4. OFFICIAL PLAN -
1000 KLONDIKE ROAD - ZONING - 1000 Klondike Road PLAN OFFICIEL - 1000, CHEMIN KLONDIKE ZONAGE - 1000, CHEMIN
KLONDIKE |
COMMITTEE RECOMMENDATIONS AS AMENDED
That Council:
1. Approve
and adopt an Official Plan Amendment to the former City of Kanata Official Plan
to redefine and change the designation boundaries of 1000 Klondike Road and 129
Shirley's Brook Drive as detailed in Document 3.
2.
Approve an amendment to the former City of Kanata
Zoning By-Law to change the zoning of 1000 Klondike Road as detailed in
Document 5.
3. Approve
the following revisions to Documents 3 and 4:
a.
That “Document 3”, Part B – THE AMENDMENT, Section
2.0 Details of the Amendment, clause 2 is hereby amended by deleting clause two
in its entirety and substitute the following new clause 2:
“That Schedule “B” – Urban Area – Land
Use is hereby amended by changing the designation “RL” and “RM” on said
Schedule “B” insofar as it applies to the lands identified on Schedule “A” to
this Amendment, and substituting therefore the designation “RM” and “RL”,
respectively, as shown.”
b.
That “Document 4” DETAILS OF RECOMMENDED ZONING be
amended by adding the following new text prior to the existing text:
“That By-law
164-93 be amended by adding a new Institutional (I) Section after Section 10
and before Section 11, and said new section shall be derived from and be
identical to that of abutting Zoning By-law 161-93”
4. That no further notice be provided pursuant to Section 34
(17) of the Planning Act RSO 1990 c.
RECOMMANDATIONS MODIFIÉes DU COMITÉ
Que
le Conseil :
1. approuve
et adopte une modification au Plan officiel de l’ancienne Ville de Kanata afin
de redéfinir et de changer les limites d’utilisation du 1000, chemin Klondike
et du 129, promenade Shirley’s Brook, tel qu’il est expliqué dans le Document
3;
2. approuve une modification au Règlement
de zonage de l’ancienne Ville de Kanata afin de changer le zonage du 1000,
chemin Klondike, tel qu’il est expliqué dans le Document 5.
3. approuve que les
modifications suivantes apportées aux Documents 3 et 4 :
a. dans le Document 3,
partie B – MODIFICATION, Section 2.0 Détails de la modification, l'actuelle
disposition 2 est abrogée et remplacée par la nouvelle disposition 2
ci-après :
« Que
l'annexe B – Zone urbaine – Utilisation des sols, soit modifiée par le
remplacement des désignations « RL » et « RM », dans la mesure
où elles s'appliquent aux terres indiquées dans l'annexe A de la présente
modification, par les désignations « RM » et « RL »
respectivement, selon ce qui est indiqué. »
b. le Document 4, DÉTAILS
DU ZONAGE RECOMMANDÉ, est modifié par l'ajout du texte ci-après avant le début
du texte actuel :
« Que le Règlement municipal 164-93 soit modifié par l'ajout d'un
nouvel article « Institutionnel (I) » entre les articles 10 et 11 et
que le libellé du nouvel article soit identique à celui visant les terrains
adjacents du Règlement municipal 161-93 sur le zonage. »
4. Qu'aucun autre avis ne soit donné en vertu du paragraphe
34(17) de la Loi sur l'aménagement du territoire, L.R.O. 1990,
chap. .
Documentation
1. Development Services Department General
Manager’s report dated 23 December 2003 (ACS2004-DEV-APR-0024).
2.
Extract of Draft
Minutes, 13 January 2004.
Report to/Rapport
au :
Planning
and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
23 December 2003 / le 23
décembre 2003
Submitted by/Soumis par : Ned Lathrop, General
Manager/Directeur général,
Development Services/Services d'aménagement
Contact Person/Personne ressource : Grant Lindsay,
Manager / Gestionnaire
Development Approvals / Approbation des demandes d'aménagement
(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca
REPORT
RECOMMENDATION
That the Planning
and Environment Committee recommend Council:
1. Approve and adopt an Official Plan
Amendment to the former City of Kanata Official Plan to redefine and change the
designation boundaries of 1000 Klondike Road and 129 Shirley's Brook Drive as
detailed in Document 3.
