2. COMPREHENSIVE ZONING BY-LAW 2008-250: ANOMALIES AND MINOR CORRECTIONS - FIRST QUARTER 2012

RÈGLEMENT DE ZONAGE GÉNÉRAL 2008-250: ANOMALIES ET CORRECTIONS MINEURES – PREMIER TRIMESTRE DE 2012

AGRICULTURE AND RURAL AFFAIRS Committee Recommendation

That Council approve the amendments recommended in Column III of Documents 2 and 3 to correct anomalies in Zoning By-law 2008-250.

planning Committee recommendation

That Council approve the amendments recommended in Column III of Documents 1 and 3 to correct anomalies in Zoning By-law 2008-250.

Recommandation DU Comité de l’agriculture et des affaires rurales

Que le Conseil approuve les modifications préconisées dans la Colonne III des documents 2 et 3 afin de corriger des anomalies dans le Règlement de zonage 2008-250.

Recommandation DU Comité de l’urbanisme

Que le Conseil approuve les modifications préconisées dans la Colonne III des documents 1 et 3 afin de corriger des anomalies dans le Règlement de zonage 2008-250.

Documentation

1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 22 December 2011 (ACS2012-ICS-PGM-0022).

Report to/Rapport au :

Agriculture and Rural Affairs Committee

Comité de l'agriculture et des affaires rurales

and

Planning Committee

Comité de l'urbanisme

and Council / et au Conseil

22 December 2011/ le 22 décembre 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 : Richard Kilstrom, Manager/Gestionnaire,

Policy Development and Urban Design/Élaboration de la politique et conception urbaine, Planning and Growth Management/Urbanisme et Gestion de la croissance

Élaboration de la politique et conception urbaine

(613) 580-2424 x22653, Richard.Kilstrom@ottawa.ca

City Wide

Ref N°: ACS2012-ICS-PGM-0022

SUBJECT:	COMPREHENSIVE ZONING BY-LAW 2008-250: ANOMALIES AND MINOR CORRECTIONS - FIRST QUARTER 2012

OBJET :	Règlement de zonage général 2008-250 : anomalies et corrections mineures – premier trimestre de 2012

REPORT RECOMMENDATIONS

1. That the Planning Committee recommend that Council approve the amendments recommended in Column III of Documents 1 and 3 to correct anomalies in Zoning By-law 2008-250.

2. That the Agricultural and Rural Affairs Committee recommend that Council approve the amendments recommended in Column III of Documents 2 and 3 to correct anomalies in Zoning By-law 2008-250.

RECOMMANDATIONS DU RAPPORT

1. Que le Comité de l’urbanisme recommande au Conseil d’approuver les modifications préconisées dans la Colonne III des documents 1 et 3 afin de corriger des anomalies dans le Règlement de zonage 2008-250.

2. Que le Comité de l’agriculture et des affaires rurales recommande au Conseil d’approuver les modifications préconisées dans la Colonne III des documents 2 et 3 afin de corriger des anomalies dans le Règlement de zonage 2008-250.

BACKGROUND

On June 25, 2008 City Council adopted the new comprehensive Zoning By-law 2008-250 affecting all properties within the city. The new Zoning By-law replaces the 36 Zoning By-laws of the former municipalities. Staff have been monitoring the Zoning By-law and identifying anomalies since its adoption. Reports to correct these anomalies are being forwarded to Committee and Council for approval on a regular basis.

DISCUSSION

This report recommends amendments to correct a number of anomalies in the urban and rural areas of the city. Document 1 provides recommendations for the Planning Committee regarding anomalies in the urban area. Document 2 provides recommendations for the Agriculture and Rural Affairs Committee regarding anomalies in the rural area. Document 3 provides recommendations for the consideration of both Committees regarding anomalies affecting both the rural and urban areas. Zoning maps that are pertinent to site- or area-specific recommendations are included in Document 4.

The recommended amendments are intended to correct mapping errors, typographical errors and minor technical drafting errors in the Zoning By-law.

RURAL IMPLICATIONS

The rural implications are as outlined in Document 2.

CONSULTATION

Notice of the public meeting to deal with these anomalies and corrections was provided in The Citizen and Le Droit, with a listing of the addresses and provisions subject to correction. As well, interested parties have been notified by individual mail.

COMMENTS BY THE WARD COUNCILLOR(S)

N/A

LEGAL IMPLICATIONS

There are no legal implications associated with this report.

