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4. Zoning - 6143 Perth Street ZONAGE - 6143, RUE PERTH |
Committee
Recommendations as amended
(This application is subject to Bill 51)
That Council:
1. Approve and
amendment to the former Goulbourn Zoning By-law to change the zoning of Part of
6143 Perth Street from a Residential Type 1 zone (R1) to an Institutional
Exception zone (I-x) as shown in Document 1 and as detailed in Document 2;
2. Approve an amendment
to the New Comprehensive Zoning By-law to change the zoning of Part of 6143
Perth Street from Village
Residential First Density zone (V1C) to a Rural Institutional zone
(RI(H15)[xxxxr]), as shown in Document 1 and as detailed in Document 2;
3. All
reference to the word “Holding” within the phrase “Institutional Exception
Holding zone” of the Background and Discussion Sections be deleted; and,
4. That no further notice be given
pursuant to the Planning Act, Subsection 34 (17).
Recommandations modifiées du comité
(Cette demande est assujettie au projet de loi 51)
Que le Conseil :
1. approuve une modification au
Règlement de zonage de l’ancien canton de Goulbourn, de manière à faire passer
la désignation de zonage d’une partie du 6143, rue Perth de zone résidentielle
de type 1 (R1) à zone institutionnelle d’exception (I-x), tel qu’illustré dans
le Document 1 et exposé en détail dans le Document 2 ;
2. approuve
une modification au nouveau Règlement de zonage général afin de changer la
désignation de zonage d’une partie du 6143, rue Perth de Zone résidentielle de
village de densité 1 (V1C) à Zone d’institutions rurales (RI(H15)[xxxxr]), tel qu’il est indiqué dans le Document 1 et
expliqué en détail dans le Document 2 ;
3. que
toute référence la mention « aménagement différé » dans l’expression
« zone institutionnelle à aménagement différé assortie d’une
exception » utilisée dans les section de contexte et de discussion soit
supprimée ;
4. qu’aucun autre avis ne soit
transmis, conformément au paragraphe 34 (17) de la Loi sur l’aménagement du territoire.
Documentation
1. Deputy City Manager's report (Planning,
Transit and the Environment) dated
13 June 2008 (ACS2008-PTE-PLA-0124).
2. Extract of Draft Minute, 27 June 2008.
Report to/Rapport au :
Agriculture and Rural Affairs Committee
Comité d'agriculture et des questions rurales
and Council / et au Conseil
13 June 2008 / le 13 juin 2008
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager
Directrice municipale adjointe,
Planning, Transit and the Environment
Urbanisme, Transport en commun et Environnement
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: |
ZONING - part of 6143 Perth Street
(FILE NO. d02-02-07-0105) |
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OBJET : |
REPORT RECOMMENDATIONS
That the Agriculture and Rural Affairs Committee recommend Council:
1. Approve an amendment to the former
Goulbourn Zoning By-law to change the zoning of Part of 6143 Perth Street from
a Residential Type 1 zone (R1) to an Institutional Exception Holding zone (I-x)
as shown in Document 1 and as detailed in Document 2.
2.
Approve an amendment to the New
Comprehensive Zoning By-law to change the zoning of Part of 6143 Perth Street from Village Residential First Density zone
(V1C) to a Rural Institutional zone (RI(H15)[xxxxr]), as shown in Document 1
and as detailed in Document 2.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de l’agriculture et des affaires
rurales recommande au Conseil :
1. d’approuver
une modification au Règlement de zonage de l’ancien Canton de Goulbourn afin de
changer la désignation de zonage d’une partie du 6143, rue Perth de Zone
résidentielle de type 1 (R1) à Zone institutionnelle à aménagement différé
assortie d’une exception (I-x), tel qu’il est indiqué dans le Document 1 et
expliqué en détail dans le Document 2;
2. d’approuver
une modification au nouveau Règlement de zonage général afin de changer la
désignation de zonage d’une partie du 6143, rue Perth de Zone résidentielle de
village de densité 1 (V1C) à Zone d’institutions rurales (RI(H15)[xxxxr]), tel qu’il est
indiqué dans le Document 1 et expliqué en détail dans le Document 2.
