DRAFT PLAN OF SUBDIVISION PLANNING RATIONALE 5100 KANATA AVENUE CITY OF OTTAWA. Hawthorn Retirement Group MALONE GIVEN PARSONS LTD.
|
|
- Nicholas Craig
- 5 years ago
- Views:
Transcription
1 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
2
3 Draft Plan of Subdivision 5100 Kanata Avenue, City of Ottawa Prepared By: Malone Given Parsons Ltd. 140 Renfrew Drive, Suite 201 Markham, Ontario L3R 6B3 Prepared For: Hawthorn Retirement Group 9310 NE Vancouver Mall Drive, Suite 200 Vancouver, WA July
4
5 TABLE OF CONTENTS 1.0 INTRODUCTION Purpose Site Location and Characteristics Transit and Active Transportation Context Transit OC Transpo Active Transportation Natural Heritage System THE PROPOSED DEVELOPMENT PLANNING POLICY City of Ottawa Zoning Bylaw ( ) SUPPORTING STUDIES Archaeological Assessment Transportation Environmental Site Assessment Noise Analysis CONCLUSION
6 Retirement Residence 5100 Kanata Avenue
7 1.0 INTRODUCTION Hawthorn Retirement Group is proposing to develop a three storey retirement residence located on the east side of Goulbourn Forced Road, north of Kanata Avenue. The site is currently vacant and serves as a stockpile location for overburden soils from nearby development. Development in the area is mostly single family residential homes with two schools and a future commercial plaza to the south. The site is serviced by multiple bus routes along Kanata Avenue and Goulbourn Forced Road (Bus Routes 68 and 168) and is located within a 10 minute drive of the Terry Fox Transitway Station. 1.1 Purpose Malone Given Parsons Ltd ( MGP ) represents Hawthorn Retirement Group ( Hawthorn ), owners of the property located along the east side of Goulbourn Forced Road, north of Kanata Avenue, in the City of Ottawa. The purpose of this report is to provide a contextual and policy analysis on the Plan of Subdivision application sought by Hawthorn. The Plan proposes to develop the land into a 143 unit retirement residence with 100 parking spaces. 1.2 Site Location and Characteristics The lands relating to the Plan of Subdivisionare legally described as Part of Lot 6, Concession 2, Geogrpahic Township of March, Carleton County, City of Ottawa, Ontario as shown in Figure 1. The 1.70 hectare (4.21 acre) site is located at 5100 Kanata Avenue and is currently vacant and serves as a stockpile location for overburdened soils from nearby development. 3
8 Retirement Residence 5100 Kanata Avenue Figure 1: Subject Property and Surrounding Context The surrounding area is characterized generally by low-density built forms of a residential nature and comprises of the following land uses: West Goulbourn Forced Road, Low density/single-family housing; North St. Gabriel School, Vacant Land, Low density/single-family housing; East Low density/single-family housing; and, South Future commercial plaza, All Saints High School. SURROUNDING VIEWS The subject lands do not provide any significant views to public landmarks, national monuments and the natural heritage system as shown in Figure 2. The proposed development is surrounded by residential and institutional development and therefore there are no significant views to/from the subject site.
9 Figure 2: Surrounding Views Retirement Residence 5100 Kanata Avenue
10 Retirement Residence 5100 Kanata Avenue 1.3 Transit and Active Transportation Context The subject lands are well served by connections to the City s transportation system including transit, pedestrian and cycling options Transit OC Transpo There are two bus routes that serve the subject site. OC Transpo currently operates Routes 68 and 168 that provide bus service as shown in Figure 3. Route 68 (Kanata/Downtown) provides express services to the downtown in the peak periods and Route 168 (Bridlewood/Terry Fox) provides service to the Terry Fox and Eagleson Park Transitway Stations. Both of these routes can be accessed by a bus stop immediately adjacent to the subject site, at the intersection of Goulbourn Forced Road and Badgeley Avenue. Additionally, the aforementioned Terry Fox Transitway Station - which includes a Park & Ride facility - is located within a 10 minute drive. Figure 3: Bus Routes Servicing the Subject Site Active Transportation The proposed development includes 36 bicycle stalls to encourage residents to take advantage of the local cycling network. As indicated in the City of Ottawa Transportation Master Plan (Map 1), Goulbourn Forced Road is a Spine Route and a Cross-town Bikeway and provides for a northsouth connection with dedicated bike lanes. These lanes provide connections to other dedicated bike lanes on Kanata Avenue (east-west) to the south and Terry Fox Drive (northsouth) to the west.
