Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

and Council / et au Conseil

 

May 15, 2008 / le 15 mai 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 : Karen Currie, Manager / Gestionnaire, Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424, 28310  Karen.Currie@ottawa.ca

 

Barrhaven (3)

Ref N°: ACS2008-PTE-PLA-0119

 

 

SUBJECT:

ZONING - PART OF 3432, 3454, 3508 AND 3853 GREENBANK ROAD (FILE NO.  D02-02-07-0013)

 

 

OBJET :

ZONAGE - partie des 3432, 3454, 3508 et 3853, chemin greenbank

 

 

REPORT RECOMMENDATIONS

 

That the  recommend Council:

 

1.         Approve an amendment to the former Nepean Zoning By-law to change the zoning of Part of 3432, 3454, 3508 and 3853 Greenbank Road from Future Growth Zone to RMU Block (XX) - Residential Mixed Unit (Exception) Zone, Con - Conservation Zone, IS/RMU Block (XX) Zone - Institutional School/Residential Mixed Unit (Exception) Zone, CMU Block (XX) - Commercial Mixed Use (Exception) Zone and PRP - Parks and Recreation Zone (Public) 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 3432, 3454, 3508 and 3853 Greenbank Road from DR - Development Review Zone to R3YY [XX] - Residential Third Density Zone [Exception XX], EP - Environmental Protection Zone, I1/R3YY[XX] - Minor Institutional/Residential Third Density Zone [Exception XX], GM – General Mixed Use Zone and L2 – Community Leisure Facility Zone, as shown in Document 1 and detailed in Document 2.

 

RECOMMANDATIONS DU RAPPORT

 

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil

 

1.                  d’approuver une modification au Règlement municipal de zonage de l’ancienne ville de Nepean, afin de changer le zonage d’une partie des 3432, 3454, 3508 et 3853 du chemin Greenbank, pour le faire passer de zone de croissance future à bloc RMU (XX) – zone d’unité résidentielle mixte (exception), Con – zone de conservation, bloc IS/RMU (XX) – zone d’école institutionnelle/unité résidentielle mixte (exception), bloc CMU (XX) – zone d’utilisation commerciale mixte (exception) et PRP – zone de parcs et loisirs (publique), tel qu’il est indiqué dans le Document 1 et détaillé dans le document 2.

 

2.                  d’approuver une modification au nouveau Règlement municipal de zonage complet, afin de changer le zonage d’une partie des 3432, 3454, 3508 et 3853 du chemin Greenbank, pour le faire passer de DR – zone d’examen des projets d’aménagement à R3YY [XX] – zone résidentielle de troisième densité [exception XX], EP – zone de protection environnementale, I1/R3YY[XX] – zone de petites institutions/résidentielle de troisième densité [exception XX], GM – zone polyvalente mixte et L2 – zone d’installations récréatives communautaires, tel qu’il est indiqué dans le Document 1 et détaillé dans le Document 2.

 

 

BACKGROUND

 

This application applies to 84.7 hectares of land, located south of the Nepean Town Centre and the Jock River, west of the existing Greenbank Road alignment and referred to as the “Half Moon Bay Subdivision” (see Document 1).

 

The lands lie within a larger area, which was the subject of a Community Design Plan (CDP) that received Council approval in June 2006.  The Barrhaven South CDP will provide planning direction for development applications within the South Nepean Urban community. This Zoning By-law application will implement the objectives of the CDP for the lands that lie within Phase 1 of that plan.

 

Purpose of Zoning Amendment

 

The proposal is to construct a subdivision comprising of 1600 residential units in the form of single-detached, semi-detached, street townhouses, and multiple attached units (back-to-back) all on public streets or lanes with alternative standard rights-of-way widths and laneways, including a school site, public parks, conservation lands, and two community level shopping sites.

 

A companion subdivision application is being processed that includes three neighbourhood parks, one community level park adjacent to a planned stormwater management pond and a linear open space system along the Jock River, one school site, a potential apartment block and two neighbourhood level commercial blocks. 