BACKGROUND
The subject site is located at 6143 Perth Street, north of Perth Street, west of Huntley Road and east of Nixon Farm Drive, within the Village of Richmond. The site will be developed as Phase 3 of what is known as the Hyde Park development.
Phase 1 and 2 of Hyde Park are located south of the subject site and consist of 102 senior’s life lease townhouse units accessed by a private road from Perth Street, with a private internal road network. Currently 52 units comprise Phase 1 (44 units plus an additional eight units as an expansion to Phase 1) and are situated on the southwest portion of the site. Phase 2 of the development will consist of 40 new one‑storey townhouse units and will share the existing private entrance from Perth Street with Phase 1.
Lion’s Park, a multi-use park (soccer fields, tennis courts and baseball diamonds) is located on the eastern boundary of the subject site and a planned residential subdivision is to be located immediately to the west. Furthermore, mixed-use residential/commercial developments along Perth Street are located south of the existing Hyde Park units. The site extends to the northern limit of the Village of Richmond, with agricultural lands to the north outside the Village boundary.
Purpose of Zoning
Amendment
The purpose of the subject application is to allow the development of housing for seniors through a Zoning By-law amendment where the zoning would change from a Residential Type 1 zone (R1) to an Institutional Exception Holding zone (I-x). The development proposal is seeking to accommodate 164 seniors apartment units (within three apartment buildings), 101 units within one care facility, and a medical clinic, assembly hall, and day care within the ground floor of the main care facility. The proposal will be serviced by a private water system on a 13-acre parcel of land, and phased such that one 41-unit apartment and the main care facility will be constructed in Phase 3A, with the remaining 106 units (two seniors apartments) to be constructed in Phase 3B.
Proposed Zoning
The application is requesting site-specific exceptions that will have the effect of adding the following uses to the new Institutional Exception Holding zone:
· Assembly Hall
· Clinic
· Club, Private
· Day Care
· Group Home
· Nursing Home
· Retirement Lodge
· Senior Citizen Apartment (not subject to the R5 zone)
The application is further requesting changes be made to specific zoning provisions within the new Institutional Exception Zone (I-x) as follows:
· Building Height (maximum): from 11.0 metres to 15 metres
· Dwelling Units Per Lot (maximum): from 1.0 to no maximum
· Reduction in the Residential Buffer Strip requirement: from 6.0 metres to 3.0 metres
· Reduction in the required width of a multidirectional driveway: from 7.5 metres to 6.0 metres
· Reduction in the required width of a street front buffer: from 4.0 metres to 3.0 metres
DISCUSSION
Official Plan
Within Section 3.1 of the Official Plan (Generally Permitted Uses) both a Retirement Home and Care Facility are considered within the Village designation, where the applicable Zoning By-law permits a dwelling.
The Official Plan designates the lands as Village. The intent of the Village designation is to
permit 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. A wide range of housing forms is
permitted to meet the needs of the Village’s population, including
institutional uses. The intensity and
distribution of these types of land uses within a Village are determined in the
context of:
- The ability to support development on private water and wastewater services or on public services where such exist.
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The policies set forth in the applicable Village Plan
(Volume 2C)
The subject application meets the above criteria as
demonstrated in the review of Volume 2C.
The Village Plan for Richmond designates the lands as
Residential. The Residential
designation permits such uses as low, medium or high density housing, schools,
day care facilities, nursing homes, libraries or mobile home parks. The intent of this designation is to
accommodate a broad range of new dwelling types over the 10-year residential
land supply within the Village.