11 Retirement Residence 5100 Kanata Avenue Moreover, as illustrated in the Ottawa Cycling Map (Figure 4), there are numerous multi-use pathways in close proximity that provide trails for the residents. The proposed retirement residence is also planned to be extensively landscaped with paths that will connect all exits from the building to walking areas within the site as well as external to the site on the sidewalks along Goulbourn Forced Road. Figure 4: Cycling Routes in Proximity to the Subject Site 1.4 Natural Heritage System As discussed earlier, the subject site is currently undeveloped and serves as a stockpile location for overburdened soils and there are no heritage system elements on site. However, the surrounding area numerous parks and open space areas including Whalen Park, Walden Park and Beaverpond Park as shown on Figure 5.
12 Figure 5: Parks and Open Space Surrounding the Subject Site Retirement Residence 5100 Kanata Avenue
13 2.0 THE PROPOSED DEVELOPMENT The proposed development is comprised of a three storey retirement residence that steps down to two storeys on the east and west wings of the building. The retirement residence will include 143 units ranging in size from studios to two bedroom suites and will contain 8,326m 2 (89,620ft 2 )of landscaped space including patios, walkways, open space and recreational amenities (e.g. bocce court). A total of 100 vehicular parking spaces (78 surface, 18 indoor and 4 accessible) and 36 bicycle parking spaces will be provided throughout the site. The retirement residence is situated in an east-west orientation with access to Goulbourn Forced Road provided via a full movement intersection south of Badgeley Avenue. The wing ends of the building step down from three storeys to two providing for privacy and a gradual change of scale that will minimize the impact to the existing residential community. Daniel Roach Architect has designed an attractive and functional building that is compatible with the surrounding residential development and will provide a buffer from the low-density residential neighbourhood to the north from the commercial lands to the south. The development statistics for the proposed development are provided in the table below. Table 1: Detailed Development Statistics Ottawa Retirement Residence Total Lot Area 1.70 hectares (4.21 acres) Total Building Coverage 4,822 m 2 (28.2%) Total Landscaped Area 8,326 m 2 (49.0%) Total Paved Area 3,894 m 2 (22.8%) Number of Vehicular Parking Spaces 100 (Surface: 78; Indoor: 18; Accessible: 4) Number of Bicycle Parking Spaces 36 Building Statistics Height 3 storeys (36 4 ) (Steps down to two storeys at the ends) Number of Residential Units 143 Studio: 58 1BR: 71 2BR: 14 9
14 Retirement Residence 5100 Kanata Avenue 10
15 Retirement Residence 5100 Kanata Avenue Figure 6: Conceptual Site Plan 11
16 Retirement Residence 5100 Kanata Avenue Figure 7: Elevations of the Proposed Development 12
17 3.0 PLANNING POLICY The relevant policies of the Ottawa Zoning Bylaw ( ) provide a framework for development on the subject site. The development concept complies with the applicable zoning and therefore only a Plan of Subdivision approval is required This section of the report provides an analysis of the proposed development in the context of the Ottawa Zoning Bylaw ( ). 3.1 City of Ottawa Zoning Bylaw ( ) The subject site is regulated by the Ottawa Zoning Bylaw and is zoned Local Commercial 7 (LC7) as shown in Figure 8. Figure 8: Zoning 13
18 Retirement Residence 5100 Kanata Avenue Permitted uses include a variety of non-residential (i.e. daycare, office, restaurant and retail) and residential uses, including a retirement home. The specific provisions of the LC7 zone are described below: Table 2: Zoning Provisions for Local Commercial (LC7) LC7 Minimum Lot Area n/a Provision Setbacks Front: 3m Side: 1.2m Rear: 7.5m Accessory Structures: Front (same); Side/Rear (0.6m) Trash & Loading Areas: 3m Maximum Floor Space n/a Index (FSI) Maximum Height Main Building: 12.5m Garages: 6m Minimum Landscaped 3m Width Parking Rate 0.25/dwelling unit plus 1/100m 2 of GRA for medical, health or personal services The proposed development concept complies with the applicable zoning and a Zoning Bylaw Amendment is not required. 14
