Royal Thai Embassy Ottawa. Major Zoning Amendment Proposal for 180 Island Park Drive. Planning Rationale
|
|
- Britney Hood
- 5 years ago
- Views:
Transcription
1 Royal Thai Embassy Ottawa Major Zoning Amendment Proposal for
2 INTRODUCTION This has been prepared in support of a Major Zoning Amendment for lands located at and currently occupied by Royal Thai Embassy. The purpose of the is to assess the appropriateness of the proposed addition of "Office" use to current zoning within the context of the surrounding community, the provincial and municipal regulatory and policy framework. HISTORY The property has been purchased and occupied by the Royal Thai Embassy in At the time of the purchase the property was zoned R3 (Zoning By Law Z 2k) permitting "Diplomatic Premises" in a residential area. In subsequent revisions of the zoning by law, this permitted use was removed from R3 zone. The embassy continued to operate as an Embassy and continues to do so today. The nonconforming right was clarified and established on October 15, OVERVIEW OF THE SUBJECT PROPERTY AND THE PROPOSAL The subject site is located at and is legally described as "Lots 128 & 129 & Part of Lot 127, Registered Plan 402, City of Ottawa". The site is located close to NCC lands and Sir John A. McDonald Parkway. The property presents a unique challenge as well as an opportunity for contextual development, given the location of the lot. N45 Architecture Inc pg. 1
3 General Information MUNICIPAL ADDRESS LEGAL DESCRIPTION PIN WARD PROPERTY AREA ZONING DESIGNATION AREA 180 ISLAND PARK DRIVE, OTTAWA, ONTARIO PLAN 402 LOT 129 TO 128;W5.28 LOT ACRES (1,399 M2) R1 RESIDENTIAL ZONE, SUB ZONE R1P AREA B (GENERAL URBAN AREA) Zoning Zoning Mechanism Zone Provisions Proposed MINIMUM LOT WIDTH (m) MINIMUM LOT AREA (M2) MINIMUM FRONT YARD SETBACK (m) MINIMUM SIDE YARD SETBACK (m) MINIMUM REAR YARD SETBACK (m) MAXIMUM HEIGHT (M) MAXIMUM LOT COVERAGE (%) NO MAXIMUM ,399 3m 1.2m and 4m m N/A Parking GFA (as defined by zoning by law) Parking Bicycle Parking Req'd Proposed Req'd Proposed BASEMENT GROUND FLOOR SECOND FLOOR PER 100 M2 OF GFA 1 PER 250 M2 OF GFA TOTAL Site Data SITE AREA BUILDING FOOTPRINT HARD (PAVED) SURFACES SOFT (GRASSED) SURFACES SITE COVERAGE(NON PERMEABLE) EXISTING BUILDING 1,399 m² 258 m² 831 m² 310 m² 77.85% PROPOSED BUILDING 1,399 m² 560 m² 414 m² 425 m² 69.65% Building Classification NEW TWO STOREY SPRINKLERED EMBASSY BUILDING IS CLASSIFIED AS GROUP D OCCUPANCY. BUILDING SIZE IS 560 m2 (AS DEFINED BY THE OBC) WITH THE BASEMENT. FIRE DEPARTMENT ACCESS IS PROVIDED WITHIN 15m OF THE FRONT ENTRACE N45 Architecture Inc pg. 2
4 DEVELOPMENT PROPOSAL Royal Thai Embassy has an immediate need for re construction of the existing Embassy in order to provide appropriate and healthy working environment for its diplomatic staff, as well as, provide an appropriate visual identity of the Kingdom of Thailand in Canada. The proposed new building complies with ALL zoning by law requirements and the NCC covenant regarding front yard setback. The proposed development will have a variety of landscaped areas to soften the overall development while providing the staff with high quality, usable amenity space. As shown in comparison table above, the new development will provide more permeable surfaces than the existing site. With the construction of the new underground garage, more parking spaces will be provided and all surface parking will be eliminated. The servicing and transportation studies prepared for the existing development demonstrate and confirm that the proposed development can be serviced by existing roadways and municipal services. The unique site configuration, location at the intersection of Sir John A. McDonald Parkway gives this site prominence that demands an appropriate architectural response. This intersection is described in NCC planning documents as "Gateway" to Island Park Drive and the Ceremonial Route. In our opinion this intersection is of extraordinary importance and visibility that differs from the "residential" developments along Island Park Drive. The new building should be designed with an architectural feature, creating a point of interest and giving the building a focal point in relationship to Island Park and the Parkway. The proposed development has recognized the unique opportunity afforded to capitalize on the views and vistas. The massing of the proposed building is contextual with adjacent two storey buildings along Island Park Drive. COMPATIBILITY (Official Plan, Urban Design and Compatibility) "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, or where the Zoning By law permits development that differs from what currently physically exists, addressing compatibility will permit development to evolve toward the achievement of that vision while respecting overall community character." N45 Architecture Inc pg. 3
