PLANNING RATIONALE FOR THE PROPOSED RIVERSIDE SOUTH ELEMENTARY SCHOOL 715 BRIAN GOOD AVENUE, OTTAWA, ON
|
|
- Janis McDonald
- 5 years ago
- Views:
Transcription
1 PLANNING RATIONALE FOR THE PROPOSED RIVERSIDE SOUTH ELEMENTARY SCHOOL 715 BRIAN GOOD AVENUE, OTTAWA, ON Conseil des écoles publiques de l'est de l'ontario (CEPEO) French Public School Board
2 TABLE OF CONTENTS 1.0 INTRODUCTION SITE CONTEXT & EXISTING LAND USE PLANNING CONTEXT 3.1 OFFICIAL PLAN COMMUNITY PLAN ZONING DRAFT OF SUBDIVISION PROPOSAL PLANNING RATIONALE 5.1 CONFORMITY TO THE CITY OF OTTAWA OFFICIAL PLAN GENERAL FINDINGS OFFICIAL PLAN PART 4 FINDINGS REQUIRED APPROVALS CONCLUSION
3 1.0 Introduction This Planning Rationale has been prepared in support of a Site Plan Control application for lands located at 715 Brian Good Avenue in the City of Ottawa. The project is a proposed 2 storey elementary school to be constructed and operated by the French Public School Board, (Conseil des écoles publiques de l' Est de l'ontario CEPEO). The purpose of the Planning Rationale is to assess the appropriatenesss of the proposed application within the context of the approved zoning, the surrounding community, the City s regulatory and policy framework with respect to the proposed use of the lands. 2.0 Site Context The subject property is approximately 24,565 m² in size and is essentially rectangular in shape. It is currently vacant, undeveloped and relatively flat within a new residential neighbourhood. As shown in Figure 1, the site is a corner lot located on the North west corner of Brian Good Avenue and Summerhill Street in the Riverside South area of Ottawa. The property s frontage along Brian Good Avenue is m and along Summerhill Avenue it is m. Figure 1 Site Context. Red Border and Star identify Site 3
4 Existing Land uses abutting the subject property are as follows: East & South; The land is being developed as single family and duplex residential units. West; There will be a City of Ottawa community park for which the planning is complete, construction has not started. Further west of this the land is being developedd as single family and duplex residential units. North: there is a vacant strip of land abutting the north property line of the subject site that is part of a future Transit corridor. To the north of this strip is an OC Transpo Park and Ride station and across Earl Armstrong Road is a commercial development and more residential development. 3.0 Planning Context 3.1 Official Plan The subject property is designated as General Urban Area in accordance with Schedule B of the City of Ottawa Official Plan. According to policy of the Official Plan the General Urban Area designation permits alll types and densities of housing, as well as employment, shopping, service, industrial, cultural, leisure, park and natural areas, entertainment and institutional uses. 3.2 Community Plan The subject property lies within the Riverside South Community Design Plan. This plan identifies this site in Neighbourhood two as a French Public School Board elementary School site of 2.43 hectares. Figure2 Community Design Plan Area 4
5 Figure2 Community Design Plan Showing Site as School Taken from Riverside South Community Design Plan Section The School Built Form Guidelines from the Community Designn Plan are as follows: 1. Siting Criteria Building fronts should be oriented to the public street line Walkways should be used to connect entries to parking areas, bus loading area and to the public sidewalk. Parking areas are to be located at the rear orr sides of buildings, preferably in view from the street. Bus loading areas may be locatedd in the front or flankage side yard where necessary. Consideration should be given to bus lay by locations along the public street wheree possible. Buildings on cornerr sites should be located close to the corner to reinforce the street edge. 2. Elevations Elevations should be of high quality architectural design. Entries should be highly articulated. Elevations facing a parking area should have windows to allow casual surveillance. 5
6 3.3 Zoning According to the City of Ottawa Zoning By law , the subject property is currently zoned I1 Minor Institutional Zone (Sec ) and a small portion is zoned I1a. Both zones permit a broad range of institutional uses including schools. The Site falls within Area C on Schedule 1 and the Provisions in Column III in the table below apply to this site. I Zoning Mechanisms II Areas A and B on Schedule 1 Provisions III Abutting a residential zone in Area C on Schedule 1 IV Other cases (a) Minimum Lot Width (m) 15 (b) Minimum Lot Area (m 2 ) 400 (c) Minimum Front Yard Setback (m) (d) Minimum Rear Yard Setback (m) Abutting an R1, R2 7.5 or R3 Zone 7.5 Other cases 4.5 (e) Minimum Interior Side Yard Setback (m) (f) Minimum Corner Side Yard Setback (m) 4.5 (g) Maximum Height (m) (i) Abutting an R1, R2 or R3 Zone 11 (ii) Other cases Draft Plan of Subdivision The subject site is part of an approved Plan of Subdivision. No changes are required as part of this submission for Site Plan Control. 6
7 4.0 Proposal The Proposed elementary School is for Grades JK 6, will include a daycare centre. It meets all the Community Design Plan elements for a school and reinforces the general outcomes of the community design plan. Situated on a corner site, it has a 2,600m² footprint that occupies 10.6% of the site area. It is situated in the south east corner abutting the streets to reinforce the street edge. The L shaped building is 7.8m high with a 2 storey classroom wing in an east west orientation along the south property line. If a future addition is required it will be an extension of this wing in a westerly direction. The library, gymnasium, entry, office and daycare are in a north south alignment that align with Brian Good Avenue. The library is a 2 storey high volume with abundant glazing, adjacent to the entry. The sloping roofs of the library and entry will gather roof water and funnel it to a highly landscaped front lawn of the school. A bench/water catching element will boarder the landscaping and direct pedestrians and the eye from the street to the covered 2 storey high glazed entry. Form and colour will be used to create a playful façade that is fitting for an elementary school. The building is m from the east property line and 15.8m from the south property line. 7.5m minimum setbacks are required from both property lines. The parking is in the north east quadrant of the relatively square site and is visible from the office, staff room and daycare. 