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 :
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
SUBJECT: |
ZONING
– 4635, 4703, 4723 Bank Street (FILE NO.
D02-02-10-0051) |
|
|
OBJET : |
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.
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.
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.
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.
N/A
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.
The Ward Councillor is aware of this application and staff’s recommendation.
There are no legal/risk management implications associated with this report.
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.
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
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
Proposed
Changes to the Comprehensive Zoning By-law
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.