5 (Official Plan, 4.11 Urban Design and Compatibility) "However, compatibility may be more difficult to achieve in other situations. To achieve the Plan s strategic directions for managing growth, the zoning in many areas of the city, particularly areas adjacent to major roads, at the periphery of neighborhoods and proximate to transit stations, may allow for more intensive development than has occurred in the past. In addition, an amendment to the zoning by law may be needed to change the permitted use of the land and increase the height or density permitted. In these circumstances, the compatibility of the proposed development must be considered. Objective criteria that can be used to evaluate compatibility include: height, bulk or mass, scale relationship, and building/lot relationships, such as the distance or setback from the street, and the distance between buildings. An assessment of the compatibility of new development will involve not only consideration of built form, but also of operational characteristics, such as traffic, access, and parking." SUITABILITY OF THE PROPOSAL The proposed development complies with ALL current zoning requirements and requires only "office" use to be added to this parcel as one of the permitted uses. Following statements should be considered in support of this application:.1 Royal Thai Embassy since 1987 in this location The proposed new development is an Embassy with its continued use on this lot since Continuing the use as Embassy The new building will be an increase in physical size but does not represent increase in use. The Embassy will continue to operate within its existing framework in terms of staff and services..3 "Gateway" to Island Park and the Ceremonial Route The unique site configuration, location at the intersection of Sir John A. McDonald Parkway gives this site prominence that demands an appropriate architectural response..4 Urban Design and Compatibility "...a development can be designed to fit and work well in a certain existing context without being the same as the existing development..." (Official Plan, Urban Design and Compatibility).5 Additional Parking and elimination of surface parking proposed underground garage will provide more parking spaces then currently available on site. In addition to that all surface parking will be eliminated in favor of underground parking. N45 Architecture Inc pg. 4
6 .6 Improved Permeability proposed development is increasing size of permeable surfaces compared to existing site..7 Servicing and Transportation The servicing and transportation studies prepared for the existing development demonstrate and confirm that the proposed development can be serviced by existing roadways and municipal services and don't increase the load..8 Improved Architectural Aesthetics and Landscaping new proposal will strive to achieve design excellence that a prominent site like this deserves. N45 Architecture Inc pg. 5
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 informationHousing and Coach House Guidelines - Ladner
Housing and Coach House Guidelines - Ladner Policy D.8: Encourage Compatible Housing Design Encourage housing design that is sensitive to existing single family housing neighbourhoods by requiring a design
More informationPlanning Rationale Fernbank Road, Ottawa. Major Zoning By-law Amendment and Site Plan Control Application Ontario Inc.
Planning Rationale Major Zoning By-law Amendment and Site Plan Control Application 5264 Fernbank Road, Ottawa 1872089 Ontario Inc. March 2014 Planning Rationale Major Zoning By-law Amendment and Site Plan
More informationEXISTING COMPREHENSIVE PLAN
EXISTING COMPREHENSIVE PLAN Town Center Land Use Element: V. LAND USE POLICIES Town Center Mercer Island's business district vision as described in "Your Mercer Island Citizen-Designed Downtown" was an
More informationDecember 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 informationSix Mile Lake GFA Policies Official Plan Amendment
MEMO KITCHENER WOODBRIDGE LONDON KINGSTON BARRIE BURLINGTON To: From: Nick Popovich Jamie Robinson Date: December 20, 2017 File: Subject: 09165AW Six Mile Lake GFA Policies Official Plan Amendment This
More informationLacolle Way. Planning Rationale. Zoning By-law Amendment Site Plan Control. November 17, 2016
571 Lacolle Way Planning Rationale Zoning By-law Amendment Site Plan Control November 17, 2016 Prepared By: FOTENN Consultants Inc. 223 McLeod Street Ottawa, ON K2P 0Z8 www.fotenn.com 613.730.5709 TABLE
More informationURBAN DESIGN BRIEF. April FREEPORT Street TOWNHOUSES. 711 FREEPORT St., LONDON
URBAN DESIGN BRIEF April 2013 FREEPORT Street TOWNHOUSES 711 FREEPORT St., LONDON TABLE OF CONTENTS 1.0 Land Use Planning Context...... pg. 1 1.1 Subject Lands... pg. 1 1.2 Proposed Development... pg.