19 4.0 SUPPORTING STUDIES 4.1 Archaeological Assessment Golder Associates completed a Stage 1 Archaeological Assessment for the subject site dated July 7, The report reviewed the subject site s geography, environment, cultural history, previous archaeological fieldwork and current land condition to evaluate in detail any archaeological potential. The study indicated that there is archaeological potential including evidence of historical occupation on the property beginning in the mid-19 th century. A visual site inspection however determined that the area has been significantly disturbed by previous construction activities and therefore there is no potential to recover the in situ archaeological resources. As a result, the report recommends that the Ministry of Tourism, Culture and Sport (MTCS) issue a letter concurring that no additional archaeological investigations are required for the subject site. 4.2 Transportation Castleglenn Consultants conducted a Traffic Impact Brief for the subject site, dated July Based on the traffic operations analyses, the study area intersections will operate at an overall satisfactory level during the key peak hours assuming existing conditions. The proposed development will have minimal effect on the area transportation system and no off-site improvements are needed to accommodate the future traffic volumes. As such, the transportation requirements of the proposed development can be adequately met by the existing transportation system and it is recommended that the City of Ottawa should assemble the appropriate conditions for development approval in order to permit the development. 15
20 Retirement Residence 5100 Kanata Avenue 4.3 Environmental Site Assessment Exp Services Inc. completed a Phase 1 Environmental Site Assessment in January The site is a relatively flat undeveloped lot with shrubs and low laying vegetation with layers of clay and glacial till over bedrock. The report identified no areas of potential environmental concern to the site from the past and current uses of the site and neighbouring properties. As a result, no Phase Two Environmental Site Assessment is necessary. 4.4 Noise Analysis Hugh Williamson Associates Inc. completed an Environmental Noise Impact Feasibility Study on July 16, The report assesses the noise impacts from vehicular traffic on Goulbourn Forced Road and stationary noise impacts from the proposed HVAC equipment at nearby sensitive points of reception including outdoor living areas and plane of window locations. Recommendations for the proposed development are as follows: Compliance with the building code for building components, exterior wall and windows facing Goulbourn Forced Road (to be completed at the building permit stage); and, Warning Clauses be inserted into the Agreements of Purchase of Sale. The implementation of the above measures will ensure the proposed development will be in compliance with the City of Ottawa and MoE sound level limits. 16
21 5.0 CONCLUSION Hawthorn Retirement Group proposes a three storey retirement residence consisting of 143 units located on the east side of Goulbourn Forced Road, north of Kanata Avenue municipally known as 5100 Kanata Avenue in the City of Ottawa. This report has reviewed the proposed development with regards to the policies of the City of Ottawa Zoning Bylaw ( ). The proposed development complies with the applicable zoning and does not require a Zoning Bylaw Amendment. Daniel Roach Architect has designed an attractive and functional building that is compatible with the surrounding residential development and will provide a buffer from the low-density residential neighbourhood to the north from the commercial lands to the south. The property is ideally situated to support a retirement residence because: It is located close to existing transit and active transportation infrastructure; The road structure can support and provide additional capacity for the proposed development; and, Municipal sanitary and water supply can be made available. The proposed development plan is supportable because: The development complies with the City of Ottawa Zoning Bylaw ( ) The height and massing of the proposed development provides adequate setbacks and is consistent with the applicable zoning There are no significant environmental features on-site; and, The proposed parking supply will be sufficient for the project. Based on this, it is our opinion that this proposal represents good planning and should be approved. 17
22 Retirement Residence 5100 Kanata Avenue 18
23
24
