10.          ZONING – 980 AND 1420 EARL ARMSTRONG ROAD

 

ZONAGE – 980 ET 1420, CHEMIN EARL-ARMSTONG

 

 

 

Committee recommendation as amended

 

(This matter is Subject to Bill 51)

 

That Council approve an amendment to Zoning By-law 2008-250 to change the zoning of 980 and 1420 Earl Armstrong Road from DR – Development Reserve to GMXX[xxxx] Sxxx – General Mixed Use Zone Subzone XX exception xxxx Schedule xxx, R5Z [xxxx] Sxxx – Residential Fifth Density Subzone Z exception [xxxx] Schedule xxx, R5Z [yyyy] Sxxx – Residential Fifth Density Subzone Z exception [yyyy] Schedule xxx and O1 - Parks and Open Space Zone as shown in Document 1 and as detailed in Documents 2 and 3, and that a modification be made to the proposed Zoning By-law to exclude the Park and Ride lands from the By-law.

 

 

Recommandation MODIFIÉE DU Comité

 

(Cette question est assujettie au Règlement 51)

 

Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de modifier le zonage des 980 et 1420, chemin Earl-Armstrong de Zone d’aménagement futur (DR) à Zone d’utilisations polyvalentes générale, sous-zone XX dotée d’une exception xxxx, annexe xxx (GMXX[xxxx] Sxxx), à Zone résidentielle de densité 5, sous-zone Z dotée d’une exception xxxx, annexe xxx (R5Z [xxxx] Sxxx) à Zone résidentielle de densité 5, sous-zone Z dotée d’une exception yyyy, annexe xxx (R5Z [yyyy] Sxxx) et à Zone de parc et d’espace vert (O1), comme l’expliquent en détail les documents 2 et 3, et qu’une modification visant à exclure le terrain du parc-o-bus soit apportée au règlement de zonage proposé.

 

 

Documentation

 

1.      Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 27 July 2011 (ACS2011-ICS-PGM-0167).

 

2.      Extract of Draft Minutes 18, Planning Committee meeting of 15 August 2011

 


Report to/Rapport au :

 

Planning Committee

Comité de l'urbanisme

 

and Council / et au Conseil

 

27 July 2011 / le 2 juillet 2011

 

Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice municipale adjointe, Infrastructure Services and Community Sustainability/Services d’infrastructure et Viabilité des collectivités

 

 

Contact Person/Personne-ressource : Derrick Moodie, Acting Manager/Gestionnaire intérimaire, Development Review-Suburban Services/Examen des projets d'aménagement-Services suburbains, Planning and Growth Management/Urbanisme et Gestion de la croissance

(613) 580-2424, 15134  Derrick.Moodie@ottawa.ca

 

 

Gloucester South Nepean / Ward 22

Ref N°: ACS2011-ICS-PGM-0167

 

 

SUBJECT:

ZONING – 980 and 1420 Earl ARmstrong Road (FILE NO.  D02-02-09-0057)

 

 

OBJET :

ZONAGE – 980 et 1420, chemin earl-armstong

 

REPORT RECOMMENDATION

 

That the  recommend Council approve an amendment to Zoning By-law 2008-250 to change the zoning of 980 and 1420 Earl Armstrong Road from DR – Development Reserve to GMXX[xxxx] Sxxx – General Mixed Use Zone Subzone XX exception xxxx Schedule xxx, R5Z [xxxx] Sxxx – Residential Fifth Density Subzone Z exception [xxxx] Schedule xxx, R5Z [yyyy] Sxxx – Residential Fifth Density Subzone Z exception [yyyy] Schedule xxx and O1 - Parks and Open Space Zone as shown in Document 1 and as detailed in Documents 2 and 3.

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de modifier le zonage des 980 et 1420, chemin Earl-Armstrong de Zone d’aménagement futur (DR) à Zone d’utilisations polyvalentes générale, sous-zone XX dotée d’une exception xxxx, annexe xxx (GMXX[xxxx] Sxxx), à Zone résidentielle de densité 5, sous-zone Z dotée d’une exception xxxx, annexe xxx (R5Z [xxxx] Sxxx) à Zone résidentielle de densité 5, sous-zone Z dotée d’une exception yyyy, annexe xxx (R5Z [yyyy] Sxxx) et à Zone de parc et d’espace vert (O1), comme l’expliquent en détail les documents 2 et 3.

BACKGROUND

 

The subject lands are located south of Earl Armstrong Road on both sides of Limebank Road between the Canyon Walk intersection and Mosquito Creek.  The lands consist of 67.5 ha of vacant land that is flat with some mature tree rows.  The City has approved a Community Design Plan (CDP) for the Riverside South area that envisions these lands becoming the central business/commercial district for the community.  A key component of this plan is to incorporate medium- and high-density residential development into this core area by promoting mixed-use buildings as well as townhouses and apartments through appropriate zoning. Another key component of the CDP is the integration of a future Bus Rapid Transit corridor, eventual Light Rail Rapid Transit line, and two future transit stations in the centre of this area. These will be orientated on an integrated public street and rapid transit corridor, along which development will be constructed to support transit services and seamlessly integrate transit with the surrounding community.