More informationBloor St. W. Rezoning - Preliminary Report
STAFF REPORT ACTION REQUIRED 1638-1644 Bloor St. W. Rezoning - Preliminary Report Date: April 1, 2008 To: From: Wards: Reference Number: Toronto and East York Community Council Acting Director, Community
More informationBel-Air Lexus Automobile Service Station
Bel-Air Lexus Automobile Service Station Design Brief 443-447 McArthur Avenue Ottawa April 30, 2015 14-1299-MCA Site Details Application: Site Plan Control Legal Description and Municipal Addresses: 443
More informationURBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018
URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 DESIGN BRIEF CONTENTS PART A 1.0 INTRODUCTION 2.0 DESCRIPTION & ANALYSIS OF SITE CONTEXT 3.0 DESIGN CONSTRAINTS AND OPPORTUNITIES
More information4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 4780 Eglinton Avenue West - Zoning By-law Amendment and Draft Plan of Subdivision Applications - Preliminary Report Date: May 29, 2014 To: From: Wards: Reference Number: Etobicoke
More informationMOMENTUM. Design Brief. Site Plan Control and Minor Variance Applications. 59 Russell Avenue
MOMENTUM PLANNING AND COMMUNICATIONS Design Brief Site Plan Control and Minor Variance Applications 59 Russell Avenue December 2014 Revised February 2015 Prepared by: Dennis Jacobs MCIP, RPP Index 1. Introduction
More informationAttachment 1 TOWN OF NEW TECUMSETH. Manual for the Preparation of an Urban Design Report
Attachment 1 TOWN OF NEW TECUMSETH Manual for the Preparation of an Urban Design Report July 2010 TABLE OF CONTENTS Background, Policy Framework and the Preparation of Urban Design Reports 1. Introduction
More informationUrban Design Review Panel Submission. The Ottawa Train Yards - Office Development. 405 Terminal Avenue. 17 April Table of Contents.
Table of Contents PHOTOGRAPHS OF EXISTING SITE CONDITION URBAN DESIGN BRIEF PART A: Summary and Response to City Urban Design Guidelines and Policies PART B: Site Specific Urban Design Objectives PART
More informationPolicies 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 informationStaff Report and Recommendation
Community Planning and Development Planning Services 201 W. Colfax Ave., Dept. 205 Denver, CO 80202 p: 720.865.2915 f: 720.865.3052 www.denvergov.org/cpd TO: City Council Neighborhoods and Planning Committee
More informationWELLINGTON STREET WEST COMMUNITY DESIGN PLAN
36 3.CDP POLICIES 37 Wellington Street West CDP Vision Statement 38 3.1 Introduction 3.1.1 Purpose The development of buildings and public spaces is influenced by a variety of factors over time. City of
More information20 & 30 Frank Nighbor Place
Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational Planning Land / Site Development Planning Application Management
More informationToronto Complete Streets Guidelines
Toronto Complete Streets Guidelines 108 110 7.1 Green Infrastructure Design Principles 112 7.2 Context-Sensitive Green Streets 114 7.3 Key Green Street Elements Green infrastructure refers to natural and
More informationKANATA CENTRUM 255 KANATA AVENUE OFFICIAL PLAN AMENDMENT ZONING BY-LAW AMENDMENT
KANATA CENTRUM 255 KANATA AVENUE OFFICIAL PLAN AMENDMENT ZONING BY-LAW AMENDMENT JUNE 2015 PREPARED BY: FOTENN Consultants Inc. 223 Mcleod Street Ottawa, ON K2P OZ8 (613) 730-5709 PREPARED FOR: Kanata
More informationRevised Planning Rationale in Support of an Application for Site Plan Control Leitrim Road City of Ottawa
Revised Planning Rationale in Support of an Application for Site Plan Control 2644-2670 Leitrim Road City of Ottawa Prepared by: Holzman Consultants Inc. Land Development Consultants October 24, 2017 TABLE
More information599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 599 Kennedy Road - Official Plan Amendment and Zoning Amendment Application - Preliminary Report Date: March 7, 2017 To: From: Wards: Reference Number: Scarborough Community
More informationWelcome. Walk Around. Talk to Us. Write Down Your Comments
Welcome This is an information meeting introducing the applications for proposed redevelopment of the Yorkdale Shopping Centre site at 3401 Dufferin Street and 1 Yorkdale Road over the next 20+ years,
