7. ZONING – 2695 PAGÉ ROAD
ZONAGE – 2695, CHEMIN PAGÉ
(This matter is Subject to Bill 51)
That Council approve an amendment to Zoning By law 2008-250 to change the zoning of 2695 Page Road from Development Reserve, DR to Residential Third Density, Subzone Z, Exception [xxx], R3Z [xxx] as shown in Document 1 and as detailed in Document 2.
Recommandation DU Comité
(Cette question est assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage 2008-250 de la Ville d’Ottawa afin de changer la désignation de zonage du 2695, chemin Page de Zone d’aménagement futur (DR) à Zone résidentielle de densité trois, sous-zone Z, exception [xxx] (r3Z [xxx]) afin de permettre des utilisations résidentielles, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 25 July 2011 (ACS2011-ICS-PGM-0164).
2. Extract of Draft Minutes 18, Planning Committee meeting of 15 August 2011
That the Planning Committee recommend Council approve an amendment to Zoning By‑law 2008-250 to change the zoning of 2695 Page Road from Development Reserve, DR to Residential Third Density, Subzone Z, Exception [xxx], R3Z [xxx] as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 de la Ville d’Ottawa afin de changer la désignation de zonage du 2695, chemin Page de Zone d’aménagement futur (DR) à Zone résidentielle de densité trois, sous-zone Z, exception [xxx] (r3Z [xxx]) afin de permettre des utilisations résidentielles, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
The site is located on the east side of Page Road, south of the Hydro Corridor, west of a stormwater pond (Pond 1) and on the north side of Trailsedge Way.
The site is currently occupied by a single detached dwelling. It has an area of approximately 2450 square metres, lot frontage of 25.53 metres along Page Road and a lot depth of 96 metres. Single detached dwellings are located along Page Road and future single detached dwellings and townhomes will be located to the east.
The information provided in the Supplemental Phase 1 Environmental Site Assessment (prepared by Patterson Group, dated April 16, 2011) estimates the existing dwelling was constructed in approximately 1953, making the dwelling approximately 58 years old. It is currently unoccupied and due to the age of the building, it is suspected that there may be aesbestos containing material present. During the past winter, the water pipes in the basement burst, resulting in significant flooding of the basement level and incurring significant water damage. Mould growth was observed by the author of the report on the walls in two of the rooms in the basement.
Purpose of Zoning Amendment
The proposal is to amend the zoning to allow the removal the existing dwelling in order to permit the development of townhomes as part of the overall Page Road subdivision. A total of 13 townhomes are proposed, each with an independent driveway and garage providing direct access to the future public street to be constructed as part of the subdivision.
The site is zoned DR, Development Reserve. This zone recognizes lands intended for future urban development and limits the range of permitted uses to those which will not preclude future development options.
The proposed zoning amends the zoning to a residential zone with specific development requirements.
The subject site is designated Developing Community and General Urban Area in the Official Plan. The Developing Community designation identifies parts of the city that are underdeveloped or substantially undeveloped and are intended to offer a full range of housing choice. The General Urban Area designation permits a full range of types and densities of housing to meet the needs of all ages, income and life circumstances. The proposed multiple attached dwellings are contemplated within this designation. The East Urban Community-Community Design Plan recognizes the existing residential buildings.
Details of Proposed Zoning
The proposed development is to be developed as part of the Page Road subdivision to the east, but is also within the vicinity of an abutting established residential development along Page Road. The form of the townhomes is consistent with the townhomes proposed within the subdivision. In order to mitigate the impact on the existing community, buffering is proposed between the existing residence to the north and the proposed development. The townhomes are to be two storeys, consistent with a number of two-storey homes in the area. Through the site plan process, the building design, landscaping and buffering are reviewed for appropriateness and compatibility.
The zoning makes use of the existing Residential Third Density, Subzone Z within the Zoning By-law, indicating that the general form of development has been previously contemplated and is considered appropriate. It is generally consistent with the zoning used within the Page Road subdivision. The exception to the zone is to allow for residential development, amend the setbacks to recognize the orientation of the subject site and to require buffering.
An increase to the minimum corner side yard setback in the R3Z zone of 3 metres from Trailsedge Way is recommended to permit the planting of street trees with an adequate setback given the presence of sensitive marine clay on the site. The normal separation distance between a tree and structure is 7.5metres, with an additional 1.5metre separation distance from the curb. The use of root barriers, should these setbacks not be achieved, may be utilized. These barriers, once installed between the building and tree root, are intended to direct the roots away from the building foundation and will decrease the required separation distance to a building to 5.0 metres. The site specific setback requirements reflect the minimum setback from Trailsedge Way required in order to accommodate this situation.
Owing to the configuration of the subject lot, the rear yard is technically measured from the eastern lot line, although it will function as a side yard for the end unit. The rear yard setback is therefore recommended to be reduced to reflect this.