2. Approve
an amendment to the former City of Kanata Zoning By-Law to change the zoning of
1000 Klondike Road as detailed in Document 5.
RECOMMANDATION DU RAPPORT
Que le Comité de
l'urbanisme et de l'environnement recommande au Conseil :
1. d'approuver et d'adopter une
modification au Plan officiel de l'ancienne Ville de Kanata afin de redéfinir
et de changer les limites d'utilisation du 1000, chemin Klondike et du 129,
promenade Shirley's Brook, tel qu'il est expliqué dans le Document 3;
2. d'approuver une modification au
Règlement de zonage de l'ancienne Ville de Kanata afin de changer le zonage du
1000, chemin Klondike, tel qu'il est expliqué dans le Document 5.
BACKGROUND
The subject lands consist of
multiple parcels of land that are located south of Klondike Road, east of
Sandhill Road, west of the Canadian National Railway and north of the existing
development within the South March Community known as Riddell Village or
Briarbrook (Document 1). The total area
of the lands is approximately 24 hectares.
The Official Plan Amendment
and Zoning By-law Amendment applications have been submitted to facilitate a
proposed plan of subdivision that includes 228 single family dwelling units,
265 townhouse units, an Institutional block and Open Space Park block (Document
7). The lands identified in Document 1
and subject to the Official Plan Amendment and Zoning By-law Amendment
constitutes a portion of the Phase I lands and all the Phase II lands of the
proposed plan of subdivision.
Accordingly, Phase I of the draft plan will proceed towards registration
as the current zoning of the lands reflects the applicable permitted uses. The Official Plan Amendment is to deal with
a shift on the Phase II lands towards a greater density to mirror the projected
unit count for the draft plan.
On April 6, 2000 the former
Regional Council adopted Amendment 8 to the Regional Official Plan (ROPA
8). This amendment redesignated the
"Kanata North Expansion Area" to "General Urban Area". On November 9, 2000 the former City of
Kanata Council adopted Amendment 58 to the Kanata Official Plan (LOPA 58). This amendment redesignated the "Kanata
North Urban Expansion Area" and effectively brought the subject lands into
the urban area and provided for the ability of the lands to be developed to
urban standards.
Official Plan Amendment
Local Official Plan
Amendment No. 58 of the former City of Kanata brought the "Kanata North
Urban Expansion Area" into the urban area and designated the subject lands
Low Density Residential (RL), Medium Density Residential (RM), Institutional (I)
and Park & Open Space (OS) (Document 2).
The designations were determined by, and in accordance with the
"Kanata North Urban Expansion Area Study Concept Plan" prepared by
Lloyd Phillips & Associates Ltd., Cumming Cockburn Limited and Niblett
Environmental Associates and approved by the former City of Kanata Council.
The determination of the
designation boundaries outlined the recommendations of the concept plan, with
the understanding that modifications would be forthcoming once detailed design
and area specific studies are submitted in support of development
applications. The review of the
institutional/school block area requirements has determined that the land area
allocated initially as part of LOPA # 58 is much larger than is now
required. In accordance with school
board requirement, the Institutional designation can be reduced to
approximately 3.0 hectares.
Zoning By-law Amendment
Currently the Phase II lands
are within the Estate Residential (ER) Zone, By-law 74-79, being the March
Rural Community zoning by-law. Given
that the lands are now within the urban area, the lands need to be included
into Zoning By-law 164-93, South March, Riddell Village.
In accordance with the
surrounding urban area, the lands will incorporate the standard zoning uses and
zone provisions of By-law 164-93. The
introduction of an Institutional (I) Zone section will be required as By-law
164-93 does not have any institutionally zoned lands and the structure of the
by-law did not contemplate a designated institutional area prior to the
enactment of LOPA #58. Since LOPA #58,
the subject lands are the only expansion lands east of March Road that have
conceived a development application and subsequent zoning by-law amendment
application.
DISCUSSION
The subject lands are
designated 'General Urban Area' within the new City of Ottawa Official
Plan. The General Urban Area
designation permits all types and densities of housing and promotes development
that is compatible with its surroundings and that consideration should be taken
with regards to the pattern of the surrounding area in terms of height, setback
from the street an distance between buildings.
