4.             ZONING – 4624 SPRATT ROAD

 

ZONAGE – 4624, CHEMIN SPRATT

 

 

 

Committee recommendation

 

(This matter is Subject to Bill 51)

 

That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 4624 Spratt Road from DR- Development Reserve  to R3Z[xxxx]-h - Residential Third Density Subzone Z exception xxxx with a holding provision, R5Z[xxxx]-h– Residential Fifth Density Subzone Z[xxxx]-h, O1, Parks and Open Space Zone, O1[xxxx]-h - Parks and Open Space Zone[xxxx]-h, I1[xxxx]-h – Minor Institutional Zone[xxxx]-h and GM[yyyy]-h, General Mixed Use Zone[yyyy]-h as shown in Document 1 and as detailed in Document 2.

 

 

Recommandation du comité

 

(Cette question est assujettie au Règlement 51)

 

Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 4624, chemin Spratt de DR- Zone d’aménagement futur à R3Z[xxxx]-h – Zone résidentielle de densité 3, sous-zone Z, exception xxxx avec symbole d’aménagement différé, R5Z[xxxx]-h - Zone résidentielle de densité 5, sous-zone Z [xxxx]-h, O1 – Zone de parc et d’espace vert, O1[xxxx]-h - Zone de parc et d’espace vert [xxxx]-h, I1[xxxx]-h – Zone de petites institutions [xxxx]-h et GM[yyyy]-h – Zone d’utilisations polyvalentes générale [yyyy]-h, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.

 

 

 

Documentation

 

1.      Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 8 March 2011 (ACS2011-ICS-PGM-0072)

Report to/Rapport au :

 

Planning Committee

Comité de l'urbanisme

 

and Council / et au Conseil

 

08 March 2011 / le 08 mars 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 (22)

Ref N°: ACS2011-ICS-PGM-0072

 

 

SUBJECT:

ZONING – 4624 Spratt Road (FILE NO. D02-02-10-0090)

 

 

OBJET :

ZONAGE – 4624, chemin spratt

 

 

REPORT RECOMMENDATION

 

That the  recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 4624 Spratt Road from DR- Development Reserve  to R3Z[xxxx]-h - Residential Third Density Subzone Z exception xxxx with a holding provision, R5Z[xxxx]-h– Residential Fifth Density Subzone Z[xxxx]-h, O1, Parks and Open Space Zone, O1[xxxx]-h - Parks and Open Space Zone[xxxx]-h, I1[xxxx]-h – Minor Institutional Zone[xxxx]-h and GM[yyyy]-h, General Mixed Use Zone[yyyy]-h as shown in Document 1 and as detailed in Document 2.

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de  recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 4624, chemin Spratt de DR- Zone d’aménagement futur à R3Z[xxxx]-h – Zone résidentielle de densité 3, sous-zone Z, exception xxxx avec symbole d’aménagement différé, R5Z[xxxx]-h - Zone résidentielle de densité 5, sous-zone Z [xxxx]-h, O1 – Zone de parc et d’espace vert, I1[xxxx]-h – Zone de petites institutions [xxxx]-h et GM[yyyy]-h – Zone d’utilisations polyvalentes générale [yyyy]-h, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.

 

 

BACKGROUND

 

The site is located to the south of Earl Armstrong Road between River Road and Spratt Road in the Riverside South Community.

 

The parcel is rectangular in shape, generally flat in nature and has been used for farming in the past.  The site is vacant and has an area of approximately 20 hectares with frontage on Spratt Road and River Road.  The future Rapid Transit Corridor diagonally bisects the property from northwest to southeast, crossing Spratt Road just south of the site.

 

Surrounding the subject property, to the south, northeast and northwest are future residential development lands subject to a subdivision application submitted by the Riverside South Development Corporation.  There are three existing residential homes fronting on River Road abutting the western limit of site.  To the east, the lands are rural in nature but will be developed as residential lands in the future.

 

Purpose of Zoning Amendment

 

The proposed Zoning By-law amendment is required to allow development of a fully serviced residential subdivision in the Riverside South Urban Area – Neighbourhood 2.