 

Existing Zoning

 

The subject lands are currently zoned Future Growth – FG Zone in the former City of Nepean Zoning By-law.  The FG zone generally applies to lands where future urban development is intended in accordance with an approved Community Design Plan.

 

Proposed Zoning

 

The subject lands are proposed to be rezoned to the following zone categories: Residential Mixed Unit - RMU Exception Zone, Conservation – CON Zone, Institutional School/Residential Mixed Unit – IS/RMU Exception zone, Commercial Mixed Use – CMU Exception Zone, and Parks and Recreation Public - PRP Zone. The nature of the zone exceptions are discussed in detail in the following paragraphs.

 

DISCUSSION

 

Official Plan 

 

The lands have been recently re-designated from Developing Community to General Urban Area in the Official Plan. The previous designation required the preparation of a CDP that will provide a framework and direction for development applications in such areas. The Barrhaven South CDP that was completed for the South Urban Community fulfilled this requirement. City Council subsequently approved an Official Plan Amendment in June 27, 2007, changing the designation of the lands to General Urban Area. 

 

Details of Proposed Zoning 

 

The Zoning By-law amendment proposes the following five zone categories for all of the lands affected by this application, with further detail provided in Document 2:

 

·        A Residential Mixed Unit - RMU (Exception) Zone for the residential portions of the subdivision, identified as Area A in Document 3. Unit types permitted in the RMU zone will include single, semi-detached, townhouses, and “back-to back” units. The exception zone is necessary to allow for unique zone provisions for the proposed housing products. The provisions are very similar to the standard RMU zone requirements, which permits a dense and compact urban form. The request is for decreased front yard setbacks for the garages to 3.5 metres, whereas four metres is used in the RMU zone, lot coverage to 55 per cent as opposed to 50 per cent, reduced rear yard setback to six metres instead of nine metres and the 0‑metre rear yard setbacks for the “back-to-back” townhouse units. The latter is a built form that incorporates ground-oriented townhouses that, in addition to being linked at the sides, are also attached at the rear.

 

·        A Conservation - Con Zone for the area that covers the stormwater management pond and realigned Todd Drain, identified as Area B in Document 3. The Conservation Zone permits stormwater ponds, river corridors and other areas that are intended to be preserved in their natural state and may include unstructured recreational uses.

 

·        An Institutional School/Residential Mixed Unit – IS/RMU (Exception) Zone for the one elementary school planned to serve the community, identified as Area C in Document 3. This site is proposed to have a dual zoning in place in the event that the school board does not acquire the site, the lands will revert to residential use without the need for a further zoning amendment process.

 

·        A Parks and Recreation – PRP Zone applicable to the District Park planned for this community, identified as Area D in Document 3. This is consistent with the zoning of all lands dedicated through plans of subdivision and intended to serve the community needs through active and passive recreational facilities. All parks, including the neighbourhood parks permitted in the RMU zones, are strategically located to serve as focal points in the community. 

 

·        A Commercial Mixed Use – CMU (Exception) Zone applicable to the three commercial blocks of land located in the future community core to serve the areas shopping and business needs, including providing employment and housing opportunities in a mixed-use building format, identified as Area E in Document 3.  The exception zone is necessary to remove the floor space index and commercial floor area limits as the height and development setbacks will sufficiently regulate the built envelope of future development.  The exception is also necessary to remove Outdoor Vehicle or Merchandise Sales and Automobile-related uses which are not permitted in the Community Core area of the CDP.

 

The proposed development will include a mix of housing types at a density of approximately 29 units per hectare. This is in compliance with the development targets established in the Barrhaven South Community Design Plan. The zone provisions that are being requested through the exception are to allow for a marginally more dense development than the standard RMU zone permits. Some of the innovative dwelling unit types that will be supported by the zoning include townhouses that are attached at the rear of each unit, also referred to as “back-to-back” units and rear-lane townhouses. These units promote a more compact urban form that promotes efficient use of the City infrastructure and should be very transit supportive.  The latter are major policy objectives in the current Official Plan. The proposed zoning will also allow for model homes and a sales centre to be built on these lands to showcase the applicant’s products and future development plans.

