Planning Rationale in Support of an Application for Zoning By-law Amendment

Size: px
Start display at page:

Download "Planning Rationale in Support of an Application for Zoning By-law Amendment"

Transcription

1 Planning Rationale in Support of an Application for Zoning By-law Amendment 628 Industrial Avenue City of Ottawa Prepared by: Holzman Consultants Inc. Land Development Consultants November 26, 2012

2 TABLE OF CONTENTS Page 1.0 Introduction Site Overview & History Development Concept Planning Context Provincial Policy Statement Official Plan Introduction City's Growth Strategy Infrastructure Policies Mixed-Use Centre Policies Compatibility and Design Policies City of Ottawa Zoning By-law Proposed Zoning Technical Studies Planning Analysis Conformity with the Provincial Policy Statement Conformity with the Official Plan Conformity with Comprehensive Zoning By-law Summary and Conclusions 27 EXHIBITS A Air Photo (2011) B Concept Plan B-1 Master Plan C City of Ottawa Official Plan - Schedule B D City of Ottawa Official Plan - Schedule C E City of Ottawa Official Plan - Schedule D F City of Ottawa Official Plan - Schedule E G City of Ottawa Zoning By-law

3 1.0 Introduction Holzman Consultants Inc. ( HCI ) has been retained by Ottawa Train Yards Inc. (the Applicant ) to prepare a planning rationale in support of an application for Zoning By-law Amendment for an additional parcel of land in proximity to the existing Ottawa Train Yards development (the Subject Property ). The Applicant is requesting a change from the current zoning to bring the Subject Property into conformity with the current zoning of the Ottawa Train Yards development which is also owned by the Applicant. The Trainyards development was the subject of a number of recent Zoning By-law Amendments that rezoned properties along the north side of Industrial Avenue known municipality as Industrial Avenue, and previously amended the parking standards to bring them in line with other lands within the City of Ottawa zoned Mixed-Use Centre and removed the maximum development cap on the overall OTY lands that had existed since Currently the zoning of the Subject Property is not consistent with the objectives for lands within the Mixed-Use Centre designated sites within the City of Ottawa. This Planning Rational provides a review of the relevant policies in the Provincial Policy Statement, the Official Plan and the Zoning By-law of the City of Ottawa in the context of the Application as well as justification for the development proposal. The summary and conclusions indicate that there is justification for the rezoning of the Subject Property as the intentions would be consistent with Provincial Policies, conform to the City s Official Plan, and blend the Subject Property into the Ottawa Trainyards development in a seamless manner. 2.0 Site Overview & History The Subject Property consists of a parcel of land located along the south side of Industrial Avenue, known municipally as 628 Industrial Road. It is legally described as Lots 60,61,62,63 and Parts of Lots 64-67, Registered Plan 560 and is denoted as PIN The Subject Property has approximately 190 metres of frontage along Industrial Avenue and an average depth of 77 metres for an area of approximately 1.91 hectares. It is located approximately 210m east of the intersection of Trainyards Drive and Industrial Avenue. There is a building located on site with +/-3,000m2 of ground floor footprint area with part formerly used as administration offices for the main light industrial (lumber yard) use. Surface parking/loading is located north, east and west of the structure. Access currently is via an all movement two way private approaches from Industrial Avenue in the easterly portion of the Subject Property. This parcel is regular in shape although the easterly lot line follows the curve from the former rail line right of way which abuts that lot line. The site contains no vegetation as the site is totally hard surface. There is perimeter vegetation along the south property line consisting of a mature planted coniferous tree line between the southern lot line 1

4 and Coronation Avenue along a dense linear corridor that is over 7.0 metres wide. Coronation Avenue has a right-of-way width of 26.0 metres. The surrounding land uses include a development of 10-2½ storey walkup apartment buildings on the south side of Coronation Avenue, single detached dwellings southeast and southwest along the south side of Coronation, a gas bar and a large format shopping centre (Ottawa Trainyards) to the north, a multitenanted light industrial building to the east, and a light industrial building to the west along the south side of Industrial Avenue. This can be seen on Exhibit A. A mix of uses is situated along Industrial including light industrial, manufacturing and related sales, restaurants and automotive uses. Commercial office and manufacturing dominate the uses along Belfast Road. The main Ottawa Via Train Station is located immediately to the north of the Trainyards development with a number of future commercial office blocks and a new multi-storey commercial office building now under construction along the north edge of the Trainyards development. The Southeast Transitway runs along the north edge of the train station with a transit stop serving the station. Lands under the ownership of the Trainyards are located immediately west of the Wal-Mart parcel and along the north side of Terminal Avenue and are zoned for commercial office uses. Industrial Avenue is a 4 lane Collector Road without a median. It has limited sidewalks in various locations along the north side, but none in the vicinity of the subject properties. Trainyards Drive is a Collector Road that connects Belfast Road with Industrial Avenue. Both intersections have turning lanes and traffic control signals. The road has a generous 3 lane cross section with turning lanes at the major intersections (Railmarket Private and Terminal Avenue) with traffic control lights at both intersections. A sidewalk is located along the west side while a recreational pathway is located along the east side. On road cycling lanes are denoted by line painting and extra wide asphalt in both directions. For reference, Terminal Avenue is a 2 lane collector road within a fairly generous road allowance and a widened asphalt surface. This road has recently been approved as part of the alignment for the Bus Rapid Transit (BRT) route from the East Urban Community to link with the transitway system at Hurdman Station. Presently, this route is used as a convenient and direct connection for buses that travel between the Belfast/St. Laurent bus terminal and the Southwest Transitway at the Hurdman Station. This will be a key linkage for the transit service between the central area of the City of Ottawa and the Orleans area. For overall context, the portion of the Trainyards development located west of Trainyards Drive contains approximately 26,000m2 of gross floor area along with 540m2 of restaurant uses north of Terminal Avenue. The total gross leasable floor area for that entire portion is approximately 22,820m2. There are approximately 1,262 designated parking spaces as well as the parking 2

5 associated with the restaurant block (Tim Hortons/Wendy s) to the north of Terminal Avenue. These figures do not include the adjacent Wal-mart parcel but it is estimated that this parcel contains +/-15,000m2 of gross floor area. The lands east of Trainyards Drive contains approximately 17,600m2 of existing gross floor area, with the total gross leasable floor area estimated at 15,150m2. There are a total of 758 existing parking spaces at the present time. A future phase will contain 7,100m2 of gross floor area and 6,100m2 of gross leasable floor area. There will be a total of 998 designated parking spaces for the entire site. 3.0 Development Concept It is anticipated that the parcel will be developed to augment the existing Trainyards development to the north. This will be accomplished during the site plan control and subsequent construction phases of the development of these lands. A Concept Plan has been included to illustrate a potential development of the easterly subject lands. The Plan shows two buildings with a total of 3,430.4m2 of gross floor area and 315 parking spaces. A single new private approach is proposed along Industrial Avenue to replace the 2 existing private approaches that serve the easterly parcel. Details on the lane configuration for this new access have been coordinated with the recently approved signalized intersection to the north. Internal driveway connections link this phase to the existing east Trainyards development is shown, again to be confirmed during site plan control. This is illustrated on Exhibit B attached. 4.0 Planning Context 4.1 Provincial Policy Statement According to the Provincial Policy Statement ( PPS ), the vision for Ontario s land use planning system is to carefully manage land to ensure appropriate development to satisfy current and future needs. In addition, land planning must promote efficient use of land and resources which are appropriate for and efficiently use of the infrastructure and public service facilities which are planned or available. The range of uses should offer a mix of housing, employment, open spaces and multi-modal transportation. The PPS ultimately aims to encourage communities that are economically strong and environmentally sound and that foster social well-being. Section of the PPS states that; Settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted. The PPS defines settlement areas as urban areas (and rural settlement areas) within municipalities that are: 3

6 built up areas where development is concentrated and which have a mix of land uses; and lands which have been designated in an official plan for development over the long term planning horizon. The PPS focuses growth within settlement areas and away from significant or sensitive resources and areas which may pose a risk to public health and safety. Land use patterns within settlement areas are to be based on densities and a mix of land uses which efficiently use land and resources and are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; and Section of the PPS indicates that; appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety. 4.2 Official Plan Introduction The City of Ottawa s Official Plan Volume 1 ( OP ) land use designation of the Subject Property is Mixed Use Centre on Schedule B of the OP. This is shown on Exhibit C attached. The Mixed-Use Centre designation is one of the key components of the Challenge Ahead in Section 2.1 of the OP. The following statement from that section captures the essence of the challenge. Ottawa will meet the challenge of this growth by managing it in ways that support liveable communities and healthy environments. This means that growth will be directed towards key locations with a mix of housing, shopping, recreation and employment locations that are easily accessible by transit and that encourage walking because destinations are conveniently grouped together. This direction will also contribute to the needs of an aging population by enhancing accessibility to health services and community facilities. Future development, whether in new communities or in already established areas that is suited to accommodating growth, will be compact and efficient from a servicing point of view. By pursuing a mix of land uses and a compact form of development, the city will be able to support a high-quality transit service and make better use of existing roads and other infrastructure rather than building new facilities. The specific policies related to the Mixed-Use Centre designation in the following, 4

