4. ZONING - 1520 OLD PRESCOTT ROAD
ZONAGE - 1520, CHEMIN OLD PRESCOTT
(This matter is not subject to Bill 51.)
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 1520 Old Prescott Road from Development Reserve Subzone 1 (DR1) to Village First Density, Subzone F (V1F), Village First Density, Subzone F Exception zone (V1F[xxxr]), Village Mixed-Use, Exception zone with a holding symbol (VM[xxxr]-h) and Parks and Open Space (O1) as shown on Document 2 and as detailed in Document 3.
RECOMMANDATION DU COMITÉ
(Cette question n’est pas assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 1520, chemin Old Prescott de Zone d’aménagement futur, sous-zone 1 (DR1) à Zone résidentielle de village de densité 1, sous-zone F (V1F), Zone résidentielle de village de densité 1, sous-zone F assortie d’une exception (V1F[xxxr]), zone d’utilisations polyvalentes de village assortie d’une exception et du symbole d’aménagement différé (VM[xxxr]-h) et Zone de parc et d’espace vert (O1), comme il est indiqué dans le Document 2 et expliqué en détail dans le Document 3.
1. Deputy City Manager’s Report, Infrastructure Services and Community Sustainability dated 13 January 2011 (ACS2011-ICS-PGM-0014).
That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 1520 Old Prescott Road from Development Reserve Subzone 1 (DR1) to Village First Density, Subzone F (V1F), Village First Density, Subzone F Exception zone (V1F[xxxr]), Village Mixed-Use, Exception zone with a holding symbol (VM[xxxr]-h) and Parks and Open Space (O1) as shown on Document 2 and as detailed in Document 3.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 1520, chemin Old Prescott de Zone d’aménagement futur, sous-zone 1 (DR1) à Zone résidentielle de village de densité 1, sous-zone F (V1F), Zone résidentielle de village de densité 1, sous-zone F assortie d’une exception (V1F[xxxr]), zone d’utilisations polyvalentes de village assortie d’une exception et du symbole d’aménagement différé (VM[xxxr]-h) et Zone de parc et d’espace vert (O1), comme il est indiqué dans le Document 2 et expliqué en détail dans le Document 3.
The subject property is located in the southwest quadrant of the intersection between Parkway Road and Old Prescott Road. The lands are known as “Quinn Farm” and were most recently used for agricultural purposes. A single detached dwelling is located in the south east portion of the site. The parcel encompasses approximately 76.64 hectares with approximately 974 metres of frontage along Parkway Road and 755 metres along Old Prescott Road.
To the west and east is residential development (Stanley Park and Shadow Ridge Subdivisions, respectively), to the north are light industrial uses (Greely Industrial Park) and to the south is undeveloped land intended for residential uses (proposed Cadieux Subdivision). Andy Shields Park is located to the east of the site. Shields Creek meanders through the northeast quadrant of the property. A pedestrian pathway will link Parkway Road and Old Prescott Road through the open space block (Area A adjacent to Area C in Document 2). An existing drainage ditch is located along the northern three quarters of the western property line. Both Hydro and Trans-Northern Pipeline easements encumber portions of this property.
The applicant is proposing to amend the Comprehensive Zoning By-law to implement a village mixed use commercial zone (Area C) and a residential zone (Area B and D) which will permit the development of detached dwellings. The proposed commercial lot, located in the northeast corner of the property, is proposed to be zoned Village Mixed-Use (VM). The residential zoning conforms to the lot and road pattern outlined in the Draft Plan of Subdivision filed by the applicant and approved on June 2, 2009.
The proposed development consists of 213 lots for single detached dwellings, one block for commercial purposes, 11 new streets, three blocks for storm water management ponds, one park block, three blocks for walkways, two open space blocks and one block for environmental protection (Shield’s Creek). Vehicle access will be provided by a north-south collector road (Street No. 7) from Parkway Road. A second access to the subdivision is provided from Old Prescott Road (Street No. 1) and local roads internal to the subdivision will be created to provide access to individual lots. With the exception of the commercial lot, the proposed lots will not have direct access to either Parkway Road or Old Prescott Road. The development of the proposed commercial lot will be subject to site plan control approval, at which time access location will be reviewed. The City will be acquiring the necessary blocks for sight triangles and reserves at the time of registration of the subdivision.
The Zoning By-law zones the lands Development Reserve, Subzone 1 (DR1), which recognizes lands intended for future village development in areas designated as Village in the Official Plan.