24 spaces are required but 51 spaces are provided, including 2 barrier free spaces. It is landscaped along the street edge and down a centre median. The parking lot has been graded to direct stormwater to a bio swale. It will be used primarily by staff and as a drop off for the daycare located adjacent to it. The corner lot permits the bus lane to be separated from the general parking which improves site safety and will help eliminate traffic congestion at the drop off and pick up times. The bus lane is designed as a one way lay by contained entirely on the south edge of the property. Its location corresponds to the two exits from the 2 storey classroom wing. The 24,565m² site will include a small soccer pitch, grass and asphalt play areas, a small hill for winter sliding and a naturalized area with a trail on the northern boundary. The play area is fenced in and bicycle parking racks are provided at the two major entry points to this area. An access in the fence will be provided to allow free movement between the school yard and the future community park to the west. The fence will separate the play yard for safety purposes from the future Transit Corridor that abuts the north side of the lot and the current OC Transpo Park and Ride station. 7
8 5.0 Planning Rationale 5.1 Conformity to the City of Ottawa Official Plan The City of Ottawa Official Plan provides a complete set of policies and guidelines to evaluate development proposals such as the one that is subject to this report. This section of the report assesses how the proposed development conforms to section 4 of the City of Ottawa Official Plan policies and guidelines as downloaded from the City of Ottawa s web site. 5.2 General Findings The proposed elementary school meets the objectives of schools under Section 2.5 of the Official Plan. Objectives in Section of the Official Plan and in particular those listed below are also met: To create places that are safe, accessible and are easy to get to and move through. To define quality public and private spaces through development To understand and respect natural processes and features in development design To maximize energy efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. To ensure that new development respects the character of existing areas. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. 5.3 Official Plan Part 4 Findings Policy 4.1. Site Specific Policies and Secondary Policy Plans The subject property is located within the Riverside South Community Design Plan as shown in this report. Policy 4.2 Adjacent to Land Use Designations The subject property is not adjacent to any significant land use feature identified in this policy Policy 4.3. Walking, Cycling, Transit, Roads and Parking Lots This section requires that new developments within 600m of a transit station have a convenient and direct access between the proposed development and the transit station. A future transit station is planned to the immediate north of the site. A fence for safety will be placed between the transit corridor and the school yard. However, sidewalk connections between the two sites will be provided The City requires that parking for bicycles be provided in highly visible and lighted areas, sheltered from the weather wherever possible. Bicycle parking is provided at each entry point to the school yard This section requires that parking areas for motorized vehicles be screened from the street with low shrubs, trees, landscaped berms, decorative walls and fences. This proposal meets this requirement The City will ensure that sidewalks and crosswalks are made of smooth, well drained walking surfaces of contrasting materials or treatments to differentiate the pedestrian 8
9 areas from vehicle areas and provide marked pedestrian crosswalks at intersection sidewalks. In addition, sidewalks and open space areas will be easily accessible through such features as gradual grade transitions, depressed curbs at street corners and convenient access to extra wide parking spaces and ramps. These requirements are met by this proposal At main entrances to buildings the City will require safe, direct and attractive pedestrian access from public sidewalks. The four points within the official plan are met. Policy 4.4 Water and Wastewater Servicing The subject property is planned to be connected to municipal water and wastewater facilities prior to occupancy. The proposed services are understood to be adequate in order to accommodate the proposed development. Policy 4.5 Housing Not applicable to this Proposal Policy 4.6 Cultural Heritage Resources Not applicable to this Proposal Policy 4.7 Environmental Protection Not applicable to this Proposal Policy 4.8 Protection of Health and Safety The subject property is within the Ottawa Airport Vicinity Development Zone, but not within the Ottawa Airport Operating Influence Zone and Ottawa Airport Vicinity Development Zone. It is not anticipated that the location of the Airport will affect this development. The development is adjacent to a future Transit Corridor. A noise study will be submitted as part of the Site Plan Control Application. Policy 4.9 Energy Conservation Through Design The proposed development will encourage energy conservation through application of state of the art building practices and site design. Policy 4.10 Greenspace Requirements The proposal does not trigger a need for additional green space other than the landscaping requirements of the zoning bylaw. Section 4.11 Urban Design and Compatibility Urban Design: The compatibility criteria in Section 4.11 of the Official Plan provides a comprehensive means by which to assess the compatibility of development. Criteria used to evaluate compatibility includes: traffic, vehicular access, parking, height and massing, pattern of surrounding community, outdoor amenity area, loading, service and outdoor storage areas, lighting, noise and air quality, sunlight, microclimate and supporting neighbourhood services. Not all of these are applicable to each development. 9