7 with details discussed in Section to follow: Mixed-Use Centres A number of higher-density centres with a mix of land-use activities provide a skeletal structure for the city. Town Centres in Orléans, Kanata and South Nepean are focal points for housing, jobs and commercial services outside the Greenbelt. Areas like Tunney s Pasture and Confederation Heights have developed as employment centres around the rapid-transit network. Additional development and a greater mix of uses within Mixed-Use Centres will make more effective use of rapid-transit and increase the range of services available to employees and nearby residents. Such areas should develop into dynamic centres of activity to serve wider areas of the municipality. Development in these areas can strengthen the urban structure, better balance housing and employment uses, and make transit provision more efficient. They offer substantial opportunities for new development or redevelopment and represent a key element in this Plan s strategy to accommodate and direct growth in the city. Mixed-Use Centres will grow substantially, but in a way that complements the development pattern within and adjacent to them. [Amendment 28, July 13, 2005] City s Growth Strategy The City s growth strategy is contained in Section and emphasizes the importance of, and intensification opportunities for the Mixed-Use Centres. The relevant policies are as follows: Managing Growth Within the Urban Area The projected urban population and associated land required for housing and jobs can be accommodated within the existing urban area provided: Development in greenfields occurs at densities somewhat higher than densities achieved in greenfields in the past; and Land uses intensify within existing areas of development. Intensification means that the density of development, measured in households or employment per hectare, increases. Intensification occurs along a continuum, from expansion of an existing use or infill on a vacant lot, right up to large-scale redevelopment of an area such as Rockcliffe Airbase. Within the designated urban area, growth will be directed to locations with significant development potential, specifically those designated as Central Area, Mixed-Use Centres, Employment Areas, Enterprise Areas, Developing Communities and Mainstreets. These areas include locations that are centred on the rapid-transit network, major roads, busy commercial streets, and large tracts of vacant land. The relevant policies are found in Section Managing Growth Within the Urban Area as follows: 5

8 Policies 1. All intensification of land uses will occur in accordance with the criteria set out in Section Where the zoning by-law permits the intensity of use, the focus will be on the design and the extent to which the design can contribute to compatibility. Where a zoning by-law amendment is required, the appropriateness of the scale of development will be evaluated along with the design and its compatibility. 2. Most new urban development is directed to Developing Communities, Mixed- Use Centres, Mainstreets, Employment Areas, Enterprise Areas and the Central Area. Policies specific to each of these designations are found in Section 3 of this Plan. 3. The City supports intensification and infill development throughout the urban area, including areas designated General Urban Area. The City will promote opportunities for intensification and infill in the following cases, provided that all other policies in the Plan are met: a. Lands within 600 metres of future or existing rapid-transit stations with potential to develop as compact, mixed-use and pedestrian-friendly cores; b. Lands that are no longer viable for the purpose for which they were intended, such as older industrial areas, exhausted quarries, or abandoned transportation corridors that are not planned for open space or designated as Recreational Pathways, but does not include lands designated as Employment Area or Enterprise Area where the proposal for intensification or infill would introduce uses not otherwise permitted by this Plan; (School sites are generally not included in this category and will be treated on a site-specific basis); [OMB decision #2649, September 21, 2006] c. Lands where the present use is maintained but the addition of residential uses or other uses can be accomplished in a complementary manner, such as on under-utilized shopping centre sites; d. Lands currently or formerly used as parking lots or other extensive storage purposes; e. Lands where records indicate existing contamination due to previous commercial or industrial use, but which can be made suitable for development if cleaned up. 4. To promote compact, mixed-use development, the City will: a. Investigate financial incentives for residential development within mixed-use projects; b. Strategically review the use of municipally-owned lands, except land zoned for environmental or leisure uses, to facilitate compact and mixed-use development; c. Consider how to reduce the amount of land used for parking, through such measures as reductions in parking standards and the creation of municipal parking structures; d. Partner with others in building commercial and residential 6

9 development over transit stations, municipal parking structures, and municipal offices and facilities; e. Negotiate an increase in building density in exchange for developing municipal facilities, transit stations, and public cultural facilities Infrastructure Policies The key attributes of the Subject Property that provide significant opportunities for this desired intensification are associated with the existing infrastructure, particularly the transportation related facilities surrounding the site. Exhibit D is an excerpt form Schedule C of the OP and illustrates that the Subject Property, is located along an existing On-road Cycling Route. This facility provides an important linkage for commuting and recreational cyclists between existing Offroad Cycling Route from the south to other On-road Cycling Route to the north along Belfast Road and Terminal Road and along Coronation Street south of Industrial Avenue. The relevant OP policies are stated below Transportation A transportation system should emphasize both mobility and accessibility. Emphasizing mobility means providing the transportation facilities (roads, bus routes, etc.) to get people from one part of Ottawa to their destinations in other areas, no matter the distances involved. In contrast, emphasizing accessibility means planning the city to bring people closer to their destinations and making it easier for people to reach jobs, services, education and recreation. [OMB decision #1582, June 17, 2005] Accessibility also means increasing the range of options open to people who need to travel within the city. Some residents of Ottawa already have access to quality transit, walking and biking facilities, but these transportation options need to be extended to other areas of the city. This Plan encourages land-use patterns that reduce the need to travel great distances across the city and encourage alternatives to car travel. More compact and mixed-use development throughout developing areas of the city and a stronger series of urban centres to anchor the transit system is essential to achieving the Plan s transportation goals. [OMB decision #1582, June 17, 2005] The rapid-transit system will also be expanded to directly serve much more of the urban area. Complementary measures will also be needed to enhance the relative attractiveness of transit over private automobile use. These measures include controlling parking supply and pricing parking appropriately. City Council has adopted a Transportation Master Plan (TMP) to implement the policies expressed in this Plan. The TMP identifies the transportation policies, facilities and services that the City intends to put in place over the next two decades in order to meet the travel needs of residents and businesses in Ottawa 7

10 and to support the development pattern identified in the Official Plan. The location of the site relevant to the Rapid Transit Network is illustrated on Exhibit E which is an excerpt from Schedule D of the Official Plan. The relevant policy related to the provision of transit service is found in Section of the OP and states the following; and, Transit 19. The City will protect corridors for and develop the rapid-transit network and transit-priority network as shown on Schedule D. Rapid transit means a convenient, fast, and frequent public transportation service that features a high carrying capacity. Rapid transit operates on its own right-of-way, as a separate system or in shared corridors, and is not delayed in general traffic. The rapidtransit network consists of an interconnecting system of existing and planned rights-of-way and corridors in which a rapid-transit facility, such as a transitway, O-Train, or streetcar, may be located. A transit-priority network is a system of primarily arterial roads upon which transit-priority measures may be implemented to improve the quality of transit service in terms of speed and reliability. Specific segments of the transit-priority network may represent the interim stage in the long-term development of a rapid-transit network. 25. In addition to the provision of excellent pedestrian and cycling access to transit stations, the City will ensure, where feasible, the provision of separate multi-use pathways in or adjacent to rapid-transit corridors. In terms of policies for the provision of adequate parking for all uses, the following policy found in Section of the OP is relevant; Parking 42. The City maintains the following strategic objectives related to parking: a. To provide short-term parking that supports the vital interests of local businesses, institutions and tourism destinations; b. To limit the supply of long-term parking to levels that balance the needs of automobile users with the City s transit ridership objectives, while minimizing spill-over parking in residential areas; c. To minimize the amount of land devoted to parking uses through shared parking arrangements and the use of parking structures. [OMB decision #1582, June 17, 2005] 43. The City will develop a Parking Management Strategy by the end of 2006, 8

11 which will: a. Support the City s strategic parking objectives outlined above; [OMB decision #1582, June 17, 2005] b. Establish centralized parking lots within a reasonable walking distance of multiple destinations, where required; c. Account for potential changes to the current supply through redevelopment of existing lots; d. Investigate new technologies for payment, enforcement and user information; e. Provide an adequate supply of bicycle parking; f. Address the needs of the tourism industry. g. In consultation with community associations, local businesses and other interested parties, the City will review current policies regarding residential onstreet parking permits and consider options to balance the needs of the community, businesses, and others; [OMB decision #1582, June 17, 2005] h. Investigate means to incorporate reduced parking requirements for longterm parking into its zoning by-law, where specific criteria are satisfied that contribute to walking, cycling and transit use. [OMB decision #1582, June 17, 2005] 44. The City will update, as appropriate, the City s cash-in-lieu of parking policy to ensure fair and equitable application across the city. This policy permits entering into agreements with an applicant to reduce or eliminate the provision of on-site parking otherwise required by the zoning by-law, subject to the payment of money to the City. 45. As a condition of development application approval, the City will apply further policies for parking lots as outlined in Section 4.3. The Subject Property is located adjacent to and well served by an existing Arterial Roadway (Industrial Road). This is illustrated on Exhibit F which is Schedule E from the OP. This existing roadway system provides excellent private vehicle and public transit access to and from the site as there are a number of OC Transpo routes along this roadway. The specific policies related to road network and transportation issues are found in Section 4.3 of the OP; 1. The road network in new plans of subdivision will provide the opportunity for direct transit routes through the community and for all buildings to be within 9

