Report to/Rapport
au :
Planning
and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
7 January 2004 / le 7 janvier
2004
Submitted by/Soumis par : Ned Lathrop, General
Manager/Directeur général,
Development Services/Services d'aménagement
Contact Person/Personne ressource : Grant Lindsay, Manager / Gestionnaire
Development Approvals / Approbation des demandes d'aménagement
(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca
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Kitchissippi
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SUBJECT: |
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OBJET : |
REPORT
RECOMMENDATION
That the Planning and
Environment Committee recommend Council approve an amendment to the former City
of Ottawa Zoning By-Law 1998 to change the zoning of 53 Young Street from IG
[294] H(10.7) F(1.0) General Industrial Zone to R4F [exception] Multiple Unit
Residential Zone to permit townhouses as detailed in Document 3 and shown in
Document 1.
RECOMMANDATION DU RAPPORT
Que le Comité de
l'urbanisme et de l'environnement recommande au Conseil municipal d'approuver
une modification au Règlement de zonage de 1998 de l'ancienne Ville d'Ottawa
afin de changer le zonage du 53, rue Young de IG [294] H(10.7) F(1.0), Zone
industrielle générale, à R4F [exception], Zone d'immeubles résidentiels à
logements multiples en vue de permettre des maisons en rangée, tel qu'il est
expliqué dans le Document 3 et indiqué dans le Document 1.
BACKGROUND
The subject site is located
on the north side of Young Street between undeveloped right-of-ways for Loretta
Avenue South and Champagne Avenue South.
Highway 417 abuts the subject property to the north. The property is presently vacant and
surrounded by a mixture of residential buildings (detached house, semi-detached
house, duplex house, triplex house, townhouse) with the exception of a
one-storey light industrial building to the immediate east.
Purpose of Zoning Amendment
The purpose of the Zoning By-law amendment is to rezone the lands to
permit a townhouse development (two blocks of six units each) oriented towards
Young Street with a minimum lot width of 4.5 metres and a minimum lot area of
110 square metres for each townhouse unit.
Existing Zoning
The current zoning
designation of the subject lands is IG [294] H(10.7) F(1.0), which is a General
Industrial Zone. This zone permits a
broad range of industrial uses such as automobile body shop, printing plant, veterinary
clinic, warehouse and other similar light industrial uses. Other uses such as office, recreational or
athletic facility, automobile service station, bank, convenience store,
personal service business, printing shop and restaurant (fast food, full
service, take-out) are also permitted subject to conditions. Exception [294] prohibits such uses as bank,
restaurant full service, retail store, and retail food store. The exception also has a provision that the
full floor space index may be used for commercial uses.
Proposed Zoning
The applicant has requested
to amend Zoning By-law, 1998 to an R4F Multiple Unit Residential zone to permit
a townhouse development for the subject property. The proposed R4F subzone allows medium intensity residential uses
including detached house, semi-detached house, and townhouse. The subzone also regulates the minimum lot
area and lot width.
An exception is proposed to
the R4F zone to deem Young Street as the front lot line and to permit minimum
corner side yards of 1.2 metres.
DISCUSSION
Council Approved Official
Plan
The City's Official Plan -
Primary Plan (OP) designates the subject lands as "Mixed Use
Centres". This designation applies
to lands that have been identified as strategic locations on the rapid-transit
network and lie adjacent to major roads.
Mixed Use Centres are recognized as areas with high potential to achieve
compact and mixed-use development.
Regarding an amendment to
the Zoning By-law to permit residential uses, the policies contained in Chapter
3.6.2 indicate that transit-supportive land uses such as high and
medium-density residential uses will be encouraged to locate in Mixed Use
Centres. It also indicates that an
appropriate transition occur between a Mixed-Use Centre and the adjacent
residential neighbourhood. The proposed
medium-density development, which comprises of 12 townhouse units, will act as
a transition to the adjacent low to medium-density residential neighbourhood
and provide a diversity of housing for the area.
Policies contained in
Section 2.5.1 provides criteria for the review of development applications for
intensification and infill to ensure compatibility with its surroundings. The proposal meets these policies and
represents an appropriate form of infill and intensification.
Council Approved Official
Plan - Volume 2A - Secondary Plans
The policies set out in the
Preston-Champagne Secondary Policy Plan which applies to the site is to
maintain the diverse inner city neighbourhood, containing a mix of residential,
office, retail, and light industrial employment uses. The northwest edge of the Southwest Quadrant of the
Preston-Champagne area (where the subject site is located) is intended for low
profile residential uses to provide a transition to the existing low profile
residential uses to the north and west.
Schedule "L" and section 6.4b) of the OP indicates that
predominately residential low profile uses are permitted in order to preserve
its residential character. The proposed
Zoning By-law amendment is considered in keeping with the intent of the
Preston-Champagne Secondary Policy Plan.
Former Regional Official
Plan
The Official Plan of the
former Region (ROP) designates the area as General Urban Area. Lands within this designation are to be used
primarily for residential purposes, and for supportive shopping, service and
community facilities. The subject site
is surrounded by residential uses with the exception of a light industrial use
building immediately to the east. The
proposed zoning amendment is seen to be consistent with the Regional
Development Strategy policies.