10 Having carefully considered the above measures of compatibility against the proposed use it is evident that the school can be compatible with the surrounding uses and will become a centre piece of the community. Traffic: A Transportation Impact Study is not required as identified during the Preconsultation meeting. Vehicular Access: Vehicular access to the site will be from both Brian Good Avenue for general parking and its access aligns with Hawkeswood Street. A bus lay by access from Summerhill Street is proposed. The separation of these major vehicle types will minimize automobile congestion, improve traffic flows and contribute to a safer pedestrian environment. Parking: The parking area and Bus lay by are screened by landscaping and set back form the property lines and will be in full compliance with the zoning requirements. Bicycle Parking is provided in two locations on the site. Outdoor Amenity Area: The proposed development is not required to provide amenity space according Zoning By law Loading Areas, Service Areas and Outdoor Storage: A small loading area is proposed on the north side of the building. Garbage and recycling will be in partially buried containers adjacent to the drop off area in the parking lot. The configuration and proposed landscaping will screen the view of this loading area from the street. Lighting and Security: On site lighting will not spillover onto adjacent properties as per the lighting design plan. Noise and Air Quality: The proposed use is not anticipated will generate any significant noise, odours or other emissions. Sunlight: The proposed building has been sited away from existing development which will avoid any shadowing problems. A shadow analysis was not required from the Preconsultation meeting. Microclimate: No microclimate conditions have been identified. Supporting Neighbourhood Services: The proposed development is located within walking distance to a wide range of community services including a commercial development to the north of Earl Armstrong Road and the future transit station on the south side of Earl Armstrong Road. The proposal represents a use that will contribute to the service and amenity needs of this existing and developing neighbourhood. Design Objectives and Principles: The built form of the area is mixed, including 2 storey residences, Large format retail and strip mall and a fire station. Future development of the transit station is unknown. In our opinion the proposed form of elementary school is compatible with the pattern of the surrounding community and its intended use. Building Height and Massing: The school has been designed with the user in mind. The facades will have coloured sun shading devices and some coloured windows. At major entry points there are wall panels which are curved and punctuated with circular openings adding a whimsical element to the design. The library becomes a major design element on the front façade with views into a 21 st century library that will function more as a multi purpose space and is designed and located to be used for community functions. The roof over the library and entrance are inverted sloping roofs that will funnel rain water to a water feature that will irrigate the highly landscaped front lawn in front of the library. The main building height is 10
11 within the required zoning and the sloping roof and punctuated wall panels extend slightly above the main building heights, making the building only slightly taller that the new twostorey residences across the street. The building is sited to be prominent from the corner but set back sufficiently for it difference and use. Public Art: No public art is proposed for this development. 6.0 Required Approvals The following approvals are required for this proposed project: Site Plan Approval: The application for site plan approval is being submitted with this report. 7.0 Conclusion The proposed development conforms to the General Urban Area policies of the Official Plan which permits such a use. As well, the proposed site plan conforms to policy 4 of the Official Plan as discussed in section 5 of this report. The proposed development conforms to the applicable land use and design policies of East Urban Community: Community Design Plan as discussed in section 5 of this report. The proposed site plan can be accommodated in compliance with the proposed zoning Institutional ( I1) standards as discussed in section 3 of this report. 11
Commercial Development Proposal Tenth Line Road. Planning Rationale Report. Minto Developments Inc.
Commercial Development Proposal 2168 Tenth Line Road Report September 2015 Prepared for Minto Developments Inc. Paquette Planning Associates Ltd. 56 Hutchison Avenue Ottawa, Ontario K1Y 4A3 PH: 613-722-7217
More informationÉcole Secondaire 2405 et 2419 chemin Mer Bleue Road. Planning Rationale Report. May 2018
École Secondaire 2405 et 2419 chemin Mer Bleue Road Report Prepared for Conseil des écoles publiques de l'est de l'ontario Prepared by Paquette Planning Associates Ltd. 56 Hutchison Avenue Ottawa, Ontario
More informationHALF MOON BAY CATHOLIC ELEMENTARY SCHOOL SITE PLAN CONTROL DESIGN BRIEF
HALF MOON BAY CATHOLIC ELEMENTARY SCHOOL SITE PLAN CONTROL DESIGN BRIEF February 12, 2015 BRYDEN MARTEL ARCHITECTS INCORPORATED 1066 somerset street west, suite 200, ottawa, ontario K1Y 4T3 tel: (613)
More informationDesign Brief and Planning Rationale. for Site Plan Control Application. Harmony Subdivision, Stage 1, Block 104
Design Brief and Planning Rationale for Site Plan Control Application Harmony Subdivision, Stage 1, Block 104 4025 Strandherd Drive, Minto Communities Inc. Prepared By: NOVATECH Suite 200, 240 Michael
More informationELMVALE ACRES SHOPPING CENTRE MASTER PLAN
ELMVALE ACRES SHOPPING CENTRE MASTER PLAN Contents 1.0 INTRODUCTION... 2 2.0 LOCATION... 2 3.0 EXISTING CONTEXT... 2 4.0 VISION & GUIDING PRINCIPLES... 2 5.0 LAND USE AND BUILT FORM... 4 5.1 St. Laurent
More informationDRAFT PLAN OF SUBDIVISION PLANNING RATIONALE 5100 KANATA AVENUE CITY OF OTTAWA. Hawthorn Retirement Group MALONE GIVEN PARSONS LTD.
DRAFT PLAN OF SUBDIVISION PLANNING RATIONALE 5100 KANATA AVENUE CITY OF OTTAWA Prepared By: MALONE GIVEN PARSONS LTD. Prepared For: Hawthorn Retirement Group July 2015 Draft Plan of Subdivision 5100 Kanata
More informationURBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018
URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 DESIGN BRIEF CONTENTS PART A 1.0 INTRODUCTION 2.0 DESCRIPTION & ANALYSIS OF SITE CONTEXT 3.0 DESIGN CONSTRAINTS AND OPPORTUNITIES
More informationClairtrell Area Context Plan
Clairtrell Area Context Plan March 2005 Urban Development Services City Planning Contents 1. Introduction... 4 2. Development Structure... 6 2.1 Streets... 7 2.1.1 Sheppard Avenue and Bayview Avenue...