12 400 metres walking distance of a transit stop. [OMB decision #2649, September 21, 2006] 2. The road network in new plans of subdivisions, particularly in Villages, will be designed to accommodate the potential future extension of the road system to adjacent properties, including those lands beyond an existing urban or village boundary. [Amendment #76, June 24, 2009] 3. To promote increased transit usage, private and/or public proponents of any development or redevelopment within 600 metres of a transit station or major transit stop along the primary transit network shown on Schedule D will: a. Ensure that convenient and direct access between the proposed development and the transit station is provided or maintained; rapidtransit stations and where possible, transit stops are integrated into the development; and that in such cases, extended hours of public access through the buildings and quality linkages from stations and building entrances to sidewalks on nearby streets are provided; b. Locate any proposed high-density employment and residential development close to transit stations; c. Provide a pedestrian-friendly, weather-protected (where possible) environment between the access point(s) of the rapid-transit station or major transit stop and the principal entrances to adjacent buildings; d. Minimize walking distances from buildings to stations/major transit stops; e. Provide adequate, secure and highly visible bicycle parking at rapidtransit stations/major transit stops. 4. The City may reduce parking requirements for uses located within 600 metres of a rapid-transit station and for uses where the need for on-site parking can be balanced with efforts to reduce reliance on the automobile. The City may use the zoning by-law and cash-in-lieu of parking agreements as tools to reduce parking requirements. Furthermore, as referenced in Policy 44 of Section 2.3.1, the zoning by-law may establish maximum parking requirements that would apply to development within 600 metres of a rapid transit station/service. [Amendment #76, June 24, 2009] 5. City will require a transportation impact study to be submitted where the City determines that the development may have an impact on the transportation network in the surrounding area. The transportation impact study will be undertaken in accordance with the City of Ottawa Transportation Impact Study Guidelines. The scope of the study will vary depending on the nature of the development. Under most circumstances, a study will not be required for minor infill development in areas where the road network is fully established. The transportation impact study will, in general: a. For the lands to be developed and the surrounding community, identify the required road, parking, transit, pedestrian, and cycling facilities necessary to support the proposed development, referencing the required timing or staging of such. It will also identify and address potential impacts on the local neighbourhood that would occur as a consequence of these required facilities; 10

13 b. Determine the method and means by which the development, as well as adjacent areas, can be efficiently and effectively serviced by transit; c. Utilize the policies of this Plan as well as any applicable City design guidelines and/or practices when developing recommended modifications to transportation infrastructure; d. Assess the impact of development traffic on the capacity of adjacent and nearby roads, accounting for the anticipated growth in levels of background traffic; e. Take into account both the influence of anticipated future development in the surrounding area, as well as any planned infrastructure modification, e.g., future roads, road widenings; f. Concurrent with the need for a transportation impact study, there may be a requirement to undertake a noise study as outlined in Section 4.8, Protection of Health and Safety. 6. The City will require that parking for bicycles be provided in highly visible and lighted areas, sheltered from the weather wherever possible. The zoning bylaw will set standards and regulations for land uses that normally generate demand for bicycle parking. 7. The City will require that parking areas for motorized vehicles be screened from the street with low shrubs, trees, landscaped berms, decorative walls and fences. 8. Where large areas of surface parking are required, they will be designed to: a. Avoid one extensive parking area and instead have several smallersized parking areas defined by circulation patterns, landscaping, lighting, and other elements; b. Ensure that the layout of the parking lots and adjacent buildings will be such that public roads may be defined in the future as part of more intensive redevelopment of the site. 10. The City will ensure that sidewalks and crosswalks are made of smooth, welldrained walking surfaces of contrasting materials or treatments to differentiate the pedestrian 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. 11. The City will ensure that new developments are linked to the existing or planned network of public sidewalks, recreational pathways and on-road cycle routes, which connect parks and other open spaces, transit stations and transit stops, and community services and facilities. Where public sidewalks and recreational pathways intersect with roads, consideration will be given to providing traffic control devices to give priority to cyclists and pedestrians. 12. At main entrances to buildings the City will require safe, direct and attractive pedestrian access from public sidewalks through such measures as: 11

14 a. Reduction of distances between public sidewalks and major building entrances; b. Provision of pedestrian walkways from public streets to major building entrances; c. Within individual sites, on-site pedestrian walkways along the front of adjoining buildings, between adjacent buildings, and connecting areas where people may congregate, such as courtyards and transit stops; d. Wherever possible, protection from the weather is provided through canopies, colonnades, and other design elements. [OMB decision #2649, September 21, 2006] Although the subject property is located slightly further than 600 metres from an Existing Rapid Transit Infrastructure (Bus Transitway) at Hurdman Station, there still will be a demand for that mode of transportation in lieu of private vehicles, partly through the synergy with the Ottawa Train Yards development. There is the requirement ultimately for a direct connection to the Train Transit Station through imposed conditions of development approval for an adjacent project. The City of Ottawa recently approved the use of the Terminal Avenue road allowance for use as part of the Hospital Lands/Hurdman/Cumberland Transitway linkage connecting the Orleans South community to the urban transit system. This linkage will provide a connection to the Hurdman Station that is part of the Southeast Transitway route that extends to the Central Area as well as to other areas of the City. The detailed design is still to be undertaken but this important infrastructure when built will further enhance the Trainyards location as a vibrant Mixed-Use Centre. In addition to the major infrastructure associated with the transitway program, as previously mentioned, local OC Transpo service runs along the surrounding roads and on Industrial Avenue and along Trainyards Drive that runs adjacent to the subject property Mixed-Use Centre Policies The Mixed-Use Centre designation is one of the key designations within the City as emphasized in the growth management strategy section of the OP. The purpose and objectives associated with this designation are described as follows: Mixed-Use Centres The Mixed-Use Centre designation in this Plan applies to areas that have been identified as strategic locations on the rapid-transit network and lie adjacent to major roads. They act as focal points of activity, both within their respective communities and within the larger municipal structure. Mixed-Use Centres constitute a critical element in the City's growth management strategy, being areas with high potential to achieve compact and mixed-use development. They are limited in number and represent opportunities for substantial growth. In some cases, development centered on a rapid-transit station will require ambitious 12

15 reconfigurations of the station lands in order to facilitate options for intensification - for example, the use of air rights over grade-separated infrastructure at Hurdman or Cyrville stations. Certain Mixed-Use Centres, such as Tunney's Pasture and Confederation Heights, are centered on concentrations of employment and these concentrations are likely to continue. However, the area that functions as a Mixed-Use Centre extends beyond the limits of these concentrations. Mixed-Use Centres will ultimately develop as "good places" in their own right as components of complete neighbourhoods. They should contain development that is both locally and regionally oriented. Where a concentration of single-use activity occurs, the interface with the surrounding community should be improved through such means as the addition of community-serving uses and improved physical linkages. Development at Mixed-Use Centres will take advantage of the opportunities offered by transit for both internal and external commuting and ease of access on foot and by bicycle. By virtue of careful attention to design, orientation and a mix of uses, development in Mixed-Use Centres will contribute to the diversity of land use in the immediate area and foster the creation of vibrant centres of activity, particularly within the urban area outside the Greenbelt. This Plan establishes minimum targets for employment in Mixed-Use Centres. It is the intent of this Plan that intensification continue to focus on nodes and corridors (Mixed-Use Centres and Mainstreets) to support the public transit system, to create an essential community focus, to allow for minimum travel and to minimize disruption in existing stable neighbourhoods. The associated policies are found in Section as follows; 1. Mixed-Use Centres are designated on Schedule B. They are strategically located with respect to the transportation system and accessible by transit, walking, cycling and automobile. They are centered on rapid-transit stations and contain one or more arterial roads with all-day, frequent transit service. They offer substantial opportunities for new development or redevelopment and represent a key element in this Plan's strategy to accommodate and direct growth in the city. 2. Mixed-use Centres should be characterized by a broad variety of uses in accordance with policy 6a below. The City will encourage transitsupportive land uses, such as offices, secondary and post-secondary schools, hotels, hospitals, large institutional buildings, community recreation and leisure centres, daycare centres, retail uses, entertainment uses, services (such as restaurants), high- and medium-density residential uses and mixed-use development containing combinations of the foregoing. Major Urban Facilities are permitted as set out in Section Employment targets of at least 5,000 jobs (10,000 jobs in the case of Mixed-Use Centres identified by the symbol TC on Schedule B) will 13