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 informationPLANNING RATIONALE FOR THE PROPOSED RIVERSIDE SOUTH ELEMENTARY SCHOOL 715 BRIAN GOOD AVENUE, OTTAWA, ON
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 TABLE OF CONTENTS
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 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 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 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 information2900 Steeles Avenue East at Don Mills Road in the Town of Markham
STAFF REPORT INFORMATION ONLY 2900 Steeles Avenue East at Don Mills Road in the Town of Markham Date: January 23, 2008 To: From: Wards: Reference Number: North York Community Council Director, Community
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 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 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 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 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 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 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 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 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 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 information1296 Kennedy Road - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1296 Kennedy Road - Zoning Amendment Application - Preliminary Report Date: January 15, 2016 To: From: Wards: Reference Number: Scarborough Community Council Acting Director,
More informationGreystone Village Main Street. Terraces at Greystone. City of Ottawa. Planning Rationale
Greystone Village - 175 Main Street Terraces at Greystone City of Ottawa Planning Rationale Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 August / 7 / 2015 Novatech
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 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 informationONTARIO MUNICIPAL BOARD
PL 120483 ONTARIO MUNICIPAL BOARD Applicant/Appellant: 2124123 Ontario Limited Subject: OPA, Rezoning and Draft Plan of Subdivision Municipal Address: 3940 Highway 7 East Municipality: City of Markham
More informationThe Corporation of the TOWN OF MILTON
Report to: From: Chair & Members of the Administration & Planning Standing Committee W.F. Mann, Director of Planning and Development Date: April 16, 2012 PD 022-12 (Z19/11) Subject: Technical Report Proposed
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 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 informationCase 21081: Quinpool Road Plan Amendment and Development Agreement Application: Mixed-Use Building Proposal
Case 21081: Quinpool Road Plan Amendment and Development Agreement Application: Mixed-Use Building Proposal A story of a City Existing policy and Regulation High Level Regional Municipal Planning Strategy
More informationBYLAW C A Bylaw of Rocky View County to amend Land Use Bylaw C
BYLAW C-7720-2017 A Bylaw of Rocky View County to amend Land Use Bylaw C-4841-97. The Council of Rocky View County enacts as follows: PART 1 TITLE This Bylaw shall be known as Bylaw C-7720-2017. PART 2
More informationWestwind Developments Ltd. PIONEER LANDS AREA STRUCTURE PLAN - PROPOSED AMENDMENT
FEBRUARY 2013 TABLE OF CONTENTS 1.0 BACKGROUND... 1 1.1 Amendment... 1 2.0 LOCATION & CONTEXT... 2 2.1 Land Ownership... 2 3.0 POLICY CONTEXT... 3 3.1 Municipal Development Plan... 3 3.2 Capital Region
More informationBloor St. W. Rezoning - Preliminary Report
STAFF REPORT ACTION REQUIRED 1638-1644 Bloor St. W. Rezoning - Preliminary Report Date: April 1, 2008 To: From: Wards: Reference Number: Toronto and East York Community Council Acting Director, Community
More informationFALL RIVER SOUTH RESIDENTIAL DEVELOPMENT Fall River, Halifax Nova Scotia
FALL RIVER SOUTH RESIDENTIAL DEVELOPMENT Fall River, Halifax Nova Scotia August 23, 2017 Purpose of submission WMFares Architects is pleased to make an application for a Site Specific Plan Amendment to
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 informationHousing and Coach House Guidelines - Ladner
Housing and Coach House Guidelines - Ladner Policy D.8: Encourage Compatible Housing Design Encourage housing design that is sensitive to existing single family housing neighbourhoods by requiring a design
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 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 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 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 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 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 informationSTAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT
DATE: April 29, 2013 STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT 1100 Patricia Boulevard, Prince George, B.C., V2L 3V9 TO: FROM: SUBJECT: MAYOR AND COUNCIL JESSE DILL, PLANNER Development Variance
More informationORDINANCE AN ORDINANCE TO ADD A NEW SECTION 4.N. IN THE ZONING CODE FOR THE TOWN OF MIDDLETOWN, RELATING TO MIXED-USE DEVELOPMENT
Introduced: November 5, 2018 Approved: ORDINANCE 18-11-01 AN ORDINANCE TO ADD A NEW SECTION 4.N. IN THE ZONING CODE FOR THE TOWN OF MIDDLETOWN, RELATING TO MIXED-USE DEVELOPMENT BE IT ENACTED BY THE MAYOR
More information8 Oak Street - Official Plan and Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 8 Oak Street - Official Plan and Zoning By-law Amendment Application - Preliminary Report Date: March 17, 2014 To: From: Wards: Reference Number: Planning and Growth Management
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 informationStandards (R-3) Figure B-11: R-3 Residential Standards Exhibit
Avila Ranch Avila Ranch Specific Plan Development Standards High Medium Density - High Residential Density Residential Lot and Building Lot and Standards Building (R-3) Standards (R-3) EXAMPLES These sketches
More informationPLANNING RATIONALE FOR ZONING BY-LAW AMENDMENT MINTO COMMUNITIES INC. ARCADIA RESIDENTIAL STAGES 3 & 4 ARCADIA COMMERCIAL STAGE 2 CITY OF OTTAWA
PLANNING RATIONALE FOR ZONING BY-LAW AMENDMENT MINTO COMMUNITIES INC. ARCADIA RESIDENTIAL STAGES 3 & 4 ARCADIA COMMERCIAL STAGE 2 CITY OF OTTAWA Prepared for: MINTO COMMUNITIES INC. 180 Kent Street, Suite
More informationADMINISTRATION RECOMMENDATION(S) 2018 January 25. That Calgary Planning Commission recommend APPROVAL of the proposed Land Use Amendment.
Page 1 of 9 EXECUTIVE SUMMARY This land use amendment proposes to redesignate a parcel from DC Direct Control District to Multi-Residential Contextual Grade-Oriented (M-CG) District to allow for multi-residential
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 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 informationAPPLICATION BRIEFING Prepared For: Submitted by: Date: Subject:
Planning & Development APPLICATION BRIEFING Prepared For: Submitted by: Date: Subject: Planning Advisory Committee Jason Fox, Director of Planning & Development Development Agreement application by Godfrey
More informationROAD CLOSURE AND LAND USE AMENDMENT SILVER SPRINGS (WARD 1) NORTHEAST OF NOSEHILL DRIVE NW AND SILVER SPRINGS ROAD NW BYLAWS 2C2018 AND 29D2018
Page 1 of 19 EXECUTIVE SUMMARY This application proposes redesignating two parcels in the community of Silver Springs from Special Purpose Future Urban Development (S-FUD) District and undesignated road
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 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 information770 BRONSON AVENUE. Zoning By-law Amendment and Site Plan Control
770 BRONSON AVENUE Zoning By-law Amendment and Site Plan Control Revised Planning Rationale + Design Brief August 2016 REVISED PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z8 613.730.5709 fotenn.com
More information7437, 7439 and 7441 Kingston Road - Zoning By-law Amendment and Site Plan Control Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 7437, 7439 and 7441 Kingston Road - Zoning By-law Amendment and Site Plan Control Applications - Preliminary Report Date: August 13, 2015 To: From: Wards: Reference Number:
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 informationNew Street Proposed Redevelopment Architecture & Urban Design Brief
2130 2136 New Street Proposed Redevelopment Architecture & Urban Design Brief Prepared By: Cynthia Zahoruk Architect Inc. 3077 New Street, Burlington, ON, L7N 1M6 TABLE OF CONTENTS Background and Objective
More informationFigure 3-1: Public Realm Plan
3 Public Realm Figure 3-1: Public Realm Plan 3.1 Public Realm Concept The public realm concept for the Little Mountain site integrates a clear and accessible movement network with public spaces for social
More informationURBAN DESIGN BRIEF. April FREEPORT Street TOWNHOUSES. 711 FREEPORT St., LONDON
URBAN DESIGN BRIEF April 2013 FREEPORT Street TOWNHOUSES 711 FREEPORT St., LONDON TABLE OF CONTENTS 1.0 Land Use Planning Context...... pg. 1 1.1 Subject Lands... pg. 1 1.2 Proposed Development... pg.