More information10 COPE DRIVE. May 08, 2018 Planning Rationale and Design Brief. Site Plan Control
10 COPE DRIVE May 08, 2018 Planning Rationale and Design Brief Site Plan Control Prepared for: Taggart Realty Management 225 Metcalfe Street, Suite 708 Ottawa, ON K2P 1P9 taggart.ca Prepared by: Fotenn
More information178 Carruthers Properties Inc.
178 Carruthers Properties Inc. Planning Rationale for 178 Carruthers Avenue Site Plan Control Application June 2014 Table of Contents 1.0 Introduction 2.0 Overview of Subject Property 3.0 Current Zoning
More informationKANATA CENTRUM 255 KANATA AVENUE OFFICIAL PLAN AMENDMENT ZONING BY-LAW AMENDMENT
KANATA CENTRUM 255 KANATA AVENUE OFFICIAL PLAN AMENDMENT ZONING BY-LAW AMENDMENT JUNE 2015 PREPARED BY: FOTENN Consultants Inc. 223 Mcleod Street Ottawa, ON K2P OZ8 (613) 730-5709 PREPARED FOR: Kanata
More informationCONTENTS 8.0 LAND USE 8.1 GENERAL LAND USE 8.2 RESIDENTIAL 8.3 MIXED USE 8.4 COMMERCIAL 8.5 EMPLOYMENT LANDS
8-2 Land Use 8.0 LAND USE CONTENTS 8.1 GENERAL LAND USE 8.1.1 Uses provided for in all Land Use Designations 8.1.2 Uses prohibited in Hazardous Lands, Hazardous Sites and Special Policy Areas 8.1.3 Uses
More informationPlanning Rationale Report
École secondaire catholique Paul-Desmarais Air Supported Dome Structure Zoning By-law Amendment Application Report Prepared for Conseil des écoles catholiques du Centre-Est Paquette Planning Associates
More informationWelcome. Walk Around. Talk to Us. Write Down Your Comments
Welcome This is an information meeting introducing the applications for proposed redevelopment of the Yorkdale Shopping Centre site at 3401 Dufferin Street and 1 Yorkdale Road over the next 20+ years,
More informationURBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville
URBAN DESIGN BRIEF 2136&2148 Trafalgar Road Town of Oakville Prepared By: METROPOLITAN CONSULTING INC For 2500674 Ontario Inc November 2016 TABLE OF CONTENTS Page No. 1.0 Introduction/Description of Subject
More informationDRAFT Northeast Quadrant of Kipling Avenue and Highway 7 DRAFT AUGUST 29, Goals Land Use. The goals of this Plan are to:
AUGUST 29, 2017 12.15 Northeast Quadrant of Kipling Avenue and Highway 7 12.15.1 Goals 12.15.2 Land Use The goals of this Plan are to: 12.15.2.1 General Provisions: a) Ensure the development of a compact
More information5.1 Site Plan Guidelines
5. Community Core Guidelines Development of the Community Core will take place by plan of subdivision and site plan approval. It will occur in a phased manner that will reflect the timing of residential
More informationUrban Design Brief December 23, 2015 Southside Construction Group Official Plan & Zoning By-Law Amendment
Urban Design Brief Proposed Official Plan & Zoning By-Law Amendment 3244, 3263 and 3274 Wonderland Road South Southside Group December 23, 2015 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND
More information20 & 30 Frank Nighbor Place
Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational Planning Land / Site Development Planning Application Management
More informationPLANNING RATIONALE 3843 INNES ROAD, ORLEANS 78 UNITS CONDOMINIUM PROJECT MELKART DEVELOPMENTS Inc.
78 UNITS CONDOMINIUM PROJECT MELKART DEVELOPMENTS Inc. 2 PLANNING RATIONALE 78 UNITS CONDOMINIUM PROJECT Proposed at 3843 Innes Road Orleans, Ontario Report Prepared for: Melkart Developments Inc. 3497
More informationPlanning Rationale Fernbank Road, Ottawa. Major Zoning By-law Amendment and Site Plan Control Application Ontario Inc.
Planning Rationale Major Zoning By-law Amendment and Site Plan Control Application 5264 Fernbank Road, Ottawa 1872089 Ontario Inc. March 2014 Planning Rationale Major Zoning By-law Amendment and Site Plan
More informationappendix and street interface guidelines
appendix five: building and street interface guidelines appendix 5 building and street interface guidelines BOULEVARDS Boulevards are generally characterized by higher levels of traffic movement at higher
More informationThe West Vaughan Employment Area Secondary Plan Policies
Part 2: The West Vaughan Employment Area Secondary Plan Policies 2.1 General Policies It is the policy of Council: 2.1.1. That the West Vaughan Employment Area (the WVEA), identified on Schedule 1, will
More informationUrban Design Manual 2.0 DRIVE-THROUGH FACILITIES. Background. Urban Design Challenges
222221 2.0 DRIVE-THROUGH FACILITIES Background In recent years, drive-through facilities have grown significantly in popularity with drive-through restaurants, in particular, being established on numerous
More information(DC1) Direct Development Control Provision DC1 Area 4
. General Purpose (DC) Direct Development Control Provision DC Area 4 The purpose of this Provision is to provide for an area of commercial office employment and residential development in support of the
More informationURBAN DESIGN BRIEF Gordon Street City of Guelph. Prepared on behalf of Ontario Inc. March 25, Project No. 1507
URBAN DESIGN BRIEF 1131 Gordon Street City of Guelph Prepared on behalf of 1876698 Ontario Inc. March 25, 2016 Project No. 1507 423 Woolwich Street, Suite 201, Guelph, Ontario, N1H 3X3 Phone (519) 836-7526
More informationRegency Developments. Urban Design Brief. Holyrood DC2 Rezoning
Regency Developments Urban Design Brief Holyrood DC2 Rezoning Stantec Consulting Ltd. 7-31-2017 1. Overview Regency Developments intends to rezone the lands located at 8510 and 8511 93 Avenue, within the
More informationUrban Design Review Panel Submission. The Ottawa Train Yards - Office Development. 405 Terminal Avenue. 17 April Table of Contents.
