6. ZONING - 2741
PAGÉ ROAD ZONAGE - 2741, CHEMIN
PAGÉ
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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
SUBJECT: |
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OBJET : |
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.
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.
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
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
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