More information1071 King Street West Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1071 King Street West Zoning Amendment Application - Preliminary Report Date: August 9, 2012 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
More information770 BRONSON AVENUE. Zoning By-law Amendment and Site Plan Control
770 BRONSON AVENUE Zoning By-law Amendment and Site Plan Control Revised Planning Rationale + Design Brief August 2016 REVISED PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z8 613.730.5709 fotenn.com
More information393, 395, 397, 399, 401 and 403 Spring Garden Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report
STAFF REPORT ACTION REQUIRED 393, 395, 397, 399, 401 and 403 Spring Garden Avenue Official Plan and Zoning By-law Amendment Application Preliminary Report Date: March 29, 2010 To: From: Wards: Reference
More informationBayview Avenue Official Plan Amendment, Zoning Amendment and Site Plan Control Applications Request for Direction Report
STAFF REPORT ACTION REQUIRED 2425 2427 Bayview Avenue Official Plan Amendment, Zoning Amendment and Site Plan Control Applications Request for Direction Report Date: May 28, 2015 To: From: Wards: Reference
More information1296 Kennedy Road - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1296 Kennedy Road - Zoning Amendment Application - Preliminary Report Date: January 15, 2016 To: From: Wards: Reference Number: Scarborough Community Council Acting Director,
More informationUrban Design Brief December 23, 2015 Southside Construction Group Official Plan & Zoning By-Law Amendment
Urban Design Brief Proposed Official Plan & Zoning By-Law Amendment 3244, 3263 and 3274 Wonderland Road South Southside Group December 23, 2015 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1 LAND
More informationDerry Green Corporate Business Park
Town of Milton Derry Green Corporate Business Park Urban Design Guidelines BMI/Pace - June 2010 Draft 3 Prepared by: Brook McIlroy Planning + Urban Design / Pace Architects Suite 300-51 Camden Street Toronto,
More informationUrban Design Brief Woodland Cemetery Funeral Home 493 Springbank Drive
Urban Design Brief Woodland Cemetery Funeral Home The Incorporated Synod of the Diocese of Huron April 15, 2016 Urban Design Brief April 15, 2016 TABLE OF CONTENTS Page No. INTRODUCTION... 1 SECTION 1
More informationUptown Rideau Street Secondary Plan [Amendment #166, January 12, 2016]
[Amendment #166, January 12, 2016] The policies of this Secondary Plan are in effect, save and except for the property at 560 Rideau Street, for which there remains a site specific appeal to this Secondary
More informationURBAN DESIGN BRIEF REPORT
URBAN DESIGN BRIEF REPORT PREPARED FOR 2568401 ONTARIO INC NEW GASBAR, CONVENIENCE STORE & CARWASH DEVELOPMENT @ 1509 FANSHAWE PARK ROAD WEST LONDON, ONTARIO GAMA ENGINEERING INC. PROJECT NUMBER 1669 PREPARED
More information7437, 7439 and 7441 Kingston Road - Zoning By-law Amendment and Site Plan Control Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 7437, 7439 and 7441 Kingston Road - Zoning By-law Amendment and Site Plan Control Applications - Preliminary Report Date: August 13, 2015 To: From: Wards: Reference Number:
More information1960 SCOTT STREET PLANNING RATIONALE
1960 SCOTT STREET PLANNING RATIONALE SITE PLAN CONTROL APPLICATION AUGUST 2017 IN ASSOCIATION WITH: 1960 SCOTT STREET PLANNING RATIONALE SITE PLAN CONTROL APPLICATION AUGUST 2017 PREPARED FOR: KELLY RHODENIZER,
More information30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 30 and 44 Zorra Street - Zoning By-law Amendment Application - Preliminary Report Date: March 14, 2016 To: From: Wards: Reference Number: Etobicoke York Community Council Director,
More informationUrban Design Brief. Watson Parkway North & Watson Road North Guelph, Ontario. Prepared by Coletara Development
Urban Design Brief Watson Parkway North & Watson Road North Guelph, Ontario Prepared by Coletara Development December, 2013 Urban Design Brief, Coletara Development 1 Introduction This Urban Design Brief
