Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

and Council / et au Conseil

 

January 24, 2007 / le 24 janvier 2007

 

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

 

Gloucester South/Sud Nepean (22)

Ref N°: ACS2007-PTE-APR-0065

 

 

SUBJECT:

ZONING - Part of 4798 Bank Street (FILE NO. D02-02-06-0144)

 

 

OBJET :

ZONAGE - PARTIE DU 4798, RUE BANK (DOSSIER NO D02-02-06-0144)

 

 

REPORT RECOMMENDATION

 

That the  recommend Council approve an amendment to the former City of Gloucester Zoning By-law to change the zoning of part of 4798 Bank Street as shown in Document 1 and as detailed in Documents 2 and 3.

 

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil d’approuver une modification au Règlement de zonage de l’ancienne Ville de Gloucester visant à modifier la désignation de zonage d’une partie de la propriété située au 4798, rue Bank, comme l’illustre le document 1 et le précisent les documents 2 et 3.

 

 

BACKGROUND

 

The site is located west of Bank Street, south of Findlay Creek, east of the Leitrim Wetlands and north of the unopened Blais Road extension.  The property does not include a portion of lands that are owned by Transport Canada.

 

The applicant wishes to proceed with residential development of all the lands subject to this application.  The proposed Zoning By-law amendment is required to allow further development of the Leitrim Community as set out in the subdivision draft approval for Stage 2 of Findlay Creek.

 

Existing Zoning

 

The lands that are the subject of this Zoning By-law amendment are currently zoned Future Growth, Fg and Open Space, Os. 

 

The intention of the zoning is to continue the characteristics of the existing Findlay Creek Community into the final portion of the lands to be developed by Tartan.  This area is know as Findlay Creek – Phase 2B and the requested zoning is as follows:

 

  1. Open Space, Os zone to recognize a proposed public park and corridor of lands abutting the Leitrim Wetland.
  2. Special Mixed Residential Dwelling 3 Zone (Exception XX), Rc3(EXX) to permit the construction of singles, semi-detached and street row dwelling units with site specific permitted projections into exterior side yards dependent on road widths and a minimum residential density of 29 units per hectare.
  3. Medium Density Apartment 2 Zone, Ra2 to permit the construction of low apartments on specific blocks.

 

The Leitrim Community Design Plan is being met with the provision of a low rise, medium density apartment block, which is to be zoned Ra2, in the south east corner of this area.

 

 

DISCUSSION

 

The Official Plan places the site in the General Urban Area with a Developing Community Overlay.  The overlay designation requires that a Community Design Plan be completed prior to any development being approved and that a minimum residential density of singles, semi‑detached and townhouses of 29 units per net hectare be provided.  The Leitrim Community Design Plan was approved by City Council on July 13, 2005.

 

The site is impacted by the Airport Vicinity Development Zone.  All development within the Airport Vicinity Development Zone is to be protected from effects of aircraft noise.  This is provided for in the subdivision approval.

 

The intent of the “General Urban” designation is to provide a full range of housing types in combination with conveniently located employment, services, cultural, leisure, entertainment and institutional uses.  This designation permits all types of densities of housing as well as park and institutional uses.

 


 

Details of Proposed Zoning

 

The applicant is requesting that the zoning of the subject lands be changed to implement the subdivision draft approval for Leitrim – Stage 2 which was issued on July 7, 2006.

 

One of the zoning changes being requested is a result of the relocation of the stormwater facility servicing the Leitrim area to the east side of Bank Street.  A portion of the area currently zoned Os was part of the original stormwater management system which included the relocation of Findlay Creek.  With the redesign of the stormwater facilities and the pond’s present location along Blais Road, east of Bank Street, these lands have been approved for residential development as part of the Leitrim Community Design Plan and the draft approval for Stage 2.  Findlay Creek has been left in its original location and is protected by a buffer that is zoned Os.  The applicant is requesting that the land that has been approved for development be rezoned from Os to Rc3(EXX).

 

The Rc3(EXX) zone being requested is to permit site specific projection provisions for single dwellings, semi-detached dwellings and street row dwellings abutting various street widths.  This will enable the dwelling units to have projections closer to the street lot line depending on the street width.  This will also permit interesting architectural treatment along the exterior side yards.  The minimum residential density is 29 units per net hectare.

