4. ZONING - 1515 EARL ARMSTRONG ROAD
ZONAGE - 1515, CHEMIN EARL ARMSTRONG
(This matter is subject to Bill 51)
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 1515 Earl Armstrong Road from DR - Development Review to GM26 - General Mixed Use, Subzone 26, as shown in Document 1 and as detailed in Document 2.
Recommandation DU Comité
(Cette question est assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 1515, chemin Earl Armstrong de DR – Zone d’aménagement futur à GM26 – Zone d’utilisations polyvalentes générale, sous-zone 26, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 3 December 2009 (ACS2010-ICS-PGM-0009).
That the Planning and Environment Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 1515 Earl Armstrong Road from DR - Development Review to GM26 - General Mixed Use, Subzone 26, as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 1515, chemin Earl Armstrong de DR – Zone d’aménagement futur à GM26 – Zone d’utilisations polyvalentes générale, sous-zone 26, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
The subject property is 6.26 hectares in size and is located in the northwest corner of the Earl Armstrong Road and Limebank Road intersection. A stormwater management pond is adjacent to the site on the north by Limebank Road. There are residential homes to the northwest and west of the site. The land to the south and east across Earl Armstrong Road and Limebank Road are vacant fields.
Currently, the site is vacant with few trees. The property is irregular in shape partly due to the realignment of Earl Armstrong to the south. At this time the developer has not made any development application for the site. But, would like to rezone the property in order to market it to commercial interests.
The property is zoned DR-Development Reserve at this time and cannot be developed until the zoning is amended. The proposed Zone of GM26 – General Mixed Zone, subzone 26, provides specific uses and zoning standards to promote the design elements detailed in the Riverside South Community Design Plan.
The site is designated General Urban Area and Developing Community in the Official Plan. Developing Community Policies require that development in these areas be consistent with an approved Community Design Plan. The Riverside South Community Design Plan identifies the site as part of the future Community Core Area, which is envisioned to provide retail, office, entertainment, public and institutional services to the wider community. The plan also states that the northwest quadrant of the Limebank Road/Earl Armstrong Road intersection is intended to provide for up to approximately 18600 square metres of gross leasable floor area in the form of large stores, such as building supply and home and auto supply stores, motor vehicle sales dealerships, and Community level retail uses.
The Riverside South Community Design Plan foresees this property as a commercial site and has anticipated the need to upgrade the infrastructure to service this property and the future Community Core Area. However, prior to the registration of a Site Plan Agreement and construction the owner will be required to provide detailed studies to address noise, traffic and servicing.
The intent of the proposed Zoning By-law amendment is to provide a list of commercial and residential uses that are consistent with the Riverside South Community Design Plan. The new subzone will stipulate zoning provisions to reflect some of the design elements of the Riverside South Community Design Plan. The subzone will require that 45 per cent of the street frontage be occupied by buildings and that 50 per cent of these facades facing the street have windows and doors to promote a more human scale and a presence onto the street. The provisions would also increase the landscape strip and building setback along the interior side and rear yards where they abut residential zones. The subzone also limits the types of residential uses and specifies where residential uses can occur. The detailed recommended zoning is outlined in Document 2. Staff recommends that this application be approved.
The Ward Councillor is aware of this application and the staff recommendation.
LEGAL/RISK MANAGEMENT IMPLICATIONS
There are no legal/risk management implications associated with this report.
Document 1 Location Map
Document 2 Details of Recommended Zoning
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, 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 and Growth Management to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
1. Section 188 of By-law No. 2008-250 be amended by adding the following new subzone:
(26) In the GM26 Subzone:
(a) in addition to the uses listed in subsection 187(1) the following non-residential uses are also permitted:
automobile rental establishment
automobile service station
(b) the uses listed in subsection 187(2) are not permitted and the following residential uses are permitted subject to 187(2)(a) and;
(i) no more than 50% of the permitted floor space index may be used;
(ii) the residential uses are in a mixed use building;
(iii) residential uses are located above the ground floor;
apartment dwelling, low rise
apartment dwelling, mid-high
multiple attached dwelling
planned unit development, see Part 5, Section 131
(c) all contiguous lands zoned GM26 are considered one lot for zoning purposes;
(d) building faces must occupy at least 45% of the width of the street frontages along Earl Armstrong Road and Limebank Road within 6.0 metres of the lot lines abutting those streets;
(e) a minimum of 50% of the area of the ground floor part of the walls facing a public street must consist of openings such as windows and customer entrances;
(f) despite anything to the contrary in Table 187 the following provisions apply:
(i) minimum interior side yard abutting a residential zone is 9 metres,
(ii) minimum rear yard abutting a residential zone is 9 metres,
(iii) minimum width of landscaped area abutting a residential zone is 6 meters.
2. The land shown as Area A on Document X is to be rezoned from DR to GM26