16 be accommodated. 4. A Community Design Plan will be required for each Mixed-Use Centre based on the criteria contained in this section. Development is generally permitted prior to the approval of a Community Design Plan subject to these policies. However, in the case of the Mixed-Use Centre south of Innes Road and west of Mer Bleue Road, the City will only permit development after the completion of a Community Design Plan and its adoption as a Secondary Plan by amendment to this Plan. a. The development of the Innes Snow Disposal Facility, in compliance with the policies under section 3.9 shall be permitted in advance of the Community Design Plan for this Mixed-Use Centre. [Amendment #62, 23 April 2008] 5. Community Design Plans will require that residential uses be a component in all Mixed-Use Centres. 6. All development applications and Community Design Plans for Mixed- Use Centres will be reviewed in the context of this Plan and in particular: a. Will be evaluated in the context of the Design Objectives and Principles in Section and the criteria set out in Section 4.11, particularly with regard to achieving a compact, mixeduse, transit-oriented, pedestrian-friendly environment and creating a place with visual interest; b. Will, where possible, contribute to a range of housing options in the area. 7. Mixed-Use Centres will optimize the use of land through provisions for compact mixed-use development. The zoning by-law and community design plans will: a. Allow for a mix of uses within a building or in adjacent buildings; b. Enable the employment targets of this Plan to be achieved; c. Provide for the highest density development such as offices to occur within 400 metres of the rapid-transit station; d. Require residential uses in the form of apartments and other multiples at a medium and/or high density; e. Provide a minimum and maximum parking requirement for development within 600 metres of a rapid-transit station, recognizing that the minimum and maximum may vary in response to the contextual influence of the geographic location of individual Mixed-Use Centres and the stage of rapid transit development; [OMB decision #2649, September 21, 2006] f. Provide for the potential for shared parking arrangements among uses that peak at different time periods; g. Allow for the potential redevelopment of surface parking areas; h. Not permit uses that require the majority of their site to be devoted to the outdoor storage, sale or service of goods to be 14

17 located within 600 metres of a rapid transit station; i. Ensure that an appropriate transition between the Mixed-Use Centre and any surrounding General Urban Area occurs within the Mixed-Use Centre. 8. Mixed-Use Centres will enhance opportunities for walking, cycling and transit and in particular: a. Will have regard for the provisions of Section 4.3 regarding the potential to reduce parking requirements; b. Will be evaluated in the context of the pertinent policies in Sections and 4.3, in particular, achieving transit-oriented development by functionally integrating transit and the surrounding uses, enhancing accessibility to rapid transit stations, and by partnerships with the private sector to develop lands at rapid transit stations; c. Will contribute to the creation of a recognizable pedestrian circulation system that connects development with the public transit system, is barrier-free and does not conflict with vehicular movement systems; d. Will contribute to the creation of a street network that provides a convenient and pleasant walking and cycling environment which links housing, employment and the rapid transit station; e. Where parking lots exist, it is encouraged that the land use(s) they serve be intensified. [OMB decision #2649, September 21, 2006] f. If a high-density development cannot be located within 400 metres of the rapid transit station, then it should be located along an arterial road with all-day transit within the Mixed-Use Centre. 9. Mixed-Use Centres will provide opportunities, when possible, for a variety of activities by: a. Establishing usable areas of public space that support and encourage informal social activity, recreation and civic gatherings; b. Incorporating community facilities such as schools, libraries, day care centres and leisure facilities that will encourage people to remain for extended periods of time; c. Incorporating spaces for retail, entertainment activities and cultural attractions. 10. In order to demonstrate its commitment to development within Mixed- Use Centres, the City will consider them to be priority locations for considering: a. New or relocated municipal buildings and facilities which serve the public, or for leasing space for functions; b. The assembly of land to ensure an adequate supply that is strategically located for redevelopment or community improvement purposes; c. Infrastructure and public facilities improvement strategies, 15

18 including measures such as those contained in policy 12 of Section 2.5.5; d. The creation of comprehensive traffic and parking strategies; e. The creation of brownfield redevelopment strategies; f. The use of techniques such as increased height and density provisions; g. The use of air rights over rapid-transit stations and other public infrastructure; h. The application of financial and regulatory incentives; i. Exploring partnerships between the public and private sectors. 11. Existing developments in Mixed-Use Centres that do not exhibit the characteristics planned for such areas shall be encouraged to redevelop over time in a manner that is more compact, dense, and transit-oriented. For such developments, the use of flexible zoning controls, reduced parking requirements, and other incentives may be considered on a case-by-case basis to assist in facilitating redevelopment that better meets the objectives for Mixed-Use Centres Compatibility and Design Policies Having placed a high level of importance of generating the most optimistic development in Mixed-Use Centres, the City also requires that all new development within the urban area is subject to specific design criteria. Section referred to above in Section a. contains the following key introductory statement; Compatibility The City's growth management strategy includes intensification of development in the urban area over the next 20 years and concentrating rural development in Villages. Introducing new development in existing areas that have developed over a long period of time requires a sensitive approach to differences between the new development and the established area. This Plan provides guidance on measures that will mitigate these differences and help achieve compatibility of form and function. Allowing for some flexibility and variation that complements the character of existing communities is central to successful intensification. In general terms, compatible development means development that, although it is not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties. It fits well within its physical context and works well among those functions that surround it. Generally speaking, the more a new development can incorporate the common characteristics of its setting in its design, the more compatible it will be. Nevertheless, a development can be designed to fit and work well in a certain existing context without being the same as the existing development. Where a new vision for an area is established through a Community Design Plan or other similar Council-approved planning exercise, addressing compatibility will permit 16

19 development to evolve toward the achievement of that vision while respecting overall community character. Objective criteria can be used to evaluate compatibility and these are set out in Section Development applications and proposals for public works will be evaluated in the context of this section. Section 4.11 sets out policies that must be respected when the municipality is reviewing a development application. The following are the relevant introductory remarks from this section; At the city-wide scale, issues of compatibility are addressed in the Official Plan through the appropriate designation of land and associated policies that direct where and how certain categories of land use should be permitted to develop. Locational policies are therefore required in order to direct uses that have the potential to generate negative impacts to appropriate locations, most typically at the periphery of residential neighbourhoods. It is recognized that because land use designations such as General Urban Area, Mainstreets and Employment Area contain broad use permissions, it will be necessary for the zoning by-law to establish more specific permitted use lists and development regulations within areas and on individual sites in a manner that achieves compatibility among proximate uses and built forms. At the scale of neighbourhoods or individual properties, issues such as noise, spillover of light, accommodation of parking and access, shadowing, and microclimatic conditions are prominent considerations when assessing the relationships between new and existing development. Often, to arrive at compatibility of scale and use will demand a careful design response, one that appropriately addresses the impact generated by infill or intensification. Consequently, the issue of context is a dominant theme of this Plan where it speaks to compatibility and design. Infill development may occur virtually anywhere in the city. Infill generally occurs on a single lot or a consolidated number of small lots, on sites that are vacant or underdeveloped. The resulting development may be similar in use and size with adjacent uses, in which case it is generally straightforward to design the infill to be compatible with-or fit well with-its surroundings. Although the Mixed-Use Centre designation is not specifically listed above as a land use that contains these broad land use permissions, it is our view that the intention of City Council is to have these policies apply to this designation as well. The following is a review of the criteria for compatibility set out in Section 4.11: 17

20 Policy Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated; Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite; Parking Requirements: The development should have adequate on-site parking to minimize the potential for spillover parking on adjacent areas; Building Height and Massing: New buildings should have regard to the area context the massing and height of adjacent buildings, and planned function for the area; Outdoor Amenity Areas: The development should respect the outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the sitting and design of the buildings and the use of screening, lighting, landscaping are other mitigative design measures; Loading Areas, Service Areas, Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas, parking and areas used for outdoor storage should be mitigated; Lighting: The potential for light spillover or glare from any lighting source onto adjacent light sensitive areas should be avoided or mitigated; Impact Based on the traffic studies undertaken for this development, the surrounding roads have available capacity to accommodate the anticipated traffic from any development of the subject property. There will be no issues with the vehicle access and egress and will be confirmed during the site plan control process. The proposed parking rate is appropriate for the subject lands and is consistent with similar sites across the City of Ottawa. Any redevelopment will address this design issue during the site plan control process. The linear corridor and wide right-of-way for Coronation Avenue provides for a substantial buffer for views from the surrounding residential neighbourhood. This is a non-issue for the subject lands. Will be suitably addressed through all site plan control applications. Will be suitably addressed through all site plan control applications and will be buffered from the adjacent residential neighbourhood. 18

21 Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions; Sunlight: the development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the sitting of buildings or other design measures; Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties; Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. Will be suitably addressed through all site plan control applications. This is a non-issue for the subject lands. This will be suitably addressed through all site plan control applications. This is a non-issue for non-residential development on the subject property. Each of these criteria would be further addressed through any subsequent formal application for development, through the City s Site Plan Control Bylaw provisions and review practices to ensure that careful site planning is compatible with and complementary to the existing on-site and off-site developments. Policy of the Official Plan indicates that; Subdivisions, major site plans and major rezoning applications must be accompanied by an integrated environmental review statement that shall: Considers the significant findings from individual support studies, such as tree preservation and protection plans, environmental impact statements, stormwater management plans, and Environmental Site Assessments; Explains how the development design complies with the environmental policies contained in Section 4 (Review of Development Applications) of the OP and how the principles of design with nature have been applied. Finally, City Council recently adopted an Official Plan Amendment which introduced new policies for Transit Orientated Development. Although the subject area did not cover the Subject Property, it is in very close proximity to that area and thus is relevant policy. 19