 

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 subject lands are currently zoned DR – Development Reserve in the March 2008 draft of the new Comprehensive Zoning By-law.  Considering the immanent timing for approval of the new Comprehensive Zoning By-law, the subject lands are proposed to be rezoned to the following zone categories: R3YY[XX] - Residential Third Density Zone [Exception XX], EP - Environmental Protection Zone, I1/R3YY[XX] - Minor Institutional/Residential Third Density Zone [Exception XX], GM [XX] – General Mixed Use Zone [Exception XX],  and L1 – Community Leisure Facility Zone. The nature of the zone exceptions are discussed in detail in the following paragraphs with further detail in Document 2:

 


·        A R3YY[XX] - Residential Third Density Zone [Exception XX] for the residential portions of the subdivision, identified as Area A in Document 3. Unit types permitted in the RMU zone will include detached, semi-detached, and multiple attached (townhouses, rear lane townhouse, and “back-to back” units) dwelling units. The exception zone is necessary to allow for unique zone provisions for the proposed housing products. The provisions are similar to the standard R3 zone requirements, and closely follow Exception 1455 which was created to accommodate a similar dense and compact urban development by Mattamy.  The request involves modest decreases to minimum lot areas, widths, and required yards as well as increases to the maximum permitted lot coverage and height for multiple attached dwellings only.  The most significant provision changes are the reduction of the required rear yard for single detached dwellings on a corner lot to 0.6 metres from 6.0 metres to accommodate corner dwellings with side yard amenity areas, the removal of the 65 per cent maximum lot coverage limit on multiple attached dwellings to accommodate the rear lane product design, and the elimination of rear yards for “back to back” multiple attached dwellings, that, in addition to being linked at the sides, are also attached at the rear.

 

·        An EP1 Subzone – Environmental Protection 1 Subzone for the area that covers the stormwater management pond and realigned Todd Drain, identified as Area B in Document 3. The EP1 Zone permits stormwater ponds, river corridors and other areas that are intended to be preserved in their natural state and may include unstructured recreational uses.

 

·        An I1/ R3YY [XX] – Minor Institutional / Residential Third Density Zone [Exception XX] for the one elementary school planned to serve the community, identified as Area C in Document 3. This site is proposed to have a dual zoning in place in the event that the school board does not acquire the site, the lands will revert to residential use without the need for a further zoning amendment process.

 

·        A L2 – Major Leisure Facility Zone applicable to the District Park planned for this community, identified as Area D in Document 3. All parks, including the neighbourhood parks permitted in the R3YY zone, are strategically located to serve as focal points in the community. 

 

·        A GM [XX] – General Mixed Use Exception Zone applicable to the three commercial blocks of land located in the future community core to serve the areas shopping and business needs, including providing employment and housing opportunities in a mixed-use building format, identified as Area E in Document 3.  The exception is necessary to remove a drive though facility that is not permitted in the Community Core area of the CDP as well as Funeral Home, Place of Worship, Research and Development Industry and Technology Industry that were not considered to be consistent with the applicant’s vision for the Commercial Core area.

 

In order to accommodate the density and design unique to the proposed subdivision the following additional amendments to the New Comprehensive Zoning By-law are proposed, details of which are contained in Document 2:

 

·          Amendment to Section 57: Corner Sight Triangles, the following dimensions are proposed: 

 

o       10‑metre triangles when involving arterial roads,

o       5 metres when involving only local roads, and

o       3 metres when involving a public lane

 

·          Amendment to Section 59: Frontage on a Public Street, when access to a lot is provided by a public rear lane a minimum of 8.5 metres wide, and that lot also abuts a public park, the public park frontage shall be considered to be a “frontage on a public street” for interpretation of the provisions of this zoning by-law,

 