RISK MANAGEMENT IMPLICATIONS

N/A

FINANCIAL IMPLICATIONS

There are no financial implications.

ACCESSIBILITY IMPACT

N/A

TECHNOLOGY IMPLICATIONS

N/A

CITY STRATEGIC PLAN

N/A

SUPPORTING DOCUMENTATION

Document 1 List of Anomalies and Modifications to Zoning By-law 2008-250 for consideration by the Planning Committee.

Document 2 List of Anomalies and Modifications to Zoning By-law 2008-250 for consideration by the Agriculture and Rural Affairs Committee.

Document 3 List of Anomalies and Modifications to Zoning By-law 2008-250 for the consideration of both the Planning and Agricultural and Rural Affairs Committees.

Document 4 Location Maps.

DISPOSITION

Planning and Growth Management Department will prepare the implementing by-law. This will be forwarded to Legal Services who will then bring the by-law to City Council.

LIST OF ANOMALIES AND MODIFICATIONS TO ZONING BY-LAW 2008-250 FOR CONSIDERATION BY THE PLANNING COMMITTEE

DOCUMENT 1

Item	Objective of Amendment	Proposed Amendment
Zoning Map and Text Corrections
1. 471 Terry Fox Drive Ward 4	This property is zoned LC7[411]. Exception [411] permits an Automobile Service Station and other associated uses under a maximum cumulative cap of 300m² in area. The ‘restaurant, take out’ use falls under this 300m² cap restriction. An error occured when Exception [411] was drafted, as a restaurant, take-out was a permitted use without the 300m² cap in the former Kanata Zoning By-law 167-93, and is currently a permitted use in the LC7 sub-zone. Therefore it is recommended that the reference to “restaurant, take-out” be deleted from Exception [411].	Amend Section 239 of By-law 2008-250, Exception [411]. Under Column V – Provisions, delete the words “and a restaurant, take-out” from the first and fourth bullet point so that they read, respectively: -the total cumulative gross leasable floor area for the additional uses and a convenience store must not exceed 300 m² - additional uses and a convenience store: 4,000 m²
2. 899 Clyde Avenue Ward 16	This property is zoned IL[277] H(22)-h. An error was made when neighbouring properties were rezoned through By-law 2011-19, leaving the strip of land shown in Document 4 zoned IL[277] H(22)-h. This property should have been rezoned O1P.	Amend the Zoning Map for By-law 2008-250 for the property shown in Document 4. Delete the zone code IL[277] H(22)-h and replace with O1P.
3. 2499 and 2500 Palladium Drive 211 and 225 Huntmar Drive Ward 6	These properties are zoned General Mixed-Use – GM22 H(12). The former West Carleton Zoning By-law contained provisions for the location of parking and display of vehicles within the Palladium Auto Park. These provisions were not completely carried forward to By-law 2008-250. In order to more accurately carry forward the provisions of the former zoning by-law and enable a consistent design approach throughout the Auto Park, it is recommended that Section 188, Table 188E be amended to permit 25% of a landscaped buffer abutting a street to be used for the display of vehicles up to 1.5 m to the street, and for the remainder of parking to be located no closer than 6.0 m to the street.	Amend Section 188 of By-law 2008-250, Table 188E. Under column II, row (c) add the words “, except in the case of a parking space, which may be located no closer than 6.0 m to any public street” so that the whole provision reads: -9.0 m, except in the case of a parking space, which may be located no closer than 6.0 m to any public street Add a new row (j). Under column I, row (j) add the words -Parking space location Under column II, row (j) add the words: -Despite (i) above and Section 110, Table 110(a), Location of Landscaped Buffer abutting a street, each dealership may use up to 25% of its frontage for display of vehicles which may be located no closer than 1.5 metres to any public street, provided the balance of the frontage is landscaped
4. Section 192 – Mixed-Use Centre Subzones	The Mixed-Use Centre – MC13 Subzone is no longer in use; therefore, it is recommended that it be deleted.	Amend Subsection 192 (13) of By-law 2008-250 by deleting the text in its entirety and replacing it with the following: -Reserved for Future Use
5. Bradley East Subdivision Ward 2	The properties shown in Document 4 are zoned, in part, O1 – Parks and Open Space. Subsequent to Council approval of Zoning By-law Amendment D02-02-11-0013 in July 2011, it has been determined that the easterly portion of the O1 zone is not correctly aligned with the abutting properties that are proposed as part of Plan of Subdivision application D07-02-11-0002. In order for the zoning boundary to more precisely follow the proposed property lines, it is recommended that the portion of land shown in Document 4 be rezoned from O1 to Residential Third Density – R3VV[1860].	Amend the Zoning Map of By-law 2008-250 to rezone the properties shown in Document 4 from O1 to R3VV[1860].
6. Section 240, Exception [720] Ward 6	Exception [720] applies to multiple properties on and in the vicinity of Westridge Drive in Stittsville. Exception [720] is derived from the former Goulbourn R1-5 zone, which established a minimum front yard setback of 4.5 m to 6.0 m for interior lots and 6.0 m for corner lots. There was no maximum front yard setback in the R1-5 zone. Exception [720] erroneously established a maximum front yard setback of 6.0 m for all lots, except those that are pie-shaped. Furthermore, the 4.5 m minimum front and corner side yard setback provisions in the Exception are redundant, as they are already defined as such in the parent R1Q zone. Therefore it is recommended that Exception [720] be amended in order to delete the redundant and maximum setback provisions and re-establish the previous 6.0 m front yard setback for a corner lot.	Amend Section 240 of By-law 2008-250, Exception [720]. Under Column V – Provisions, delete the two provisions that read: -minimum front and corner side yard setbacks 4.5 metres, and: -maximum front yard setback 6.0 m, except in the case of pie-shaped lots. Replace with: -minimum front yard setback for a corner lot is 6.0 metres.
7. West of Greenbank Road to Grand Canal Street, north of Cambrian Road, and north and south of River Run Avenue Ward 3	There is an error in the zone code for the areas identified in Document 4. The current zone code reads OS1, which does not exist in By-law 2008-250. The correct code is O1, which reflects the intended use of these lands as parks.	Amend the Zoning Map for By-law 2008-250 for the properties shown in Document 4. Delete the zone code OS1 and replace with O1.