 

The applicant has also made an application for Subdivision over the same lands.  The subdivision will create seven public streets and 11 blocks to be developed in the future.  Future development of these blocks will be subject to Site Plan Control and reviewed by the Design Review Panel.

 

Purpose of Zoning Amendment

 

The proposed Zoning By-law amendment is required to allow development of a fully serviced subdivision.  The new zoning will direct future development and implement the vision of the Riverside South CDP.  The CDP indicates that these applications comprise a large portion of Neighbourhood 4 and establishes targets for land use and number of residential units.  Neighbourhood 4 includes other commercial lands north of Earl Armstrong Road and residential lands to the south of the proposal.  The whole neighbourhood will accommodate 39.7 ha of commercial land and 31.7 ha of residential mixed-use land that can accommodate 2,440 residential units at full build out.

 

Existing Zoning

 

The existing zoning of the property is Development Reserve, which recognizes lands that are intended for future urban development.

 

Proposed Zoning

 

The proposed zoning is GMXX [xxxx] Sxxx – General Mixed Use Zone Subzone XX exception xxxx Schedule xxx, R5Z[xxxx] Sxxx – Residential Fifth Density Zone Subzone Z exception xxxx Schedule xxx, R5Z [yyyy] Sxxx – Residential Fifth Density Subzone Z exception [yyyy] Schedule xxx and O1– Parks and Open Space Zone.

 


DISCUSSION

 

Provincial Policy Statement

 

The Provincial Policy Statement (PPS) provides direction on matters of Provincial Interest related to land-use planning and development by promoting efficient land use patterns that support development of viable and liveable communities.  Contained within the policy statement are explicit objectives that focus growth in settlement areas, provide an appropriate range of housing with densities that efficiently use land resources and infrastructure, create public service facilities, promote public transit and other alternative transportation modes, and create healthy and active communities.

 

The proposed development is consistent with the objectives and policies of the PPS and provides new mixed-use development that makes efficient use of available and projected infrastructure services.

 

Official Plan

 

The Official Plan designates the subject land as General Urban with a Developing Community overlay.  This designation permits the development of a full range of housing and commercial, institutional and leisure uses within a development pattern that prioritizes walking, cycling and transit over the automobile.  The Developing Community overlay requires the completion of a community design plan prior to any development being approved.  The Riverside South Community Design Plan (CDP) was approved July 2005.

 

The CDP designates the subject lands as Community Core Area, Park n’ Ride, and Park – Sub-Neighourhood.  The Community Core itself will be divided into separate areas that will have different characters and uses.

 

The Main Street and Transit Street will be lined with commercial and mixed-use buildings which will be oriented towards the street.  Windows and primary entrances will face these streets and encourage street activity.  Building heights will be 2 to 4 storeys along the Main Street.  The Transit Street can have buildings up to 6 storeys in height.

 

Large format retail development is planned to be located along Earl Armstrong Road.  Large buildings are to be brought up to the streets with parking located in the centre of the blocks.  Private driveways are planned to link parking areas to public street accesses.  These driveways shall have adequate rights-of-way protected to allow them to evolve into public streets in the future.

 

Residential areas will generally surround the commercial areas to the east, south and west, and buildings fronting onto the Transit Street will be permitted to incorporate apartments in the upper floors.  The CDP establishes targets for residential units in the core.  In order to meet these targets, residential densities are higher than in the surrounding neighbourhoods.  Apartment buildings from 4 to 6 storeys will be permitted in areas west of Main Street by Earl Armstrong and along the eastern end of the Transit Street.  Townhouses and stacked townhouse will be grouped south of the Transit Street and along the edge of the Mosquito Creek ravine.

Two Park n’ Ride facilities are to be located on opposite sides of Limebank Road south of the Transit Street in close proximity with the proposed transit stations.  The facility on the west side of Limebank Road is to be approximately 3.0 hectares and will accommodate approximately 800 cars.  The other facility located to the east will have an area of around 1.5 ha and will hold 375 cars.  Over time these lots will be reduced in size and will be redeveloped as public transit routes become more established.  At this time, these facilities and the transit corridor are to be zoned O1 which is consistent with the Zoning By-law.

 

Other lands within the subject properties to be rezoned to O1 include three small sub-neighbourhood parks identified in the CDP.  Two are intended to be developed as public squares located centrally along the Transit Street just south of each of the proposed transit stations.  These squares are to be focal points within the community and provide opportunities for gatherings. The other park is to be developed as a tot lot with a play structure and is located along the edge of the ravine on the eastern side of the plan.   The CDP also identifies that there should be a multi-purpose path along the top of the Mosquito Creek ravine.

