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Tuesday, July 3, 2008 PLANNING & DEVELOPMENT 57 Napier Street, Goderich, Ontario N7A 1W2 CANADA Phone: 519.524.8394 Ext. 3 Fax: 519.524.5677 Toll Free: 1.888.524.8394 Ext. 3 www.huroncounty.ca To: Municipality of South Huron From: Craig Metzger, Senior Planner Date: October 1, 2020 Re: Application Z06-2020 Part Lot 1244, Plan 376, and Blocks 11 & 12, Plan 22M11, Exeter Ward, Municipality of South Huron Applicant: Barbara Rosser Owner: 1068775 Ontario Limited RECOMMENDATION It is recommended that zoning by-law amendment application Z06-2020 be approved. PURPOSE This By-law affects the property legally described as Part Lot 1244, Plan 376, and Blocks 11 & 12, Plan 22M11, Exeter Ward, Municipality of South Huron. The lands to be rezoned are currently zoned R3-1-H (Residential – High Density – Special Zone with a Holding Symbol) in the South Huron Zoning By-law and are proposed to be rezoned to R2-5-H (Residential – Medium Density – Special Zone with a Holding Symbol) and R3-12-H (Residential – High Density – Special Zone with a Holding Symbol) to reflect proposed modifications to the draft plan of subdivision to incorporate an apartment building and revised multiple attached dwelling requirements. The R2-5 zone provisions sets the following requirements for single detached dwellings in this zone: front yard of at least 6.5 metres to a garage and 5 metres to the dwelling, rear yard of at least 6 metres, and a maximum zone coverage of 48%. The original application requested a rear yard of 4.5 metres to a deck but as the permitted encroachment section of the Zoning By-law permits a 2.5 metre encroachment for decks this site specific provision is unnecessary and has been removed from the application. A holding symbol is attached to both the R2-5 and R3-12 lands and will be removed once the requirements of the development agreement for the draft plan of subdivision impacting the lands are addressed. In addition, the R3-1 (Residential – High Density – Special Zone) provisions are proposed to be revised to permit a 6.5 metre front yard, 7.5 metre rear yard, and a maximum zone coverage of 48%. Subsequent to circulation of the notice of circulation, it was noticed that the definition of “multiple attached dwelling” is 3 or more attached dwelling units and so a semi-detached dwelling has been added as a permitted use in this zone to reflect the proposal to have two semi-detached blocks in the subdivision. “Planning with the community for a healthy, viable and sustainable future.” Zoning By-law Amendment Application Z06-20 (Rosser for 1068775 Ontario Limited) Page 2 of 7 October 1, 2020 The R3-12 zone provisions permit a 4 storey apartment building. The location of the lands affected by these proposing zoning amendments are shown in Figures 1 & 2 below. Figure 1. 2015 Air Photo (areas affected by amendment outlined in blue) Figure 2. Zone Map 5F (identifying areas affected by zoning changes) Zoning By-law Amendment Application Z06-20 (Rosser for 1068775 Ontario Limited) Page 3 of 7 October 1, 2020 REVIEW The lands affected by the amendment application are designated Residential on Schedule “C” of the South Huron Official Plan and zoned R3-1 (Residential High Density – Special Zone) and R3-1-H (Residential High Density – Special Zone with a holding symbol) in the South Huron Zoning By-law (Zone Map 5F). Figures 3 & 4 below contain a panoramic photograph of the subject lands as well as 2014 illustration of the planned development of the lands being rezoned (Ridgewood subdivision). Figure 3. Panoramic Photograph of Subject Land (looking east from Motz Boulevard with stormwater management facility in foreground) Figure 4. Ridgewood Subdivision, 2014 Concept Plan (current vacant lands outlined in red) The lands affected by this application are vacant (those lands outlined in yellow in Figure 3) with the exception of parcels containing two multi-unit townhome buildings (#31 & #32 as outlined in red in Figure 4). Zoning By-law Amendment Application Z06-20 (Rosser for 1068775 Ontario Limited) Page 4 of 7 October 1, 2020 The proposed modifications to the draft plan of subdivision would result in a new lot/block layout as shown in Figure 5 below. The proposed zoning amendments are to provide for a zoning that would permit development on these proposed lots/blocks if the draft plan amendment is approved. An application to amend the draft plan to reflect this proposed layout is anticipated to occur after zoning approval. Figure 5. Proposed Draft Subdivision Lot/Block Changes (revised lots/blocks outlined in red) Municipal staff did not identify any objections to, or issues with, the proposed zoning changes. Holding Symbol (-H) The vacant subject lands outlined in yellow in Figure 4 and in red in Figure 5 currently have a holding symbol attached