The Official Plan requires that community design plans indicate how its policies and guidelines will be implemented at the community level. This section accomplishes this by describing how the Plan is to be interpreted; the phasing of development in the Community; guidelines for reviewing development applications; how affordable housing targets will be met; and the process of making changes to the Plan in the future.
This CDP is a statement of land use planning policy. It is intended to be a guide to the development of the Leitrim Community. Some flexibility in interpretation is permitted, provided the general intent of the policies and principles of this Plan are maintained.
The designations identified on the Land Use Plan on page 26, are intended to show general areas and the boundaries are flexible and may vary without amendment to the Plan, except where designations are established by fixed boundaries such as wetland boundaries or roads or where specifically stated to be fixed in the policies of this Plan.
Where lists or examples of permitted uses are provided, they are intended to illustrate the possible range and type or uses that are to be considered. Specific uses not listed, but considered by the City to be similar to the listed uses and to conform to the general intent of the applicable land use designation may be recognized as a permitted use. Development within the Community shall be subject to all policies and guidelines of this CDP and any applicable policies of the Official Plan.
Development in Leitrim will be phased to provide for the continuous, orderly extension of the Community to ensure the most efficient and economical use of existing and proposed infrastructure. Fundamentally, the Leitrim Community will develop in concert with the development of the trunk services, and the establishment of the required stormwater management facilities. Future development within the CDP area will continue to proceed in an incrementally outwards manner both westerly and north and south of Findlay Creek Drive. To accommodate this growth, the balance of the total sanitary servicing system, including a second forcemain and extension of the gravity sewer will be constructed as necessary. The Serviceability Report in Appendix B details the timing of infrastructure for Leitrim.
The City requires assurance that the Official Plan’s residential mix and density requirements are being met as the Leitrim Community develops. To accomplish this, the Land Use Plan has been designed on the basis of five zones, as shown on page 29. This Plan shows each zone with an anticipated mix of housing types that, when considered together, achieve the overall objectives for residential mix and density requirements of the Official Plan.
The land use patterns, unit mix and densities identified in the land use plan do contain some flexibility. For example, while ground-oriented multiples such as street or stacked townhouses are the principle uses of the medium density residential designation, single detached and low rise apartments are also permitted in certain locations. This “shifting” of uses and forms is built into the Community Design Plan provided that:
- The overall densities and unit targets for each zone, as identified on the map on page 26, are being met;
- Neighbourhoods, as per the map on page 54, are being planned during the subdivision review process with the location of higher density uses shown from the outset;
- Any required updates to the Serviceability Study or any further servicing analysis to ensure available capacity be completed as part of the subdivision process if more dwelling units are being proposed in a neighbourhood then have been anticipated by this plan.
Furthermore, any low-rise apartment units constructed that are in excess of the 10% minimum may be credited to the calculation of 29.0 units per net hectare. These may only be credited once the 10% apartment units are constructed and delivered. These requirements will be implemented and monitored through the City’s zoning and draft plan of subdivision processes. The intended targets are to be utilized for monitoring purposes throughout the implementation of the CDP.
There are existing industrial and office uses in the northwest corner of the Community that are designed Employment on the Land Use Plan. These uses presently rely on private septic systems for their sanitary servicing needs. However, the Leitrim Community, including these lands, is designated a public service area and is intended to be ultimately serviced by full municipal water and sanitary sewers. Given that sanitary sewers will be progressing from east to west as the phasing of the residential community progresses, there will be anticipated delay before full services are available to these lands. In such situations, the Official Plan does permit interim servicing solutions. Development of the Employment lands in cases where full municipal servicing is not yet available will be permitted, subject to the policies of Section 2.3.2 of the Official Plan.
9.3 Review of Development Applications
This CDP will be primarily be implemented through the development approval process, mainly the zoning, plan of subdivision and site plan control processes. Section 4 of the Official Plan highlights the key policies and required studies for development applications concerning a range of issues from servicing and transportation to environmental protection and health and safety. All development in the Leitrim Community must conform to these policies and requirements.
In particular, the following are specific requirements as part of the Leitrim CDP:
- For each of the Mixed Use areas along Bank Street, a composite site plan for the entire Mixed Use area must be approved by Council prior to the first development application for the area. This composite site plan must demonstrate how all land uses will work together, how the CDP’s guidelines can be achieved, and how individual proposals will fit within the overall plan
- An Environmental Impact Statement is required during the development review process for each of the four sites identified by the Urban Natural Areas Environmental Evaluation Study.
- A traffic impact statement is required during the development review process for all future subdivisions along Findlay Creek Drive. The statement should investigate and consider traffic calming measures along Findlay Creek Drive should they be warranted.
9.4 Affordable Housing
Affordable housing will be required in accordance with applicable City policy in all new residential development and redevelopment in Leitrim. The Official Plan directs that 25% of all new housing development and redevelopment is to be affordable to households at the 30th income percentile for rental and at the 40th income percentile for ownership. The Official Plan defines affordable housing as rental or ownership housing for which a low or moderate income household pays no more than 30% of its gross annual income.