The proposed Zoning By-law amendment is compatible with Official Plan polices where, in the Richmond Village Plan, Section 5 - Residential and Housing the following objectives are met:
- The built form will respect and be compatible with existing and new residential areas. A six‑metre interior side yard setback and three‑metre landscaped buffer strip will be required to aid in the transition from the R1 zone to the new Institutional Exception zone.
- Development will be serviced by a new trunk sanitary sewer, new storm water retention ponds and an existing private-communal well, as permitted within the Village Plan.
- The proposal meets the density provisions set out in Volume 2C for the Village of Richmond, where no more than 99 units per net residential hectare are permitted.
- The proposal does not exceed the maximum height limitations established in the Village of Richmond Plan, (15 metres).
- Proximity to natural amenities is to be regarded for higher density uses. The proposal is within walking distance of the CMU zone, and the existing commercial plaza.
- The attached concept plan illustrates a building orientation intended to provide minimal impacts on the adjacent R1 zone to the immediate west.
The proposed Zoning By-law amendment adheres to Section 5.4 Non-Residential Uses within the Richmond Village Plan, which stresses compatibility with adjacent land uses, adequacy of road capacity, satisfactory use of zone categories, and proximity to other Institutional uses.
Details of Changes to the Township of Goulbourn Zoning By-law
The Institutional Exception Holding zone (I-x) zone will permit the following uses, as defined in the former Township of Goulbourn Zoning By-law (40-99): Assembly Hall, Clinic, Private Club, Group Home, Nursing Home, Retirement Lodge and Senior Citizen Apartment. A new definition of ‘Day Care’ will be added to permit a place providing temporary care for any individual for a continuous period not exceeding 24 hours.
The zoning provisions will adhere to the parent Institutional Zone, with modifications made to yard provisions, building height, permitted number of dwelling units and landscape buffer requirements. These zone provisions, which deviate from the parent Institutional zone, are tailored to meet the attached Concept Plan (Document 4).
Details of Changes to the New Comprehensive Zoning By-law
It is intended that the draft New Comprehensive Zoning By-law will be passed by City Council on June 25, 2008.
The Rural Institutional zone (RI(H15)[xxxxr]) will permit such uses as; Cemetery, Community Health and Resource Centre, Day Care, Emergency Service, Museum, Place of Worship, Residential Care Facility, Retirement Home, Rooming House and School, to name a few.
The
zoning provisions will adhere to the parent Rural Institutional zone, with the
exception of the height and driveway aisle width, where the height will be
increased from 11 metres to 15 metres, and the driveway aisle width
reduced from 6.7 metres to 6.0 metres.
Traffic
The site will be accessed from streets in the
abutting subdivision to the immediate west, which have yet to be constructed
and do not have a definite timetable for construction. Traffic from the site will outlet to Perth
Street via Nixon Farm, at a signalized intersection. A secondary access will be constructed from the continuation of
Oak Leaf Private into Phase 3 lands.
This access is the main access of Phase 1 and Phase 2 and also outlets
to Perth Street, however at an un-signalized intersection.
Conceptually Phase 3A could be temporarily accessed
by Oak Leaf Private until such time that the main access can be established
onto Nixon Farm Drive, dependent upon findings of a required traffic
study. Once access is established on
Nixon Farm Drive, Oak Leaf Private will be limited to emergency and service
traffic only. Phase 3B will not be
permitted to commence until such time that the main entrance from Nixon Farm
Drive is constructed.
The future Site Plan Control application will be
expected to address interim road access and pedestrian connectivity on site.
Servicing
Water: Hyde Park is currently serviced by a private
water system, which was designed contemplating future expansion. The system will be enlarged to service Phase
3 including the drilling of an additional well.
Storm
Services: Phase 3A will initially drain
to the existing storm pond at the rear of Phase 1. This pond, which currently provides storm water management for
part of Phase 1 and all of Phase 2 of the Hyde Park development, will be
enlarged as necessary to temporarily accommodate Phase 3A. The landowners for the lands north of Perth
Street will be undertaking a drainage study to determine the appropriate storm
water management requirements. The
applicants land will ultimately be serviced through recommendations of the
drainage study.