More informationPlanning Primer Legislative Background, Policy Documents and Development Review Processes. Presented by: Planning Services Date: April 6, 2017
Planning Primer Legislative Background, Policy Documents and Development Review Processes Presented by: Planning Services Date: April 6, 2017 Agenda Legislative Background 7:30 to 8:00 pm Questions 8:00
More informationUrban 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 informationPlanning 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 informationCAMPUS MASTER PLAN, AMENDMENTS
CAMPUS MASTER PLAN AMENDMENTS CAMPUS MASTER PLAN, 2015-2025 AMENDMENTS OCTOBER 2016 PLANNING, DESIGN & CONSTRUCTION DIVISION AMENDMENTS UNIVERSITY OF FLORIDA COMPREHENSIVE MASTER PLAN OCTOBER 2016 1. Acreage
More informationZONING BY-LAW AMENDMENT
ZONING BY-LAW AMENDMENT 1040 Bank Street Planning Rationale Prepared for: Windmill Development Group Ltd. Prepared by: Lloyd Phillips & Associates Ltd. File: 1711 Date: May 12, 2017 CONTENTS 1 OVERVIEW...4
More informationChapter 2: Vision, Goals and Strategies
Chapter 2: Vision, Goals and Lake Elmo Today & Tomorrow Comprehensive Plan 2040 2 VISION, GOALS & STRATEGIES - DRAFT 4-6-2018 INTRODUCTION Comprehensive Plan Purpose Perhapse the most important objective
More information10 Park Lawn Rd - Zoning Amendment Application- Preliminary Report
STAFF REPORT ACTION REQUIRED 10 Park Lawn Rd - Zoning Amendment Application- Preliminary Report Date: March 9, 2012 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community
More informationOfficial Plan Review: Draft Built Form Policies
PG.30.1 REPORT FOR ACTION Official Plan Review: Draft Built Form Policies Date: May 15, 2018 To: Planning and Growth Management Committee From: Chief Planner and Executive Director, City Planning Division
More informationPlanning Assessment Report. Southeast Corner of John Street West & Victoria Street, Niagara-on-the-Lake April, Planning & Design Inc.
Planning Assessment Report Southeast Corner of John Street West & Victoria Street, Niagara-on-the-Lake April, 2016 Planning & Design Inc. TABLE OF CONTENTS 1! Introduction... 1! 1.1! Purpose... 1! 1.2!
More informationCity of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods
City of Vaughan Urban Design Guidelines for Infill Development in Established Low-Rise Residential Neighbourhoods DRAFT - September 2016 Contents 1. Introduction 1 2. Policy Context 3 3. Characteristics
More informationand Richmond Street West - Official Plan Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 822-838 and 860-862 Richmond Street West - Official Plan Amendment Application - Preliminary Report Date: August 14, 2017 To: From: Wards: Reference Number: Toronto and East
More informationSECTION II SECTION II STATEMENT OF GOALS, OBJECTIVES, PRINCIPLES, ASSUMPTIONS, POLICIES AND STANDARDS
STATEMENT OF GOALS, OBJECTIVES, PRINCIPLES, ASSUMPTIONS, POLICIES AND STANDARDS 1 2 STATEMENT OF GOALS, OBJECTIVES, PRINCIPLES, ASSUMPTIONS, POLICIES AND STANDARDS INTRODUCTION The New Jersey Municipal
More informationPublic Storage Self-storage Facility (Warehouse)
Public Storage Self-storage Facility (Warehouse) 3545 St. Joseph Boulevard Planning Rationale PREPARED FOR: Maple Reinders Constructors Ltd. 2660 Argentia Road Mississauga, Ontario L5N 5V4 PREPARED BY:
More information2136 & 2148 Trafalgar Road Town of Oakville Region of Halton
PLANNING JUSTIFICATION REPORT 2136 & 2148 Trafalgar Road Town of Oakville Region of Halton Zoning By-Law Amendment Application 2500674 Ontario Inc. November 2016 Table of Contents Page 1.0 Location/Summary
More informationDirector, Community Planning, Etobicoke York District
STAFF REPORT ACTION REQUIRED Baby Point Gates Planning Study 227-430 Jane Street, 665-685 Annette Street, 494 Armadale Avenue, 143 Evans Avenue and 502 504 Willard Avenue Status Report Date: August 11,
More informationRe: 1110 Fisher Avenue Proposed Residential Development Revised Proposal File D PLANNING RATIONALE ADDENDUM