Item

Objective of Amendment

Proposed Amendment

Zoning Map and Text Corrections

1. 471 Terry Fox Drive

Ward 4

This property is zoned LC7[411].

Exception [411] permits an Automobile Service Station and other associated uses under a maximum cumulative cap of 300m² in area. The ‘restaurant, take out’ use falls under this 300m² cap restriction.

An error occured when Exception [411] was drafted, as a restaurant, take-out was a permitted use without the 300m² cap in the former Kanata Zoning By-law 167-93, and is currently a permitted use in the LC7 sub-zone. Therefore it is recommended that the reference to “restaurant, take-out” be deleted from Exception [411].

Amend Section 239 of By-law 2008-250, Exception [411].

Under Column V – Provisions, delete the words “and a restaurant, take-out” from the first and fourth bullet point so that they read, respectively:

-the total cumulative gross leasable floor area for the additional uses and a convenience store must not exceed 300 m²

- additional uses and a convenience store: 4,000 m²

2. 899 Clyde Avenue

Ward 16

This property is zoned IL[277] H(22)-h.

An error was made when neighbouring properties were rezoned through By-law 2011-19, leaving the strip of land shown in Document 4 zoned IL[277] H(22)-h. This property should have been rezoned O1P.

Amend the Zoning Map for By-law 2008-250 for the property shown in Document 4.

Delete the zone code IL[277] H(22)-h and replace with O1P.

3. 2499 and 2500 Palladium Drive

211 and 225 Huntmar Drive

Ward 6

These properties are zoned General Mixed-Use – GM22 H(12).

The former West Carleton Zoning By-law contained provisions for the location of parking and display of vehicles within the Palladium Auto Park. These provisions were not completely carried forward to By-law 2008-250.

In order to more accurately carry forward the provisions of the former zoning by-law and enable a consistent design approach throughout the Auto Park, it is recommended that Section 188, Table 188E be amended to permit 25% of a landscaped buffer abutting a street to be used for the display of vehicles up to 1.5 m to the street, and for the remainder of parking to be located no closer than 6.0 m to the street.

Amend Section 188 of By-law 2008-250, Table 188E.

Under column II, row (c) add the words “, except in the case of a parking space, which may be located no closer than 6.0 m to any public street” so that the whole provision reads:

-9.0 m, except in the case of a parking space, which may be located no closer than 6.0 m to any public street

Add a new row (j).

