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August 11, 2017 ACS2017-PIE-PS-0101
A Zoning By-law Amendment Proposal will be considered at
Planning Committee
I am contacting you today to inform you that the Planning Committee of the City of Ottawa will be considering the Zoning By-law amendment proposal for Zoning - 5615 Fernbank Road (formerly known as 5786 Fernbank Road) on Tuesday, August 22, 2017.
The meeting will begin at 9:30 a.m. at Champlain Room, City Hall, 110 Laurier Avenue West, Ottawa. You are welcome to attend the meeting and present your views.
I have attached a copy of the report outlining the departmental recommendation that will be considered during the meeting.
Stay informed and involved
• You can access additional information regarding this application online at Ottawa.ca/devapps or for general Zoning By-law amendment information on Ottawa.ca/planning.
• You can submit a written submission to the Committee Co-ordinator of the Planning Committee at 110 Laurier Avenue West, Ottawa, K1P 1J1 or by fax at 613-580-9609 or by e-mail at Melody.Duffenais@ottawa.ca.
• You can register to make a presentation during the Committee meeting by calling Melody Duffenais at 613-580-2424, extension 20113 by 4:00 p.m. on the day before the meeting to determine if a specific time has been set for this item to be considered.
• You can contact Kathy Rygus if you have any questions or require additional information, by telephone at 613-580-2424, extension 27967, or by email, at Kathy.Rygus@ottawa.ca.
If a person or public body does not make oral submissions at the public meeting or make written submissions to the City of Ottawa before the proposed by-law is passed,
the person or public body is not entitled to appeal the decision of the Council of the City of Ottawa to the Ontario Municipal Board.
If a person or public body does not make oral submissions at the public meeting, or make written submissions to the City of Ottawa before the proposed by-law is passed, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so.
Sincerely,
Original signed by
Kathy Rygus
Development Review Planner
Enclosure
Le 11 août 2017 ACS2017-PIE-PS-0101
Une proposition de modification au règlement de zonage sera examinée
au Comité de l'urbanisme
Je communique avec vous aujourd’hui pour vous informer que Comité de l'urbanisme de la Ville d’Ottawa examinera une proposition de modification au Règlement de zonage de la partie du 5786, chemin Fernbank (connu jusqu’ici sous l’adresse 5786, chemin Fernbank) le mardi 22 août 2017.
La réunion commencera à 9 h 30 à la salle Champlain, hôtel de ville, au 110, avenue Laurier Ouest à Ottawa. On vous invite à assister à la réunion et à présenter votre point de vue.
Vous trouverez ci-joint une copie du rapport contenant la recommandation du Service qui sera examinée pendant la réunion.
Restez informé et participez
• Consultez Ottawa.ca/demdam pour obtenir des renseignements supplémentaires sur cette demande ou Ottawa.ca/urbanisme pour trouver de l’information d’ordre général sur les modifications au Règlement de zonage.
• Vous pouvez faire parvenir des observations écrites au coordonnateur du Comité de l'urbanisme au 110, avenue Laurier Ouest, Ottawa, K1P 1J1, par télécopieur au 613-580-9609 ou par courriel à Melody.Duffenais@ottawa.ca.
• Si vous souhaitez faire une présentation à la réunion du Comité, inscrivez-vous en téléphonant à Melody Duffenais au 613-580-2424, poste 20113 avant 16 h la veille de la réunion afin de déterminer si une heure précise a été établie pour traiter ce point.
• Vous pouvez communiquer avec Kathy Rygus, si vous avez des questions ou si vous avez besoin d’autres renseignements, par téléphone au 613-580-2424, poste 28318, ou par courriel à Kathy.Rygus@ottawa.ca.
Si une personne ou un organisme public ne présente pas d'exposé oral à la réunion publique ou ne présente pas d'exposé écrit à la Ville d'Ottawa avant l'adoption du règlement, la personne ou l’organisme public ne pourra pas interjeter appel de la
décision du Conseil de la Ville d’Ottawa devant la Commission des affaires municipales de l'Ontario.
Si une personne ou un organisme public ne présente pas d'exposé oral à la réunion publique ou ne présente pas d'exposé écrit à la Ville d'Ottawa avant l'adoption du règlement, la personne ou l’organisme public ne pourra être joint en tant que partie à l’audition de l’appel devant la Commission des affaires municipales de l’Ontario à moins que, de l’avis de la Commission, il existe des motifs raisonnables de le faire.
Original signé par
Kathy Rygus
Urbaniste, Examen des demandes d’aménagement
p.j.