October 23, 2014 Prestige Design & Construction 50 Camelot Drive Ottawa, ON K2G 5X8 Attention: Mr. Enzo DiChiara Dear Mr. DiChiara Re: 1110 Fisher Avenue Proposed Residential Development Revised Proposal
More informationCase 21081: Quinpool Road Plan Amendment and Development Agreement Application: Mixed-Use Building Proposal
Case 21081: Quinpool Road Plan Amendment and Development Agreement Application: Mixed-Use Building Proposal A story of a City Existing policy and Regulation High Level Regional Municipal Planning Strategy
More informationGUIDELINES EXHIBITION PLACE LOCATION: OBJECTIVES. Structure Plan URBAN DESIGN GUIDELINES
Development in the Exhibition Place lands will be consistent with the following urban design guidelines. They provide a framework for new development of the lands and are to be read in conjunction with
More information646 Kingston Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 646 Kingston Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: December 8, 2014 To: From: Wards: Reference Number: Toronto and East
More informationURBAN DESIGN BRIEF. 2136&2148 Trafalgar Road. Town of Oakville
URBAN DESIGN BRIEF 2136&2148 Trafalgar Road Town of Oakville Prepared By: METROPOLITAN CONSULTING INC For 2500674 Ontario Inc November 2016 TABLE OF CONTENTS Page No. 1.0 Introduction/Description of Subject
More informationBank Street Secondary Plan
1.1 Introduction The is a guide to the long term design and development of the portion of Bank Street between Riverside Drive and Ledbury Park, and provides direction on land use, built form, design, parking,
More informationELMVALE ACRES SHOPPING CENTRE MASTER PLAN
ELMVALE ACRES SHOPPING CENTRE MASTER PLAN Contents 1.0 INTRODUCTION... 2 2.0 LOCATION... 2 3.0 EXISTING CONTEXT... 2 4.0 VISION & GUIDING PRINCIPLES... 2 5.0 LAND USE AND BUILT FORM... 4 5.1 St. Laurent
More informationLocation and Field Inspection: History: Master Plan Recommendation:
R E S O L U T I O N WHEREAS, the Prince George s County Planning Board has reviewed Special Permit Application No. SP-130008, Sudsville Laundry, requesting a special permit to construct an addition and
More informationFormer Rockcliffe Airbase Community Design Plan Guiding Design Vision and Principles December 4, 2013
APPENDIX 5 - Guiding Design Vision and Principles Former Rockcliffe Airbase Community Design Plan Guiding Design Vision and Principles December 4, 2013 Vision Statement The redevelopment of the former
More information2983 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 informationNew-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 informationAdditional Studies: Site Context
February 16, 2011 Mr. Simon Deiaco Planner II Planning and Growth Management Department City of Ottawa 110 Laurier Avenue West Ottawa, Ontario K1P 1J1 RE: Dymon Management Ltd. Zoning By-law Amendment
More information280 Manse Road - Official Plan Amendment, Zoning Amendment, Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 280 Manse Road - Official Plan Amendment, Zoning Amendment, Draft Plan of Subdivision Applications - Preliminary Report Date: March 11, 2014 To: From: Wards: Reference Number:
More information776 and 784 St. Laurent Boulevard City of Ottawa
Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational 776 and 784 St. Laurent Boulevard City of Ottawa Planning Rationale
More informationCONTENTS 8.0 LAND USE 8.1 GENERAL LAND USE 8.2 RESIDENTIAL 8.3 MIXED USE 8.4 COMMERCIAL 8.5 EMPLOYMENT LANDS
8-2 Land Use 8.0 LAND USE CONTENTS 8.1 GENERAL LAND USE 8.1.1 Uses provided for in all Land Use Designations 8.1.2 Uses prohibited in Hazardous Lands, Hazardous Sites and Special Policy Areas 8.1.3 Uses
More informationCarleton University. Nicol Building New Sprott School of Business. Design Brief and Planning Rationale. Carleton University
Carleton University Nicol Building New Sprott School of Business Design Brief and Planning Rationale Carleton University Design Team Proposal New Sprott School of Business Academic Building 2019 October
More informationPLANNING RATIONALE 3843 INNES ROAD, ORLEANS 78 UNITS CONDOMINIUM PROJECT MELKART DEVELOPMENTS Inc.
