Design Plan and the
Official Plan’s desire for intensification.
Details and
Proposed Zoning
The subject site is zoned Fg - Future Growth Area Zone, as is the most of the land adjacent to the site.
The proposed lot sizes for the
approved subdivisions in the area are considerably smaller
than the existing lots on Renaud Road. The existing residential zoning
designations in the Chapel Hill South community, north of the subject
site, also have considerably smaller minimum lot size
requirements for single detached dwellings and reflect a range of appropriate
lot sizes for urban residential developments.
Staff
recommend that the zoning of the subject site be changed from Fg to Rs3 – Residential, Single Dwelling,
which has a minimum lot area requirement of 455 square metres and a minimum lot
frontage requirement of nine metres. This would be consistent with lots of a
similar size that where redeveloped along Pagé Road to the north of the subject
site, which have been zoned Rs3. Also, due to the proximity of the site to
developing subdivisions, the Rs3 zone would allow for a more compatible lot
size and would help achieve a level of conformity between the subject site, the
surrounding developments and the existing community to the north.
Both the severed and retained lots would comply with the requirements of the Rs3 – Residential, Single Dwelling zone.
Staff
support the requested Zoning By-law amendment, required as a condition of the
approved consent application, resulting in the creation of a new development
lot, as it is consistent with the approved Community Design Plan and the
policies of the Official Plan.
New Comprehensive Zoning By-law
It is anticipated
that the draft new Comprehensive Zoning By-law will be passed by City Council
in the near future. With this in mind,
it is recommended that the appropriate changes to the relevant zoning
provisions in the new by-law be made as soon as possible after the new by-law
has been passed.
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. 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
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner, Robert Hitsman, 410 Muirland Ave. Orleans, ON. K4A 5G4, applicant, Brian Casagrande (Fotenn Consultants Inc.) 223 McLeod Street, Ottawa, ON K2P 0Z8, 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