Sanitary Sewer:
The site will outlet to the Richmond North Trunk Sanitary Sewer, which
was installed in 2008. The sewer has been designed to accommodate the higher
densities proposed for this site.
Conclusions
The subject Zoning By-law amendment is appropriate
as it meets the intent of the Official Plan and the intent of the Richmond
Village Plan. The construction of the
new Richmond North Sanitary Sewer and completion of Nixon Farm Drive will
enable the site to be adequately serviced.
The Institutional zone and associated uses are envisioned in the
applicable Official Plan policies, and through the setback and landscape
provisions will ensure a compatible form of development with adjacent land uses
is upheld.
RURAL IMPLICATIONS
It is anticipated that the proposed Zoning By-law amendment, if realized in a development, will create opportunities for rural residents to remain within their community over the latter stages of life, including various health circumstances. Furthermore, the approval of these uses can aid in contributing to the village economy through the need to provide auxiliary services for seniors.
The Zoning By-law amendment is appropriate for the village setting and no adverse land use impacts are expected.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of this application and the staff recommendation. The City received comments on this application, detailed in Document 3.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to time allocated to issue resolution.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
Document 4 Concept Plan
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner, Matt Hyde, Hyde Park Residences, 1 Neely Street RR1, Dunrobin, ON K0A 1T0, applicant, Debbie Belfie, 21 Pinecone Trail, Stittsville, ON, K2S 1E1, 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, Transit and the Environment 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.
LOCATION MAP DOCUMENT 1
DOCUMENT
2
DETAILS OF RECOMMENDED ZONING
Former Township of Goulbourn Zoning By-law 40-99
The subject lands known municipally as 6143 Perth Street shown on Document 3 will be rezoned from R1 to I‑**.
Notwithstanding any provisions of By-law 40-99, the lands zoned I-** must be used in accordance with the following:
The only permitted uses are:
Residential
Uses:
Senior Citizen’s Apartment
Non-Residential
Uses:
Assembly Hall
Clinic
Day Nursery
Group Home
Nursing Home
Private, Club
Retirement Lodge
The following zone provisions apply:
Maximum Building Height: 15 metres
Dwelling Units per Lot: no maximum
Despite Section 3-3(a), on lands zoned I-**, a buffer strip with a minimum width of 3.0 meters is required along the full length of any property line adjacent to a Residential Zone.
Despite Section 3-3(b)(i), on lands zoned I-**, a buffer strip with a minimum width of 3.0 metres is required adjacent each street line.
Despite Section 3-16(e)(i), on lands zoned I-**, a driveway with a minimum width of 6.0 metres is required for a multi-directional driveway.
Despite the definition of “Day Nursery” in Section 2, on lands zoned I-**, a Day Nursery is “a place where temporary care is provided for any individual for a continuous period of time not exceeding twenty-four hours, but does not include the services of a health care practitioner”.
Despite the definition of “Senior Citizen Apartment” in Section 2, on lands zoned I-**, a Senior Citizen Apartment is “a dwelling, apartment principally intended for and designed to meet the specific needs of seniors”.
Despite the definition of “Lot Line, Front” in Section 2, on lands zoned I-**, a Lot Line, Front, in the case of an Interior Lot, is “the western boundary of lot zoned I-**.”
New Comprehensive Zoning By-law
The lands known municipally as 6143 Perth Street shown on the Zoning Map of the draft new Comprehensive Zoning By-law will be rezoned from VC1 to RI(H15)[xxxxr].
Despite Table 107 minimum aisle width of a parking space with an angle of 71-90 degrees: 6.0m
DOCUMENT 3
CONSULTATION DETAILS
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.