to their zoning and this is proposed to be carried forward in the amended zoning. The continued placement of the -H holding symbol is necessary as these lands are within a draft plan approved subdivision and should not be permitted to have a dwelling built on them until the subdivision plan is registered and the pertinent requirements of the subdivision agreement are met (such as the installation of roads, storm water, sewage, and water services). Zone Change to R2-5 The proposed zoning change for the lands on the north side of Motz Boulevard from R3-1 to R2-5 are to facilitate the developer’s proposed change to the draft subdivision from the current 3 multiple attached buildings (10 units) to 7 single detached dwellings. A comparison of the requested R2 special provisions versus the standard R2 requirements and the current R3-1 zone provisions is provided in Figure 6 on the following page. Zoning By-law Amendment Application Z06-20 (Rosser for 1068775 Ontario Limited) Page 5 of 7 October 1, 2020 Figure 6. Proposed R2-5 Zone Provisions vs. R2 and R3-1 Provisions R3-1 Zone Changes The proposed R3-1 zone provision changes are listed in Figure 7 below and compared to the current requirements. The changes are proposed as a result of the developer’s experience with the development of the 2 multiple attached buildings on the north side of Taylor Boulevard (blocks 11 & 12 on Figure 5). The developer found that demand was considerably greater for single storey multiple attached town houses rather than the 2 storey multiple attached units that were originally planned. As a result, the developer is proposing to amend the layout for the R3-1 lands to facilitate their development as single storey town houses which requires slight reductions in front and rear yard setbacks as well as an increase in maximum zone coverage. The increase in zone coverage will also benefit the existing multiple attached dwellings as it will introduce the opportunity for them to have a small accessory structure, such as a shed. Figure 7. R3-1 Zone Provision Comparison: Proposed Changes vs. Current Requirements Zone Change to R3-12 Two, 4 unit multiple attached blocks between Motz and Taylor Boulevards and abutting the storm water management facility are proposed to be replaced with a 4 storey, 22 unit apartment building. The rezoning would permit this apartment building and recognizes that 4 storeys may result in a height that is greater than the 15 metres standard maximum height in the R3 zone. The exact design of the apartment building is currently unknown but the developer has provided an illustration of another building (see Figure 8 on the following page) to provide a sense of both the architecture and brick & stone construction under consideration, although the building would be modified to reduce it to 4 storeys with varying elevations and colours consistent with the neighbourhood. Zoning By-law Amendment Application Z06-20 (Rosser for 1068775 Ontario Limited) Page 6 of 7 October 1, 2020 Figure 8. Example Apartment Building Concept (building to be reduced to 4 storeys and modified to reflect neighbourhood colours & elevations) As a result of the circulation of the application, there were comments received from one neighbour, Rod Morrison and Debbie Glavin who own 479 Motz Boulevard (lot 9 in Figure 5). They are concerned that “a 4 story building in this location is too high and would detract from the surrounding area in regards to view and would also detract from the value of the property in the surrounding area as it would place a large amount of people and vehicle traffic into this small area.” In response to these concerns, it is noted that the proposed apartment building will be subject to site plan approval through which matters such as exterior design, location, landscaping, and exterior lighting will all require approval by the Municipality. As shown on the proposed revised subdivision layout in Figure 5, the apartment building is oriented north-south to minimize the portion of the building in proximity to other residences. It also has the large stormwater management pond between it and the residences to the west and its own parking lot between it and the residences to be built to the east. All of these together, along with appropriate landscaping, should minimize the visual impact. With respect to the number of people and traffic, the revised subdivision plan increases the number of dwelling units in the remaining undeveloped portion of the subdivision by only 6 units from 59 to 65 units and there are two entrances to the apartment building parking lot (one each off of Motz and Taylor Boulevards) and three entrances to the subdivision (Motz Boulevard and two Eastern Avenue entrances) thereby providing for some dispersion of the traffic flow.
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