22 4.3 City of Ottawa Zoning By-law The Subject Property is presently zoned IG3 under the City s Comprehensive Zoning By-law This is a General Industrial Subzone. This is shown on Exhibit G which is an excerpt from the Zoning By-law mapping. The surrounding zoning on the south side is L1, IG3 east and west and one lot to the north, and MC7 to the northwest and northeast (Trainyards). Prior to 2008, the lands were zoned IG F(1.0). The IG Zone was introduced under the former City of Ottawa s Comprehensive Zoning Bylaw This was consistent with the Official Plan designation of the former Region of Ottawa Carleton which was Business Park and identified as one of the Secondary Employment Areas in the City. The Official Plan Amendment designation in the City s Official Plan at that time was Traditional Industrial Area. In 2008, this zoning was simply rolled over into the Comprehensive Zoning Bylaw introduced at that time with the prohibition of certain conditional uses under the subzone 3. The stated purpose of the General Industrial zoning is to; (1) permit a wide range of low to moderate impact, light industrial uses in accordance with the Employment Area designation of the Official Plan or, the General Urban Area designation where applicable; (2) allow in certain Employment Areas or General Urban Areas, a variety of complementary uses such as recreational, health and fitness uses and service commercial (e.g. convenience store, personal service business, restaurant, automobile service station and gas bar), occupying small sites as individual occupancies or in groupings as part of a small plaza, to serve the employees of the Employment or General Urban Area, the general public in the immediate vicinity, and passing traffic; (3) prohibit retail uses in areas designated as Employment Area but allow limited sample and showroom space that is secondary and subordinate to the primary use of buildings for the manufacturing or warehousing of the product; and (4) provide development standards that would ensure that the industrial uses would not impact on the adjacent non-industrial areas. The permitted land uses in the IG3 zone contains a fairly extensive list of industrial type uses. The permitted uses are as follows: animal hospital automobile body shop broadcasting studio catering establishment crematorium day care drive-through facility emergency service garden nursery 20

23 heavy equipment and vehicle sales, rental and servicing kennel leaf and yard waste composting facility light industrial uses medical facility office park parking garage parking lot place of assembly printing plant production studio research and development centre service and repair shop small batch brewery storage yard technology industry training centre truck transport terminal warehouse waste processing and transfer facility There are other conditional uses permitted subject to the following criteria; The cumulative total gross floor area for these uses not exceeding 2,999m 2, and each use not exceeding 300 m 2 of gross floor area; automobile service station bank car wash convenience store gas bar instructional facility personal service business restaurant The performance standards include the following provisions from Table 119 with the relevant provisions are underlined; ZONING MECHANISMS II PROVISIONS (a) Minimum lot area 1,000 m 2 (b) Minimum lot width (c) Maximum lot coverage 65% (d) Minimum front yard and corner side yard No minimum 3 m 21

24 (e) Minimum interior side yard (f) Minimum rear yard (i) for uses listed in subsection 199(1) abutting a residential or institutional zone (ii) all other cases (i) for uses listed in subsection 199(1) abutting a residential or institutional zone (ii) all other cases (g) Maximum floor space index (h) Maximum building height (i) Minimum width of landscaped area (i) within 20 metres of a property line abutting a residential zone (ii) in all other cases (i) abutting a residential or institutional zone (ii) abutting a street (iii) in all other cases 15 m 3 m 15 m 3 m 2, unless otherwise shown on the zoning maps 11 m 22 m, unless otherwise shown on the zoning maps or schedules 3 m 3 m No minimum Parking requirements for current and some of the typical uses within the IG3 zone is based on the following provisions taken from Table 101; (bn) Light Industrial Use (bx) Office (de) Warehouse (i) Within 600 metres of a rapid transit station (see Sections 101(4) and 101(5)) (ii) Other cases 0.5 per 100m 2 of gross floor area 0.75 per 100m 2 of gross floor area 0.5 per 100m 2 of gross floor area 0.8 per 100m 2 of gross floor area 1.8 per 100m 2 of gross floor area 2 per 100m 2 of gross floor area 2.3 per 100m 2 of gross floor area 2.4 per 100m 2 of gross floor area 0.8 per 100m 2 of gross floor area A retail store is not a listed permitted use, therefore the shopping centre 22

25 provisions would also not apply to the site based on the current zoning. A zoning bylaw amendment was approved by City Council in December 2011 for the Trainyards development that resulted in a reduction in the required parking for that development and a removal of a maximum gross leasable floor area for that development. The minimum parking requirement is now based on the standard shopping centre rate for sites within 600 metres of a rapid transit station, that being 3.0 spaces per 100m2 of gross floor area, and 3.4 spaces per 100m2 of gross floor area for that portion of the site that is located further than 600 metres from a rapid transit station. Loading requirements are based on the following provisions taken from Table 113A and related to any individual uses within the building; I Land Use (a) Heavy industrial use, light industrial use, truck transport terminal, warehouse, hospital, museum, place of worship, post secondary educational institution, school, sports arena, theatre (b) Office, research and development centre, except in the TM Zone (see 113(4) above) II Less than 350 m 2 Minimum Number of Vehicle Loading Spaces Required per Square Metres of Gross Floor Area III m 2 IV m 2 V m 2 VI m 2 VII m VIII m 2 IX m 2 and over 23

26 (c) Retail food store, retail store, shopping centre, except in the TM Zone (see 113(4) above) (d) All other non-residential uses, except in the TM Zone (see 113(4) above) Landscaping provisions are taken from Table 110 and are as follows; I Location of Landscaped Buffer (a) Abutting a street (b) Not abutting a street Minimum Required Width of Landscaped Buffer II For a parking lot containing 10 or fewer spaces 3 metres III For a parking lot containing more than 10 but fewer than 100 spaces None 1.5 metres 3 metres IV For a parking lot containing 100 or more spaces Since the subject lands were developed prior to the establishment of Bylaw , it is assumed that the site currently enjoys legal non-complying rights as is. Finally, City Council recently adopted a zoning bylaw amendment to introduce transit orientated development standards for certain areas including a large portion of the Ottawa Train Yards development. Although not specifically included in this area that was subject to the amendment, it is in close proximity to and thus indirectly affected by the same policy direction Proposed Zoning It is envisaged that the Subject Property would be rezoned to the MC7 zone designation, similar to that of the Train Yards Development. As such, the same provisions would apply and the development of the site would be as a shopping centre built form. 24

27 The stated purpose of the MC Mixed-Use Centre Zone is to: (1) ensure that the areas designated Mixed-Use Centres in the Official Plan accommodate a combination of transit-supportive uses such as offices, secondary and post secondary schools, hotels, hospitals, large institutional buildings, community recreation and leisure centres, day care centres, retail uses, entertainment uses, service uses such as restaurants and personal service businesses, and high- and medium-density residential uses; (2) allow the permitted uses in a compact and pedestrian-oriented built form in mixed-use buildings or side by side in separate buildings; and (3) impose development standards that ensure medium to high profile development while minimizing its impact on surrounding residential areas. The permitted uses include a very extensive list of non-residential uses as well as many residential uses. The MC7 subzone has added a number of additional non-residential uses along with certain provisions. However, the Trainyards are also subject to Exception [1387] which exempts those lands from certain maximum gross floor areas and higher than typical parking standards. As with the other lands along Industrial Avenue forming part of the Trainyards development, a holding provision is added to the zoning bylaw amendment that would only be lifted once the site plan control application has been approved for the development of the lands. In summary, the current zoning for the Subject Property was intended to implement the Official Plan policies that were in force in 2000 for individual sites and is not appropriate for the current Official Plan designation and policies within the OP. 5.0 Technical Studies Technical studies are underway for the subject lands and consistent with other similar applications for the Train Yards developments. They include a Community Transportation Study and an Adequacy of Services report, along with this Planning Rationale. They have been completed and each supports the development of the Subject Property as per the development concept plan. Additional technical studies such as a Stormwater Management Report, Geotechnical Report and Phase 1 Environmental Site Assessment will be submitted in conjunction with the plan control application before the holding provision is lifted. 6.0 Planning Analysis 6.1 Conformity with the Provincial Policy Statement The Subject Property is within a Settlement Area as defined in the PPS. 25

28 Settlement Area s are intended for the concentration of more intensive land uses within the Province of Ontario. Built up areas are intended to accommodate growth based on densities and a mix of land uses which effectively use land and resources, and are appropriate for, and efficiently use, the infrastructure which are planned or available. Furthermore, the PPS indicates that appropriate development standards should be promoted which facilitate intensification. The change in zoning to that which is enjoyed by other lands within close proximity of the Subject Property, including the adjacent Trainyards development, would fulfill the policies as they promote the efficient and more intensive lands uses for serviced lands within Settlements Areas that are well served by existing and planned infrastructure. 6.2 Conformity with the Official Plan The Official Plan strives to direct significant growth to areas that are located at key areas of the City. The Mixed-Use Centre designation of the Subject Property is such an area. The key policies related to the City s growth management strategy are found in Sections 2.1, and c. The City s transportation policies that support the intended zoning amendment for the subject lands are found in Section 2.3.1, specifically The specific policies related to the road pattern and transportation issues that indirectly affect the Subject Property are highlighted in Section and The location in close proximity to an Existing Rapid Transit Infrastructure when developed in conjunction with the adjacent Trainyards development, as shown on Exhibit E is significant when considering offering an opportunity for more intensive development on the Subject Property. The recent approval for the use of Terminal Avenue as the selected route for the Hospital Lands/Hurdman/Cumberland Transitway Linkage as part of the Transportation Master Plan provides for the planned infrastructure to augment the existing transportation infrastructure the currently serves the Subject Property. The specific policies associated with the Mixed-Use Centre designation of the Subject Property promote the intensification of development and related parking standards associated with this designation. Particular policies are found in Section , , and All development applications must be evaluated in terms of compatibility (Section 4.1 of the OP) and community design (Section of the OP). The previous discussion illustrated how the intended development potential can be achieved with regard to these policies. 26

