Report to/Rapport au :


Planning Committee

Comité de l'urbanisme


and Council / et au Conseil


28 September 2011 / le 28 septembre1 2011


Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice municipale adjointe, Infrastructure Services and Community Sustainability/Services d’infrastructure et Viabilité des collectivités


Contact Person/Personne-ressource : Derrick Moodie, Acting Manager/Gestionnaire intérimaire, Development Review-Suburban Services/Examen des projets d'aménagement-Services suburbains, Planning and Growth Management/Urbanisme et Gestion de la croissance

(613) 580-2424, 15134


Osgoode (Ward 20)

Gloucester-South Nepean (Ward 22)

Ref N°: ACS2011-ICS-PGM-0172



ZONING – 3135 Analdea Drive (FILE NO. D02-02-10-0029)




ZONAGE – 3135, promenade Analdea





That the  recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 3135 Analdea Drive from Development Reserve DR to Residential Third Density Subzone Z (R3Z) and Parks and Open Space Zone (O1) as shown in Document 1.





Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 en vue de faire passer le zonage du 3135, promenade Analdea de Zone d’aménagement futur DR à Zone résidentielle de densité 3, sous-zone Z (R3Z) et Zone de parc et d’espace vert (O1), tel qu’illustré dans le document 1.





The subject property is located to the south of Leitrim Road and at the easterly limit of Analdea Drive, on the east side of Bank Street in the Leitrim Community.


The site is currently vacant and has an area of approximately 12 hectares. It has road frontage at the east end of Analdea Drive.  This is the westerly part of a larger landholding which has frontage on Hawthorne Road and is addressed as 4198 Hawthorne Road.


To the west of the development, there are existing residential homes along Analdea Drive.  The existing land uses along the easterly and southerly boundary of the site are rural in nature.  This property abuts Canadian Forces Station Leitrim and a future residential subdivision by Claridge Homes along of its northerly boundary.


Purpose of Zoning Amendment


The proposed Zoning By-law amendment is required to allow development of a fully serviced residential subdivision in the Leitrim Urban Area – Zone 3.


Existing Zoning


The existing zoning of the property is Development Reserve (DR) which recognizes lands that are intended for future urban development.


Proposed Zoning


The proposed zoning is Residential Third Density Subzone Z (R3Z) and Parks and Open Space Zone (O1).  This zoning will permit an urban residential subdivision consisting of single detached dwellings, on-street townhouses and park to proceed.




Provincial Policy Statement


The Provincial Policy Statement (PPS) provides direction on matters of Provincial interest related to land-use planning and development by promoting efficient land use patterns that support development of viable liveable communities.  Contained within the policy statement are explicit policy objective that focus on growth in settlement areas, providing an appropriate range of housing with densities that efficiently use land resources (infrastructure and public service facilities), promoting public transit and other alternative transportation modes and creating healthy and active communities.


The proposed development is consistent with the objective and policies of the PPS and provides new residential development that makes efficient use of available and projected infrastructure services.


Official Plan


The Official Plan designates the properties as General Urban with a Developing Community overlay.  This designation permits the development of a full range and choice of housing types to meet the needs of all, in combination with conveniently located related uses such as leisure, retail, service and institutional uses.

The Developing Community overlay requires the completion of a community design plan prior to any development being approved.  The Leitrim Community Design Plan (CDP) was approved in July 2005.


The Leitrim CDP designates the subdivision lands as Low Density Residential with an Open Space Block.


The subdivision application for 3135 Analdea Drive (D07-16-10-0010) is progressing towards Draft Approval.


Details of Proposed Zoning 


The R3Z zone will permit the development of the proposed single detached and row dwellings.  The Z subzone establishes design elements that allow compact built form.  The purpose is to permit different development standards primarily for areas designated as Developing Communities to promote efficient land use.  This design control brings the main entries to the houses closer to the street, and facilitates a more aesthetic streetscape.


The partial park block (Block 126) is to be zoned O1.  This Parks and Open Space zone will permit a local park.


Zoning Recommendation


Staff are satisfied that the proposed changes in the zoning of 3135 Analdea Drive to R3Z and O1, is consistent with the policies of the Provincial Policy Statement, the Official Plan and the Leitrim South CDP and recommend approval.








Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.  The City received four comments related to this application.  Three of the comments received were in opposition to this zoning based on the density of the development, the extension of Analdea Drive to loop through the Lemay and Claridge subdivisions and increased traffic on Bank Street due to the urbanization east side of Bank Street.  These matters have been addressed as part of the subdivision process.  The density and housing mix does meet the intent of the Official Plan.  The extension of Analdea Drive was considered at the time of the approval of the Leitrim CDP.  The existing portion of Analdea Drive links the existing community to the new developments and provides the necessary second transportation link to Bank Street for this neighbourhood on the east side of Bank Street.  It has been recognized that traffic is increasing on Bank Street and as a result, this arterial road is projected to be widened between 2016 and 2021 subject to budget approval.




The Ward Councillors are aware of this application and staff’s recommendation.  This urban development is in Councillor Doug Thompson’s ward but is part of the Leitrim Community which, for the most part, is in Councillor Steve Desroches’ ward.




There are no legal implications associated with this report.




There are no risk implications.




There are no direct financial implications associated with this report.




South Nation Conservation (SNC) has reviewed the proposed zoning amendment in the context of the related plan of subdivision.  SNC comments have been incorporated as part of the subdivision review, and the zoning is to be consistent with the related Plan of Subdivision and the Leitrim CDP.








Manage growth and create sustainable communities by:


·       becoming leading edge in community and urban design;

·       ensuring that new growth is integrated seamlessly with established communities;

·       ensuring that community facilities are built in tandem with new development; and

·      ensure that the City infrastructure required for new growth is built or improve as need to serve growth.




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




Document 1    Location Map




City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON  K1Z 8B5, 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.

LOCATION MAP                                                                                                DOCUMENT 1