78 UNITS CONDOMINIUM PROJECT MELKART DEVELOPMENTS Inc. 2 PLANNING RATIONALE 78 UNITS CONDOMINIUM PROJECT Proposed at 3843 Innes Road Orleans, Ontario Report Prepared for: Melkart Developments Inc. 3497
More informationA. WHAT IS A GENERAL PLAN?
I. Introduction A. WHAT IS A GENERAL PLAN? A general plan is the planning guideline for the future of a city. It contains goals and policies which regulate urban development, the protection of the natural
More informationDraft Cary Community Plan Review Part 3: Shop, Engage, Serve, Special Area Plans, Other Updates. October 27, 2015 Police Department Training Room
Draft Cary Community Plan Review Part 3: Shop, Engage, Serve, Special Area Plans, Other Updates Committee for the Future October 27, 2015 Police Department Training Room AGENDA 1. Welcome and Call to Order
More information150 Eighth Street Zoning By-law Amendment Application Preliminary Report
REPORT FOR ACTION 150 Eighth Street Zoning By-law Amendment Application Preliminary Report Date: March 27, 2019 To: Etobicoke York Community Council From: Director, Community Planning, Etobicoke York District
More informationPLANNING REVIEW. Zoning By-law Amendment Application Daly Avenue
PLANNING REVIEW Zoning By-law Amendment Application - 168 Daly Avenue Prepared for: The Embassy of the Republic of Estonia 260 Dalhousie Street, Suite 210, Ottawa On K1N 7E4 Prepared by: Lloyd Phillips
More informationComplete Neighbourhood Guidelines Review Tool
Complete Neighbourhood Guidelines Review Tool Prepared By: City of Regina Planning Department October 2014 Page 1 of 14 Community Development Review Checklist for Secondary Plans and Concept Plans The
More informationARTICLE 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 informationURBAN DESIGN BRIEF NORTHVIEW FUNERAL HOME HIGHBURY AVE N, LONDON, ON
URBAN DESIGN BRIEF NORTHVIEW FUNERAL HOME - 1490 HIGHBURY AVE N, LONDON, ON 1.1Purpose The intent of the following report is to identify an opportunity for redevelopment of two residential properties within
More informationÉcole Secondaire 2405 et 2419 chemin Mer Bleue Road. Planning Rationale Report. May 2018
École Secondaire 2405 et 2419 chemin Mer Bleue Road Report Prepared for Conseil des écoles publiques de l'est de l'ontario Prepared by Paquette Planning Associates Ltd. 56 Hutchison Avenue Ottawa, Ontario
More information9 th Street Sub Area Plan
9 th Street Sub Area Plan In the 1990 s, when the Township prepared the last Master Plan, the 9 th Street corridor was studied as part of a larger 9 th Street Focus Area that included the West Main Street
More informationPLANNING RATIONALE: ZONING BY-LAW AMENDMENT
PLANNING RATIONALE: ZONING BY-LAW AMENDMENT August 2013 PREPARED BY: PREPARED FOR: 2367352 Ontario Limited FOTENN Consultants Inc. 223 McLeod Street Ottawa, ON K2P 0Z8 613-730-5709 www.fotenn.com Grading
More informationPLANNING POLICY GUIDANCE 5
Mauritius PLANNING POLICY GUIDANCE 5 Port Louis Pailles Reduit Triangle Ebene / Trianon Phoenix / Sodnac La Vigie Rose Belle Development along Motorway April 2008 Ministry of Housing and Lands Development
More information175 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 informationDRAFT PLAN OF SUBDIVISION PLANNING RATIONALE 5100 KANATA AVENUE CITY OF OTTAWA. Hawthorn Retirement Group MALONE GIVEN PARSONS LTD.