More information420 FANSHAWE PARK ROAD EAST London, ON
420 FANSHAWE PARK ROAD EAST London, ON URBAN DESIGN BRIEF, CHARACTER STATEMENT & COMPATIBILITY REPORT April 2016 Prepared by MHBC Planning 630 COLBORNE STREET SUITE 202 LONDON, ON N6B 2V2 TABLE OF CONTENTS
More informationFigure 1- Site Plan Concept
Figure 1- Site Plan Concept Parking will be provided underground on three levels at rate of 1.0 space/ unit; this rate includes all visitors parking. MMM Group has prepared a parking assessment (April,
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 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 informationLand Use Amendment in Southwood (Ward 11) at and Elbow Drive SW, LOC
2018 November 15 Page 1 of 10 EXECUTIVE SUMMARY This land use amendment application was submitted by Rick Balbi Architect on 2017 August 31 on behalf of Sable Developments Ltd, and with authorization from
More informationMixed-Use Development 1250 Maritime Way
Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational Mixed-Use Development 1250 Maritime Way Planning Rationale
More informationQueensborough Eastern Neighbourhood Node. Community Open House
Queensborough Eastern Community Open House The Vision The Queensborough Eastern will become the heart of eastern Queensborough. Through a sensitive mix of viable commercial and residential areas, the neighbourhood
More informationPLANNING RATIONALE. 223 McLeod Street Ottawa, ON K2P 0Z fotenn.com. 17 December 2015
PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z8 613.730.5709 fotenn.com 17 December 2015 INTRODUCTION FOTENN Consultants Inc. has been retained to prepare a Major Zoning By-law Amendment Application
More informationAgenda. 7 Wright Crescent Urban Design Study. Public Meeting and Urban Design Workshop. 1 INTRODUCTION AND BACKGROUND (City of Kingston)
Urban Design Study Public Meeting and Urban Design Workshop October 02, 2013 Agenda 1 INTRODUCTION AND BACKGROUND (City of Kingston) 2 URBAN DESIGN STUDY PRESENTATION (Antonio Gomez-Palacio, DIALOG) 3
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 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 informationPORT WHITBY COMMUNITY
PORT WHITBY COMMUNITY SECONDARY PLAN UPDATE COMMUNITY IMPROVEMENT PLAN URBAN DESIGN GUIDELINES September 2015 DRAFT PROPOSED AMENDMENT NUMBER # to the Whitby Official Plan PURPOSE: The intent of this Amendment
More information1071 King Street West Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1071 King Street West Zoning Amendment Application - Preliminary Report Date: August 9, 2012 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
More informationburlington mobility hubs study Downtown Burlington Mobility Hub
burlington mobility hubs study Downtown Burlington Mobility Hub Draft Precinct Plan Workbook PIC #3, September 7, 2017 downtown mobility hub objectives City staff and their consultants are proposing an
More information646 Kingston Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 646 Kingston Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: December 8, 2014 To: From: Wards: Reference Number: Toronto and East
More informationAdditional Studies: Site Context
February 16, 2011 Mr. Simon Deiaco Planner II Planning and Growth Management Department City of Ottawa 110 Laurier Avenue West Ottawa, Ontario K1P 1J1 RE: Dymon Management Ltd. Zoning By-law Amendment
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 information150 Eighth Street Zoning By-law Amendment Application Preliminary Report
REPORT FOR ACTION 150 Eighth Street Zoning By-law Amendment Application Preliminary Report Date: March 27, 2019 To: Etobicoke York Community Council From: Director, Community Planning, Etobicoke York District
More informationSheppard Avenue East Zoning Amendment Application Refusal Report
STAFF REPORT ACTION REQUIRED 179-181 Sheppard Avenue East Zoning Amendment Application Refusal Report Date: January 4, 2017 To: From: Wards: Reference Number: North York Community Council Director, Community
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 informationGUIDELINES. Transit Oriented Development. Approved by Edmonton City Council on February 15, 2012 in tandem with City Policy C565
Transit Oriented Development GUIDELINES Prepared by the City of Edmonton Sustainable Development and Transportation Services Departments Approved by Edmonton City Council on February 15, 2012 in tandem
More informationYONGE STEELES CORRIDOR SECONDARY PLAN. Young + Wright / IBI Group Architects Dillon Consulting Ltd. GHK International (Canada) Ltd.