Table of Contents PHOTOGRAPHS OF EXISTING SITE CONDITION URBAN DESIGN BRIEF PART A: Summary and Response to City Urban Design Guidelines and Policies PART B: Site Specific Urban Design Objectives PART
More informationCity of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods
City of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods DRAFT - September 2016 Contents 1. Introduction 1 2. Policy Context 3 3. Characteristics
More informationMixed Use Centres Development Permit Guidelines
1 Mixed Use Centres Development Permit Guidelines Area Commercial or Mixed Use development occurring in City Centre, Urban Centre, Neighbourhood Centre, or Institutional Complex land use designations is
More information393, 395, 397, 399, 401 and 403 Spring Garden Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report
STAFF REPORT ACTION REQUIRED 393, 395, 397, 399, 401 and 403 Spring Garden Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report Date: March 29, 2010 To: From: Wards: Reference
More informationGas Stations ottawa.ca
Urban Design Guidelines for Gas Stations ottawa.ca Ce document est disponible en français sur ottawa.ca. This document is available in French on ottawa.ca. Approved by City Council May 24, 2006 City of
More informationUrban Design Brief. Watson Parkway North & Watson Road North Guelph, Ontario. Prepared by Coletara Development
Urban Design Brief Watson Parkway North & Watson Road North Guelph, Ontario Prepared by Coletara Development December, 2013 Urban Design Brief, Coletara Development 1 Introduction This Urban Design Brief
More information[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue. May 23, 2014
[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue May 23, 2014 Contents 1.0 Introduction... 2 2.0 Site Context... 2 2.1 Adjacent Uses... 2 Figure 1: Site
More informationUrban Design Brief Fanshawe Park Road. Competition Toyota
Urban Design Brief 1300 Fanshawe Park Road Competition Toyota May 2, 2014 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONTEXT... 1 1.1 The Subject Lands... 1 1.2 The Proposal...
More informationArterial Mainstreets ottawa.ca
Urban Design Guidelines for Development along Arterial Mainstreets ottawa.ca Ce document est disponible en français sur ottawa.ca. This document is available in French on ottawa.ca. Approved by City Council
More informationWide asphalt driveway abutting school property. garage built with incompatible materials, too close to park. incompatible fencing materials
Wide asphalt driveway abutting school property incompatible fencing materials garage built with incompatible materials, too close to park Lack of plantings as a buffer between private property and open
More informationUrban Design Brief to 1557 Gordon Street & 34 Lowes Road West
Urban Design Brief 1533 to 1557 Gordon Street & 34 Lowes Road West Reid s Heritage Homes Ltd. & 883928 Ontario Ltd. and RHH Property Management Ltd. City of Guelph Zoning By-law Amendment November 2017
More informationUrban Design Brief Proposed Residential Development 5219 Upper Middle Road City of Burlington
Urban Design Brief Proposed Residential Development 5219 Upper Middle Road City of Burlington Prepared by Weston Consulting Prepared for BLOOMFIELD DEVELOPMENT INC. Date: March 2017 Table of Contents 1.
More informationBylaw A Bylaw to amend Bylaw 12800, as amended, The Edmonton Zoning Bylaw Amendment No. 2239
Bylaw 17672 A Bylaw to amend Bylaw 12800, as amended, The Edmonton Zoning Bylaw Amendment No. 2239 WHEREAS City Council at its meeting of February 22, 2001, gave third reading to Bylaw 12800, as amended;
More information599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report Date: March 7, 2017 To: From: Wards: Reference Number: Scarborough Community
More informationUrban Design Brief. 583, 585 and 589 OXFORD STREET EAST. Salt Clinic Canada Inc.
Urban Design Brief 583, 585 and 589 OXFORD STREET EAST Salt Clinic Canada Inc. February 3, 2013 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT... 1 1.1 The Subject Property...
More informationPlace d Orleans
1220-1226 Place d Orleans Planning Rationale / Design Brief February 2 0 1 8 1220-1226 Place D Orleans Drive Site Plan Control Application Planning Rationale/Design Brief Prepared for: Choice Properties
More informationand services The protection and conservation of environmentally significant and sensitive natural heritage features and functions.