·              Amendment to Section 64: Permitted Projections above the Height Limit, the following amendments are proposed:

 

o       a sill, belt course, cornices, eaves, gutters, chimneys, chimney box, and fireplace box, overhangs or pilasters may project 1.0 metres into the required front and corner side yard and 1.0 metres, but no closer than 0.2 metres, into the interior side yard

o       balconies may project 2.0 metres, but no closer than 1.0 metres from the property line and no closer than 0 metres from a property line abutting a sight triangle, into the front and corner side yard

o       open, roofed or unroofed porches and entrance features not exceeding one storey in height may project 2.0 metres, but no closer than 1.0 metres from the property line and no closer than 0 metres from a property line abutting a sight triangle, into the front and corner side yard, and 1.0 metres into a rear yard

o       a deck may project 2.0 metres, but no closer than 1.0 metres from the property line, into a front and corner side yard; in a rear and interior side yard a deck may project to within 0.3 metres of a lot line and an additional 0.3 metres setback from every 0.3 metres or portion thereof that is constructed above finished grade

o       steps attached to a porch may project 2.5 metres, but no closer than 0.5 metres from property line and no closer than 0 metres from a property line abutting a sight triangle, into a front and corner side yard

o       air conditioning units may project 1.0 metres, but no closer than 0.2 metres to the interior property line, into a corner, and interior side yard and 2.0 metres into a rear yard.

 

·          Amendment to Section 101(i) Minimum Parking Space Rates, in the case of a home based business operating within a multiple attached or semi-detached dwelling, the required parking space is only required if the business involves an outside employee,

 

·          Amendment to Section 109 (7) Location of Parking, no more than 60 per cent of the area of any front yard or corner side yard may be used as a driveway or parking space.

 

·          Amendment to Section 136: Maximum Number of Attached Dwellings Units in a Multiple Attached Dwelling, blocks of multiple attached dwellings that are attached along the rear and side walls shall be limited to 16 attached dwelling units within each block instead of the current limit of eight dwellings.

 


Natural Environment

 

The site contains two municipal drains, the Todd Municipal Drain and East Clark Municipal Drain that currently traverses the site and outlets into the Jock River. The proposed stormwater management system for Barrhaven South will enclose the East Clarke drain and partially enclose the Todd drain. A new pond immediately north of the existing Cambrian Road will accommodate stormwater run-off from this site, and the remaining open areas of the Todd drain, which includes a 40-metre corridor that will include a recreational pathway with links to other parts of the community, will be realigned and rehabilitated, improving habitat for fisheries. These areas have been zoned as Conservation lands. The Department of Fisheries and Oceans and the Rideau Valley Conservation Authority have reviewed these channel modifications and have addressed the fish habitat compensation requirements through the draft approval of the subdivision.

 

Concurrent Application 

 

A concurrent application for subdivision approval has been draft approved and is in the process of being cleared for registration.

 

Conclusion

 

In summary, the Department supports the Zoning By-law amendment application because it responds to policies in the Official Plan that speak to the creation of unique, compact and innovative developments that in the long term result in more efficient use of the City infrastructure and resources. Further, the proposed zoning conforms with the Barrhaven South Community Design Plan in terms of development pattern, housing mix and density. The subdivision layout has been also influenced by the recommendations of the Barrhaven South Master Servicing Study and Jock River Reach 1 Subwatershed Study and this Zoning By-law amendment will facilitate those objectives.

 

ENVIRONMENTAL IMPLICATIONS

 

The proposed zoning of the Conservation areas will assist in improving the fish habitat in the drain and ultimately improve conditions in the Jock River. Riparian planting that will be required through the subdivision approval in the Conservation lands and will also improve the existing channel conditions. The West Clarke and Todd Drains will be partially enclosed, relocated and rehabilitated to provide a net overall improvement to fish habitat.

 

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 did not receive any negative comments or opposition to this application. A public meeting as required for the subdivision application was held on April 4, 2007 and many of the questions surrounded the layout of the plan and timing of infrastructure works.