Former City of Ottawa
Official Plan - Volume 1 - Primary Plan;
Secondary Policy Plans - Volume II - Chapter 6.0 - Preston-Champagne
The Official Plan of the
former City of Ottawa designates the area as Residential Area. The Municipal Development Strategy sets out
Guiding Principles in the Official Plan, which indicate that physically
concentrated communities with sensitive increases in intensity are important
for achieving the goal of environmentally sustainable urban development. The Objectives of the Housing Supply and
Compatible Development, Section 3.6.1, of the OP speak of making efficient use
of underutilized services through intensification measures to satisfy future
housing demand. The proposed re-zoning
will facilitate a minor but sensitive increase in the residential intensity of
the undeveloped site using existing services and will help satisfy the demand
for housing. The Objectives also
encourage a variety and mix of housing types in all neighbourhoods and the
provision of new, especially ground-oriented, housing in existing low-profile
residential areas. The requested zoning
will facilitate a proposed development of ground-oriented townhouses in a low
to medium profile neighbourhood.
Section 3.6.2 k) indicates that opportunities should
be provided for minor residential developments on vacant or underutilized sites
adjacent to low or moderately intense developments. The parcel is vacant and
the adjacent lands are also zoned to permit developments of low and moderate
intensity.
Factors for assessing the
acceptability of minor residential development proposals set out in section
3.6.2 l) of the OP, advocate that transitions in building heights be gradual
and that the development integrate with the existing built form patterns
related to building height, mass and building setbacks and orientation. Outdoor amenity areas of new units shall
respect the privacy of outdoor amenity areas of adjacent units, and shadowing
on adjacent properties will be minimized to the extent practicable, and that
impacts on environmental quality be considered. The combination of permitted uses, performance standards and
exception provisions of the proposed zoning help ensure the fulfillment of
these criteria. The proposed zoning
amendment is considered to be in keeping with the intent of the OP.
CONSULTATION
Notice of this application
was carried out in accordance with the City's Public Notification and
Consultation Policy. Information signs were posted on-site indicating the
nature of the application. There was
only one response from a local resident indicating concern for the loss of
habitat for the local wildlife.
The Ward Councillor is aware
of this application and the staff recommendation.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
This application was
processed within the timeframe established for the processing of Zoning By-Law
Amendment applications.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Explanatory Note
Document 3 Details of Recommended Zoning
DISPOSITION
Department of Corporate
Services, Secretariat Services to notify the owner (Dymon Corporation Ltd.,
suite 106 - 380 Hunt Club Road, Ottawa, K1V 1C1), applicant (Roderick Lahey
Architect Inc., suite 200 - 1501 Carling Avenue, Ottawa, K1V 1C1), All Signs,
8692 Russell Road, Navan, ON K4B 1J1,
and the Program Manager, Assessment, Department of Corporate Services of City
Council's decision.
Development Services
Department to prepare the implementing by-law, forward to Legal Services Branch
and undertake the statutory notification.
Department of Corporate
Services, Legal Services Branch to forward the implementing by-law to City
Council.
LOCATION MAP Document
1
EXPLANATORY NOTE Document
2
THE
FOLLOWING IS AN EXPLANATORY NOTE TO BYLAW NUMBER
Bylaw amends the former City of Ottawa
Zoning Bylaw 1998 for the property at 53 Young Street located on the north side
of Young Street between undeveloped right-of-ways for Loretta Avenue South and
Champagne Avenue South. Highway 417
abuts the subject property to the north.
The property is presently vacant and surrounded by a mixture of
residential buildings (detached house, semi-detached house, duplex house,
triplex house, townhouse) with the exception of a 1-storey light industrial
building to the immediate east.
The
purpose of the proposed zoning amendment is to allow for the development of
townhouses on the lands.
Current
Zoning
The
site is currently zoned IG [294] H(10.7) F(1.0), which is a General Industrial
Zone. This zone permits a broad range
of industrial uses such as automobile body shop, printing plant, veterinary
clinic, warehouse and other similar light industrial uses. Other uses such as office, recreational or
athletic facility, automobile service station, bank, convenience store,
personal service business, printing shop and restaurant are also permitted
subject to conditions. Residential uses
are not permitted.
Proposed
Zoning
The
proposed R4F subzone allows medium intensity residential uses including
detached house, semi-detached house, and townhouse. The subzone also regulates the minimum lot area of 110 square
metres and lot width of 4.5 metres.
An
exception is proposed for the R4F zone to deem Young Street as the front lot
line and to permit minimum corner side yards of 1.2 metres for the side yards
abutting the undeveloped right-of-ways for Loretta Avenue South and Champagne
Avenue South. These exceptions will
allow a townhouse development oriented to Young Street to maintain the built
pattern of the area.
DETAILS OF
RECOMMENDED ZONING Document
3
R4F
with a New Exception Zone
1. Zoning map number 14-4 is amended by changing the zoning for the subject lands from IG[294] H(10.7) F (1.0) to R4F [exception], as shown on Document 1.
2. Table
XV – Exceptions is amended by adding an exception for the R4F zone as follows:
i)
Young Street is deemed the front lot line, and
ii)
Minimum corner side yard is 1.2 metres