6. Land Use 6.0 Preamble A healthy and livable city is one in which people can enjoy a vibrant economy and a sustainable healthy environment in safe, caring and diverse neighbourhoods. In order to ensure
More informationFORMER CANADIAN FORCES BASE (CFB) ROCKCLIFFE SECONDARY PLAN. Official Plan Amendment XX to the Official Plan for the City of Ottawa
FORMER CANADIAN FORCES BASE (CFB) ROCKCLIFFE SECONDARY PLAN Official Plan Amendment XX to the Official Plan for the City of Ottawa 1 INDEX THE STATEMENT OF COMPONENTS PART A THE PREAMBLE PAGE Purpose...
More informationLacolle Way. Planning Rationale. Zoning By-law Amendment Site Plan Control. November 17, 2016
571 Lacolle Way Planning Rationale Zoning By-law Amendment Site Plan Control November 17, 2016 Prepared By: FOTENN Consultants Inc. 223 McLeod Street Ottawa, ON K2P 0Z8 www.fotenn.com 613.730.5709 TABLE
More informationUrban Design Brief 1576 Richmond Street City of London
Urban Design Brief City of London Treadstone Developments October 31, 2014 Urban Design Brief October 31, 2014 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND USE PLANNING CONCEPT... 1 1.1
More informationBel-Air Lexus Automobile Service Station
Bel-Air Lexus Automobile Service Station Design Brief 443-447 McArthur Avenue Ottawa April 30, 2015 14-1299-MCA Site Details Application: Site Plan Control Legal Description and Municipal Addresses: 443
More information13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154
13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154 The Planning and Economic Development Committee recommends the adoption of the recommendations contained
More informationBank Street Secondary Plan
1.1 Introduction The is a guide to the long term design and development of the portion of Bank Street between Riverside Drive and Ledbury Park, and provides direction on land use, built form, design, parking,
More informationAGINCOURT SECONDARY PLAN
1 AGINCOURT SECONDARY PLAN 1. AGINCOURT SECONDARY PLAN The following policies and principles apply to the area herein referred to as Agincourt, as outlined on Map 1-1. 1. GENERAL POLICIES 1.1 This Secondary
More informationTel: (705) Fax: (705)
521 and 525 Essa Road City of Barrie Tel: (705) 812-3281 Fax: (705) 812-3438 Email: INFO@IPSCONSULTINGINC.com 1 5 0 D U N L O P S T R E E T E A S T, S U I T E 2 0 1, B A R R I E O N T A R I O L 4 M 1 B
More informationUptown Rideau Street Secondary Plan [Amendment #166, January 12, 2016]
[Amendment #166, January 12, 2016] The policies of this Secondary Plan are in effect, save and except for the property at 560 Rideau Street, for which there remains a site specific appeal to this Secondary
More informationAIRPORT BUSINESS PARK
PIER MAC PETROLEUM INSTALLATION LTD. AIRPORT BUSINESS PARK DEVELOPMENT APPLICATIONS March 2003 4.1 Airport Business Park Development Permit Area 4.1.1 Justification/Design Concept The design concept envisioned
More informationURBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO
URBAN DESIGN BRIEF 305, 309, & 315 SOUTHDALE ROAD WEST LONDON ONTARIO CARVEST PROPERTIES LTD. December 2013 Section 1 - Land Use Planning Context 1.1 Subject Lands The subject lands are located immediately
More informationNorth Oakville East Parks Facilities Distribution Plan. November, 2009
North Oakville East November, 2009 POLICY CONTEXT 1) Purpose a) The purpose of this document is to be a guide for the location, configuration, design and development of the parks system for the North Oakville
More informationlot flankage Y street 16m 6m landscape strip for large site 3m landscape strip for small medium site
Commercial General Commercial Objectives Create developments compatible with adjacent land uses in scale, function and character Define a consistent and attractive street edge with quality landscaping,
More informationÉcole secondaire catholique Paul-Desmarais DOME 5315 ABBOTT STREET EAST OTTAWA, ON SITE PLAN CONTROL APPLICATION PLANNING RATIONALE
SITE PLAN CONTROL APPLICATION PLANNING RATIONALE D E S I G N S T A T E M E N T F E B U A R Y 2018 PURPOSE Conseil des écoles catholique du Centre-Est (CECCE) has retained Edward J. Cuhaci and Associates
More informationRe: 1110 Fisher Avenue Proposed Residential Development Revised Proposal File D PLANNING RATIONALE ADDENDUM
October 23, 2014 Prestige Design & Construction 50 Camelot Drive Ottawa, ON K2G 5X8 Attention: Mr. Enzo DiChiara Dear Mr. DiChiara Re: 1110 Fisher Avenue Proposed Residential Development Revised Proposal
More information776 and 784 St. Laurent Boulevard City of Ottawa
Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational 776 and 784 St. Laurent Boulevard City of Ottawa Planning Rationale
More informationKEY MAP DEVELOPMENT PERMIT AREA MAP. Sunnymede North Sub-Area Plan
