Report to/Rapport au :
Agriculture and Rural Affairs Committee
Comité d'agriculture et des questions rurales
and Council / et au Conseil
27 July 2006 / le 27 juillet 2006
Submitted by/Soumis par : John L. Moser,
Acting Deputy City Manager/Directeur
municipal adjoint par intérim,
Planning and Growth Management / Urbanisme et
Gestion de la croissance
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire, Development Approvals
/ Approbation des demandes d'aménagement
(613) 580 2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former Township
of West Carleton Zoning By-law to change the zoning of 156 Rivington Street
from Residential Type 1 (R1) to Special Residential Type 6 Exception Zone
(R6-XX) and from R1-FP to R6-XX-FP as
shown on Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l'agriculture et des questions
rurales recommande au Conseil d’approuver une modification au Règlement de
zonage de l’ancien Canton de West Carleton afin de changer la désignation de
zonage du 156, rue Rivington de zone résidentielle de type 1 (R1) à zone
résidentielle spéciale de type 6 assortie d’une exception (R6-XX) et de R1-FP à
R6-XX-FP, tel qu’il est indiqué dans le document 1 et expliqué en détail dans
le document 2.
BACKGROUND
The site is located at 156 Rivington Street in the Village of Carp in the former Township of West Carleton. It is a corner lot located on the south side of Rivington Street and west side of William Street. William Street is dedicated as a public street, but has never been opened.
The site is 4157 square metres in area with
approximately 50 metres of frontage along Rivington Street. The subject lands
correspond to Lots 75 to 78 on Plan of Subdivision No. 148. The subject area is
vacant and undeveloped. Single-detached homes surround the site and
multiple-attached dwelling units are located to the east.
The site is surrounded by Carp Road to the
west, March Road to the south, and Donald B. Munro Drive to the northeast. Carp
River is located to the rear of the property.
Purpose of
Zoning Amendment
The purpose of the proposed amendment is to
have a range of permitted residential uses including multiple attached
dwellings and low-rise apartments.
In the former Township of West Carleton Zoning By-law 266 of 1981, the site is zoned as R1 and R1-FP (Residential Type 1), which permits only the use of a fully detached dwelling house.
The applicant proposes to amend the By-law to a Special R6 Exception Zone (R6-XX and R6-XX-FP) to permit an apartment building and other residential uses such as street townhouses. The applicant also seeks special side and flank building setback provisions and an increase in building height.
DISCUSSION
Policy Context
The City Council Approved Official Plan
designates the site as Village on Schedule A, Rural Policy Plan, and as
wellhead protection area, flood plain, and unstable slopes on Schedule K,
Environmental Constraints. The Village policies encourage a wide range of
housing forms to meet the needs of the Village’s population. The form and scale
of development is limited by the servicing capacity. The lands within the flood
plain will not be developed and will be zoned in a Flood Plain designation.
In the Community Design Plan for the Village of
Carp, approximately half of the site is designated as Residential - Multi-unit,
which encourages a range of housing opportunity and permits residential uses
including ground oriented multi-unit dwellings and low-rise apartment
buildings, and the rear portion of the property is designated Flood Plain and
Open Space. The proposal meets the Residential – Multi-unit designation as the
R6-XX Zone permits duplexes, semi-detached dwellings, townhouses, and apartment
buildings. The portion of the property, which is designated as Flood Plain and
Open Space will be zoned as R6-XX-FP and development will be prohibited within
the flood plain.
The
Special R6 Exception Zone (R6-XX) will permit the residential uses of the
standard R6 zone in addition to having special building setbacks and an
increased building height. Street townhouses in the R6-XX zone will have a
minimum side building setback of two metres and a minimum flank building
setback of three metres. The maximum
building height for street townhouses will be three storeys for interior units
and maintaining the maximum building height of two storeys for the end units.
The R6-XX-FP will maintain the floodplain regulations in the areas that are
within the floodplain. The lot area for any residential lot is based on the
developable area of the site and does not include lands that are within the
floodplain. Approximately half of the site, 2100 square metres, is outside of
the 1:100 year floodplain.
The high-density development scenario of the Carp sanitary flow study predicts up to 12 additional potential units to be connected to the sewer line. The proposed development of six to seven townhouses is within the limits. Servicing issues will be handled through the site plan control application. The City is initiating an environmental assessment study this fall to identify the necessary infrastructure upgrades to accommodate additional future growth in the Village of Carp as approved in the Community Design Plan.
The Zoning By-law Amendment is appropriate as it will accommodate a wider range of housing needs and is supported by the residential intensification policies of the City Council approved Official Plan and the Community Design Plan for the Village of Carp.
The applicant has submitted a
concept plan for six street townhouses and will be submitting a site plan
control application for the development pending the decision of this Zoning
By-law Amendment.
ENVIRONMENTAL IMPLICATIONS
The applicant was made aware of the existing environmental constraints of constructing close to the Carp River and advised to design the stormwater management plan based on the Conservation Authority, MOE and City of Ottawa guidelines.
The Mississippi Valley Conversation (MVC) did not have objections to the rezoning as long as the development was located outside of the 1:100 year flood plain. The applicant was informed that the entire property falls within the MVC’s regulation limit for the Carp River and that a permit would be required for any development on the property.
The Environmental Advisory Committee does not support the application as the proposal raises issues of potential contamination to the Carp River and requested that the environmental assessment be performed before recommending approval of the rezoning application. As there is current capacity for additional residential units and the environmental assessment study is not scheduled until the fall, the rezoning application is considered appropriate. The environmental assessment relates to servicing and infrastructure upgrades to accommodate future growth in the Village of Carp and is not an environmental assessment of the Carp River. Details for servicing and impact to the surrounding environment will be handled when the site plan control application is submitted for review.
The Village of Carp is within a Wellhead Protection Area. Residential development is not considered a use that will contaminate the public water system. Examples of uses that are prohibited within Wellhead Protection Area are agriculture and industrial.
RURAL IMPLICATIONS
The zoning amendment conforms to the Village policies of the City Council Approved Official Plan and is in keeping with the Residential - Multi-unit policies of the Community Design Plan for the Village of Carp.
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. The Ward Councillor is aware of this application and the staff recommendation. The City received one phone call for further information and one submission from the Environmental Advisory Committee in opposition to this application.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-law amendment
applications.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details
of Recommended zoning
DISPOSITION
Corporate Services Department, City Clerk’s
Branch, Secretariat Services to notify the owner (Gregory Leblanc and Norm
Artherfold, 1963 Old Carp Road, RR3, Carp, ON
K0A 1L0), applicant (Yogi Anand, 46 Marble Arch Crescent, Ottawa, ON
K2G 5S4), Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5,
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.
Corporate Services Department, Legal Services
Branch to forward the implementing by-law to City Council
LOCATION MAP DOCUMENT
1
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
- The subject area located at 156
Rivington Street will be rezoned from Residential Type 1 zone (R1) to a Special R6 Exception zone
(R6-XX) and from R1-FP to R6-XX-FP.
- Notwithstanding to the contrary, for the lands zoned R6-XX, the following provisions will apply to street townhouses:
a) Building Setbacks, Side – minimum: 2 metres
b) Building Setbacks, Flank – minimum: 3 metres
c) Building Heights - maximum:
i) 2 storeys for end units
ii) 3 storeys for interior units
- For all other permitted residential uses, the provisions of the standard R6 zone apply