ITEM NO NUMÉRO DE L’ARTICLE
REQUEST TO SPEAK FORM
FICHE DE DEMANDE D’INTERVENTION
Please complete the ‘Request to Speak’ form and give to the Committee Coordinator at the beginning of the meeting. Veuillez remplir la fiche de « Demande d’intervention » et la remettre à la coordonnatrice / au coordonnateur du Comité au début de la réunion. Committee and Meeting Date Comité et date de la réunion Subject / Objet Please indicate your position with
respect to the REPORT
RECOMMENDATION:
I agree
I oppose
Veuillez donner votre opinion sur
la RECOMMANDATION DU
RAPPORT :
Je suis d'accord
Je suis en désaccord
Name / Nom : Company, Agency or Community Organization (if applicable): Société, agence ou organisme communautaire (s'il y a lieu) :
Street and / or e-mail address, Postal Code and Telephone / Adresse municipale et / ou courriel,
code postal et numéro de téléphone :
Personal Information contained on this form is collected pursuant to s. 83 (5) of By-Law No. 2016-377 and s. 14 (4) of By-Law No. 2007-104, and will be used as a record of, and possible follow up to, participation in this meeting. Questions about this collection should be directed to the City Clerk, 110 Laurier Avenue, Ottawa, Ontario, K1P 1J1. Telephone (613) 580-2424, ext. 21215.
Les renseignements personnels contenus dans le présent formulaire sont recueillis en vertu du p. 83 (5) du Règlement municipal no 377-2016 et du p. 14 (4) du Règlement municipal no 104-2007, et seront utilisés à des fins de référence et de suivi éventuel à la participation à cette réunion. Toute question concernant cette collecte de renseignements doit être adressée au greffier, 110, avenue Laurier Ouest, Ottawa (Ontario) K1P 1J1. Téléphone (613) 580-2424, poste 21215.
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Report to
Rapport au:
Planning Committee
Comité de l'urbanisme
22 August 2017 / 22 août 2017
and Council / et au Conseil
September 13, 2017 / 13 septembre 2017
Submitted on July 20, 2017
Soumis le 20 juillet 2017
Submitted by
Soumis par:
Lee Ann Snedden,
Director / Directrice
Planning Services / Services de la planification
Planning, Infrastructure and Economic Development Department / Direction
générale de la planification, de l’infrastructure et du développement économique
Contact Person / Personne ressource:
Kathy Rygus, Planner II / Urbaniste II, Development Review West / Examen des
demandes d'aménagement ouest
(613) 580-2424, 28318, Kathy.Rygus@ottawa.ca
Ward: STITTSVILLE (6) File Number: ACS2017-PIE-PS-0101
SUBJECT: Zoning By-law Amendment – 5615 Fernbank Road (formerly known
as 5786 Fernbank Road)
OBJET: Modification au Règlement de zonage – 5615, chemin Fernbank
(connu jusqu’ici sous l’adresse 5786, chemin Fernbank)
REPORT RECOMMENDATIONS
1. That Planning Committee recommend Council approve an amendment to
Zoning By-law 2008-250 for 5615 Fernbank Road to permit a residential
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subdivision with school site, Emergency Services facility and transit station
as shown in Document 1 and detailed in Document 2.
2. That Planning Committee approve the Consultation Details Section of this
report be included as part of the ‘brief explanation’ in the Summary of Written
and Oral Public Submissions, to be prepared by the City Clerk and Solicitor’s
Office and submitted to Council in the report titled, “Summary of Oral and
Written Public Submissions for Items Subject to Bill 73 ‘Explanation
Requirements’ at the City Council Meeting of 13 September 2017 subject to
submissions received between the publication of this report and the time of
Council’s decision.
RECOMMANDATIONS DU RAPPORT
1. Que le Comité de l’urbanisme recommande au Conseil d’approuver une
modification au Règlement de zonage 2008-250 visant 5615, chemin
Fernbank, afin de permettre la création d’un lotissement résidentiel
comprenant une école, un poste du Service paramédic et une station de
transport en commun, comme l’illustre le document 1 et l’expose en détail le
document 2.
2. Que le Comité de l’urbanisme donne son approbation à ce que la section du
présent rapport consacrée aux détails de la consultation soit incluse en tant
que « brève explication » dans le résumé des observations écrites et orales
du public, qui sera rédigé par le Bureau du greffier municipal et de l’avocat
général et soumis au Conseil dans le rapport intitulé « Résumé des
observations orales et écrites du public sur les questions assujetties aux
‘exigences d'explication’ aux termes du projet de loi 73 », à la réunion du
Conseil municipal prévue le 13 septembre 2017, à la condition que les
observations aient été reçues entre le moment de la publication du présent
rapport et le moment de la décision du Conseil.
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BACKGROUND
Learn more about link to Development Application process - Zoning Amendment
For all the supporting documents related to this application visit the link to
Development Application Search Tool.