The purpose of the Zoning By-law Amendment is to permit the construction of detached dwellings in accordance with the Draft Plan of Subdivision as well as to permit commercial uses at the northeast corner of the property.
The lands intended for residential uses are to be zoned Village First Density, Subzone F (V1F). In order to satisfy the concerns and requirements of Trans-Northern Pipelines Inc. (TNPI), which have an easement across the affected property, a new exception will be added to the V1F zone (Area D) to prohibit any development within the easement other than “soft” landscaping. The northeast corner of the site will be zoned to permit uses in accordance with the Village Mixed-Use Zone (VM). A new exception will be added to the VM zone adding a special provision to prohibit automobile service stations. This provision is consistent with the Greely Community Design Plan. A holding zone will be placed on the lands to be zoned for commercial uses requiring that a nitrate assessment be undertaken to address Ministry of Environment guidelines for wastewater treatment. Area A (adjacent to Area C) represents the buffer area along both sides of Shields Creek which is to be zoned Parks and Open Space (O1) and are to be conveyed to the city with the registration of the subdivision.
The Official Plan designates the subject site as Village and permits a variety of land uses to provide for the daily needs of the rural community and to ensure that they remain distinctly rural in character and scale. Further, the Village of Greely Community Design Plan (CDP) was prepared in recognition of its historic development and to establish a comprehensive, long range land use vision for its development into the future. The Greely Community Design Plan was approved by Council in February 2005. The Village Land Use Plan (Schedule A of the CDP) designates the lands a combination of Village Core, Residential and Open Space and generally correspond to the intended land uses.
The Development Reserve, Subzone 1 Zone of the Comprehensive Zoning By-law recognizes that the subject lands are intended for future development. The proposed subdivision is adjacent to established residential development to the east and west. The street layout provides for the appropriate connections to both existing roads and expansion into abutting lands for future development.
The proposed zoning for this subdivision conforms to the proposed development as shown on the draft plan of subdivision. The zoning makes use of the existing Village Residential First Density, Subzone F zone, indicating that the general form of development has been previously contemplated and considered appropriate. The proposed lot configuration is consistent with the lot configuration of neighbouring subdivisions. Buildings and structures (including septic systems, fencing and landscaping) will be prohibited within the Trans-Northern Pipeline Easement through an exception to the zone. Further, modifications to any drainage ditch are also prohibited.
A review of the permitted uses within the Village Mixed-Use zone indicate that the majority of uses are appropriate at this location. The Village of Greely Community Design Plan specifically discourages automobile service stations within the Village Core (Section 4.3) and therefore this use will be prohibited in the proposed zone. Development on this site is subject to site plan control review and approval.
A hydrogeological assessment was carried out to assess the suitability of the property to support a commercial development on private services. The results of that assessment indicated that septic effluent will likely need to be diluted to meet acceptable levels at the site boundaries. For this reason, a holding provision will be placed on the zoning of the commercial lands to require that a nitrate assessment be undertaken.
The subdivision will be serviced by on-site water and private sewage systems. This subdivision is a pilot project which considers the use of a private nitrate system to treat the effluent from an on-site private sewage system, allowing for lots with a minimum area of 2000 square metres. Specific clauses will be included in the Subdivision Agreement related to the installation, maintenance and testing of these systems.
Through the final subdivision approval process, the environmental impacts are to be addressed through the preparation and implementation of the recommendations of an enhancement plan for the buffer area along Shields Creek. Further, a clause will be included in the agreement prohibiting construction activity within 30 metres of Shields Creek generally from mid-May to the end of June in order to minimize the disturbance during bird breeding season. A Detailed Tree Planting and Conservation Plan has also been prepared and its recommendations are to be implemented. The Owner is to convey to the City, at the time of final approval, a number of blocks in order to maintain a 30-metre buffer on either side of Shields Creek. Lastly, a Fish Survey and Fish Habitat Assessment has been prepared and its findings are to be implemented to the satisfaction of South Nation Conservation Authority.
In accordance with the Village designation in the Official Plan, a variety of land uses to provide for the daily needs of the rural community and to ensure that they remain distinctly rural in character and scale.
Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy.
The statutory public hearing for the draft plan of subdivision application was held on April 13, 2006, where comments were also presented with respect to the zoning amendment application.
A summary of comments is detailed in Document 4.
The Ward Councillor is aware of the application.