29 6.3 Conformity with Comprehensive Zoning By-law An amendment to the Zoning By-law is required for the Subject Property to a zoning that is consistent with the Trainyards development that enjoys a MC7[1387] zoning, subject to a holding provision to be removed once site plan approval is granted. The present zoning for both parcels is inconsistent with the Official Plan policies and is thus inappropriate. The current provisions are not adequate for the integration of the Subject Properties into the Mixed-Use Centre that contains the Trainyards development as they possess setbacks that do not reflect the design within a Mixed-use Centre designation and the type of uses that are more vibrant and provide more variety and mix of uses. The current parking standards associated with the IG3 zone are not appropriate lands within a Mixed-Use Centre and for the use of land envisaged for the Subject Property. 7.0 Summary and Conclusions The proposed zoning bylaw amendment for the Subject Property is consistent with the PPS in that it reinforces the policies that promote and concentrate development within a Settlement Area that contain all of the required infrastructure in an environmentally sensitive manner. The redevelopment of the Subject Property is consistent with the Official Plan in a number of ways, from the City s Growth Management Strategy, to the Transportation Master Plan, through to the specific Mixed-Use Centre policies. Each of these criteria would be further addressed through any subsequent formal application for development, through the City s Site Plan Control Bylaw provisions and review practices to ensure that careful site planning is compatible with and complementary to the existing on-site and off-site developments. The current zoning is out of date having been developed originally under a different planning regime. The Subject Property shares many of the same attributes as the Trainyards development and thus should be zoned the same. The current zoning for the Subject Property will stifle and inhibit growth that is expected through the Provincial and Municipal planning tools if the IG3 zoning remains. 27

30 The proposed zoning to an MC7 zone would encourage and make possible more intensive development in an area where sufficient infrastructure currently exists and planned new infrastructure will provide a higher level of service for the site. The technical studies will have to be commissioned in support of the site plan control application and conclude that there is suitable justification for any redevelopment of the Subject Property. This will be a condition of the lifting of the holding provision in the zoning bylaw amendment. This will address in part Section of the OP. The excellent transit service and cycling facilities to and through the Subject Property will provide incentive and excellent service to reduce the dependency for private vehicles to and from the site. The linear corridor and generous right-of-way for Coronation Avenue will assist in mitigating the impact of any future development on the surrounding residential neighbourhood. It is therefore our professional land use planning opinion that the application for zoning bylaw amendment should be supported by City Council as it will assist in permitting a desirable outcome for Subject Property more in keeping with the Provincial and the City s Official Plan and land use planning policies. Prepared by; William S. Holzman, MCIP, RPP November 26, 2012 President Holzman Consultants Inc. 28

31

32

33

34

35

36

37

Planning Rationale in Support of an Application for Zoning By-law Amendment

Planning Rationale in Support of an Application for Zoning By-law Amendment Planning Rationale in Support of an Application for Zoning By-law Amendment 505 & 573-605 Industrial Avenue City of Ottawa Prepared by: Holzman Consultants Inc. Land Development Consultants January 25,

More information

178 Carruthers Properties Inc.

178 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 information

Commercial Development Proposal Tenth Line Road. Planning Rationale Report. Minto Developments Inc.

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 information

PLANNING RATIONALE 3843 INNES ROAD, ORLEANS 78 UNITS CONDOMINIUM PROJECT MELKART DEVELOPMENTS Inc.

PLANNING 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 information

ELMVALE ACRES SHOPPING CENTRE MASTER PLAN

ELMVALE 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 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 [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 information

and services The protection and conservation of environmentally significant and sensitive natural heritage features and functions.

and 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 information

KANATA CENTRUM 255 KANATA AVENUE OFFICIAL PLAN AMENDMENT ZONING BY-LAW AMENDMENT

KANATA 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 information

PLANNING 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 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 information

FORMER 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 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 information

Planning Rationale Fernbank Road, Ottawa. Major Zoning By-law Amendment and Site Plan Control Application Ontario Inc.

Planning 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 information

13 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 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 information

ONTARIO MUNICIPAL BOARD

ONTARIO 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 information

The West Vaughan Employment Area Secondary Plan Policies

The 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 information

CONTENTS 8.0 LAND USE 8.1 GENERAL LAND USE 8.2 RESIDENTIAL 8.3 MIXED USE 8.4 COMMERCIAL 8.5 EMPLOYMENT LANDS

CONTENTS 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 information

URBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville

URBAN 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 information

The Corporation of the TOWN OF MILTON

The 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 information

10 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 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 information

141 GEORGE STREET PLANNING RATIONALE

141 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 information

2136 & 2148 Trafalgar Road Town of Oakville Region of Halton

2136 & 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 information

K. SMART ASSOCIATES LIMITED

K. SMART ASSOCIATES LIMITED Planning Justification Report Zoning By-Law Amendment 185 King Street North Waterloo, Ontario April 7th, 2017 Project Reference Number 16-245 K. SMART ASSOCIATES LIMITED CONSULTING ENGINEERS AND PLANNERS

More information

December 16, Gary Sealey Kanata Beaverbrook Community Association Inc. 2 Beaverbrook Road Ottawa ON K2K 1L1. Dear Mr. Sealey

December 16, Gary Sealey Kanata Beaverbrook Community Association Inc. 2 Beaverbrook Road Ottawa ON K2K 1L1. Dear Mr. Sealey December 16, 2013 Gary Sealey Kanata Beaverbrook Community Association Inc. 2 Beaverbrook Road Ottawa ON K2K 1L1 Dear Mr. Sealey Re: Letter of Opinion - Update 1131 Teron Road Application # D02-02-12-0041

More information

Planning Rationale in Support of an Application for Zoning By-law Amendment

Planning Rationale in Support of an Application for Zoning By-law Amendment Planning Rationale in Support of an Application for Zoning By-law Amendment 4845 Bank Street City of Ottawa Prepared by: Holzman Consultants Inc. Land Development Consultants March 16, 2015 TABLE OF CONTENTS

More information

École Secondaire 2405 et 2419 chemin Mer Bleue Road. Planning Rationale Report. May 2018

École 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 information

URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018

URBAN 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 information

YONGE STEELES CORRIDOR SECONDARY PLAN. Young + Wright / IBI Group Architects Dillon Consulting Ltd. GHK International (Canada) Ltd.

YONGE 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 information

Lacolle Way. Planning Rationale. Zoning By-law Amendment Site Plan Control. November 17, 2016

Lacolle 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 information

A Growing Community Rural Settlement Areas

A Growing Community Rural Settlement Areas Town of Huntsville Official Plan Review - POLICY BACKGROUND PAPER A Growing Community Rural Settlement Areas BACKGROUND: In addition to the fully municipally-serviced Urban Settlement Area and the Hidden

More information

*** DRAFT 2 FOR PUBLIC REVIEW ***

*** DRAFT 2 FOR PUBLIC REVIEW *** 6.7 The area is generally bounded by the Red Hill Valley Parkway to the west, Lake Avenue to the east, the Queen Elizabeth Way (QEW) to the north, and by the properties just south of Queenston Road to

More information

5 TOWN OF MARKHAM OFFICIAL PLAN AMENDMENT NO. 144 MILLIKEN MAIN STREET SECONDARY PLAN

5 TOWN OF MARKHAM OFFICIAL PLAN AMENDMENT NO. 144 MILLIKEN MAIN STREET SECONDARY PLAN 5 TOWN OF MARKHAM OFFICIAL PLAN AMENDMENT NO. 144 MILLIKEN MAIN STREET SECONDARY PLAN The Planning and Economic Development Committee recommends the following: 1. The communication from Brendan O Callaghan,

More information

Urban 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 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

Westwind Developments Ltd. PIONEER LANDS AREA STRUCTURE PLAN - PROPOSED AMENDMENT

Westwind 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 information

Urban Design Manual PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction. Station Study Areas

Urban Design Manual PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction. Station Study Areas 111111 PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction The ION rapid transit system will link Waterloo, Kitchener and Cambridge through a central transit corridor (CTC). There are a number

More information

5.1 Site Plan Guidelines

5.1 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 information

PORT WHITBY COMMUNITY

PORT 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 information

4.1.3 LAND USE CATEGORIES

4.1.3 LAND USE CATEGORIES 4.1.3 LAND USE CATEGORIES a. City Center District The City Center District incorporates the existing character and mix of uses in downtown Belmont to encourage redevelopment and new development in keeping

More information

Land Use Amendment in Southwood (Ward 11) at and Elbow Drive SW, LOC

Land 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 information

Planning Rationale in Support of an Application for Zoning By-Law Amendment. 4495, 4499, 4509 & 4515 Innes Road City of Ottawa