Richmond Official Community Plan BROADMOOR AREA SUNNYMEDE NORTH SUB-AREA PLAN Bylaw 7100 Schedule 2.6C SUNNYMEDE NORTH SUB-AREA PLAN SUNNYMEDE NORTH SUB-AREA PLAN SUNNYMEDE NORTH SUB-AREA PLAN KEY MAP
More informationStanley Greene District Downsview (80 Carl Hall Road) Zoning By-law Amendment and Draft Plan of Subdivision Applications Request for Direction Report
STAFF REPORT ACTION REQUIRED Stanley Greene District Downsview (80 Carl Hall Road) Zoning By-law Amendment and Draft Plan of Subdivision Applications Request for Direction Report Date: December 16, 2011
More informationUrban Design Guidelines for Large-Format Retail
Urban Design Guidelines for Large-Format Retail May 2006 Compte tenu de la nature de ce document, il n'est disponible qu'en anglais. La Ville pourra, sur demande, traduire ce document au complet ou en
More informationCit of Kitchener Ur 6 an Design Manual PARTA. Desi n for _--::
Cit of Kitchener Ur 6 an Design Manual Date PARTA Year ) Desi n for k Nodes Corridors _--:: Section Page 01 of 12 2 INTRODUCTION Purpose & Application Nodes and Corridors have been identified as key intensification
More information280 Manse Road - Official Plan Amendment, Zoning Amendment, Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 280 Manse Road - Official Plan Amendment, Zoning Amendment, Draft Plan of Subdivision Applications - Preliminary Report Date: March 11, 2014 To: From: Wards: Reference Number:
More informationCommercial Development Permit Area
City of Kamloops KAMPLAN Commercial Development Permit Area PURPOSE The purpose of this Development Permit Area (DPA) is to establish objectives and provide guidelines for the form and character of commercial
More informationURBANDALE CONSTRUCTION PHASE 4B 4450 LIMEBANK ROAD PLANNING RATIONALE FOR SITE PLAN CONTROL. May Prepared for:
URBANDALE CONSTRUCTION PHASE 4B 4450 LIMEBANK ROAD PLANNING RATIONALE FOR SITE PLAN CONTROL Prepared for: URBANDALE CONSTUCTION 2193 Arch Street Ottawa, Ontario K1G 2H5 Prepared by: J.L. RICHARDS & ASSOCIATES
More informationMOMENTUM. Design Brief. Site Plan Control and Minor Variance Applications. 59 Russell Avenue
MOMENTUM PLANNING AND COMMUNICATIONS Design Brief Site Plan Control and Minor Variance Applications 59 Russell Avenue December 2014 Revised February 2015 Prepared by: Dennis Jacobs MCIP, RPP Index 1. Introduction
More information4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report Date: May 29, 2014 To: From: Wards: Reference Number: Etobicoke
More informationThe Athletic Club. Crestway Drive. Planning Rationale Report. Minto Commercial Properties Inc.
The Athletic Club Crestway Drive Report Prepared for Minto Commercial Properties Inc. Paquette Planning Associates Ltd. 56 Hutchison Avenue Ottawa, Ontario K1Y 4A3 PH: 613-722-7217 FX: 613-722-0762 www.paquetteplanning.ca
More informationUrban Design Guidelines Townhouse and Apartment Built Form
Urban Design Guidelines Townhouse and Apartment Built Form Town of Wasaga Beach Table of Contents 1. Introduction 1.1. Purpose 1.2. Urban Design Principles 1.3. Application of Guidelines 2. Site Design,
More information11.4 Highway 400 North Employment Lands Secondary Plan APPROVED BY THE ONTARIO MUNICIPAL BOARD ON NOVEMBER 21, 2011
11.4 Highway 400 North Employment Lands Secondary Plan APPROVED BY THE ONTARIO MUNICIPAL BOARD ON NOVEMBER 21, 2011 11.4.1 General 11.4.1.1. as approved by the Ontario Municipal Board on November 21, 2011,
More informationURBAN DESIGN BRIEF 181 Burloak Drive, Oakville
URBAN DESIGN BRIEF 181 Burloak Drive, Oakville February 2017 Our File: 1730B 230-7050 WESTON ROAD / WOODBRIDGE / ONTARIO / L4L 8G7 / T: 905 761 5588/ F: 905 761 5589/WWW.MHBCPLAN.COM TABLE OF CONTENTS
More information141 GEORGE STREET PLANNING RATIONALE
141 GEORGE STREET PLANNING RATIONALE MINOR ZONING BY-LAW AMENDMENT NOVEMBER 2, 2016 PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z8 613.730.5709 fotenn.com INTRODUCTION FOTENN Consultants is acting
More informationVEHICULAR AND PEDESTRIAN CIRCULATION
This perspective sketch communicates the intended character and quality of a proposed streetscape design. Locate benches near a major intersection where people tend to gather. Seating and lighting provide
More informationYonge Street Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 341-355 Yonge Street Zoning Amendment Application - Preliminary Report Date: March 24, 2011 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
More informationQUEEN-RIVER SECONDARY PLAN
34 QUEEN-RIVER SECONDARY PLAN 34. QUEEN RIVER SECONDARY PLAN 1. INTRODUCTION The Queen-River area is approximately 6.4 hectares and is located at the eastern edge of the Downtown as shown on Map 34-1.
