6.             ZONING - 2741 PAGÉ ROAD

 

ZONAGE - 2741, CHEMIN PAGÉ

 

 

 

 

Committee recommendation

 

That Council approve an amendment to the former Gloucester Zoning By-law to change the zoning of part of 2741 Pagé Road from FG - Future Growth Area Zone to Rs3 – Residential, Single Dwelling as shown in Document 1.

 

 

Recommandation du Comité

 

Que le Conseil approuve une modification au Règlement de zonage de l'ancienne Ville de Gloucester de manière à faire passer le zonage d'une partie du 2741, chemin Pagé de FG - Zone de croissance future à Rs3 – Résidentiel unifamilial, tel qu’illustré dans le Document 1.

 

 

 

 

 

Documentation

 

1.      Deputy City Manager's report Planning, Transit and the Environment dated
11 December 2006 (ACS2007-PTE-APR-0020).


Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

and Council / et au Conseil

 

11 December 2006 / le 11 décembre 2006

 

Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/

Directrice municipale adjointe

Planning, Transit and the Environment/ Urbanisme,

Transport en commun et Environnement

 

Contact Person/Personne ressource : Karen Currie, Manager / Gestionnaire, Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424, 28310  Karen.Currie@ottawa.ca

 

Innes (2)

Ref N°: ACS2007-PTE-APR-0020

 

 

SUBJECT:

ZONING - 2741 Pagé road - d02-02-06-0133

 

 

OBJET :

ZONAGE - 2741, chemin pagÉ

 

 

REPORT RECOMMENDATION

 

That the  recommend Council approve an amendment to the former Gloucester Zoning By-law to change the zoning of part of 2741 Pagé Road from FG - Future Growth Area Zone to Rs3 – Residential, Single Dwelling as shown in Document 1.

 

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l'urbanisme et de l'environnement recommande au Conseil d'approuver une modification au Règlement de zonage de l'ancienne Ville de Gloucester de manière à faire passer le zonage d'une partie du 2741, chemin Pagé de FG - Zone de croissance future à Rs3 – Résidentiel unifamilial, tel qu’illustré dans le Document 1.

 

 

BACKGROUND

 

The subject site is located at 2741 Pagé Road and is situated north of the Pagé Road and Navan Road intersection and south of the hydro corridor, as shown in Document 1.


The site is situated on an established and underdeveloped residential strip on Pagé Road. Developing communities to the east, west and south surround the site and to the north is the existing community of Chapel Hill South. There is an active subdivision application that borders the site to the east.

 

Purpose of Zoning By-law Amendment

 

The Committee of Adjustment granted a conditional approval on September 6, 2006 for the severance of the subject site into two separate parcels of land, as well as a conveyance of a rear portion of the property to the abutting property owner to the east (Richcraft Homes). This rear portion is not subject to this rezoning application. The remaining parcels of land front onto Pagé Road and consist of the retained land, which contains an existing dwelling and detached garage and the severed land, which is currently vacant and where the intent is to construct a single detached dwelling.

 

The subject site is currently zoned FG - Future Growth Area Zone as per the Gloucester Zoning By-law. Lands zoned FG are intended for future urban development and the range of permitted uses are limited to those which will not preclude future development options. The permitted main uses in the zone are: a use that has been legally established at the time of passing of the by-law, agriculture uses, riding stable, outdoor recreational uses and certain conditional uses in association with an established permitted main use on the lot.

 

The Committee of Adjustment's approval is conditional upon the subject site being rezoned to permit the proposed detached dwelling on the vacant parcel of land. The proposed amendment will change the severed and retained lands from FG - Future Growth Area Zone to Rs3 – Residential, Single Dwelling.

 

 

DISCUSSION

 

Official Plan

 

The subject site is located within the urban boundary and is designated Developing Community. The Developing Community designation identifies parts of the city that are undeveloped or substantially underdeveloped. The City’s Official Plan policies encourage infill and intensification within the urban boundary and recognise Developing Communities as areas that offer substantial opportunity for new residential development at increased intensities and opportunities to create complete, sustainable communities, within a development pattern that prioritizes walking, cycling and transit over the automobile. 

 

The Official Plan requires that a community design plan be prepared prior to any redevelopment of land designated Developing Community. Such a plan has been completed for this area entitled East Urban Community – Community Design Plan (Phase 1 Area). The subject site is identified on the plan as Existing Residential and borders land designated for Medium-Low Density Development.

 

The Official Plan policies require that new development within the urban boundary occur in areas where public services are available. Water and sanitary services are currently available on the section of Pagé Road where the subject site is situated and the site can now connect directly to City infrastructure.

 

The proposed Zoning By-law amendment is consistent with the approved Community Design Plan and the Official Plan’s desire for intensification.

 

Details and Proposed Zoning

 

The subject site is zoned FG - Future Growth Area Zone, as is the land to east of the site which is subject to an active subdivision application. A future road connection from the proposed subdivision to Pagé Road is planned, which will link the existing properties on Pagé Road to the new development.

 

The proposed lot sizes for the new subdivision will be considerably smaller than the existing lots on Pagé Road. The existing residential zoning designations in the Chapel Hill South community, including the properties on Pagé Road to the north of the subject site, also have considerably smaller minimum lot size requirements for single detached dwellings and reflect a range of appropriate lot sizes for urban residential developments.

 

Staff recommend that the zoning of the subject site be changed from FG to Rs3 – Residential, Single Dwelling, which has a minimum lot area requirement of 455 square metres and a minimum lot frontage requirement of nine metres. This would be consistent with the section of Pagé Road to the north of the subject site, which is already zoned Rs3. Also, due to the proximity of the proposed subdivision to the east and the future connection to Pagé Road, the Rs3 zone would allow for a more compatible lot size and would help achieve a level of conformity between the subject site, the proposed development and the existing community to the north.  Both the severed and retained lots would comply with the requirements of the Rs3 – Residential, Single Dwelling zone.

 

Staff support the requested Zoning By-law amendment, required as a condition of the approved consent application, resulting in the creation of a new development lot, as it is consistent with the approved Community Design Plan and the policies of the Official Plan.

 

 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of this application.  The City did not receive any negative comments or opposition to this application.

 

 

FINANCIAL IMPLICATIONS

 

N/A

 

 

APPLICATION PROCESS TIMELINE STATUS

 

This application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.

 

 

SUPPORTING DOCUMENTATION

 

Document 1      Location Map

 

 

DISPOSITION

 

Corporate Services Department, City Clerk’s Branch, Secretariat Services to notify the owner, Gabriel Page, 2741 Pagé Road, Gloucester ON K1W 1G1, applicant, Lisa Dalla Rosa (Richcraft Homes) 201-2280 St. Laurent Blvd. Ottawa ON. K1G 4K1,  OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON  K2E 7J5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code:  26-76) of City Council’s decision.

 

Planning, Transit and the Environment Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.

 

Corporate Services Department, Legal Services Branch to forward the implementing by-law to City Council


LOCATION MAP                                                                                                  DOCUMENT 1