Under column I, row (j) add the words

-Parking space location

Under column II, row (j) add the words:

-Despite (i) above and Section 110, Table 110(a), Location of Landscaped Buffer abutting a street, each dealership may use up to 25% of its frontage for display of vehicles which may be located no closer than 1.5 metres to any public street, provided the balance of the frontage is landscaped

4. Section 192 – Mixed-Use Centre Subzones

The Mixed-Use Centre – MC13 Subzone is no longer in use; therefore, it is recommended that it be deleted.

Amend Subsection 192 (13) of By-law 2008-250 by deleting the text in its entirety and replacing it with the following:

-Reserved for Future Use

5. Bradley East Subdivision

Ward 2

The properties shown in Document 4 are zoned, in part, O1 – Parks and Open Space.

Subsequent to Council approval of Zoning By-law Amendment D02-02-11-0013 in July 2011, it has been determined that the easterly portion of the O1 zone is not correctly aligned with the abutting properties that are proposed as part of Plan of Subdivision application D07-02-11-0002. In order for the zoning boundary to more precisely follow the proposed property lines, it is recommended that the portion of land shown in Document 4 be rezoned from O1 to Residential Third Density – R3VV[1860].

Amend the Zoning Map of By-law 2008-250 to rezone the properties shown in Document 4 from O1 to R3VV[1860].

6. Section 240, Exception [720]

Ward 6

Exception [720] applies to multiple properties on and in the vicinity of Westridge Drive in Stittsville.

Exception [720] is derived from the former Goulbourn R1-5 zone, which established a minimum front yard setback of 4.5 m to 6.0 m for interior lots and 6.0 m for corner lots. There was no maximum front yard setback in the R1-5 zone.

Exception [720] erroneously established a maximum front yard setback of 6.0 m for all lots, except those that are pie-shaped. Furthermore, the 4.5 m minimum front and corner side yard setback provisions in the Exception are redundant, as they are already defined as such in the parent R1Q zone.

Therefore it is recommended that Exception [720] be amended in order to delete the redundant and maximum setback provisions and re-establish the previous 6.0 m front yard setback for a corner lot.

Amend Section 240 of By-law 2008-250, Exception [720].

Under Column V – Provisions, delete the two provisions that read:

-minimum front and corner side yard setbacks 4.5 metres, and:

-maximum front yard setback 6.0 m, except in the case of pie-shaped lots.

Replace with:

-minimum front yard setback for a corner lot is 6.0 metres.

7. West of Greenbank Road to Grand Canal Street, north of Cambrian Road, and north and south of River Run Avenue

Ward 3

There is an error in the zone code for the areas identified in Document 4.

The current zone code reads OS1, which does not exist in By-law 2008-250. The correct code is O1, which reflects the intended use of these lands as parks.

Amend the Zoning Map for By-law 2008-250 for the properties shown in Document 4.

Delete the zone code OS1 and replace with O1.

LIST OF ANOMALIES AND MODIFICATIONS TO ZONING BY-LAW 2008-250 FOR THE CONSIDERATION OF THE AGRICULTURAL AND RURAL AFFAIRS COMMITTEE DOCUMENT 2