More informationWEST LOOP DESIGN GUIDELINES CHECKLIST
WEST LOOP DESIGN GUIDELINES CHECKLIST Section 1.0 General Strategies 1.1 DESIGN EXCELLENCE: ENCOURAGE HIGH QUALITY AND INNOVATIVE DESIGN OF NEW BUILDINGS WITHIN THE WEST LOOP WITHOUT BEING PRESCRIPTIVE
More informationBESSARION-LESLIE CONTEXT PLAN
Development in the Bessarion-Leslie area will be consistent with the following urban design guidelines. They provide a framework for development in the area and are to be read in conjunction with the urban
More informationPLANNING JUSTIFICATION REPORT
PLANNING JUSTIFICATION REPORT 55 DELHI STREET CITY OF GUELPH PREPARED FOR: VESTERRA PROPERTY MANAGEMENT PREPARED BY: LABRECHE PATTERSON & ASSOCIATES INC. SCOTT PATTERSON, BA, CPT, MCIP, RPP PRINCIPAL,
More informationI615. Westgate Precinct
I615. Westgate Precinct I615.1. Precinct Description The Westgate Precinct is located approximately 18km west of the Auckland city centre. There are seven Sub-precincts in the Westgate Precinct: Sub-precinct
More informationURBAN DESIGN BRIEF REPORT
URBAN DESIGN BRIEF REPORT PREPARED FOR 2568401 ONTARIO INC NEW GASBAR, CONVENIENCE STORE & CARWASH DEVELOPMENT @ 1509 FANSHAWE PARK ROAD WEST LONDON, ONTARIO GAMA ENGINEERING INC. PROJECT NUMBER 1669 PREPARED
More information2136 & 2148 Trafalgar Road Town of Oakville Region of Halton
PLANNING JUSTIFICATION REPORT 2136 & 2148 Trafalgar Road Town of Oakville Region of Halton Zoning By-Law Amendment Application 2500674 Ontario Inc. November 2016 Table of Contents Page 1.0 Location/Summary
More informationCommunity Information Meeting
Queensborough Eastern Community Information Meeting July 24, 2014 Cameron Chalmers, MCIP, RPP Platform Properties Meeting Format Purpose Format The purpose of the meeting is to invite the community to
More informationCorridor Transformation Strategy
Corridor Transformation Strategy County Road 22 Special Planning Area Design Guidelines January 2012 D14-06017 Corridor Transformation Strategy County Road 22 Special Planning Area Corridor Design Guidelines
More informationMEADOWGLEN DR. ORLEANS. Zoning By-Law Amendment Application November 2012
5911 MEADOWGLEN DR. ORLEANS Zoning By-Law Amendment Application November 2012 Prepared by: 223 McLeod Street Ottawa, ON K2P 0Z8 T: 613.730.5709 ext.238 F: 613.730.1136 Prepared for: 371A Richmond Road,
More informationSITE PLAN APPLICATION
SITE PLAN APPLICATION Planning Rationale 1375 Trim Road Prepared for : Harden Realties La Maison D Or Jewellers 110 Place D Orleans Shopping Centre Ottawa, ON K1C 2L9 Prepared by: Lloyd Phillips & Associates
More informationComplete Neighbourhood Guidelines Review Tool
Complete Neighbourhood Guidelines Review Tool Prepared By: City of Regina Planning Department October 2014 Page 1 of 14 Community Development Review Checklist for Secondary Plans and Concept Plans The
More informationEast Bayshore Road Neighbourhood
East Bayshore Road Neighbourhood Northridge Property Management Urban Design Brief 3195 East Bayshore Road City of Owen Sound January 2016 East Bayshore Road Neighbourhood Northridge Property Management
More informationLIST OF TABLES, FIGURES AND APPENDICES
LIST OF TABLES, FIGURES AND APPENDICES Chapter Page 2 INTERPRETATION FIGURE 2.1 SAMPLE AWNING...2.8 FIGURE 2.2 SAMPLE LOW-RISE APARTMENT DESIGN...2.9 FIGURE 2.3 SAMPLE DUPLEX DESIGN...2.10 FIGURE 2.4 SAMPLE
More informationPLANNING RATIONALE SUBJECT PROPERTY AND SURROUNDING AREA THE SITE. 223 McLeod Street Ottawa, ON K2P 0Z fotenn.com.
PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z8 613.730.5709 fotenn.com 7 July 2016 Krista Libman Secretary Treasurer Committee of Adjustment City of Ottawa 101 Centrepointe Drive, 4th Floor Ottawa,
More informationDuplex Design Guidelines
Duplex Design Guidelines Adopted by Council May 29, 2006 Prepared By: Table of Contents 1.0 Application and Intent 1 2.0 Areas of Application 2 3.0 Design Principles 3 4.0 Design Guidelines 4 4.1 Site
More informationAccess Management: An Overview
Figures 1-5 Below Evolution of development along a highway. In the early stages, land along the road is used for farming with little traffic generated. As time passes, the highway corridor becomes a de
More information385 Sussex Drive, Ottawa. Application for Minor Zoning By-law Amendment
Planning Rationale 385 Sussex Drive, Ottawa Application for Minor Zoning By-law Amendment Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 October 17, 2014 Novatech File:
More information30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report Date: March 14, 2016 To: From: Wards: Reference Number: Etobicoke York Community Council Director,
More information3.6 Specific Policies and Guidelines
3.6 Specific Policies and Guidelines 3.6.1 Arterial Road Policy OVERVIEW: The City has permitted densification along its arterial roads since the 1999 OCP was adopted. This densification includes compact
More informationThe open space system should provide connective elements, relate to natural resources, and enhance the suburban character of the landscape..
The open space system should provide connective elements, relate to natural resources, and enhance the suburban character of the landscape.. Mixed-use and infill development should maintain or enhance
More informationB L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development
B L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development Adopted June 18, 2009 This section of the Design and focuses on site planning and design guidance for new multi-family
More informationBENSON / HUNT TERTIARY PLAN
BENSON / HUNT TERTIARY PLAN TABLE OF CONTENTS 1.0 INTRODUCTION 1.1 Purpose 2 1.2 How to Read This Plan 3 1.3 Tertiary Plan Context 3 1.4 Vision and Principles 5 1.5 Public Consultation 5 2.0 PLANNING CONTEXT
More informationbuilt form design guidelines
built form design guidelines Derry Green Corporate Business Park 17 built form design guidelines.1 Built Form Design Guidelines Section : Built Form Design Guidelines is intended to be used by both developers
More information