The draft plan proposes a mix of single-family dwelling units and
multiple attached or street townhouses similar to the existing South March
Community of Riddell Village or Briarbrook.
The proposed draft plan of subdivision conforms to the policies set
forth under Section 3.6.1 ‘General Urban Area’ of the City’s Official Plan.
Regional Official Plan
Amendment 8 adopted and redesignated the "Kanata North Expansion
Area" to "General Urban Area", of which the Phase II lands are
part thereof. Accordingly, certain
policy criteria are to be met prior to the registration of any subdivision or
any development application to facilitate the registration of a plan of
subdivision. Key issues related to the
lands are those policies that address the issues of transportation and storm
water management. The lands are
directly tied to a special policy in ROPA 8 that restricts development within
the expansion area to a maximum of 1000 building permits for new residential
units prior to the construction of Terry Fox Drive north to the existing Terry
Fox Drive that intersects with March Road.
Currently, 356 residential units have been draft approved within the
expansion lands southwest of the corner of March Road and Old Carp Road, known
as Morgan's Grant Phase 12. The
concurrent subdivision application that corresponds to the Official Plan
Amendment and Zoning By-law Amendment with respect to the Phase II lands
contemplates an additional 285 residential units within the expansion lands;
the total of which would be approximately 640 residential units of the maximum
1000 permitted prior to the construction of the Terry Fox extension.
Likewise, specific policy
requirements that address Environmental/Storm Water Management need to be
examined prior to the approval or registration of any plan of subdivision
within the expansion area. The lands
are subject to the policy, however the specific lands are not adjacent to, or
abut lands considered environmentally sensitive. A comprehensive storm water management report has been submitted
that supports the draft subdivision approval and associated Official Plan and
Zoning Amendment applications.
Former City of Kanata
Official Plan outlines development policies, both general to the South March
Community and specific to the Riddell Village and Briarbrook Community. The proposed draft plan of subdivision and
the associated application to amend the former City of Kanata Official Plan,
maintain and are in keeping with the intent of the relevant policies within the
Plan; specifically, the draft plan proposes 'co-location' of a neighbourhood
park and elementary school block that functionally allows the facilities to be
designed and configured to share facilities, a variety of housing types shall be
accommodated, the transportation network shall be efficient and functional,
significant vegetation shall be retained and the institutional block shall be a
minimum area of 3.0 hectares.
The provisions outlined in
Section 5.4.2.3 indicate that Low Density Residential Areas within the South
March Community shall include single family dwellings, semi-detached dwellings
and street townhouses as the differing forms of housing types permitted and
maintain a density of between 17 and 25 units per gross hectare. Medium Density Residential Areas shall
include street townhouses and other attached dwellings and should maintain a
density of 25 to 35 units per net hectare.
As defined, 'gross hectare' includes the total area within the land use
designation, including roads and 'net hectare' includes the total area and
one-half the roads on which the lots front.
Accordingly, to conform to the density provisions within the Plan, minor
modifications are proposed to facilitate the proposed draft plan of subdivision
and must be enacted prior to registration.
Zoning By-Law 164-93 of the former City of Kanata incorporates the
lands of the South March, Riddell Village Community. Currently the Phase II lands lie within the March Rural Community
Zoning By-law 74-79. In order to
facilitate the draft subdivision application, the lands must be rezoned,
effectively removing the lands from By-law 74-79 and incorporating them into
By-law 164-93, a zoning by-law for the urban area. The Residential Type 3A Zone (R3A) that permits a mix of
single-family dwellings, semi-detached dwellings and multiple attached
dwellings.
Also included in the
application is the proposed introduction of an Institutional Zone section. Currently, By-law 164-93 does not contain an
institutional section. The
Institutional Zone (I) is to correspond with the proposed elementary school
block identified on the draft plan of subdivision (Document 7). As noted on the proposed Schedule 'A'
(Document 4), the institutional block will include a dual zone that will
specify both the institutional classification and R3A classification. The rationale for a dual zone is to
facilitate the ability of the owner to develop the lands for residential
purposes should the school board(s) not require the lands and avoid the need of
an additional zoning amendment application.
