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 :
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
SUBJECT: |
ZONING
– 980 and 1420 Earl ARmstrong Road (FILE NO.
D02-02-09-0057) |
|
|
OBJET : |
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.
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.
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.
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.
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.
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.
The Ward Councillor is aware of this application and staff’s recommendation.
There are no legal implications associated with this report.
N/A
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.
There are no direct financial implications associated with this report.
This application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Schedule xxx
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.
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.