3. ZONING - 1238 MARENGER STREET
ZONAGE - 1238, RUE MARENGER
(This application is subject to Bill 51)
That Council approve an amendment to Zoning By-law 2008-250 to amend the Residential Fourth Density Zone, Subsection Z, Exception 1241 (R4Z) of 1238 Marenger Street as detailed in Document 2.
Recommandation du Comité
(Cette demande est assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 1238, rue Marenger, qui est Zone résidentielle de densité 4, sous-section Z, exception 1241 (R4Z, comme il est expliqué en détail dans le Document 2.
1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 12 December 2008 (ACS2009-ICS-PLA-0017).
That the Planning and Environment Committee recommend Council approve an amendment to Zoning By-law 2008-250 to amend the Residential Fourth Density Zone, Subsection Z, Exception 1241 (R4Z) of 1238 Marenger Street 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 de zonage 2008-250 afin de changer la désignation de zonage du 1238, rue Marenger, qui est Zone résidentielle de densité 4, sous-section Z, exception 1241 (R4Z, comme il est expliqué en détail dans le Document 2.
The subject property is located in the west part of Orléans, north of St. Joseph Boulevard and west of Jeanne d’Arc Boulevard and is currently undeveloped. Surrounding uses include a car dealership to the north, a commercial use to the west, and low density residential development to the east. A vacant parcel is located immediately south of the subject property. Construction has recently commenced for a 32-unit, three-storey apartment building located at the north west quadrant of St. Joseph Boulevard and Marenger Street.
The requested Zoning By-law amendment proposal would permit stacked dwellings subject to site specific regulations.
The Comprehensive Zoning By-law zones the lands Residential Fourth Density Zone, Subzone Z, Exception 1241, R4Z. This zone allows residential buildings ranging from detached to stacked dwellings and allows duplex and four unit dwellings subject to specific amenity and parking requirements. The maximum height for development is 11 metres.
The site was subject to two previous zone amendments to the former City of Gloucester Zoning By-law. In 2005, the site was rezoned to Ra1(E49) to permit duplex dwellings and quadruplex dwellings, subject to site specific development requirements. In 2003, a zone amendment to Ra-1 permitted stacked townhomes.
The purpose of this Zoning By-law amendment is to permit the construction of two stacked dwellings, containing 12 and 18 units, in accordance with the Site Plan proposal.
The site is designated General Urban Area in the Official Plan which encourages residential intensification and infill developments. This site is located in proximity to employment opportunities in the Youville Industrial Park and along St. Joseph Boulevard. Such proximities could encourage alternative means of transportation to and from places of local employment. Therefore, the proposed use conforms with the relevant policies of the Official Plan.
Details of Proposed Zoning
Marenger Street is a residential street located on the north side of St. Joseph Boulevard with industrial and commercial uses surrounding it. With the exception of the subject property and the property immediately abutting to the south, properties with direct access to Marenger Street are zoned R4Z, Residential Fourth Density, Subzone Z, exception 1244. This zone permits the development of residential uses ranging from detached dwellings to apartments and stacked dwellings. The properties at the intersection of Marenger Street and St. Joseph Boulevard are zoned AM3, Arterial Mainstreet, St. Joseph Boulevard Subzone. This zone permits a variety of commercial uses as well as residential development.
Currently there is a mix of single and semi-detached homes along Marenger Street. With the exception of one single detached dwelling located on the west side of this street, the remainder of the dwellings are located on the east side. The character of the street is diverse with dwellings varying in designs, building materials, size and heights.
The subject proposal is appropriate for the site. No technical issues have arisen which would render the development inappropriate. The R4Z zoning of the site contemplates stacked apartments as a permitted use and the current exception applicable to this site reflects the requirements of a previous proposal. The current proposal is considered a Planned Unit Development in the Comprehensive Zoning By-law and is subject to specific development requirements pertaining to such a use. The proposal complies with the majority of these requirements.
A decrease in rear yard setback and landscaping buffer between the parking lot and the west lot line is requested and appropriate. This side of the property abuts a commercial use and is screened by a solid board fence.
Garbage pick-up will be provided by the City and therefore two refuse collection areas in the form of concrete pads will be located at the entrance of the site to be constructed and maintained by the Owner. This collection area will not be subject to Section 110(3), which requires screening of the area with an opaque screen. Landscaping is provided in the vicinity of the pads, but screening of these pads would not be appropriate at the entrance to the site.
The specific details of the design and layout of the proposal have been addressed through the concurrent site plan application and the majority of the technical issues have been resolved. A number of smaller design details are in the final revision process.
In conclusion, the Department is recommending the approval of the proposed amendment in that the existing zoning contemplates the development of stacked apartments at the subject location and the proposed amendments to the zoning are appropriate.
The site is concurrently the subject of a Site Plan Control application (D07-12-08-0066). The site plan has been reviewed and a number of outstanding items were required to be addressed at the time of the writing of this report. These items were deemed not to impact on the zoning amendment. All approved plans and requirements will be contained in the Site Plan Control agreement.
Two written submissions were made requesting further information with respect to the proposal and expressing concern with the traffic generated and the sufficiency of the geotechnical report. A summary and discussion of the concerns is provided in Document 3.
The Ward Councillor is aware of this application and the staff recommendation.
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments as the Site Plan Control application was reviewed concurrently and the zoning was delayed until such time as the majority of the issues related to Site Plan Control were addressed.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
City Clerk and Solicitor, Legislative Services to notify the owner (Candor Home Builders, 1803 St. Joseph Blvd., Ottawa, ON K1C 6E7), applicant (James Locke, 4829 Milton Road, Vars, ON K0A 3H0), 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.
Infrastructure Services and Community Sustainability Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed Changes to the Comprehensive Zoning By-law
The R4Z zone in Section 239 – Urban Exceptions be amended by deleting the existing provisions and adding the following provisions for a Planned Unit Development:
1) Notwithstanding Table 110, the minimum required width of a landscaped buffer for a parking lot containing more than 10 but fewer than 100 spaces that does not abut a street be reduced to 0.6 metres.
2) The provisions of Section 110(3) do not apply to a refuse collection area in the form of a concrete pad provided at the entrance of the site.
3) The minimum required rear yard setback is 7.0m.
CONSULTATION DETAILS DOCUMENT 3
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.
SUMMARY OF PUBLIC INPUT
Two written submissions were received as a result of the public notification. The concerns raised were the following:
1. The traffic impact of the proposal, particularly during the morning peak period as residents are exiting Marenger Street.
2. The sufficiency of the Geotechnical Investigation prepared by Kollard Associates, given the change in development from rowhouses to the 30-unit stacked dwelling.
Response to Public Input
1. The proposal does not trigger the need for a Transportation Impact Assessment as outlined in the Council approved Transportation Impact Assessment Guidelines. The traffic generated from this site to the adjacent transportation network can be accommodated by the existing roadway network. As part of the apartment development at the intersection of Marenger Street and St. Joseph Boulevard, a right hand turn lane is being constructed on Marenger Street.
2. The Geotechnical Consultant has submitted an opinion indicating the change of development from rowhouses to stacked apartment does not affect the results of the Geotechnical Investigation.