The proposed dual zoning of institutional areas held for school
development is a common practice in the City of Ottawa.
ENVIRONMENTAL IMPLICATIONS
The subject lands have
undergone an initial environmental assessment and a Phase 1 Environmental Site
Assessment Affidavit has been provided states "there is no issues of
actual or potential environmental concern with respect to soil and/or groundwater
quality and a Phase 2 Environmental Site Assessment will not be required"
for the proposed subdivision and specifically those lands that are subject to
the amendments to the former City of Kanata Official Plan or applicable zoning
by-law.
RURAL IMPLICATIONS
Minor rural implications are
expected as a result of the applications.
The rural character of the existing properties surrounding the subject
lands will ultimately be affected by the inevitable urban development. The subject lands and the lands north of
Klondike Road have the ability to be developed in an urban context, as they are
within the urban boundary.
CONSULTATION
Notice of this application
was carried out in accordance with the City's Public Notification and
Consultation Policy. Information signs were posted on-site indicating the
nature of the application. The Ward
Councillor is aware of this application and the staff recommendation. The City did not receive any negative
comments or opposition to these applications.
On November 19, 2003 a
public meeting was held, in accordance to Section 51 of The Planning Act
for the subdivision application.
Included, as part of the public meeting proceedings was notice that the
subdivision application is contingent on approval of both the Official Plan and
Zoning By-law Amendments.
As a result of the meeting
dialogue, City staff has received comments and recommendations for the
subdivision review process. There were
no comments received that expressed concern regarding the proposed subdivision.
FINANCIAL
IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
The application was not processed within the timeframe established for
the processing of an Official Plan and Zoning By-Law amendments due to staffing
resourcing issues and the absence of various studies required to support the
application.
SUPPORTING
DOCUMENTATION
Document 1 Location Map
Document 2 LOPA 58 - Schedule "A"
Document 3 Draft Official Plan Amendment
Document 4 Details of Recommended Zoning - Schedule
'A'
Document 5 Explanatory Note
Document 6 Draft Plan of Subdivision
DISPOSITION
Department of Corporate Services,
Secretariat Services to notify the owner and applicant Tenth Line Development
Inc., c/o Jim Burghout, 2001-210
Gladstone Avenue, Ottawa, Ontario K2P
0Y6, All Signs, 8692 Russell Road, Navan, ON
K4B 1J1, and the Program Manager, Assessment, Department of Corporate
Services of City Council's decision.
Development Services Department to prepare
the implementing by-law, forward to Legal Services Branch and undertake the
statutory notification.
Department of Corporate Services, Legal
Services Branch to forward the implementing by-law to City Council.
LOCATION MAP Document
1
LOPA # 58 – SCHEDULE ‘A’ Document
2
DRAFT OFFICIAL PLAN AMENDMENT Document
3
DRAFT
AMENDMENT
NO. XX
OFFICIAL PLAN OF THE CITY OF KANATA
COMPONENTS
PART A - THE PREAMBLE, introduces the
actual Amendment but does not constitute part of Amendment No.XX to the former
City of Kanata Official Plan.
PART B - THE AMENDMENT, consisting of
the following text constitutes the actual Amendment No. XX to the former City
of Kanata Official Plan.
PART A - THE PREAMBLE
1.0 Purpose
The purpose of this
Amendment is to change and redefine the land use designations of the lands
shown on Schedule “A”, being a part of Schedule “B” to the Official Plan of the
former City of Kanata, insofar as to modify the designation boundaries of the
“Low Density Residential” (RL), “Medium Density Residential” (RM), “Parks &
Open Space” (OS) and “Institutional” (I) designation areas and change the “Low
Density Residential” (RL) to “Medium Density Residential” (RM), as shown.
2.0 Location
The subject lands consist of
multiple parcels of land and are located south of Klondike Road between
Sandhill Road and the CN Railway north of Shirley’s Brook Drive and east of the
corner of Shirley’s Brook Drive and Helmsdale Drive, south of Catterick
Crescent within the South March community of Briarbrook. The parcels of land cover an approximate
area of 24 hectares and are municipally described as 1000 Klondike Road and 129
Shirley’s Brook Drive.