PART A: PREAMBLE 1.0 PURPOSE The purpose of this Secondary Plan is to provide a development framework for intensification of the Yonge/ Steeles corridor including the north side of Steeles Avenue West
More information8 & 10 Donalda Crescent Official Plan & Rezoning Application Final Report
STAFF REPORT ACTION REQUIRED 8 & 10 Donalda Crescent Official Plan & Rezoning Application Final Report Date: July 26, 2010 To: From: Wards: Reference Number: Scarborough Community Council Director, Community
More informationPOLICY AMENDMENT AND LAND USE AMENDMENT TUXEDO PARK (WARD 9) CENTRE STREET N AND 26 AVENUE NE BYLAWS 36P2017 AND 234D2017
Page 1 of 11 EXECUTIVE SUMMARY This application proposes to redesignate a single parcel of land in the Community of Tuxedo Park from Commercial Corridor 2 (C-COR2 f1h10) District to Mixed Use Active Frontage
More informationMIXED-USE VILLAGE OVERLAY FLOATING DISTRICT
MIXED-USE VILLAGE OVERLAY FLOATING DISTRICT Zoning regulations developed by committee to the Planning Board for the Town of DeWitt, NY Issue date: 13 July 2017 revised 3/12/2018, revised 4/26/2018, 5/9/2018
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 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 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 informationPlanning & Development. Background. Subject Lands
Planning & Development APPLICATION BRIEFING Prepared For: Planning Advisory Committee Submitted by: Jason Fox, Director of Planning & Development Date: Subject: Development Agreement Application by Brentwood
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 information5.0 Community Design Plan
5.0 Community Design Plan The Community Design Plan for the Mer Bleue area is a composite of three plans: Land Use Plan Transportation Plan Municipal Servicing Plan Read together, these Plans and associated
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 informationFurther input invited as Colchester Growth Strategy nears final phase
IUE 3 / NOVEMBER 2015 Further input invited as Colchester Growth trategy nears final phase trathcona County is seeking public feedback as it enters the final phase of work on a Growth Management trategy
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 information15 HUNTMAR DRIVE, KANATA PLANNING RATIONALE AND DESIGN STATEMENT IN SUPPORT OF A SITE PLAN CONTROL APPLICATION
15 HUNTMAR DRIVE, KANATA PLANNING RATIONALE AND DESIGN STATEMENT IN SUPPORT OF A SITE PLAN CONTROL APPLICATION Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 January
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 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 informationREPORT TO: Council FOR: Regular Meeting. PRESENTED: April 1, 2008 FILE: , Byl 1932 & 1936
DISTRICT OF SQUAMISH REPORT TO: Council FOR: Regular Meeting PRESENTED: April 1, 2008 FILE: 2006-08, Byl 1932 & 1936 DEPARTMENT: Planning Department SUBJECT: First and Second Readings for Bylaws 1932 (rezoning)
More informationCITY OF KEIZER MASTER PLAN APPLICATION & INFORMATION SHEET
CITY OF KEIZER MASTER PLAN APPLICATION & INFORMATION SHEET PRE-APPLICATION CONFERENCE Prior to the actual filing of a Master Plan application, it is strongly recommended that the applicant contact Planning
More informationMOMENTUM. Design Brief for 1161 Heron Road. Site Plan Control
MOMENTUM PLANNING AND COMMUNICATIONS Design Brief for 1161 Heron Road July 2016 Prepared for: 1649362 Ontario Inc. c/o Manor Park Management 231 Brittany Drive, Suite D Ottawa ON K1K 0R8 Prepared by: Dennis
More information4569 Kingston Road Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 4569 Kingston Road Zoning Amendment Application - Preliminary Report Date: August 4, 2016 To: From: Wards: Reference Number: Scarborough Community Council Acting Director,
More informationLeonard s Beach Secondary Plan (Alcona North) Official Plan Amendment
Leonard s Beach Secondary Plan (Alcona North) Official Plan Amendment Public Meeting Presentation August 14, 2013 Note: This document is for presentation purposes only. Please see Staff Report DSR-135-13
More information3.0 THE RECOMMENDED CONCEPT PLAN
3.0 THE RECOMMENDED CONCEPT PLAN 3.1 The Vision The Vision for Kanata West is a new urban community which focusses on employment and provides a full range of corporate opportunities for knowledge-based
More information