Site location
5615 Fernbank Road (formerly known as Part of 5786 Fernbank Road)
Owner
Abbott-Fernbank Holdings Inc.
Applicant
Novatech Engineers Planners and Landscape Architects
Description of site and surroundings
The site is a vacant 12-hectare parcel within the Fernbank Crossing subdivision in the
Fernbank Community. The site is bounded by Fernbank Road to the south, Cope Drive
to the north, Robert Grant Avenue to the west and vacant land to the east that will be
developed as future phases of the Blackstone subdivision The lands form the fourth and
final phase of the Fernbank Crossing subdivision. To the north and west of the site are
earlier phases of the subdivision which are nearing completion. To the east is vacant
land that is subject to a plan of subdivision and south of Fernbank Road are rural lands
that are located outside the urban boundary.
The Fernbank Crossing subdivision received draft approval on February 2, 2012, and
previous phases have been registered, with the third phase of development currently
under construction. This final phase of the Fernbank Crossing subdivision proposes the
development of approximately 107 detached dwellings, four blocks for townhouses, an
elementary school site, paramedic post and transit station with a park-and-ride facility.
Summary of proposed Zoning By-law Amendment
The lands are currently zoned Development Reserve (DR), a zone used to recognize
lands intended for future urban development in areas designated as General Urban
Area. Permitted uses are restricted to those that will not preclude future development.
The applicant is requesting to rezone the property from Development Reserve (DR) to
Residential Second Density Zone with site-specific exception (R2P[2280]), Residential
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Third Density Zone with site-specific exceptions (R3Z[2278] and R3Z[2279]), Minor
Institutional Zone (I1A and I1B) and Ground Transportation Zone (T2) to permit a
residential subdivision with school site, paramedic post and transit station.
DISCUSSION
Public consultation
Notification and public consultation was undertaken in accordance with the Public
Notification and Consultation Policy approved by City Council for Development
Applications. One comment from the public was received.
For this proposal’s consultation details, see Document 3 of this report.
Official Plan designation
The Official Plan designates the property as General Urban Area, which permits the
development of a full range of housing types to meet the needs of all ages, incomes and
life circumstances in combination with conveniently located employment, retail, service,
leisure and institutional uses. The proposed amendment is consistent with the policies
of the General Urban Area designation.
The Official Plan policies state that future development in new communities is to be
compact and efficient, based on an underlying commitment to conserving the natural
environment and reducing consumption of land and other resources outside of the
urban boundary. More compact urban development promotes sustainability by reducing
travel distances, making transit service more desirable, reducing overall land
consumption, and maximizing the use of existing infrastructure. The subdivision
contributes to creating a livable community by offering development of an urban density
with a street pattern to facilitate connectivity. The proposed Zoning By-law amendment
is consistent with the goals, objectives and policies of the General Urban Area
designation.
Other applicable policies and guidelines
Fernbank Community Design Plan
The property is subject to the Fernbank Community Design Plan (CDP), which
encompasses the 674 hectares of land between the established communities of
Stittsville and Kanata, extending southward from Hazeldean Road to Fernbank Road.
The CDP identified the land use and road pattern to accommodate a community of
approximately 30,000 residents. The purpose of the Fernbank CDP is to establish a
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community-wide land use framework that reflects the principles, objectives and policies
for community development as directed by the Official Plan.
The lands are designated as Low Density Residential in the CDP, permitting detached,
semi-detached and townhouse dwellings. The CDP also designated a school site on
Cope Drive as well as a transit station with park-and-ride and Emergency Services
facility at the intersection of Fernbank Road and Robert Grant Avenue.
Urban Design Guidelines for Greenfield Neighbourhoods
The Urban Design Guidelines for Greenfield Neighbourhoods are applicable to the
proposed development. It provides guidelines for structuring layout, street design,
building and site design, green space and utilities.
Urban Design Review Panel
The property is not within a Design Priority Area and is therefore not subject to the
Urban Design Review Panel process.
Planning Rationale
The property is located within the area affected by the Fernbank CDP and the nature of
the proposal is to permit a residential subdivision. The related plan of subdivision
demonstrates conformity to the Fernbank CDP with regard to land use, road network
layout, and density of development. The proposed new zones correspond to the
draft-approved subdivision and are intended to permit detached homes, townhouse
blocks, a school, paramedic post and transit station with park-and-ride.
The proposed new zones correspond to the plan of subdivision for Phase 4. The
site-specific exceptions for the residential zones that are denoted below were
established through the Zoning By-law amendments for the earlier phases and are
already in effect for the surrounding lands.
Area A is to be rezoned from Development Reserve Zone (DR) to Minor Institutional
Zone Subzone B/ Residential Third Density Zone Subzone Z Exception 2279
(I1B/R3Z[2279)]. The site has dual zoning to permit a school or residential development.