There are no legal/risk management implications associated with this report.
In accordance with the Branch Strategic Plan, this development respects and preserves the Rural Village. The development is consistent with the Village of Greely Community Design Plan with respect to residential and commercial development.
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments. This application was delayed until the majority of the technical issues related to the subdivision application were resolved, in order to confirm the appropriateness of the reduced lot size and resulting configuration. Complex issues arose related to this pilot project for a subdivision which utilizes private nitrate treatment system to treat the on-site sewage.
Document 1 Location Map
Document 2 Zoning Key Plan
Document 3 Details of Recommended Zoning
Document 4 Consultation Details
City Clerk’s Branch, Council and Committee Services to notify the owner, applicant, 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 and Growth Management 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.
DETAILS OF RECOMMENDED ZONING DOCUMENT 3
Proposed Changes to the Comprehensive Zoning By-law
1. Rezone the subject property from DR1 to, V1F, V1F[xxxr], VM[xxyr]-h and O1 as shown on Document 2.
2. Add a new exception, V1F[XXXr], to Section 240-Rural Exceptions including provisions similar in effect to the following:
In Column II the text:
In Column V the text:
All buildings and structures, including septic systems, pools, fencing and hard landscaping, are prohibited within the Trans-Northern Pipeline Easement.
3. Add a new exception, VM[XXYr]-h to Section 240-Rural Exceptions, including provisions similar in effect to the following:
In Column IV the text:
“- automobile service station”
In Column V the text:
The holding symbol will not be removed until such time as: a) a nitrate assessment has been carried out using the reasonable use guidelines provided by Ministry of Environment Guideline B-7 (subject to the proviso that these guidelines shall also apply for wastewater treatment volumes of less than 10,000 litres per day) which demonstrates that the nitrate impact from the proposed development is no greater than 2.5 mg/l or the limit established by the local office of the Ministry of the Environment, whichever is greater; b) a Certificate of Approval has been obtained from the Ministry for the proposed development; and c) it having been demonstrated to the satisfaction of the General Manager, Planning and Growth Management, that there will be one legal entity responsible for the maintenance of the treatment system.
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, the statutory public meeting regarding the subdivision application was held in the community.
Comments were received from members of the public, Greely Community Association and the Lakeland Estates Lot Owners Association. The concerns raised by the community were with respect to the following:
(1) Concern was raised by the community whether there was adequate provision of pathways connecting neighbourhoods and within the neighbourhood.
Pathways are provided to connect the subdivision with Cedar Acres Subdivision and with the Open Space block adjacent to Shields Creek. In addition, sidewalks are proposed along the south side of Street 8, east side of Street 7, south/east side of Street 3 and along the east side of Lot 104. Together, these will provide connections within the subdivision as well as to the park and Open Space block. A pathway is proposed along the Open Space block on the south side of Shields Creek, which will provide a connection to Andy Shield’s Park.
(2) Concern was raised by the community regarding the increase in traffic and the road configuration.
A Traffic Impact Study was submitted; however, with modifications to the road configuration, a subsequent Study was submitted. Although the initial plan included a north/south collector (Street No. 7) at the entrance from Old Prescott Road, the location of the entrance from Old Prescott Road has been aligned with Shadow Ridge Drive. The connection to Cedar Acres Road will be a walkway, rather than a vehicular connection as initially proposed. Vehicular connections will be located at Stanmore and Scottanne Streets.
(3) Concern was raised by the community about the loss of significant trees at the intersection of Street 1 and Old Prescott Road.
With the relocation of the entrance to align with Shadow Ridge Drive, the trees currently located may be required to be removed in order to protect adequate sight lines.
(4) Concern was raised by the community about the lack of the provision of schools.
Responses were received from Le Conseil des écoles catholiques de langue française du Centre-Est, Le Conseil des écoles publiques de l’Est de l’Ontario and the Ottawa-Carleton Catholic School Board and no objections were expressed. The Ottawa-Carleton District School Board expressed concerns with respect to student accommodations, and have therefore requested a condition be included requiring the Owner to inform prospective purchasers that schools within the Ottawa-Carleton District School Board are experiencing accommodation problems and is being addressed by the use of portable classrooms and/or directing students to schools outside the community. The school boards did not request that lands be set aside for future schools.
(5) Concern was raised by the community about the proposed density of the subdivision.
The proposed density is generally in keeping with the surrounding subdivisions.