3.             ZONING – 4635, 4703, 4723 BANK STREET

 

ZONAGE – 4635, 4703 ET 4723, RUE BANK

 

 

 

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 4635, 4703 and 4723 Bank Street from DR – Development Reserve to 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 exception xxxx with a holding provision and O1 [xxxx]-h - Parks and Open Space Zone exception xxxx with a holding provision 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 no 2008-250 visant à changer le zonage des propriétés situées aux 4635, 4703 et 4723, rue Bank, de DR (Zone d’aménagement futur) à R3Z[xxxx]-h (Zone résidentielle de densité 3, sous-zone Z, avec exception xxxx, assortie d’une disposition d’aménagement différé), à R5Z[xxxx]-h (Zone résidentielle de densité 5, sous-zone Z, avec exception xxxx, assortie d’une disposition d’aménagement différé) et à O1 [xxxx]-h (Zone de parc et d’espace vert, avec exception xxxx, assortie d’une disposition d’aménagement différé), comme le montre le document 1 et l’explique le document 2.

 

 

Documentation

 

1.                   Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 29 March 2011 (ACS2011-ICS-PGM-0082)


Report to/Rapport au :

 

Planning Committee

Comité de l'urbanisme

 

and Council / et au Conseil

 

29 March 2011 / le 29 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-0082

 

 

SUBJECT:

ZONING – 4635, 4703, 4723 Bank Street (FILE NO.  D02-02-10-0051)

 

 

OBJET :

ZONAGE – 4635, 4703 et 4723, rue bank

 

 

REPORT RECOMMENDATION

 

That the  recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 4635, 4703 and 4723 Bank Street from DR – Development Reserve to 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 exception xxxx with a holding provision and O1 [xxxx]-h - Parks and Open Space Zone exception xxxx with a holding provision as shown in Document 1 and as detailed in Document 2.

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage no 2008-250 visant à changer le zonage des propriétés situées aux 4635, 4703 et 4723, rue Bank, de DR (Zone d’aménagement futur) à R3Z[xxxx]-h (Zone résidentielle de densité 3, sous-zone Z, avec exception xxxx, assortie d’une disposition d’aménagement différé), à R5Z[xxxx]-h (Zone résidentielle de densité 5, sous-zone Z, avec exception xxxx, assortie d’une disposition d’aménagement différé) et à O1 [xxxx]-h (Zone de parc et d’espace vert, avec exception xxxx, assortie d’une disposition d’aménagement différé), comme le montre le document 1 et l’explique le document 2.

 

 

BACKGROUND

 

The subject properties are located to the south of Leitrim Road and north of Analdea Drive, on the east side of Bank Street in the Leitrim Community.

 

The site is a consolidation of three properties. The site is currently vacant and has an area of approximately 16.4 hectares with frontages on Bank Street in two locations. 

 

To the south of the development are existing residential homes along Analdea Drive and a future residential subdivision.  The existing land uses along the westerly boundary of the site and east of Bank Street are residential, institutional and commercial. Along the north limit of the subdivision is existing commercial and Leitrim Park.  To the east, is Canadian Forces Station (CFS) Leitrim.

 

Purpose of Zoning Amendment

 

The proposed Zoning By-law amendment is required to allow development of a fully serviced residential subdivision in the Leitrim Urban Area – Zone 3.

 

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 exception xxxx with a holding provision, R5Z[xxxx]-h – Residential Fifth Density Subzone Z exception xxxx with a holding provision and O1[xxxx]-h – Parks and Open Space Zone exception xxxx with a holding provision.  This will permit an urban residential development of single family dwellings, on street townhouses, a multiple residential block for stacked low rise apartment units (Block 181, Draft 4M-plan) and a partial park block (Block 185, Draft 4M-plan) to proceed.

 

The holding provision across the entire subdivision is necessary as the applicant has not secured servicing easements across lands to the south to permit the orderly development of the subdivision.  The exception sets out the condition 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 three Consent Letters from the land owners to the south which permits servicing to be completed for the proposed subdivision. 

 

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 objective 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 related uses such as 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 Leitrim Community Design Plan (CDP) was approved July 2005.

 

The Leitrim CDP designates the subdivision lands as Low and Medium Density Residential.

 

The subdivision application for 4635, 4703 and 4723 Bank Street (D07-16-07-0024) received Draft Approval October 15, 2009.

 

Details of Proposed Zoning 

 

The applicant is requesting that the zoning for 4635, 4703 and 4723 Bank Street be changed to R3Z[xxxx]-h, R5Z[xxxx]-h and O1[xxxx]-h in advance of the developer securing off-site storm and sanitary sewer corridor easements from three affected land owners to the south of the subdivision required to service the new development.

 

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

 

The use of the holding provision, described as [xxxx]-h, across the entire subdivision identifies that the applicant has yet to secure Consent Letters from the three affected land owners to the south of the subdivision.  Consent Letters are necessary to satisfy the City that the three land owners have provided permission to the applicant to service the subdivision across their lands.  The exception provision sets out the condition that must be met to permit the holding symbol to be removed as follows:

 

Letters of Consent are received from the respective owners of PIN 04345-0063, PIN 04345-0018 and PIN 04345-0061, to the south of the Claridge Subdivision regarding easements required to permit servicing of the lands known as 4635, 4703 and 4723 Bank Street.  The Letters of Consent shall be to the satisfaction of the General Manager of Planning and Growth Management.

 

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

 

Summary

 

Staff are satisfied that the proposed changes in the zoning of 4635, 4703 and 4723 Bank Street to R3Z[xxxx]-h, R5Z[xxxx]-h and O1[xxxx]-h, is consistent with the policies of the Provincial Policy Statement, the Official Plan and the Leitrim South CDP and recommend approval. 

 

ENVIRONMENTAL IMPLICATIONS

 

The Ottawa Forest and Greenspace Advisory Committee requested a relocation of the park to an area where mature trees and vegetation exist outside of the Claridge subdivision.

 

The centrally located partial park being zoned is the result of a request received from the Findlay Creek Community Association and Analdea Drive residents.  The park location is central to all residents in the immediate neighbourhood with improved accessibility.  The consolidated park blocks will be developed as an active park with existing mature vegetation preserved to complement the design.

 

South Nation Conservation (SNC) has reviewed the proposed zoning amendment in the context of the related plan of subdivision.  SNC 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 Leitrim 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 received two comments concerning increased traffic flow in the Leitrim Area due to the development of these lands.  Traffic matters are being reviewed as part of the subdivision process for 4635, 4703 and 4723 Bank Street.  Bank Street is a major arterial road that is scheduled for widening in 2016 to 2021 subject to Council approval.

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. 

 

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 with a holding provision [xxxx]-h and O1[xxxx]-h - Parks and Open Space Zone with a holding provision [xxxx]-h. 

 

2.         Add exception 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

b)         in Column V the text: The holding symbol may only be removed after Letters of Consent are received from the respective owners of PIN 04345-0063, PIN 04345-0018 and PIN 04345-0061,  to the south of the Claridge Subdivision regarding easements required to permit servicing of the lands known as 4635, 4703 and 4723 Bank Street.  The Letters of Consent shall be to the satisfaction of the General Manager of Planning and Growth Management.