Planning Rationale in Support of an Application for Zoning By-Law Amendment. 4495, 4499, 4509 & 4515 Innes Road City of Ottawa Planning Rationale in Support of an Application for Zoning By-Law Amendment 4495, 4499, 4509 & 4515 Innes Road City of Ottawa Prepared by: Holzman Consultants Inc. Land Development Consultants March 26,

More information

Bank Street Secondary Plan

Bank 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 information

Mark-up of the effect of the proposed Bronte Village Growth Area OPA No.18 on the text of section 24, Bronte Village, of the Livable Oakville Plan

Mark-up of the effect of the proposed Bronte Village Growth Area OPA No.18 on the text of section 24, Bronte Village, of the Livable Oakville Plan Mark-up of the effect of the proposed Bronte Village Growth Area OPA No.18 on the text of section 24, Bronte Village, of the Livable Oakville Plan Notes: This document is provided for information purposes

More information

Figure 1- Site Plan Concept

Figure 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 information

2983 NAVAN ROAD ZONING BY-LAW AMENDMENT

2983 NAVAN ROAD ZONING BY-LAW AMENDMENT 2983 NAVAN ROAD ZONING BY-LAW AMENDMENT June 29, 2018 Planning Rationale Zoning By-law Amendment Prepared for: Taggart Realty Management 225 Metcalfe, Suite 708 Ottawa, ON, K2P 1P9 taggart.ca Prepared

More information

CONTENTS 2.0 A FRAMEWORK FOR SUSTAINABLE GROWTH 2.1 MANAGING SUSTAINABLE GROWTH THE VISION TO GOALS AND OBJECTIVES 2.3 MARKHAM STRUCTURE

CONTENTS 2.0 A FRAMEWORK FOR SUSTAINABLE GROWTH 2.1 MANAGING SUSTAINABLE GROWTH THE VISION TO GOALS AND OBJECTIVES 2.3 MARKHAM STRUCTURE 2 A Framework for Sustainable Growth 2.0 A FRAMEWORK FOR SUSTAINABLE GROWTH CONTENTS 2.1 MANAGING SUSTAINABLE GROWTH THE VISION TO 2031 2.2 GOALS AND OBJECTIVES 2.2.1 Protecting the Natural Environment

More information

PLANNING RATIONALE FOR 1127, 1128 MILL STREET AND 1125 CLAPP LANE CITY OF OTTAWA

PLANNING RATIONALE FOR 1127, 1128 MILL STREET AND 1125 CLAPP LANE CITY OF OTTAWA PLANNING RATIONALE FOR 1127, 1128 MILL STREET AND 1125 CLAPP LANE CITY OF OTTAWA Prepared by: Realty Initiatives and Development On behalf of the Manotick Mill Community Lands Development Corporation March

More information

Welcome. Walk Around. Talk to Us. Write Down Your Comments

Welcome. 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 information

Place d Orleans

Place 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 information

Planning Justification Report

Planning Justification Report Planning Justification Report Application for Zoning By-law Amendment Prepared for: Sherrill Becker (OK Tire Auto Service) Prepared By: Black, Shoemaker, Robinson & Donaldson Limited June 2015 Sherrill

More information

Trafalgar Road Corridor Planning Study Open House

Trafalgar Road Corridor Planning Study Open House Trafalgar Road Corridor Planning Study Open House June 24, 2013 6:30-8:30 p.m. Oakville & Trafalgar Rooms Overview The Livable Oakville Plan identifies the lands along Trafalgar Road, between the QEW and

More information

Growing Community Urban Settlement Area and Hidden Valley Settlement Area

Growing Community Urban Settlement Area and Hidden Valley Settlement Area Town of Huntsville Official Plan Review - POLICY BACKGROUND PAPER Growing Community Urban Settlement Area and Hidden Valley Settlement Area BACKGROUND: Through the Provincial Policy Statement (PPS), the

More information

CITY CLERK. Parkland Acquisition Strategic Directions Report (All Wards)

CITY CLERK. Parkland Acquisition Strategic Directions Report (All Wards) CITY CLERK Clause embodied in Report No. 10 of the, as adopted by the Council of the City of Toronto at its meeting held on November 6, 7 and 8, 2001. 10 Parkland Acquisition Strategic Directions Report

More information

Appendix C: Interim Mixed-Use Evaluation Criteria

Appendix C: Interim Mixed-Use Evaluation Criteria Appendix C: Interim Mixed-Use Evaluation Criteria C-1 Appendix C: Interim Mixed-Use Evaluation Criteria PURPOSE: The implementation of numerous policies contained within the Master Plan hinges on the creation

More information

Uptown Rideau Street Secondary Plan [Amendment #166, January 12, 2016]

Uptown 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 information

Clairtrell Area Context Plan

Clairtrell 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 information

SCHEDULE 'A' TO BY-LAW as Amended by AMENDMENT NO. 90 TO THE WHITBY OFFICIAL PLAN

SCHEDULE 'A' TO BY-LAW as Amended by AMENDMENT NO. 90 TO THE WHITBY OFFICIAL PLAN SCHEDULE 'A' TO BY-LAW 6413-10 as Amended by 6553-11 AMENDMENT NO. 90 TO THE WHITBY OFFICIAL PLAN SECTION A: GROWTH PLAN CONFORMITY PURPOSE: LOCATION: BASIS: The purpose of this Amendment is to: conform

More information

Town Center (part of the Comprehensive Plan)

Town Center (part of the Comprehensive Plan) Town Center (part of the Comprehensive Plan) Mercer Island Town Center Looking North (2014) In 1994, a year-long process culminated in a set of design guidelines and code requirements for the Town Center

More information

TABLE OF CONTENTS 1.0 INTRODUCTION... 3

TABLE OF CONTENTS 1.0 INTRODUCTION... 3 TABLE OF CONTENTS 1.0 INTRODUCTION... 3 1.1. BACKGROUND... 3 1.2. THE PROPOSAL... 5 2.0 EXISTING POLICY FRAMEWORK... 5 2.1. PROVINCIAL POLICY STATEMENT (PPS)... 5 2.2. CITY OF LONDON OFFICIAL PLAN (OP)...

More information

4.11 Town Centre Secondary Plan (Former City of Cumberland)

4.11 Town Centre Secondary Plan (Former City of Cumberland) 4.11 Town Centre Secondary Plan (Former City of Cumberland) 4.11.1 Town Centre Objectives 4.11.1.1 Introduction The reason for the preparation of this Secondary Plan for the Town Centre is as follows:

More information

AGINCOURT SECONDARY PLAN

AGINCOURT 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 information

DRAFT Northeast Quadrant of Kipling Avenue and Highway 7 DRAFT AUGUST 29, Goals Land Use. The goals of this Plan are to:

DRAFT 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 information

Subdivision Design Criteria. Penihana North GUIDELINES TO THE RULES

Subdivision Design Criteria. Penihana North GUIDELINES TO THE RULES Created September 2013 Penihana North Subdivision Design Criteria GUIDELINES TO THE RULES This part of the Plan sets out the design criteria for subdivision in Penihana North. The criteria will be considered

More information

QUEEN-RIVER SECONDARY PLAN

QUEEN-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 information

Bel-Air Lexus Automobile Service Station

Bel-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 information

175 RICHMOND ROAD ZONING BY-LAW AMENDMENT PLANNING RATIONALE

175 RICHMOND ROAD ZONING BY-LAW AMENDMENT PLANNING RATIONALE 175 RICHMOND ROAD ZONING BY-LAW AMENDMENT PLANNING RATIONALE Prepared for: Prepared by: OCTOBER 2011 175 RICHMOND ROAD ZONING BY-LAW AMENDMENT PLANNING RATIONALE Prepared for: Claridge Homes 2001-210 Gladstone

More information

2.0 A FRAMEWORK FOR SUSTAINABLE GROWTH CONTENTS

2.0 A FRAMEWORK FOR SUSTAINABLE GROWTH CONTENTS 2-2 A Framework for Sustainable Growth 2.0 A FRAMEWORK FOR SUSTAINABLE GROWTH CONTENTS 2.1 MANAGING SUSTAINABLE GROWTH THE VISION TO 2031 2.2 GOALS AND OBJECTIVES 2.2.1 Protecting the Natural Environment

More information

PLANNING JUSTIFICATION REPORT

PLANNING 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 information

1.0 Purpose of a Secondary Plan for the Masonville Transit Village

1.0 Purpose of a Secondary Plan for the Masonville Transit Village Report to Planning and Environment Committee To: Chair and Members Planning & Environment Committee From: John M. Fleming Managing Director, Planning and City Planner Subject: Masonville Transit Village

More information

Regency Developments. Urban Design Brief. Holyrood DC2 Rezoning

Regency 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 information

6 Growth Management Challenges and Opportunities

6 Growth Management Challenges and Opportunities 6 Growth Management Challenges and Opportunities The Town has established a goal of attaining a 50% participation rate with respect to employment opportunities versus residential population. The Town s

More information

Complete Neighbourhood Guidelines Review Tool

Complete 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 information

Director, Community Planning, Toronto and East York District

Director, Community Planning, Toronto and East York District Lower Yonge Precinct Plan Update STAFF REPORT ACTION REQUIRED Date: October 16, 2012 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto and