Within the Leitrim Community Design Plan (CDP) area, approximately 1,325 residential units (5,300 units x 25%) should be within this affordability range as determined at the time of subdivision development approval. In Leitrim, approximately 55% of all units are contained in multiple-unit buildings, which includes semi-detached, street townhouse, stacked townhouse, and apartment units. Current market prices for such housing suggest that the majority of these homes meet the Official Plan’s affordability targets.
The development of ‘social housing’ by social housing providers, with or without City funding or incentives, will be included within the total 25% of affordable housing in Leitrim. The social housing component of affordable housing in Leitrim will be at least 7% of residential units, subject to federal provincial funding. For Leitrim, approximately 370 units should be provided for social housing, which are to be affordable to households at or below the 20th income percentile for Ottawa. Assuming a mix of townhouse and apartment dwellings, approximately 5.5 hectares of land would need to be acquired by the City or social housing providers to meet this target. The required housing type and appropriate location for social housing in the community will be decided as part of the technical circulation process at the time of development approval, subject to Council allocation of funds. The preferred locations for social housing units are those that have convenient access to public transit, shopping and community services.
To support the development of affordable housing, the City will negotiate the use of the following municipal incentives and direct supports, including but not limited to:
- Capital grants, land;
- Deferral or waiver of fees and charges;
- Density incentives or transfer, flexible zoning, alternate development standards; and
- Other incentives to be negotiated depending on the depth of affordability achieved.
Where municipal incentives are provided to support the development of affordable housing, the City will enter into agreements with developers to preserve the level of public interest in affordable housing. Agreements will reflect the level of public investment required, with more investment resulting in greater levels of affordability. Agreements will include mechanisms to maintain affordability, will specify the mix of units to be provided, and will typically be registered on title or become a municipal housing facilities bylaw.
9.5 Process to Amend CDP
Given that the CDP is a statement of land use planning policy, flexibility has been built into the policies and guidelines of this document to reflect changing circumstances in the Community. This subsection details the need and process for making amendments to the CDP. The process depends on the nature of the changes.
For all proposed changes, the objectives of the Official Plan and of the CDP must be reflected. To ensure the objectives of the Official Plan regarding housing mix and distribution and minimum densities are met, changes to the location and/or number of these units should be made within the zone in which they were located originally on the Land Use Plan. Updates to the studies supporting the CDP, such as engineering and transportation, may also be required in support of the proposed change. As well, variations, which require an amendment to the Official Plan, will also require a corresponding formal amendment to the CDP
Changes to the CDP’s Land Use Plan proposed prior to zoning, subdivision or site plan approval, may be made at the discretion of the Director of Planning and Infrastructure Approvals. These include:
- Minor changes to the configuration and pattern of local streets;
- Minor changes to the size and configuration of development blocks;
- Minor changes to the location, size or massing of mixed use and employment areas; and,
- Minor changes to the location, or “shifting”, of low and medium density residential uses, provided neighbourhood targets are met.
The approval of a zoning amendment, plan of subdivision, or site plan control application by the City that reflect these changes constitutes approval of the change to the CDP.
Where more substantial changes to the Land Use Plan are proposed prior to plan of subdivision or site plan approval, the approval of the Planning and Environment Committee is required. These changes include:
- Substantive changes to the location, size or number of mixed use or employment areas;
- Substantive changes to the location of collector roads;
- Substantive changes to the location or number of school sites; and,
- Substantive changes to the location, general size or configuration of park sites.
To initiate the review and approval of these proposed changes, the proponent must submit to the City the subdivision and/or site plans showing the affected area in question together with a composite plan that shows how the proposed changes will affect other plans in the neighbourhood, either an approved plan or a plan in the review process, and that shows how the proposed changes affects the broader community. Where the proposed change affects land that is not subject to an approved plan or a plan in the review process, the composite plan must show the surrounding neighbourhood or broader community, as may be required, as shown on the Land Use Plan.
The City will circulate copies of all plans for comment to owners of development and redevelopment land directly affected by the proposed changes. Where a proposed change is deemed by staff to affect the broader community, a public open house to present the proposed changes to the CDP and to receive input may also be required.
Upon agreement of these changes, the approval of a zoning amendment, plan of subdivision, or site plan control application by the City that reflects these changes constitutes approval of the change to the CDP. Should there be disagreements regarding the changes, approval of the Planning and Environment Committee is required. Each successive change to the Land
Use Plan must reflect prior revisions as approved through the above process. The City will keep all approved changes on file.
Staff initiated changes to the Land Use Plan may be made at the discretion and approval of the Director of Planning and Infrastructure Approvals and shall involve notice to owners of affected development and redevelopment parcels as required. The approval of a zoning amendment, plan of subdivision, or site plan control application by the City that reflects these changes constitutes approval of the change to the CDP. Where changes are deemed by staff to be substantive or there is disagreement between staff and affected landowners of the proposed changes, approval by the Planning and Environment Committee may be required.
9.6 Required Official Plan Amendment
An Official Plan Amendment is required to implement the Leitrim CDP by changing Schedule B of the Official Plan to reflect the Land Use Plan. The map changes would be as follows: Official Plan – Schedule B Urban Policy Plan shall be amended as shown on the figure below to change the designation from Employment to General Urban Area to match the Land Use Plan of the Leitrim Community Design Plan.
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