10. ZONING - 27 AND 33 FIRST AVENUE ZONAGE - 27 ET
33, AVENUE FIRST |
Committee recommendationS
That
Council approve:
1. An
amendment to the former City of Ottawa Zoning By-law to change the zoning of 27
and 33 First Avenue as shown in Document 1 from R3M - Converted House/Townhouse
Zone to a new R3M [1003] - Converted House/Townhouse Zone as detailed in
Document 2.
2. An
amendment to the new Comprehensive Zoning By-law to change the zoning of 27 and
33 First Avenue as shown in Document 1 from R3Q - Residential Third Density
Zone to an R4M - Residential Fourth Density Zone as detailed in Document 2.
RecommandationS du Comité
Que le Conseil approuve :
1. une modification au
Règlement de zonage de l'ancienne Ville d'Ottawa en vue de changer le zonage
des propriétés situées au 27 et au 33, avenue First, comme le montre le
document 1, de Zone de maisons transformées/maisons en rangée (R3M) à une
nouvelle Zone de maisons transformées/maisons en rangée (R3M [1003]), comme
l'explique le document 2.
2. une modification au
nouveau Règlement de zonage général en vue de changer le zonage des propriétés
situées au 27 et au 33, avenue First, comme le montre le document 1, de Zone
résidentielle de densité 3 (R3Q) à Zone résidentielle de densité 4 (R4M), comme
l'explique le document 2.
DOCUMENTATION
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 25 April 2008 (ACS2008-PTE-PLA-0110).
2. Extract of Draft Minutes, 13 May 2008.
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
25 April 2008 / le 25 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 : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATIONS
1.
Approve an amendment to the former City of Ottawa
Zoning By-law to change the zoning of 27 and 33 First Avenue as shown in
Document 1 from R3M - Converted House/Townhouse Zone to a new R3M [1003] -
Converted House/Townhouse Zone as detailed in Document 2.
2.
Approve an amendment to the new Comprehensive
Zoning By-law to change the zoning of 27 and 33 First Avenue as shown in
Document 1 from R3Q - Residential Third Density Zone to an R4M - Residential
Fourth Density Zone as detailed in
Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de
l’environnement recommande au Conseil :
1.
d'approuver
une modification au Règlement de zonage de l'ancienne Ville d'Ottawa en vue de
changer le zonage des propriétés situées au 27 et au 33, avenue First, comme le
montre le document 1, de Zone de maisons transformées/maisons en rangée (R3M) à
une nouvelle Zone de maisons transformées/maisons en rangée (R3M [1003]), comme
l'explique le document 2.
2.
d'approuver
une modification au nouveau Règlement de zonage général en vue de changer le
zonage des propriétés situées au 27 et au 33, avenue First, comme le montre le
document 1, de Zone résidentielle de densité 3 (R3Q) à Zone résidentielle de
densité 4 (R4M), comme l'explique le document 2.
BACKGROUND
The subject properties, 27 to 33 First Avenue, as shown on Document 1, are located on the north side of First Avenue, between the Queen Elizabeth Driveway and O’Connor Street and are currently being developed with a group building project comprising four residential use buildings. The properties back onto Patterson’s Creek and are surrounded by a mix of low‑density housing along both sides of First Avenue from the Queen Elizabeth Driveway to First Avenue Public School at the corner of First Avenue and O’Connor Street. A 12-storey apartment building exists at the northwest corner of Queen Elizabeth Driveway and First Avenue.
Purpose of
Zoning By-law Amendment
On October 5, 2007, a Site Plan Control application was approved for the planned unit development consisting of two, three-storey duplex buildings facing First Avenue and two, three‑storey triplex buildings at the rear of the property for a total of 10 dwelling units that is currently being constructed. An underground parking garage for 17 cars will be provided and covered by a landscape deck. The ramp to the underground parking garage is to be accessible from First Avenue and located close to the east property line. Also, on October 6, 2006, the Committee of Adjustment approved minor variances for reduced rear and side yard setbacks, reduced lot area, and to allow a purpose built triplex whereas the zoning allowed for a converted triplex. The planned unit development replaces the detached house and semi-detached house that previously were located on the property
Former City of Ottawa Zoning
By-law
The subject property is currently
zoned R3M, a Converted House/Townhouse Zone.
This zone permits various low density residential uses including single
detached, duplex, semi-detached, triplex (converted house), townhouse and
planned unit development. For planned
unit developments, a minimum lot area of 1625 square metres is required and all
buildings within a planned unit development must have a 1.2‑metre minimum
seperation between buildings.
The planned unit development
proposed for the site, for which Site Plan Control approval has been given, complies
with the R3M zone as varied by the Committee of Adjustment for a modification
to allow a purpose built triplex house, reduced rear yard of 4.5 metres,
reduced side yards of 1.2 metres for the residential buildings and 0.6
metres for the underground parking structure, and a reduced lot area of 1542
square metres. A Building Permit has
been issued for the construction of the
approved development.