 

Existing Zoning

 

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

 

Proposed Zoning

 

The proposed zoning is R3Z[xxxx]-h- Residential Third Density Subzone Z with holding provision [xxxx]-h, R5Z[xxxx]-h – Residential Fifth Density Subzone Z with holding provision[xxxx]-h, O1[xxxx]-h - Parks and Open Space Zone with holding provision[xxxx]-h,  I1[xxxx]-h – Minor Institutional Zone with holding provision[xxxx]-h and GM[yyyy]-h, General Mixed Use Zone with a holding provision[yyyy]-h.  This zoning will permit an urban residential development of single family dwellings, on-street townhouses, a multiple residential block for stacked low rise apartment units (Block 163, Draft 4M-plan), a partial park block (Block 145, Draft 4M-plan), a partial school block (Block 146, Draft 4M-plan) and a mixed use block (Block 164, Draft 4M-plan) with access from Spratt Road to proceed. 

 

The holding provision across the entire subdivision is necessary as the applicant has not secured servicing or a River Road link required to permit the orderly development of the subdivision.  The holding provision on the GM block (Block 164) is necessary as there are outstanding conditions as noted below that must be addressed prior to the development of this block.  The exceptions set out the conditions required to be met prior to the removal of the holding symbol.  The condition that must be addressed prior to the lifting of the holding symbol for the subdivision is receipt of a Consent Letter from Riverside South Development Corporation (RSDC) which permits servicing and a road link across their property to the north of this development. 


For lifting of the holding symbol on GM Block (Block 164), the conditions include:  the specific land use distribution within Block 164, site servicing details specific to the land uses proposed and the reconstruction of Spratt Road to an urban cross section for major collector road and the Consent Letter from RSDC.

 

The transit corridor that bisects the site is to be zoned to 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, liveable communities.  Contained within the policy statement are explicit policy objectives that focus on growth in settlement areas, providing an appropriate range of housing with densities that efficiently use land resources (infrastructure and public service facilities), promoting public transit and other alternative transportation modes and creating healthy and active communities.

 

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

 

Official Plan 

 

The Official Plan designates the properties as General Urban with a Developing Community overlay.  This designation permits the development of a full range and choice of housing types to meet the needs of all, in combination with conveniently located leisure, retail, service and institutional uses. 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 in June 2005.

 

On January 13, 2010, Council approved an update to the Riverside South CDP due to the completion of the master servicing studies that caused minor revisions to the CDP.  The CDP designates the subdivision lands for Low, Medium and High Density Residential, a Community Park, an Elementary French Public School Block, Local Commercial and a Recreational Multi-use Trail and a Rapid Transit Stop.  The site is bisected by a 40-metre Transit Corridor owned by the City.

 

The subdivision application for 4624 Spratt Road (D07-16-06-0033) received Draft Approval on March 24, 2010.

Details of Proposed Zoning 

 

The applicant is requesting that the zoning for 4624 Spratt Road be changed to R3Z[xxxx]-h, R5Z[xxxx]-h, O1[xxxx]-h, I1[xxxx]-h and GM[yyyy]-h to permit the zoning of the subdivision to proceed in advance of securing access for  servicing and a road link necessary for the development of the subject lands.

 

The R3Z[xxxx]-h zone will permit the development of the proposed single detached and row dwellings.

 

The R5Z[xxxx]-h zone will permit the development of the proposed stacked townhouses and low rise apartments on Block 163, Draft 4M-plan.

 

The Z subzone establishes design elements that allow compact built form.   The purpose is to permit different development standards primarily for areas designated as Development Communities to promote efficient land use.  This design control brings the main entries to the houses closer to the street, and facilitates a more aesthetic streetscape.

 

The transit corridor is to be zoned O1 as this is the typical zone applied to transit corridors through the City and a rapid-transit network is permitted in all zones.

 

The partial park block (Block 185) is to be zoned O1[xxxx]-h.  This Parks and Open Space zone will permit a local park. 

 

The partial school block (Block 186) is to be zoned I1[xxxx]-h.  This is a Minor Institutional zone with a range of community uses that includes but is not limited to a school and a daycare.

 

The use of the holding provision, described as [xxxx]-h, across the entire subdivision identifies that the applicant has yet to secure a Consent Letter from Riverside South Development Corporation (RSDC).  The Consent Letter is necessary to satisfy the City that RSDC has provided permission to the applicant to service and to construct a roadway link from River Road across the RSCD lands.  The exception provision sets out the condition that must be met to permit the holding symbol to be removed as follows:

 

A Letter of Consent is received from the Riverside South Development Corporation regarding easement(s) required to permit servicing of the subdivision and land required to permit a River Road link to 4624 Spratt Road.  The Letter of Consent shall be to the satisfaction of the General Manager of Planning and Growth Management.