This is to address potential situations where none of the school boards requires the site
for a school. In such a case, the parcel could be developed for residential purposes
under the zoning provisions specified. The R3Z permits detached, linked-detached,
semi-detached and townhouse dwellings, duplexes, 3-unit dwellings and planned unit
developments with the exception implementing an increased front yard setback.
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Area B is to be rezoned from Development Reserve Zone (DR) to Residential Second
Density Zone Subzone P Exception 2280 (R2P[2280]) to permit detached,
linked-detached and semi-detached dwellings, with the exception implementing specific
setbacks.
Area C is to be rezoned from Development Reserve Zone (DR) to Residential Third
Density Zone Subzone Z Exception 2278 (R3Z[2278]) to permit detached,
linked-detached, semi-detached and townhouse dwellings, duplexes, three-unit
dwellings and planned unit developments with the exception implementing specific
setbacks.
Area D is to be rezoned from Development Reserve (DR) to R3Z[2279] to permit
detached, linked-detached, semi-detached and townhouse dwellings, duplexes,
three-unit dwellings and planned unit developments with the exception implementing an
increased front yard setback.
Area E is to be rezoned from Development Reserve (DR) to Minor Institutional Zone
Subzone A (I1A) to permit an emergency service (paramedic post).
Area F is to be rezoned from Development Reserve (DR) to Ground Transportation
Zone (T2) to permit a transit station with a park-and-ride facility.
Provincial Policy Statement
Staff have reviewed this proposal and have determined that it is consistent with the
Provincial Policy Statement, 2014.
RURAL IMPLICATIONS
There are no rural implications associated with this report.
COMMENTS BY THE WARD COUNCILLOR
Councillor Qadri has no concerns or issues with the application and the staff
recommendation.
LEGAL IMPLICATIONS
There are no legal impediments to approving the recommendations contained in the
report.
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RISK MANAGEMENT IMPLICATIONS
There are no risk management implications associated with the report.
FINANCIAL IMPLICATIONS
There are no financial implications associated with this report.
ACCESSIBILITY IMPACTS
Design considerations with respect to accessibility are generally addressed through the
Subdivision process and are not a key consideration related to a Zoning By-law
amendment.
TERM OF COUNCIL PRIORITIES
This project addresses the following Term of Council Priorities:
EP3 – Support growth of local economy
ES2 – Enhance and protect natural systems
HC3 – Create new and affordable housing
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 Zoning Key Plan
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
Document 4 Plan of Subdivision, Phase 4 Fernbank Crossing
CONCLUSION
The proposed development conforms to the Official Plan and Fernbank Community
Design Plan. The proposed new zones are appropriate for the intended development of
the property. In summary, the proposed rezoning complies with the Official Plan policies
and the department is recommending the Zoning By-law amendment be approved.
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DISPOSITION
Legislative Services, Office of the City Clerk and Solicitor to notify the owner; applicant;
Ottawa Scene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5; Krista
O’Brien, Tax Billing, Accounting and Policy Unit, Revenue Service, Corporate Services
(Mail Code: 26-76) of City Council’s decision.
Zoning and Interpretations Unit, Policy Planning Branch, Economic Development and
Long Range Planning Services to prepare the implementing by-law and forward to
Legal Services.
Legal Services, Office of the City Clerk and Solicitor to forward the implementing by-law
to City Council.
Planning Operations Branch, Planning Services to undertake the statutory notification.
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Document 1 – Zoning Key Plan
For an interactive zoning map of Ottawa visit geoOttawa.
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Document 2 – Details of Recommended Zoning
The proposed change to the City of Ottawa Zoning By-law 2008-250 for 5615 Fernbank
Road is to rezone the lands shown on Document 1 as follows:
a) Area A from DR to I1B/R3Z[2279];
b) Area B from DR to R2P[2280];
c) Area C from DR to R3Z[2278];
d) Area D from DR to R3Z[2279];
e) Area E from DR to I1A; and
f) Area F from DR to T2.
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Document 3 – Consultation Details
Notification and public consultation was undertaken in accordance with the Public
Notification and Consultation Policy approved by City Council for Development
Applications. One comment from the public was received.
Comment: Transit Station Noise
One resident expressed concern regarding potential noise generated by the proposed
transit station in proximity to residential uses.
Response:
The location of the transit station/park-and-ride facility to serve the community was
established through the Fernbank CDP. The location was further refined through the
West Transitway Environmental Study report approved by Council in 2010. Because
Robert Grant Avenue will accommodate the future Transitway, the proposed location is
appropriate and will have minimal impact on nearby residential development.
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Document 4 – Plan of Subdivision, Phase 4 Fernbank Crossing
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