Item	Objective of Amendment	Proposed Amendment
Zoning Map and Text Corrections
1. 1500 Thomas Argue Road Ward 5	The properties identified on Document 4 are all zoned Air Transportation Facility Zone- T1B[356r] and form part of an approved draft plan of subdivision. At the time the subdivision and relevant zoning were approved, an error was made which incorrectly assigned the wrong Rural Exception to these properties. Therefore it is recommended that the properties be rezoned so as to allow the appropriate development standards to apply.	Amend the Zoning Map of By-law 2008-250. Rezone the properties identified in Document 4 from T1B[356r] to T1B[357r].
2. 1570 Roger Stevens Drive Ward 21	This property is bisected by Village First Density Residential and Development Reserve zones – V1P and DR1. The portion that is zoned DR1 is landlocked and surrounded by property zoned V1P. As this portion of the lot is landlocked, and therefore development as a seperate lot is not possible, it is recommended that this portion is rezoned from DR1 to V1P to bring it into conformity with the balance of the lot.	Amend the Zoning Map for By-law 2008-250. Rezone the portion of the property located at 1570 Roger Stevens Drive from DR1 to V1P, as shown in Document 4.
3. Multiple Properties in North Gower Ward 21	When By-law 2008-250 was introduced, properties zoned R and RV under former Rideau By-law 2004-428 were rezoned to V1G – Village Residential First Density. The V1G zone is representative of the provisions of the former Rideau’s R zone and has a front and a corner side yard setback requirement of 13.5 metres. However, the former RV zone only had a front and corner side yard setback of 6.0 metres. Therefore the effect of including these properties in the V1G zone has been to render them legally non-complying. Where there was an exception in place to the RV zone, that exception has been recognized through an appropriate exception to the V1G zone in By-law 2008-250. In order to remedy this situation, it is recommended that those properties that were zoned RV (no exception) be rezoned V1G[xxxr] to recognize the existing minimum 6.0 metre front and corner side yard setbacks.	Amend the Zoning Map of By-law 2008-250 to rezone those properties shown in Document 4 from V1G to V1G[xxxr]. Amend Section 240 of By-law 2008-250 to add Exception [xxxr]. Under Column II – Applicable Zone, add: V1G[xxxr] Under Column V – Provisions add: -minimum front and corner side yard setbacks of 6.0 metres.
4. 347 Donald B. Munro Drive 134 and 143 Salisbury Street Ward 5	These properties are zoned Village Residential Second Density – V2E. The Community Design Plan for the Village of Carp designates these lands “Residential - Ground Oriented Multi-Unit”, which permits a range of residential uses including detached, semi-detached, duplex, and ground-oriented multi-unit dwellings. The V2E permits detached, semi-detached, duplex dwellings, and other uses. When By-law 2008-250 was introduced, some of the lands zoned R1 under the former West Carleton By-law 65/94 were designated V3B, in keeping with the policies of the Community Design Plan. The subject properties were erroneously designated V2E, which does not fully implement the land use designation in the Community Design Plan. In order to fully implement the Community Design Plan for the Village of Carp as recommended by Council, it is recommended that the properties shown in Document 4 be rezoned V3B.	Amend the Zoning Map of By-law 2008-250 to rezone the properties shown in Document 4 from V2E to V3B.
5. 2123 Devine Road Ward 19	This property is zoned Village Residential First Density – V1D[575r]-h. In 2008 the holding provision was lifted from this property with the approval of Lifting of Holding Zone file no. D07-07-06-0006. However, when By-law 2008-250 was introduced the Zoning Map did not reflect this approval. In order to implement the approved zoning, it is recommended that Zoning Map be amended by lifted the holding symbol from the subject property.	Amend the Zoning Map of By-law 2008-250 to rezone the properties shown in Document 4 from V1D[575r]-h to V1D[575r].

Item

Objective of Amendment

Proposed Amendment

Zoning Map and Text Corrections

1. 1500 Thomas Argue Road

Ward 5

The properties identified on Document 4 are all zoned Air Transportation Facility Zone- T1B[356r] and form part of an approved draft plan of subdivision.

At the time the subdivision and relevant zoning were approved, an error was made which incorrectly assigned the wrong Rural Exception to these properties.

Therefore it is recommended that the properties be rezoned so as to allow the appropriate development standards to apply.

Amend the Zoning Map of By-law 2008-250.

Rezone the properties identified in Document 4 from T1B[356r] to T1B[357r].

2. 1570 Roger Stevens Drive

Ward 21

This property is bisected by Village First Density Residential and Development Reserve zones – V1P and DR1. The portion that is zoned DR1 is landlocked and surrounded by property zoned V1P.

As this portion of the lot is landlocked, and therefore development as a seperate lot is not possible, it is recommended that this portion is rezoned from DR1 to V1P to bring it into conformity with the balance of the lot.

Amend the Zoning Map for By-law 2008-250.

Rezone the portion of the property located at 1570 Roger Stevens Drive from DR1 to V1P, as shown in Document 4.

3. Multiple Properties in North Gower

Ward 21

When By-law 2008-250 was introduced, properties zoned R and RV under former Rideau By-law 2004-428 were rezoned to V1G – Village Residential First Density.

The V1G zone is representative of the provisions of the former Rideau’s R zone and has a front and a corner side yard setback requirement of 13.5 metres. However, the former RV zone only had a front and corner side yard setback of 6.0 metres. Therefore the effect of including these properties in the V1G zone has been to render them legally non-complying.