 

FINANCIAL IMPLICATIONS

 

The proposed development does not require an expenditure of municipal funds over and above those funds recovered by development charges or for which an allocation has been made in a Council approved budget

.

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 the complexity of the issues associated with the servicing of the associated subdivision.

 

SUPPORTING DOCUMENTATION

 

Document 1      Location Map

Document 2      Details of Recommended Zoning

Document 3      Zoning Key Plan

Document 4      Draft Plan of Subdivision

 

DISPOSITION

 

City Clerk’s Branch, Council and Committee Services to notify the owner, Mattamy Homes, Huntmar Road, applicant, Brian Casagrande, FoTenn Consultants Inc., 223 McLeod Street Ottawa, Ontario K2P 0Z8, 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

 

DETAILS OF RECOMMENDED ZONING                                                       DOCUMENT 2

 

Proposed Changes to By-law 100-2000

 

1.                  That the lands known municipally as part of 3432, 3454, 3508 and 3853 Greenbank Road, shown as Areas A to E in Document 3, be rezoned as follows:

 

·        Area A from FG to RMU Block (XX)

·        Area B from FG to CON

·        Area C from FG to IS/RMU Block (XX)

·        Area D from FG to PRP

·        Area E from FG to CMU Block (XX)

 

2.         Notwithstanding the permitted uses of section 6:5 RMU:1 and the Zone Provisions of 6:5 RMU:2, on lands zoned RESIDENTIAL MIXED UNIT ZONE (RMU) Block XX- , on Schedules B17 and B20 of the Nepean Zoning By-law 100-2000, the following applies:

 

Additional Permitted Uses

 

1.    Dwelling, single detached

2.    Dwelling, semi detached

3.    Dwelling, multiple attached

4.        Dwelling, multiple attached, including units accessed by a rear lane and those which are attached back-to-back, as well as side-to-side

5.        Temporary Office for the Sale of Residential Units and Associated Parking

6.        Park

7.        Community Centre and/or Recreation Facility

 

            Zone Provisions: for Dwelling, single detached, and Dwelling, semi detached

 

Lot and Building:

Minimum lot frontage:                                                                                                                            8.8 m

Minimum lot area:                                                                     220 m2

Maximum lot coverage:                                                 55 %

Maximum Building Height:                                                         11 m

 

Minimum Building setback requirements:

Front Yard (main building):                                                        3.0 m

Front Yard (attached garage):                                                   3.0 m

Rear Yard:                                                                                6.0 m

Rear Yard, corner lot:                                                               0.6 m

 

Interior Side Yard,

Minimum combined on each lot                                     1.8 m

(minimum of 0.6 metres on one side)

Interior Side Yard, corner lot:                                                    0.6 m

Exterior Side Yard:                                                                   2.5 m

 

            Zone Provisions: for Multiple Attached Dwelling, On Rear Lane:

 

Lot and Building:

Minimum lot frontage:                                                                4.0m

Minimum lot area:                                                                     81m2

Maximum lot coverage for

street townhouse dwelling on rear lanes

(main building and building features,

as defined in this By-law):                                                          No maximum coverage

Maximum building height (main building):                                   14m

 

Minimum Building setback requirements:

Front yard (main building):                                                         3.0m

Front yard (attached garage):                                                    3.0m

Rear yard:                                                                                 6.0m

Rear yard, street townhouse dwelling on rear lanes:                    0.0m

 

Exterior side yard                                                                      2.5m

Interior side yard (between attached buildings):              0.0m

Interior side yard (main building, combined):                               1.2m

(a minimum of 0.6m on one (1) side of the building, 1.2m minimum separation between buildings on separate lots / blocks).