New Comprehensive Zoning By-law
The subject property is currently
zoned R3Q, a Residential Third Density Zone permitting uses and having
standards similar to those of the current R3M zone of the former City of Ottawa
Zoning By‑law. The planned unit
development proposed for the site, for which Site Plan Control approval has
been given, and with the approved variances complies with the R3Q zone.
The applicant is requesting that a site specific exception be added to the current R3M zone. The exception would introduce a provision to eliminate the 1.2‑metre seperation requirements between the two duplex dwellings and between the two triplex dwellings. This is to allow for the proposed connections between the duplex dwellings to establish a pedestrian carriageway into the interior private courtyard area to contribute to an improved streetscape presence and to enclose the exit stairs between the proposed triplex dwellings with a three storey glass link to improve exiting from a Building Code perspective. All other provisions of the current R3M zone will continue to apply and, with the exception of the modification proposed between the buildings, all other aspects of the development, as approved, will be in accordance with the recently approved Site Plan and Building Permit plans.
New Comprehensive Zoning By-law
The R4M zone recommended to be established for the site in the new Comprehensive Zoning By‑law reflects the proposed development as a group building project (including the two connections proposed) and reflects the performance standards that have been modified and being provided for the project. The proposed development complies with all aspects of the R4M zone as currently provided for in the new Zoning By-law and is therefore considered appropriate for the site.
DISCUSSION
Official Plan
The rezoning application submitted for the subject property is proposing only a modification to a performance standard for a group building project. The modification is to allow the elimination of the required 1.2‑metre building separation between the two triplex buildings being constructed at the rear of the property and between the two duplex dwellings being constructed at the front of the property. All other aspects of the proposed development will remain as reflected on the approved site plan. The elimination of the noted separations will not change the functional attributes of the project or its relationship to the community.
The proposed modifications are seen as minor adjustments. Notwithstanding, staff have reviewed the proposal in the context of applicable Official Plan policies. The proposed development, which is not changing in terms of intensity and its relationship with the development pattern in the area, is consistent with the Strategic directions of Official Plan, which advocates creating livable communities and providing a full range and choice of housing types. The proposal conforms with the General Urban Area designation applicable to the site, which permits a full range of housing types and tenures. Finally, staff have reviewed the proposal in the context of the design objectives and principles set out in Section 2.5.1 and are satisfied that the proposal does fit and work well in its urban context.
Regarding the proposed modifications to the development (shown on Document 3) that are to be accommodated with the proposed zoning change, the link or new connection between the duplexes will become a visual “defining archway” that serves to reinforce the street edge and establish a defining line between the planned unit development’s public and private domains while maintaining pedestrian access from the public street to the other buildings (triplexes) at the rear of the site. The glass enclosure proposed between the triplex dwellings will link the two triplexes with common interior exit stairs and a small corridor.
This enclosure will serve a dual purpose:
1.
To increase
security to the project by introducing a controlled entry point to the
courtyard between the two buildings at the rear of the property; and
2. Improve exiting from the second floor of the
triplex buildings from a Building Code perspective. Currently, the design incorporates one exit per unit from the
upper floors. The introduction of the
common stairs would allow for two separate means of egress from each unit.
The high quality design of the project will enhance the area and add to the high level of design, which is characteristic of the adjacent residential neighbourhood. Landscaping on the site and the creation of an outdoor amenity area at-grade between the two duplex and two triplex buildings, will be compatible with the residential character of the neighbourhood. An elevation drawing of the proposed building is shown in Document 4.
New Comprehensive Zoning By-law
It is anticipated that the draft new Comprehensive Zoning By-law will be passed by City Council on June 25, 2008. It is recommended that the appropriate changes to the relevant zoning provisions in the new By-law be made once 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 and the staff recommendation. The City received one objection to this application indicating that the applicant should not be allowed to continue asking for further variances to their project.
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 Site Plan
Document 4 Elevation Drawing
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner, Neil Zaret, c/o 2102411 Ontario Inc., 851 Industrial Avenue, Ottawa, ON, K1G 4L3, applicant, Barry J. Hobin and Associates, 63 Pamilla Street, Ottawa, ON, K1S 3K7, 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
Existing Ottawa By-law, 93-98
1. Rezone
the property, as shown on Document 1, from R3M to R3M[1003]
2. Add a new exception, [1003], to Table XV including the following provision:
- row xii of Table 177 (separation distance between buildings in a PUD) does not apply
New Comprehensive By-law
Rezone the property, as shown on Document 1, from R3Q to R4M
SITE PLAN DOCUMENT 3
ELEVATION DRAWING DOCUMENT 4