PUBLIC COMMENTS
Comment 1: Access
The new development appears to use Oak Leaf Private as the main access road to and from Perth Street. This will dramatically increase the volume of traffic on Oak Leaf Private and as a result make it more difficult for the residents along this street to back out of their driveways safely.
Comment 2: Parking
There does not appear to be enough parking spaces allotted in the new complex. We are currently struggling with a lack of visitor parking in Phase I now and as a result have to park on the street blocking access to garages and sidewalks.
Comment 3: Stormwater Management
Where is stormwater going to go? Phase 1 recently experienced extensive flooding in some basements during a recent winter thaw. I am concerned that the current sewer system may not be able to handle any more volume.
Comment 4: Water Supply
Where is the water supply for the Phase 3 complex going to come from? How would new wells capable of supplying the increased water demand in Phase 3 affect the current well supplying Phase 1 and Phase 2?
Comment 5: Traffic
There are no sidewalks for seniors to walk on in this project, they have to walk on the road and as some are hard of hearing I am concerned the increased traffic on Oak Leaf Private will mean that they will not be able to walk around the complex safely as they now can. Furthermore, a childcare facility will increase traffic volume immensely. I believe this would adversely affect the tranquility of Phase 1 as they know it now. Traffic would commence between 6:00 AM and 6:30 AM as parents drop their children off on the way to work.
RESPONSE TO PUBLIC COMMENTS
Response 1:
As part of the zoning review the ability of traffic to access and egress the site was considered. The access to the site is to be from Perth Street via Nixon Farm Drive and a subdivision road that has yet to be built. The proposed uses are expected to be off peak uses, which are not expected to affect the level of service on adjacent intersections. The intersection of Nixon Farm Drive and Perth Street is fully signalized and is expected to be able to handle the added traffic volume.
Development of any part of the site prior to the Nixon Farm Drive access being constructed would have to be supported by a traffic study, which would be a Site Plan Approval requirement.
Response 2:
The Parking Rates used for the development proposal meet the Parking Rates of both the Goulbourn Zoning By-law and the New Comprehensive Zoning By-law. The rates for the uses proposed are as follows:
Seniors Apartments: 0.5 parking spaces per unit plus 0.25 visitor parking spaces per unit (164 senior apartments = 111 parking spaces), whereas 128 are provided underground.
Response 3:
The site is serviced by a dual drainage system. Minor storm events discharge to the storm sewer system, which includes both storm sewers and a stormwater management pond. This water ultimately discharges to the City sewer system. The major drainage system accommodates major storm flow overland via the roads and major drainage routes and outlets to the former Hamilton drain.
Due to the high water table in the Richmond community most homes have sump pumps, which pump the foundation drainage to the storm sewers. The developer of the site has communicated to the City that flooding of units on Chestnut Green Private was caused by a sump pump failure, unrelated to the stormwater management design.
Response 4:
Golder Associates Ltd. was retained by the applicant to complete a Hydrogeology Report for the private communal well system supplying the Hyde Park development . The scope of work of this report was to demonstrate the long-term sustainability of water supply in order to support the proposed expansion of the development.
The report concluded that the available data indicates groundwater in the vicinity of the subject site is of sufficient quantity and quality to supply the proposed development.
Response 5:
Regarding the comment on safety and the lack of sidewalks for the new development, this point is shared with City staff and has been raised with the developer. Once the formal Site Plan Control application is submitted to the City for review copies can be made available to the public for comment, and this issue can be further examined at that time.
Regarding the traffic concerns on Oak Leaf Private, generated from the Childcare Facility, it should be noted that although the childcare facility is requested in the Zoning By-law amendment, it is intended for the care of seniors (no over night care will be provided within this specific use). Oak Leaf Private may only be used in the interim as the main access dependent upon traffic study findings provided at the Site Plan review stage.
COUNCILLOR’S COMMENTS
Councillor Brooks is in support of this Zoning By-law amendment.
CONCEPT PLAN DOCUMENT 4