In order to maintain the street rhythm along Page Road, a minimum and maximum building setback is appropriate. The average current setback of the dwellings on the east side of Page Road from Navan Road to the Hydro Corridor is approximately 11.5m. However, a number of rezoning of lands for single detached dwellings in the East Urban Community have allowed a minimum setback of 5m. It is recommended that a minimum setback of 8.5m will be adequate. This will also allow for the driveway of the end unit to be located appropriately without interfering with the function of the intersection. The maximum setback permitted will be the maximum existing setback along this portion of Page Road.
Through the site plan control process, an opportunity is provided to review the elevation along Page Road to ensure this façade will be enhanced to address the street, regardless of the orientation of the building. The landscape plan is also reviewed through the site plan process. Owing to the proposed Transitway and By-pass, the noise control report recommends a noise wall along the north property line a minimum height of 2.5 m.
The subject site recently has been included as a block within in the draft plan of subdivision for the lands to the east (Page Road subdivision), through File No. D07-16-11-0009. Further, the site plan control approval application for the townhomes have been submitted under File No. D07-12-11-0087. Both files are currently subject to ongoing reviews.
There are no impacts anticipated to the rural community.
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. A Community Information and Comment Session was held on June 29, 2011. A summary of the comments is provided in Document 3.
The Ward Councillor is aware of this application and provides the following comment:
“The applicant should align two units facing on Page, the neighbours were quite adamant that these should be singles and would support the rezoning with this change in place.”
Given the controversy surrounding this application, there may be an appeal to the Ontario Municipal Board brought by one or more of the residents in the area if the rezoning is approved. It is anticipated that a hearing on this matter will require approximately two days in front of the Ontario Municipal Board.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications.
If Ontario Municipal Board hearing were to occur legal costs will be handled in house by legal staff. If the recommendation is adopted, there would be no planning costs. If the recommendation is turned down, outside planner would be hired at the estimated range of $20,000-$25,000.
Funds are not budgeted for external planner the expense may impact Planning and Growth Management’s 2011 operating status.
There are no environmental implications of the proposal.
In accordance with the City’s Strategic Plan, the proposal respects the existing and proposed urban fabric.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON 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
a) The subject lands shown in Document 1 be rezoned from DR to R3Z [xxx]
b) A new exception will be added to Section 239-Urban Exceptions and the following special provision will apply to land zoned R3Z [xx]:
Despite Table 160A
i) Minimum setback from Page Road 8.5 m
ii) Maximum setback from Page Road 16 m
iii) Minimum setback from Trailsedge Way 4.5 m
iv) Minimum setback from the eastern lot line 4.5m
v) Minimum setback from the northern lot line 6 m
Endnote 8 applies.
A minimum 1.8 m high opaque screen must be provided along the lot line abutting 2687 Page Road.
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. One public meeting was also held in the community on June 29, 2011. Seven objections to the townhome development were received.
SUMMARY OF PUBLIC INPUT
1. Concern with compatibility of the townhomes with the existing single detached dwellings.
2. Concern with the decrease in values of the existing homes.
3. Concern with traffic impact.
Response to Public Input
1. Although the area does not currently contain townhomes, the approved draft plan for the subdivision to the east (Page Road subdivision) contemplates four other blocks to accommodate up to 42 town home units. Through development standards and site plan control, the proposed townhomes can be made compatible with the existing and proposed development. A mix of housing is encouraged within the East Urban Community Design Plan (CDP).
2. According to MPAC (www.mpac.ca), as many as 200 factors are considered when assessing the value of a residential property. The five major factors which typically accounts for 85% of the value are location (market area and neighbourhood), lot dimensions, living area, age of the property (adjusted for any major renovations or additions) and quality of construction.
3. The East Urban Community CDP recognizes that in the short term, there may be areas which will see an increase in activity and traffic with the addition of new construction. However, as the community develops and the grid network is completed, traffic should be dispersed throughout the community with no one area particularly burdened by additional traffic.
ZONING – 2695 PAGÉ ROAD
ZONAGE – 2695, CHEMIN PAGÉ
(This matter is Subject to Bill 51)
That the Planning Committee recommend Council approve an amendment to Zoning By law 2008-250 to change the zoning of 2695 Page Road from Development Reserve, DR to Residential Third Density, Subzone Z, Exception [xxx], R3Z [xxx] as shown in Document 1 and as detailed in Document 2.
The Committee received an e-mail dated 7 August 2011 from Derek Grant, a copy of which is held on file with the City Clerk.
Nadia DiSanti, FoTenn Consultants Inc., and Phil Castro, Richcraft, were present for the applicant in support of the application.
The report recommendations were put to Committee and CARRIED, as presented, with Councillor R. Bloess dissenting