1. ZONING – PART OF 4265 LIMEBANK ROAD
ZONAGE – PARTIE DU 4265, CHEMIN LIMEBANK
(This matter is Subject to Bill 51)
That Council approve an amendment to the City of Ottawa Zoning By-law 2008-250 to change the zoning of part of 4265 Limebank Road from DR – Development Reserve to R3Z – Residential Third Density Subzone Z, R3Z[xxxx] – Residential Third Density Subzone Z exception xxxx, R3Z[yyyy]-h – Residential Third Density Subzone Z exception yyyy with a holding symbol and O1 – Parks and Open Space Zone as shown in Document 1 and as detailed in Document 2.
Recommandation DU Comité
(Cette question est assujettie au Règlement 51)
1. Deputy City Manager’s report, Infrastructure Services and Community Sustainability, dated 13 May 2011.
Comité de l’urbanisme
and Council / et au Conseil
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice municipale adjointe, Infrastructure Services and Community Sustainability/Services d’infrastructure et Viabilité des collectivités
Contact Person/Personne-ressource : Derrick Moodie, Acting Manager/Gestionnaire intérimaire, Development Review-Suburban Services/Examen des projets d’aménagement-Services suburbains, Planning and Growth Management/Urbanisme et Gestion de la croissance
(613) 580-2424, 15134 Derrick.Moodie@ottawa.ca
That the recommend Council approve an amendment to the City of Ottawa Zoning By-law 2008-250 to change the zoning of part of 4265 Limebank Road from DR – Development Reserve to R3Z – Residential Third Density Subzone Z, R3Z[xxxx] – Residential Third Density Subzone Z exception xxxx, R3Z[yyyy]-h – Residential Third Density Subzone Z exception yyyy with a holding symbol and O1 – Parks and Open Space Zone as shown in Document 1 and as detailed in Document 2.
The subject site is located to the south of Spratt Road and to the east of Limebank Road in the Riverside South Community.
The parcel is irregular in shape and is bisected by Mosquito Creek valley lands and a Hydro One corridor. The site is vacant and has an area of approximately 34.6 hectares with frontage on Spratt Road, Limebank Road and Earl Armstrong Road.
Surrounding the subject property, to the north and east are future residential lands, to the south is future Riverside South Community Core Area and to the west are Mosquito Creek valley lands.
The proposed Zoning By-law Amendment is required to allow development of a fully serviced residential subdivision in the Riverside South Urban Area – Neighbourhood 1.
The existing zoning of the property is DR, Development Reserve which recognizes lands that are intended for future urban development.
The proposed zoning is R3Z, Residential Third Density Subzone Z, R3Z[xxxx], Residential Third Density Subzone Z exception [xxxx], R3Z[yyyy]-h, Residential Third Density Subzone Z exception [yyyy] with holding symbol and O1, Parks and Open Space Zone. This zoning will permit an urban residential development of single detached dwellings, on-street townhouses, park and open space blocks to proceed.
The use of the exception [xxxx] is to recognize that for specific detached dwelling lots, the maximum separation between the garage and building or porch does not apply. Specifically, the following provision of Endnote Number 8 does not apply:
No portion of a private garage or carport shall be located more than 2.5 metres closer to a street lot line than the closer of:
(i) a building front wall or side wall, or
(ii) a covered porch or veranda that is at least 2.5 metres wide.
The use of the exception [yyyy]-h sets out a condition under which the holding symbol on the 10 lots located on the north side of Cooks Mill Crescent can be lifted. The holding symbol prevents the 10 lots from being developed until on-site filling has occurred and the limit of development line is re-drawn beyond the boundaries of the residential lots in accordance with a Rideau Valley Conservation Authority (RVCA) permit.
The Mosquito Creek valley lands, the community park, multi-use pathway, Hydro One corridor and storm water management lands are zoned O1, Parks and Open Space Zone.
The Provincial Policy Statement (PPS) provides direction on matters of Provincial Interest related to land-use planning and development by promoting efficient land use patterns that support development of viable liveable communities. Contained within the policy statement are explicit policy objectives that focus on growth in settlement areas, providing an appropriate range of housing with densities that efficiently use land resources (infrastructure and public service facilities), promoting public transit and other alternative transportation modes and creating healthy and active communities.
The proposed development is consistent with the objective and policies of the PPS and provides new residential development that makes efficient use of available and projected infrastructure services.
The Official Plan designates the properties as General Urban with a Developing Community overlay. This designation permits the development of a full range and choice of housing types to meet the needs of all, in combination with conveniently located related uses such as leisure, retail, service and institutional uses. The Developing Community overlay requires the completion of a community design plan prior to any development being approved. The Riverside South Community Design Plan (CDP) was approved June 2005.
The Riverside South CDP was updated due to the completion of the master servicing studies which did cause minor revisions to be made to the CDP. Council approved the update of the Riverside South CDP on January 13, 2010. The CDP designates this phase of the subdivision lands for Low, Medium and High Density Residential, Valley Land, Hydro, Storm Water Management and Community Park.
The subdivision application for 4209 Limebank Road (D07-16-09-0009) received Draft Approval on March 24, 2010.
The applicant is requesting that the zoning for the first phase of development in the Riverside South Phase 5 Draft Approval area known as part of 4265 Limebank Road be changed to allow the subdivision to proceed in advance of the filling and re-grading of the lots on the north side of Cooks Mill Crescent.
The original application requested that the zoning be changed to R3Z[xxxx], R3Z[yyyy]-h and O1.
Further to review of the requested zoning and in consultation with the City, the applicant has requested two revisions to the original zoning application.