 

            Zone Provisions: for Dwelling Multiple Attached (“Back-to-backs”):

 

Lot and Building:

Lot frontage:                                                                             6.0m

Lot area:                                                                                   86 m2

Maximum lot coverage (main building):                          No maximum

Maximum building height (main building):                                   14m

 

Minimum Building setback requirements:

Front yard (main building):                                                         3.0m

Rear yard:                                                                                 0.0m

Exterior side yard:                                                                      2.5m

Interior side yard (main building, combined):                               1.2m

(a minimum of 0.6m on one (1) side of the building, 1.2m minimum separation

between buildings on separate lots / blocks).

 

            Zoning Provisions for a temporary sale centre and parking areas

 

Minimum Building setback requirements:

Front yard:                                                                                2.0m

Rear yard:                                                                                 6.0m

Exterior side yard:                                                                     2.5m

Interior side yard (main building):                                                1.2m

 

Parking and Driveway for a sale centre and parking area:

 

·        Parking and driveway requirements shall be designed in compliance with the general provisions of the former City of Nepean Zoning By-law, unless noted below.

 

3.         The following special provisions shall apply to Dwelling, street townhouse, Dwelling, street townhouse on rear lane and Dwelling, multiple attached (“back-to-backs”)

 

                         i.          On lands zoned RESIDENTIAL MIXED UNIT (RMU) ZONE Block XX, where a private residential driveway on a lot intersects with a public sidewalk provided under the requirements of the plan of the subdivision, the yard setback to the attached private garage shall be a minimum of 6.0 metres from the back edge of the sidewalk.

 

                        ii.          The front yard setback to the private garage may be reduced to 3.0m where the private garage is at the same distance from the front lot line as the main building, except in the case of special provision number 1, above.

 

                      iii.          The front wall of the garage may not be located more than 2.0 metres closer to the front lot line than either the front wall of the main building or the leading edge of a covered and / or enclosed porch.

 

                      iv.          Notwithstanding the zone provisions above, a part of the parking space for a single-detached, semi-detached, street or stacked townhouse and multiple attached dwelling may extend into the road allowance a maximum distance of 2.0 metres, measured from the street lot line.

 

4.       Section 2 of By-law 100-2000 is amended by adding the following definitions in alphabetical order:

 

“DWELLING MULTIPLE ATTACHED ON REAR LANE” means a DWELLING MULTIPLE ATTACHED where each DWELLING UNIT is located on a separate LOT, and where each such lot has the required frontage on a street, but vehicular access is provided on a REAR LANE.  In the case of a DWELLING MULTIPLE ATTACHED ON REAR LANE fronting onto a municipal PARK, stormwater facility and/or OPEN SPACE, the LOT LINE, FRONT shall be the LOT LINE and LOT AREA abutting the park, stormwater facility or open space.  The YARD, REAR and LOT LINE, REAR shall be the LOT LINE and LOT AREA abutting the REAR LANE. 

 

“REAR LANE” means a municipally improved and owned road allowance, with a right-of-way width in compliance with the municipally approved right-of-way cross-sections

 

“YARD EXTERIOR SIDE” shall mean the shortest distance abutting a street between any part of a building and the lot line side, extending from the YARD FRONT to the YARD REAR

 

5.     The provisions of Section 5 apply to lands zoned RMU (Block XX) except for those contrary to the following:

 

                     i.      Density (minimum):  29 units per net hectare

 

                   ii.      No more than 60% of the area of any yard, front shall be used as a driveway or parking space.

 

                  iii.      The minimum distance between a driveway and an intersection of two street lines shall be 6.0 metres measured at the street line.

 

                 iv.      The minimum distance between a driveway for a Dwelling, street townhouse on a rear lane and an intersection of two street lines shall be 3.5 metres measured at the street line.

 

                   v.      Outdoor amenity areas will be permitted on top of garages in Dwelling, Street Townhouses on Rear Lanes.

 

                 vi.      A driveway for a street townhouse on a rear lane may occupy 100% of the required rear yard area.

 

                vii.      A 0.0 metre setback at the lot line abutting a corner site triangle is permitted.