More information

Policies and Code Intent Sections Related to Town Center

Policies and Code Intent Sections Related to Town Center Policies and Code Intent Sections Related to Town Center The Town Center Vision is scattered throughout the Comprehensive Plan, development code and the 1994 Town Center Plan. What follows are sections

More information

Draft Urban Hamilton Official Plan. Amendment No. XX

Draft Urban Hamilton Official Plan. Amendment No. XX 1 of 75 The following text, together with: Draft Appendix A Appendix B Volume 1, Schedule E-1 Urban Land Use Designations Appendix C Volume 1, Appendix A Parks Classification Map Appendix D Volume 1, Appendix

More information

Town of Cobourg Heritage Master Plan. Statutory Public Meeting

Town of Cobourg Heritage Master Plan. Statutory Public Meeting Town of Cobourg Heritage Master Plan Statutory Public Meeting April 25 th 2016 Presentation Overview 1. Introduction 2. Project background and schedule overview 3. Review of strategic direction content

More information

Re: 1110 Fisher Avenue Proposed Residential Development Revised Proposal File D PLANNING RATIONALE ADDENDUM

Re: 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 information

Section 2 - Strategic Directions

Section 2 - Strategic Directions Section 2 - Section 2,, outlines the broad policies that will govern growth and change in Ottawa over the next 20 years. 2.1 Patterns of Growth Figure 2.1 The Geography of Growth Ottawa has grown from

More information

Planning Rationale Report

Planning 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 information

770 BRONSON AVENUE. Zoning By-law Amendment and Site Plan Control

770 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 information

Official Plan Review

Official Plan Review Official Plan Review Summary Report - The Built Environment August 2014 Part 1: Introduction Planning for a healthy, prosperous and sustainable community is an important goal for our municipality. From

More information

The transportation system in a community is an

The transportation system in a community is an 7 TRANSPORTATION The transportation system in a community is an important factor contributing to the quality of life of the residents. Without a sound transportation system to bring both goods and patrons

More information

MOMENTUM. Design Brief for 1161 Heron Road. Site Plan Control

MOMENTUM. 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 information

Bloor St. W. Rezoning - Preliminary Report

Bloor 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 information

6. REGIONAL AND COMMUNITY FACILITIES DESIGNATIONS 6.1. OBJECTIVES FOR REGIONAL AND COMMUNITY FACILITIES LAND USE DESIGNATIONS

6. REGIONAL AND COMMUNITY FACILITIES DESIGNATIONS 6.1. OBJECTIVES FOR REGIONAL AND COMMUNITY FACILITIES LAND USE DESIGNATIONS 6. REGIONAL AND COMMUNITY FACILITIES DESIGNATIONS INTRODUCTION The Regional and land use designations provide the primary locations for uses which satisfy the health, education and other service needs

More information

776 and 784 St. Laurent Boulevard City of Ottawa

776 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 information

New-Cast Mixed-use Development Proposal King Street West, Newcastle, Ontario

New-Cast Mixed-use Development Proposal King Street West, Newcastle, Ontario URBAN DESIGN BRIEF New-Cast Mixed-use Development Proposal King Street West, Newcastle, Ontario TABLE OF CONTENTS: 1.0 Executive Summary 2.0 Creating Vibrant and Sustainable Urban Places: Excerpts from

More information

Employment and Commercial Review Analysis of Policy Directions

Employment and Commercial Review Analysis of Policy Directions Employment and Commercial Review Analysis of Policy Directions Appendix A The following analysis is town staff s response to the policy directions provided by the consultants who prepared the Employment

More information

Report Regarding Site Plan Control for 55 Wellspring Way (File No. SP-06-16)

Report Regarding Site Plan Control for 55 Wellspring Way (File No. SP-06-16) Report Regarding Site Plan Control for 55 Wellspring Way (File No. SP-06-16) Executive Summary: The purpose of this report is to provide Council with information regarding site plan control under Section

More information

ARTICLE 6: Special and Planned Development Districts

ARTICLE 6: Special and Planned Development Districts ARTICLE 6: Special and Planned Development Districts 6-10 Traditional Neighborhood Development (TND) District 6-10.10 Purpose and Intent The Traditional Neighborhood Development (TND) District provides

More information

I539. Smales 2 Precinct

I539. Smales 2 Precinct I539. Smales 2 Precinct I539.1. Precinct Description The Smales 2 Precinct applies to a 4.8 hectare block of land located on the southern side of Northcote Road and fronting Lake Pupuke, Takapuna. The

More information

THAT the attached Terms of Reference for the Thornhill Centre Street Study be approved.

THAT the attached Terms of Reference for the Thornhill Centre Street Study be approved. COMMITTEE OF THE WHOLE AUGUST 18, 2003 THORNHILL CENTRE STREET STUDY PLANNING FILE: 15.92 Recommendation The Commissioner of Planning recommends: THAT the attached Terms of Reference for the Thornhill

More information

20 & 30 Frank Nighbor Place

20 & 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 information

Welcome to the Oakridge Centre Open House

Welcome to the Oakridge Centre Open House Welcome to the Oakridge Centre Open House Why is the City hosting this event? This open house is to inform you of a rezoning application submitted to the City of Vancouver to amend the existing CD-1 (Comprehensive

More information

PLANNING COMMITTEE REPORT JULY COMITÉ DE L URBANISME RAPPORT 34 LE 11 JUILLET ZONING 968 ST.

PLANNING COMMITTEE REPORT JULY COMITÉ DE L URBANISME RAPPORT 34 LE 11 JUILLET ZONING 968 ST. 86 COMITÉ DE L URBANISME 6. ZONING 968 ST. LAURENT BOULEVARD ZONAGE 968, BOULEVARD ST-LAURENT COMMITTEE RECOMMENDATION That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning

More information

6.0 Land Use Policies for Rural Settlements. 6.1 Rural Settlement Strategy

6.0 Land Use Policies for Rural Settlements. 6.1 Rural Settlement Strategy 6.0 Land Use Policies for Rural Settlements 6.1 Rural Settlement Strategy INTRODUCTION AMENDMENT NO. 131 PURPOSE Designated rural settlements comprise Rural Clusters, Villages and Serviced Villages as

More information

6 PORT SYDNEY SETTLEMENT AREA

6 PORT SYDNEY SETTLEMENT AREA Section 6 Port Sydney Page 61 6 PORT SYDNEY SETTLEMENT AREA 6.1 Basis and Principles Village of Port Sydney Waterfront Community Existing Services 6.1.1 Port Sydney is an historic settlement that has developed

More information

8. NORTH YORK CENTRE SECONDARY PLAN

8. NORTH YORK CENTRE SECONDARY PLAN 8. NORTH YORK CENTRE SECONDARY PLAN 1. GENERAL CONCEPT AND OBJECTIVES This Secondary Plan forms the general basis for the redevelopment of the North York Centre as identified on Map 8-1. 1.1 North York

More information

MEADOWGLEN DR. ORLEANS. Zoning By-Law Amendment Application November 2012

MEADOWGLEN 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 information

1.3 TRANSIT VISION 2040 FROM VISION TO ACTION THEME 1: PUTTING TRANSIT AT THE CENTRE OF COMMUNITIES. Fully integrate transit with community planning

1.3 TRANSIT VISION 2040 FROM VISION TO ACTION THEME 1: PUTTING TRANSIT AT THE CENTRE OF COMMUNITIES. Fully integrate transit with community planning TRANSIT VISION 2040 FROM VISION TO ACTION TRANSIT VISION 2040 defines a future in which public transit maximizes its contribution to quality of life with benefits that support a vibrant and equitable society,

More information

Be it enacted by the Town Board of the Town of Guilderland that the following new A (Transit Oriented Development (TOD) District) is adopted:

Be it enacted by the Town Board of the Town of Guilderland that the following new A (Transit Oriented Development (TOD) District) is adopted: Local Law No. 4 of 2018 (Adoption of 280-18A (Transit Oriented Development District) Be it enacted by the Town Board of the Town of Guilderland that the following new 280-18A (Transit Oriented Development

More information

PLANNING RATIONALE. For. City of Ottawa. Application for Rezoning. 233 Armstrong and 3 Hamilton ATTIKA DEVELOPMENT

PLANNING RATIONALE. For. City of Ottawa. Application for Rezoning. 233 Armstrong and 3 Hamilton ATTIKA DEVELOPMENT PLANNING RATIONALE For City of Ottawa Application for Rezoning 233 Armstrong and 3 Hamilton ATTIKA DEVELOPMENT Prepared for: TEGA Homes 66 Colonnade Road, Suite 200 Ottawa, ON K2E 7K7 Prepared by: Lloyd

More information

A. Background Summary of Existing Challenges and Potential Possibilities. 1. Summary of Existing Assets and Potential Opportunities

A. Background Summary of Existing Challenges and Potential Possibilities. 1. Summary of Existing Assets and Potential Opportunities A. Background 1 A Main Street Master Plan Study was performed and completed in October of 2007. The study was initiated to review current land uses and development patterns along Main Street, from Parrish

More information