 

Block 164 is to be zoned GM[yyyy]-h.  In the Riverside South (CDP), the west portion of Block 164 abutting Spratt Road is designated ‘Local Commercial’ and the east portion is ‘Residential – Medium Density’.  The General Mixed-Use zone does implement the CDP land uses by permitting commercial and residential uses. 
The use of the holding provision will ensure that the whole of Block 164 development proposal will meet the intent of the two land use designations and has the effect of allowing the GM land uses sometime in the future once the holding symbol has been removed.  The exception provision sets out the conditions that must be met to permit the holding symbol to be removed are as follows:

 

 

This approach recognizes that a detailed site concept is not available for Block 164 at this time.  The first condition ensures that through site plan approval for the entire block, a proper balance of commercial and residential uses is achieved and adequate servicing is available.  The second condition requires that Spratt Road be reconstructed to provide proper access to Block 164 to the satisfaction of the General Manager, Planning and Growth Management. The third condition is to ensure that all servicing that is required across the RSDC land to the north has been secured.

 

The applicant has agreed with the use of the holding provisions.

 

Zoning Recommendation

 

Staff are satisfied that the proposed changes in the zoning of 4624 Spratt Road to R3Z[xxxx]-h, R5Z[xxxx]-h, O1, O1[xxxx]-h, I1[xxxx]-h and GM[yyyy]-h is consistent with the policies of the Provincial Policy Statement, the Official Plan and the Riverside South CDP and recommend approval. 

 

ENVIRONMENTAL IMPLICATIONS

 

The Rideau Valley Conservation Authority (RVCA) has reviewed the proposed zoning amendment in the context of the related plan of subdivision.  RVCA 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 Riverside South CDP.

 

RURAL IMPLICATIONS

 

N/A

 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.  The City did receive one comment on this application.  The resident asked that the City respect the Official Plan and the five year moratorium on plans of subdivisions.  The five-year moratorium relates to rural area country lot subdivisions and does not impact urban subdivisions.

 

COMMENTS BY THE WARD COUNCILLOR(S)

 

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

 

LEGAL/RISK MANAGEMENT IMPLICATIONS

 

There are no legal/risk management implications associated with this report.

 

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 improve as need 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

 

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

 

Proposed Changes to the Comprehensive Zoning By-law

 

  1. The subject lands shown on Document 1 will be rezoned from DR- Development Reserve  to  R3Z[xxxx]-h - Residential Third Density Subzone Z with a holding provision [xxxx]-h, R5Z[xxxx]-h – Residential Fifth Density Subzone Z[xxxx]-h, O1 - Parks and Open Space Zone, O1[xxxx]-h - Parks and Open Space Zone [xxxx]-h,  I1[xxxx]-h – Minor Institutional Zone[xxxx]-h and GM[yyyy]-h, General Mixed Use Zone [yyyy]-h. The holding symbol and the exception provisions are to be met prior to the removal of the holding symbol at some time in the future.

 

2.         Add exceptions to Section 239 with text in effect to the following:

           

Exception [xxxx]

a)         in Column II the text "R3Z[xxxx]-h, R5Z[xxxx]-h, O1[xxxx]-h, I1[xxxx]-h

b)         in Column V the text: The holding symbol may only be removed once a Letter of Consent is received from the Riverside South Development Corporation (RSDC) regarding easement(s) required to permit servicing of the subdivision and land required to permit a River Road link to 4624 Spratt Road.  The Letter of Consent shall be to the satisfaction of the General Manager of Planning and Growth Management.

 

            Exception [yyyy]

            a)         in Column II the text “GM[yyyy]-h”, and

       b)         in Column V the text:  The holding symbol may only be removed following:

                           1.         Site Plan Approval for all of Block 164; and

2.         The reconstruction of Spratt Road as a Major Collector Road to the satisfaction of the General Manager, Planning and Growth Management. 

3.         A Letter of Consent is received from the Riverside South Development Corporation (RSDC) regarding easement(s) required to permit servicing of the subdivision and land required to permit a River Road link to 4624 Spratt Road.  The Letter of Consent shall be to the satisfaction of the General Manager of Planning and Growth Management.