DRAFT PLAN OF SUBDIVISION PLANNING RATIONALE 5100 KANATA AVENUE CITY OF OTTAWA Prepared By: MALONE GIVEN PARSONS LTD. Prepared For: Hawthorn Retirement Group July 2015 Draft Plan of Subdivision 5100 Kanata
More information4. Shape Transitions. 4. Shape Transitions
4. Shape Transitions 49 Zoning District Policies Overall Intent: Maintain neighborhood character by creating compatible transitions that minimize land use conflicts. Strategy: Define the character of zoning
More informationPlanned Development Review Revisions (Project No. PLNPCM )
Planned Development Review Revisions (Project No. PLNPCM2014-00139) Standard residential development Planned Development Example: Smaller lot sizes than what is allowed to create open space amenity. What
More informationPLANNING RATIONALE FOR THE PROPOSED RIVERSIDE SOUTH ELEMENTARY SCHOOL 715 BRIAN GOOD AVENUE, OTTAWA, ON
PLANNING RATIONALE FOR THE PROPOSED RIVERSIDE SOUTH ELEMENTARY SCHOOL 715 BRIAN GOOD AVENUE, OTTAWA, ON Conseil des écoles publiques de l'est de l'ontario (CEPEO) French Public School Board TABLE OF CONTENTS
More informationGUIDELINES REPLACEMENT HOUSING GUIDELINES LOCATION INTRODUCTION URBAN DESIGN GUIDELINES
Replacement housing in the former City of North York will be consistent with the following urban design guidelines. They provide a framework for residential re-development in the former City of North York
More informationBYLAW C A Bylaw of Rocky View County to amend Land Use Bylaw C
BYLAW C-7720-2017 A Bylaw of Rocky View County to amend Land Use Bylaw C-4841-97. The Council of Rocky View County enacts as follows: PART 1 TITLE This Bylaw shall be known as Bylaw C-7720-2017. PART 2
More informationCommunity Consultation Meeting
Community Consultation Meeting 169 The Donway West Alex Teixeira, City Planner May 31, 2016 Agenda 7:00 Introductions Councillor Jaye Robinson Ward 25 Don Valley West Proponent Cadillac Fairview Project
More informationQueen Street West - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 944-952 Queen Street West - Zoning Amendment Application - Preliminary Report Date: February 6, 2013 To: From: Wards: Reference Number: Toronto and East York Community Council
More information13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154
13 THORNHILL YONGE STREET STUDY IMPLEMENTATION CITY OF VAUGHAN OPA 669 AND TOWN OF MARKHAM OPA 154 The Planning and Economic Development Committee recommends the adoption of the recommendations contained
More informationDRAFT. 10% Common Open Space
% OF CHARLOTTE IS CATEGORIZED AS A. LAND USES : Placeholder map displaying location of Place Type GOALS: Accommodate XX% of future growth. Provide a concentration of primarily commercial and civic activity
More informationTown of Portola Valley General Plan. Nathhorst Triangle Area Plan
Town of Portola Valley General Plan Amended December 10, 1997 Table of Contents Introduction... 1 Planning Area... 1 Objectives... 2 Principles... 2 Standards... 4 Description... 4 Community Commercial...
More information[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue. May 23, 2014
[PLANNING RATIONALE] For Site Plan Control and Lifting of Holding Zone By-Law 101 Champagne Avenue May 23, 2014 Contents 1.0 Introduction... 2 2.0 Site Context... 2 2.1 Adjacent Uses... 2 Figure 1: Site
More informationUrban Design Guidelines Townhouse and Apartment Built Form
Urban Design Guidelines Townhouse and Apartment Built Form Town of Wasaga Beach Table of Contents 1. Introduction 1.1. Purpose 1.2. Urban Design Principles 1.3. Application of Guidelines 2. Site Design,
More informationPLANNING RATIONALE SUBJECT PROPERTY AND SURROUNDING AREA THE SITE. 223 McLeod Street Ottawa, ON K2P 0Z fotenn.com.
PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z8 613.730.5709 fotenn.com 7 July 2016 Krista Libman Secretary Treasurer Committee of Adjustment City of Ottawa 101 Centrepointe Drive, 4th Floor Ottawa,
More informationSECTION ONE: INTRODUCTION. introduction
introduction 1 INTRODUCTION Since it was first established in 1843 as a trading post for the Hudson s Bay Company, Victoria has evolved into a Provincial capital city that is recognized across Canada and
More informationAIRPORT BUSINESS PARK
PIER MAC PETROLEUM INSTALLATION LTD. AIRPORT BUSINESS PARK DEVELOPMENT APPLICATIONS March 2003 4.1 Airport Business Park Development Permit Area 4.1.1 Justification/Design Concept The design concept envisioned
More informationEdward R. Sajecki Commissioner of Planning and Building
Corporate Report Clerk s Files Originator s Files CD.03.POR DATE: TO: FROM: SUBJECT: Chair and Members of Planning and Development Committee Meeting Date: February 27, 2012 Edward R. Sajecki Commissioner
More information333 College Street and 303 Augusta Avenue - Official Plan Amendment, Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 333 College Street and 303 Augusta Avenue - Official Plan Amendment, Zoning Amendment Applications - Preliminary Report Date: March 12, 2015 To: From: Wards: Reference Number:
More information