The lands affected by the
Amendment are highlighted on Schedule “A” to this Amendment, which is a portion
of Schedule “B”, Urban Area - Land Use,
to the Official Plan of the former City of Kanata. The redefinition in land use designations of the “Low Density Residential” (RL), “Medium
Density Residential” (RM), “Parks & Open Space” (OS) and “Institutional”
(I) designations and the change of the “Low Density Residential” (RL)
designation to “Medium Density Residential” (RM) designation are described in
the Purpose section of the Amendment, and is reflected on Schedule “A” to this
Amendment.
3.0 Basis
This amendment changes the “Low Density Residential” (RL) designation to “Medium Density Residential” (RM) designation and redefines the designation boundaries of the lands by modifying the “Low Density Residential” (RL), “Medium Density Residential” (RM), “Parks & Open Space” (OS) and “Institutional” (I) designation areas.
The change and
redefinition of the designation boundaries reflects the specific land use
detail prescribed by the proposed draft plan of subdivision. The redefinition or modification to the
designation boundaries maintains conformity with the general “Residential”
policies of the Official Plan and the change in designation allows for
conformity of the draft plan of subdivision to said policies within the Plan.
The policies of the former Regional Official Plan allow urban development to proceed within the designated “Kanata North Expansion Area”, subject to studies that address matters outlined in Section 2.4.1(8). In particular, provisions that require a variety of housing types and phasing provisions that address cost and functionality of transportation and infrastructure, and the future role and needs with respect to the impact of development in the expansion area.
The new City of Ottawa
Official Plan similarly encourages all types and densities of housing and
contains specific policies to guide development and ensure some compatibility
between new and existing development.
The policies can be implemented through the Subdivision and Site Plan
Control approval and site-specific zoning by-law amendment application.
PART B - THE AMENDMENT
1.0 The Introductory Statement
All of this part of this document entitled Part B - The Amendment, consisting of the following text and the attached map designated Schedule “A” to Amendment No. XX (Urban Area- Land Use), constitutes Amendment No. XX to the Official Plan of the former City of Kanata.
2.0 Details of Amendment
The following changes are
hereby made to the Official Plan of the former City of Kanata:
1.
That Schedule “B” - Urban Area -
Land Use is hereby amended by
modifying the designations “RL”, “RM”, “OS” and “I” on said Schedule “B”
insofar as it applies to the lands identified on Schedule “A” to this
Amendment.
2.
That Schedule “B” – Urban Area – Land Use is hereby amended by changing
the designation “RL” on said Schedule “B” insofar as it applies to the lands
identified on Schedule “A” to this Amendment, and substituting therefore the
designation “RM”, as shown.
3.0 Implementation
The implementation of this Amendment to the Official Plan shall be in accordance with the respective policies of the Official Plan of the City of Kanata, and with the provisions of By-law 164-93, as amended, being the Zoning By-law for the Riddell Village Community.
Schedule
A to LOPA #XX
DETAILS OF RECOMMENDED
ZONING Document
4
That By-law 74-79 be amended
by deleting those lands as shown on Schedule ‘A’ and By-law164-93 be amended by
adding said lands rezone the lands “Residential Type 3 Zone (R3A)”,
“Residential Type 3 Zone (R3A) / Institutional (I)” and “Open Space Type 1 Zone
(OS1)”, as shown on Schedule ‘A’.
EXPLANATORY NOTE Document
5
By-law Number
2004-XX of the City of Ottawa amends the former City of Kanata Zoning By-law
74-79 and 164-93, for the purpose of facilitating the development of a plan of
subdivision for the lands municipally described as 1000 Klondike Road and
located south of Klondike Road, east of Sandhill Road, west of the Canadian
National Railway and north of the existing development.
Amending
By-law 2004-XX removes the subject lands from By-law 74-79, being a zoning
by-law for the March Rural Community and adds the lands to By-law 164-93, being
a zoning by-law for the South March Community of Riddell Village and
Briarbrook. The amendment further
amends the zoning of the subject lands by changing the zoning from “Estate
Residential (ER)” to “Residential Type 3 Zone”, “Residential Type 3 Zone /
Institutional (I) Zone” and Open Space Type 1 Zone (OS1)” and adds the new
section Institutional (I) Zone to the by-law.
DRAFT PLAN OF SUBDIVISION Document
6