The first revision is to recognize that only 11 site specific detached lots are to be subject to the exception to not have the maximum separation distance between the garage and the front of building of 2.5 metres, instead of the entire subdivision. The second revision is to remove the stipulation that the exception only applies to lots having frontages less than 15 metres as it was realized that four of the 11 lots had frontage over 15 metres.
Therefore the requested zoning is R3Z, R3Z[xxxx], R3Z[yyyy]-h and O1.
The R3Z zone will permit the development of the single detached dwellings and row dwellings.
The R3Z[xxxx] zone will permit site specific detached dwelling lots to be developed with the maximum separation distance of 2.5 metre between the garage and the building face not applying.
The R3Z[yyyy]-h zone will permit the lots on the north side of Cooks Mill Crescent to be developed once the requirements of the RVCA have been met and the holding symbol has been removed.
The Z subzone establishes design elements that allow compact build form. The purpose is to permit different development standards primarily for areas designated as Development Communities to promote efficient land use.
One of the design elements is set out in the Z subzone, Table 160B, Endnote Number 8 as follows:
No portion of a private garage or carport shall be located more than 2.5 metres closer to a street lot line that the closer of:
(i) a building front wall or side wall; or
(ii) a covered porch or veranda that is at least 2.5 metres wide.
This design element establishes site criteria to limit the maximum separation between the garage and a wall of a house, be it a front wall, a side wall, a covered porch or veranda to 2.5 metres. The purposes of these site criteria are to ensure porches or verandas are functional not decorative, to minimize the visual impact of garage doors along streets and to emphasizing views to and from the street from main windows, front doors and/or porches. All these criteria when combined with other urban design guidelines provide for a varied and interesting streetscape.
For this phase of development, it was discovered that there are two detached dwelling models that have a greater separation distance between the garage and the front of the house. There are a total of 11 lots out of the 95 detached dwelling lots where these two model types can locate.
Therefore in consideration that the subdivision will be developed using a combination of different model types for single family homes and on street townhouses with varying Lot and Block sizes, the overall impact of this zoning exception will be minimal to the character of the built form in this neighbourhood in Riverside South. In conclusion, the intent of the Urban Design Guideline for Greenfield Neighbourhoods is being maintained by providing a varied and interesting streetscape.
The use of the holding symbol, described within Exception [yyyy]-h, for all 10 lots along the north side of Cooks Mill Crescent will ensure that the lots cannot be developed until the land is filled, the limit of development line is re-drawn beyond the boundaries of the residential lots and approval has been received from the Rideau Valley Conservation Authority (RVCA). Although the RVCA has stipulated that only six of the lots need the ‘h’ symbol, the applicant has request that the ‘h’ symbol apply to all 10 lots to allow for flexibility in re-grading across the entire residential lot area north of Cooks Mill Crescent.
The Parks and Open Space zone, O1, will permit a community park and pathway block together with recognizing the Mosquito Creek valley lands, a Hydro One corridor and a Storm Water Management corridor. Further to the RVCA clarification point that the O1 zone line applied to the north park boundary, the proposed zone line will define the north limit of O1 lands for this area of the subdivision. The actual limits of the individual subdivision blocks which may include a park block, multi-use pathway block and Storm Water Management block will be determined through the subdivision process and all these land uses are permitted within the O1 zone.
Staff are satisfied that the proposed changes in the zoning of part of 4265 Limebank Road to R3Z, R3Z[xxxx], R3Z[yyyy]-h and O1 is consistent with the policies of the Provincial Policy Statement, the Official Plan and the Riverside South CDP and recommend approval.
The Ward Councillor is aware of this application and staff’s recommendation.
There are no legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
There are no risk implications.
The Rideau Valley Conservation Authority (RVCA) has no objection to the proposed Zoning By-law Amendment in support of the Riverside South Phase 5-1 lands (also referred to as the CR2 lands) however there are two points of clarification:
1. Lots 5 to 10 are the only ones that need to have the holding zone applied to prevent the lots from being developed until the limit of development lines are re-drawn once on-site filling in accordance with an RVCA permit is completed and accepted. Lots 1 to 4 do not require the ‘h’.
2. The O1 zone applied to the park boundary should reflect a revised draft plan that alters the park boundaries to accommodate the additional setback from the stormwater/watercourse corridor.
There are no technology implications.
Manage growth and create sustainable communities by:
· becoming leading edge in community and urban design
· ensuring that new growth is integrated seamlessly with established communities
· ensuring that community facilities are built in tandem with new development.
Ensure that the City infrastructure required for new growth is built or improve as need to serve growth.
Document 1 Location Map
Document 2 Details of Recommended Zoning
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, Ontario, K1Z 8B5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.
Planning and Growth Management to prepare the implementing by-law, forward to Legal Services 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
2. Add exceptions to Section 239 with text similar in effect to the following:
a) in Column II the text: "R3Z[xxxx], and
b) in Column V the text: The following provision of Endnote Number 8 does not
apply for a detached dwelling:
No portion of a private garage or carport shall be located more than 2.5 m closer to a street lot line that the closer of:
(i) a building front wall or side wall, or
(ii) a covered porch or veranda that is at least 2.5 m wide.
a) in Column II the text: “R3Z[yyyy]-h”, and
b) in Column IV the text: “-all uses until the holding symbol is removed”, and
c) in Column V the text:
The holding symbol may not be removed until:
(i) on site filling in accordance with the Rideau Valley Conservation Authority (RVCA) Permit has been completed and accepted; and,
(ii) the limit of development line has been re-drawn beyond the boundaries of the residential lots to the satisfaction of the RVCA and the General Manager, Planning and Growth Management;