 

At this time, the subdivision application for 980, 1420 Earl Armstrong Road (D07-16-10-0002) has yet to receive Draft Approval.

 

Details of Proposed Zoning 

 

The applicant is requesting that the zoning for 980, 1420 Earl Armstrong Road be changed to GMXX [xxxx] Sxxx, R5Z[xxxx] Sxxx, R5Z[yyyy] Sxxx and O1 as detailed in documents 1 and 2.

 

The GMXX subzone will allow for a wide variety of permitted uses.  This subzone establishes design elements, such as requiring that buildings be constructed close to the streets and sets minimum heights along the Main and Transit Street.  The purpose is to create development standards for the commercial mixed-use areas that fulfil the intent of the CDP.  Exceptions will be added for site specific development standards.

 

The R5Z subzone permits different development standards for areas designated as Developing Communities, which promotes efficient land use and compact form while showcasing newer design approaches.  Exceptions will be applied as required.

 

The park blocks and the multi-use path corridor are to be zoned O1 as shown in Document 2.  The transit corridor and park n’ ride facilities will also be zoned O1.

 

Zoning Recommendation

 

Staff are satisfied that the proposed changes in the zoning of 980 and 1420 Earl Armstrong Road, as detailed in Documents 1 and 2, are consistent with the policies of the Provincial Policy Statement, the Official Plan and the Riverside South Community Design Plan and recommend approval.

 

ENVIRONMENTAL IMPLICATIONS

 

Rideau Valley Conservation (RVC) has reviewed the proposed zoning amendment in the context of the related plan of subdivision.  RVC comments have been incorporated as part of the subdivision review, and the zoning is to be consistent with the draft approved Plan of Subdivision and the CDP.

 

RURAL IMPLICATIONS

 

The recommended zoning supports rural areas of the City by setting aside space for transit stations and park and rides in proximity to rural areas, promoting development of a core area with appropriate amenities, and offers an improved range of housing in proximity to the rural areas south of the development.

 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.  The City received comments concerning traffic flow across the transit corridor.  Traffic matters are being reviewed as part of the subdivision process.  Other comments received refer to issues that will be addressed in the site plan process and will be referred accordingly.

 

COMMENTS BY THE WARD COUNCILLOR(S)

 

The Ward Councillor is aware of this application and staff’s recommendation.

 

LEGAL IMPLICATTIONS

 

There are no legal implications associated with this report.

 

RISK MANAGEMENT IMPLICATIONS

 

N/A

 

CITY STRATEGIC PLAN

 

Manage growth and create sustainable communities by:

·       becoming leading edge in community and urban design

·       ensuring that new growth is integrated seamlessly with established communities

·       ensuring that community facilities are built in tandem with new development.

Ensure that the City infrastructure required for new growth is built or improved as needed to serve growth.

 

TECHNICAL IMPLICATIONS

 

N/A

 

FINANCIAL IMPLICATIONS

 

There are no direct financial implications associated with this report.

 

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

Document 3    Schedule xxx

 

DISPOSITION

 

City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, 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 and Growth Management to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.

 

Legal Services to forward the implementing by-law to City Council.


LOCATION MAP                                                                                                DOCUMENT 1

 


DETAILS OF RECOMMENDED ZONING                                                    DOCUMENT 2

 

That the Planning Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 980 and 1420 Earl Armstrong Road from DR – Development Reserve to GMXX Sxxx – General Mixed Use Zone Subzone XX Schedule xxx, R5Z [xxxx] Sxxx – Residential Fifth Density Subzone Z exception [xxxx] Schedule xxx, R5Z [yyyy] Sxxx – Residential Fifth Density Subzone Z exception [yyyy] Schedule xxx and O1 - Parks and Open Space Zone as shown in Document 1 and as detailed in Document 2.

 

1.         Section 188 of By-law No. 2008-250 be amended by adding a new subzone that includes provisions that implement the intent of the following zoning:

 

Note: The Main Street is considered to be the street shown as Area A on Schedule xxx and the Transit Street is considered to be the street that is an integrated public street and rapid transit network

(a)        in addition to the uses listed in subsection 187(1) the following non-residential uses are also permitted:

 

amusement centre
amusement park
automobile rental establishment
automobile service station

bar
car wash

cinema
gas bar
hotel
nightclub
parking lot
parking garage
theatre

 

notwithstanding the list in subsection 187(1) or above the following uses are prohibited within 25 m of: the street shown as Area A on Schedule xxx and a street that is an integrated public street and rapid transit network:

 

 amusement park
automobile service station

car wash

drive-through facility

gas bar

parking lot
above grade parking garage

 