Where there was an exception in place to the RV zone, that exception has been recognized through an appropriate exception to the V1G zone in By-law 2008-250.

In order to remedy this situation, it is recommended that those properties that were zoned RV (no exception) be rezoned V1G[xxxr] to recognize the existing minimum 6.0 metre front and corner side yard setbacks.

Amend the Zoning Map of By-law 2008-250 to rezone those properties shown in Document 4 from V1G to V1G[xxxr].

Amend Section 240 of By-law 2008-250 to add Exception [xxxr]. Under Column II – Applicable Zone, add:

V1G[xxxr]

Under Column V – Provisions add:

-minimum front and corner side yard setbacks of 6.0 metres.

4. 347 Donald B. Munro Drive

134 and 143 Salisbury Street

Ward 5

These properties are zoned Village Residential Second Density – V2E.

The Community Design Plan for the Village of Carp designates these lands “Residential - Ground Oriented Multi-Unit”, which permits a range of residential uses including detached, semi-detached, duplex, and ground-oriented multi-unit dwellings. The V2E permits detached, semi-detached, duplex dwellings, and other uses.

When By-law 2008-250 was introduced, some of the lands zoned R1 under the former West Carleton By-law 65/94 were designated V3B, in keeping with the policies of the Community Design Plan. The subject properties were erroneously designated V2E, which does not fully implement the land use designation in the Community Design Plan.

In order to fully implement the Community Design Plan for the Village of Carp as recommended by Council, it is recommended that the properties shown in Document 4 be rezoned V3B.

Amend the Zoning Map of By-law 2008-250 to rezone the properties shown in Document 4 from V2E to V3B.

5. 2123 Devine Road

Ward 19

This property is zoned Village Residential First Density – V1D[575r]-h.

In 2008 the holding provision was lifted from this property with the approval of Lifting of Holding Zone file no. D07-07-06-0006. However, when By-law 2008-250 was introduced the Zoning Map did not reflect this approval. In order to implement the approved zoning, it is recommended that Zoning Map be amended by lifted the holding symbol from the subject property.

Amend the Zoning Map of By-law 2008-250 to rezone the properties shown in Document 4 from V1D[575r]-h to V1D[575r].

6. 7765 Snake Island Road

Ward 20

This property is zoned Rural Countryside – RU.

The property was zoned Highway Commercial – C2 in the former Osgoode Zoning By-law. With the introduction of By-law 2008-250 adjacent properties were zoned RC1 – Rural Commercial but the subject property did not maintain its Commercial zoning. In order to carry forward the regulations of the former Osgoode Zoning By-law it is recommended that the property be rezoned Rural Commercial – RC1.

Amend the Zoning Map of By-law 2008-250 to rezone the properties shown in Document 4 from RU to RC1.

7. 6646, 6660, 6668, 6672, 6674, and 6720 Fourth Line Road

2340, 2344, and 2348 Church Street

6652, 6654, 6656, and 6658 Carolin Court

2104 Roger Stevens Drive

2124 Trailwood Drive

6630 Third Line Road

Ward 21

The Flood Plain Hazard Overlay shown on the Zoning Map reflects the Stevens Creek flood plain as defined by the Rideau Valley Conservation Authority.

Inaccuracies have been found in the City’s Flood Plain Hazard Overlay, as it does not match the Conservation Authority’s flood plain mapping in certain areas. It is recommended that the City’s Zoning Map be amended accordingly.

Amend the Zoning Map of By-law 2008-250 to show the new boundaries of the Flood Plain Hazard Overlay for the maps shown in Document 4.

8. 5873 Perth Road

Ward 21

The current Flood Plain Hazard Overlay zoning on this site is based on the flood plain mapping of the Jock River prepared by the Rideau Valley Conservation Authority (RVCA). In February 2010, an application was submitted to the RVCA for approval to undertake a balanced cut and fill on the site. This application (RV5-27/10T) was approved in January 2011 and the work was undertaken thereafter.

Since the completion of the work a survey has been submitted and the new grades have shown this area of the property to be above the 1:100 year flood plain of Flowing Creek. The RVCA has revised its mapping of the subject property to remove it from the flood plain designation. It is recommended that the City’s Zoning Map be amended accordingly.

Amend the Zoning Map of By-law 2008-250 to show the new boundaries of the Flood Plain Hazard Overlay for the map shown in Document 4.