 

6.    Notwithstanding subsection 5:18, on lands zoned RMU (Block XX), the following additional provisions apply:

 

i. “Building features” are covered and non-covered porches, entrance features, decks, porch and building overhang, air conditioning units, fireplace / chimneys, balconies, eaves and bay window features without foundations.

 

                     i.      The maximum permitted projection of building features listed in 5(i) into front and exterior side yards is 2.0m, provided that it is no closer than 1.0m to the street property line.

 

                   ii.         The maximum permitted projection of building features listed in 5(i) into interior side and rear yards is 1.0m provided that it is no closer than 0.20m to the side and rear property lines.

 

                  iii.      A 0.0m setback for building features listed in 5(i) is permitted at the lot line abutting a corner sight triangle.

 

                 iv.      The minimum yard setback provisions of the applicable zone and the parking provisions do not apply to temporary office buildings for the sale of residential units.

 

                   v.      Temporary office buildings for the sale of residential units may be located on the lands only until such time as the work has been completed or abandoned or such buildings, structures or equipment are no longer required. 

                      vi.          Temporary office buildings for the sale of residential units must not exceed the height limit applicable to that zone.

 

                    vii.          More than one Dwelling Single Detached is permitted on an existing lot of record for the purpose of serving as a model home provided a draft Plan of Subdivision has been approved for the lot of record.

 

7.   Notwithstanding Clause 5:20:5, the following parking provision applies to lands zoned RMU (Block XX):

 

·        The minimum number of parking spaces required for a Dwelling, street

         townhouse on rear lane and/ or Dwelling, multiple attached (“Back-to-backs”)

         with a private garage from a public street / lane is:                                        1.0 space per unit.

 

8.      Notwithstanding Section 7:9, for land zoned CMU (XX), the following shall apply:

·        No Outdoor Vehicle or Merchandise Sales or automobile-oriented uses are permitted

·        No maximum FSI or Floor area limit

 

Proposed Changes to new Comprehensive Zoning By-law

 

That the lands known municipally as part of 3432, 3454, 3508 and 3853 Greenbank Road, shown as Areas A to E in Document 3, be rezoned as follows:

 

 

1.   Despite Section 159, for lands zoned R3YY[XX], the following additional provisions will apply:

 

·        where access to a lot is provided by a street with sidewalks provided under the requirements of the plan of subdivision, the front yard setback for an attached garage will be measured from the garage to the nearest edge of the sidewalk, for a minimum setback of 6 m from the back edge of the sidewalk

·        the front wall of an attached garage may not be located more than 2 m closer to the front lot line than either the front wall of the main building or the leading edge of a roofed porch

·        minimum density is 29 units per net hectare

·        the minimum distance between a driveway and an intersection of two street lines is 6 m measured at the street line.

·        the minimum distance between a driveway for a multiple attached dwelling on a public lane and an intersection of two street lines is 3.5 m measured at the street line. 

·        outdoor amenity areas is permitted on top of garages in multiple attached dwellings located on rear lanes

·        More than one Dwelling Single Detached is permitted on an existing lot of record for the purpose of serving as a model home provided a draft Plan of Subdivision has been approved for the lot of record.

 

      Zone requirements for detached dwellings:

 

            i)    minimum lot area is 220 m²

            ii)   minimum lot width is 8.8 m

iii) minimum front yard setback is 3 m for the principle building and attached garage

iv) minimum combined interior side yard setback is 1.8 m with a minimum of 0.6 m on one side

v)   minimum rear yard for a corner lot is 0.6 m

vi) minimum corner side yard is 2.5 m

            vii)  maximum lot coverage is 55%

 

      Zone requirements for semi-detached dwellings:

 

            i)    minimum lot area is 137 m²

            ii)   minimum lot width is 5.5 m

iii)   minimum front yard setback is 3 m for the principle building and attached garage

            iv) minimum corner side yard is 2.5 m

            v)   minimum rear yard setback for a multiple attached dwelling and garage on a rear l ane             is 0 m

            vi)  maximum lot coverage is 65%

            vii)  maximum building height is 12 m

 