 

There is to be a public park within this area of development.  A portion of the park is presently zoned Os and a zoning change is requested for the remainder of the park from Fg to Os.

 

A low rise apartment block is to be located in the south east corner of the development and the applicant has requested that the zone be changed from Fg to Ra2 to permit construction of Java units at this location.

 

A small addition to the existing buffer corridor around the Leitrim Wetland is being rezoned from Fg to Os.

 

The proposed Zoning By-law amendment meets the guidelines of development established within the Leitrim Community Design Plan and is compatible with the existing residential area.  It provides for a mix of residential uses in a form that satisfies the density objectives of the Official Plan.  The provision of the Rc2 zone guarantees this component of Leitrim will satisfy its share of the 10 percent apartment development requirement.  The Open Space zones will provide for the necessary park as well as providing buffer lands along the wetland and Findlay Creek.

 

Staff supports this proposed Zoning By-law amendment as it meets the intent of all applicable policies, provides a mechanism to facilitate development and provides for a range of housing types and models in the Leitrim Community.

 


 

ENVIRONMENTAL IMPLICATIONS

 

Throughout the approval of the Leitrim Community Design Plan and the draft subdivision approval, there have been concerns and objections expressed about the environmental sensitivity of lands due to the Leitrim Wetlands.  The limits of the Leitrim Wetlands were defined in an Ontario Municipal Board decision in 1991.

 

 

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.

 

 

FINANCIAL IMPLICATIONS

 

N/A

 

 

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      Proposed Zoning Map

 

DISPOSITION

 

Corporate Services Department, City Clerk’s Branch, Secretariat Services to notify the owner, 1374537 Ontario Ltd./Findlay Creek Properties, 237 Somerset Street, West, Ottawa, Ontario, K2P 0J3; applicant, Pierre Dufrense, Tartan Land Corporation, 237 Somerset Street, West, Ottawa, Ontario, K2P 0J3; 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.

 

Corporate Services Department, Legal Services Branch to forward the implementing by-law to City Council.


LOCATION MAP                                                                                                  DOCUMENT 1

 


DETAILS OF RECOMMENDED ZONING                                                       DOCUMENT 2

 

The following changes are proposed to Zoning By-law 333 of 1999 of the former City of Gloucester:

 

1.  The site located at part of 4798 Bank Street on Document 1 to be rezoned as follows and that Map 23D of Zoning By-law 333 of 1999 be amended to reflect the following zones as shown in Document 3:

 

Area A       Fg, Future growth be rezoned to Rc3(Exx), Special Mixed Residential Dwelling (Exception xx);

 

Area B       Os, Open Space be rezoned to Rc3(Exx), Special Mixed Residential Dwelling (Exception xx);

 

Area C       Fg, Future growth be rezoned to Ra2, Medium Density Apartment;

 

Area D       Fg, Future growth be rezoned to Os, Open Space

 

2.         A new zone be added to Subsection 6.18 as follows:

 

Despite any provision in this by-law to the contrary, the lands zoned Rc3(Exx) are

subject to the following provisions:

 

1)         The required minimum residential density is 29 units per hectare.

2)         Despite the permitted projections in Table 1 of clause 3.9.1 the following table sets out how close certain structures or building features can come to street lot lines:

 

Structure or Building Feature

Roadway Width Abutting Street Lot Line

Minimum Street Lot Line Setback

covered but unenclosed porch not being part of the main building foundation,

that is erected on sonotubes  or some other self-supporting mechanism, step or veranda or gazebo.

18 m or greater in width

1.5 metres

14 m or greater but less than 18 metres in width

3.0 metres

uncovered step, ramp, deck or porch, not being part of the main building foundation, that is erected

on sonotubes  or some other self-supporting mechanism, except for a ramp designed

to be used by persons with disabilities, where no minimum setback is required.

18 m or greater in width

1.5 metres

14 m or greater but less than 18 metres in width

3.0 metres

balcony, bay window, belt courses, chimney breasts, cornices, eaves, gutters, pilasters or other similar architectural features

and sills.

14 m or greater but less than 18 metres in width

3.0 metres

 

 


PROPOSED ZONING MAP                                                                                 DOCUMENT 3