(b)        the uses listed in subsection 187(2) are not permitted and the following residential uses are permitted subject to 187(2)(a) and;

 

(i)         no more than 75% of the permitted floor space index may be used;

 

(ii)        the residential uses are in a mixed use building;

 

(iii)       residential uses are located above the ground floor;

 

apartment dwelling, low rise

apartment dwelling, mid-high rise
multiple attached dwelling

dwelling unit

 

(c)        building faces must occupy at least 70% of the length of the lot frontage along the street shown as Area A on schedule xxx within 3.0 metres of the lot lines abutting that street

 

(d)       on any lot and within 3.0 metres of the lot line abutting the street, building faces must occupy at least 70% of the length of the lot frontage along a street that is an integrated public street and rapid transit network;

 

(e)        building faces must occupy at least 40% of the length of the lot frontages along other public streets within 6.0 metres of the lot lines, unless there are register drainage easements;

 

(f)        a minimum of 75% of the area of the ground floor part of the walls facing the street shown as Area A on schedule xxx and the street that is an integrated public street and rapid transit network must consist of openings such as windows and customer entrances;

 

(g)        a minimum of 50% of the area of the ground floor part of the walls facing other public streets must consist of openings such as windows and customer entrances;

 

(h)        for (f) above a wall will only be considered to be facing a street if it is within 8 metres of the street lot line;

 

(i)         for (g) above a wall will only be consider to be facing a street if it is within 20 metres of a street lot line;

 

(h)        parking structures must be at least 6 metres from a residential zone and be no more than 11 metres in height; and

 

(i)         building heights are as per Schedule xxx.

 

2.         The land shown as Area A on Document 1 is to be rezoned from DR to GMXX Sxxx.

 

3.         The lands shown as Area B on Document 1 will be rezoned from DR- Development Reserve to R5Z [xxxx] Sxxx.

 

4.         Section 239 - Urban Exceptions will be amended by adding a new exception that includes provisions that implement the following zoning:

 

Notwithstanding Section 163 the only permitted uses are

apartment dwelling, low rise

apartment dwelling, mid-high rise

dwelling unit

home-based business, see Part 5, Section 125

home-based daycare, see Part 5, Section 129

park

retirement home

stacked dwelling

 

Provisions

Minimum front yard setback mid-high rise 6m

Minimum front yard setback low rise 3 m

Minimum Corner Side Yard Setback mid-high rise 6m

Minimum Corner Side Yard Setback low rise 3m

Minimum Density 120 units per hectare

Building heights are as per Schedule xxx

In this zone minimum density means the minimum number of principal dwelling units that must exist for each gross hectare of land or part thereof included in the zone

 

5.         The lands shown as Area C on Document X will be rezoned from DR- Development Reserve to R5Z [yyyy] Sxxx.

 

6.         An exception will be added to Section 239 - Urban Exceptions will be amended by adding a new exception that includes provisions that implement the following zoning:

 

Provisions

            Minimum Density 38 units per hectare

            Building heights are as per Schedule xxx

            In this zone minimum density means the minimum number of principal dwelling units        that must exist for each gross hectare of land or part thereof included in the zone

 

7.         The lands shown as Area D on Document X will be rezoned from DR- Development Reserve to O1.

 


SCHEDULE XXX                                                                                   DOCUMENT 3


ZONING – 980 AND 1420 EARL ARMSTRONG ROAD

ZONAGE – 980 ET 1420, CHEMIN EARL-ARMSTONG

ACS2011-ICS-PGM-0167                                     Gloucester-South Nepean (22)

 

(This matter is Subject to Bill 51)

 

REPORT RECOMMENDATION

 

That the Planning Committee recommend Council approve an amendment to Zoning By-law 2008-250 to change the zoning of 980 and 1420 Earl Armstrong Road from DR – Development Reserve to GMXX[xxxx] Sxxx – General Mixed Use Zone Subzone XX exception xxxx Schedule xxx, R5Z [xxxx] Sxxx – Residential Fifth Density Subzone Z exception [xxxx] Schedule xxx, R5Z [yyyy] Sxxx – Residential Fifth Density Subzone Z exception [yyyy] Schedule xxx and O1 - Parks and Open Space Zone as shown in Document 1 and as detailed in Documents 2 and 3.

 

Mary Jarvis, Urbandale, and Ursula Melinz, Soloway Wright were present on behalf of the applicant in support of the application, and in support of the below-note motion.

 

MOTION NO PLC 18/6

 

Moved by Councillor B. Monette:

 

BE IT RESOLVED THAT a modification be made to the proposed zoning by-law to exclude the Park and Ride lands from the By-law.

 

                                                                                                            CARRIED

 

The report recommendation was put to Committee and CARRIED, as presented.