      Zone requirements for back-to-back multiple attached dwellings:

 

            i)    minimum lot area is 81 m²

            ii)   minimum lot width is 4 m

iii) minimum front yard setback is 3 m for the principle building and attached garage

            iv) minimum corner side yard is 2.5 m

vi) minimum interior side yard setback is 1.5 m and 0 m on the common lot line of attached buildings

            vii) maximum building height is 14 m

 

2.   Despite Section 187, for lands zoned GM [XX], the following additional provisions will apply:

 

            i)    Uses prohibited:

-          funeral parlour

-          drive though facility

-          place of worship

-          technology industry

-          research and development industry

 

ii)       maximum building height is 24 metres (6 storeys)

iii)     there shall be no maximum FSI restriction

iv)     mixed-use buildings shall not have a minimum front or corner side yard setback requirement

v)      No minimum landscaped areas, except that where a yard is provided and not used for required driveways, aisles, parking, loading spaces or outdoor commercial patio, the whole yard must be landscaped.

 

3.   Despite Part 1 Administration Interpretation and Definitions Section 54 and Part 2 General Provisions, Section 55 and 59 or other sections to the contrary, on lands zoned R3YY[XX], the following additional provisions apply:  

 

·          When access to a lot is provided by a public rear lane a minimum of 8.5 metres wide, and that lot also abuts a public park, the public park frontage shall be considered to be a “frontage on a public street” for interpretation of the provisions of this zoning by-law.

 

·        a sill, belt course, cornices, eaves, gutters, chimneys, chimney box, fireplace box, overhangs or pilasters may project 1 m into the required front and corner side yard and 1 m, but no closer than 0.2 m, into the interior side yard

 

·        balconies may project 2 m, but no closer than 1 m from the property line and no closer than 0 m from a property line abutting a sight triangle, into the front and corner side yard

 

·        open, roofed or unroofed porches and entrance features not exceeding one storey in height may project 2 m, but no closer than 1 m from the property line and no closer than 0 m from a property line abutting a sight triangle, into the front and corner side yard, and 1 m into a rear yard

 

·        a deck may project 2 m, but no closer than 1 m from the property line, into a front and corner side yard; in a rear and interior side yard a deck may project to within 0.3 m of a lot line and an additional 0.3 m setback from every 0.3 m or portion thereof that is constructed above finished grade

 

·        steps attached to a porch may project 2.5 m, but no closer than 0.5 m from property line and no closer than 0 m from a property line abutting a sight triangle, into a front and corner side yard

 

·        air conditioning units may project 1 m into a corner and interior side yard and 2 m into a rear yard, but no closer than 0.2 m to the property line.

 

 

4.      Despite Part 2 : General Provisions, Section 57 or others to the contrary, for lands zoned R3YY[XX], the following additional provisions shall apply :

 

·        Corner sight triangles shall have the following distances:      

o       10‑metre triangles when involving arterial roads,

o       5 metres when involving only local roads, and

o       3 metres when involving a public lane.

 

5.      Despite Part 4 : Parking, Queuing and Loading Provisions, Section 101, 106, and 109 and other sections to the contrary, on lands zoned R3YY[XX], the following additional provisions shall apply :

 

·        In the case of a home based business operating within a multiple attached or semi-detached dwelling, the required parking space is only required if the business involves an outside employee.

 

·        No more than 60% of the area of any front yard or corner side yard may be used as a driveway or parking space.

 

·        Exterior parking spaces will have a minimum length of 5.5 m and a minimum width of 2.7 m

 

6.      Despite Part 5: Residential Provisions, Section 136 or others to the contrary, on lands zoned R3YY[XX],  the following additional provisions shall apply:

 

·        Blocks of multiple attached dwellings that are attached along the rear and side walls shall be limited to sixteen attached dwelling units within each block.

 

     

 

 


ZONING KEY PLAN                                                                                             DOCUMENT 3


Draft Plan of Subdivision                                                                      DOCUMENT 4