Report to/Rapport au :


Planning Committee

Comité de l'urbanisme


and Council / et au Conseil


27 September 2011 / le 27 septembre 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



Gloucester-South Nepean (Ward 22)

Ref N°: ACS2011-ICS-PGM-0181




ZONING – 4794 Bank Street (FILE NO. D02-02-09-0010)




ZONAGE – 4794, rue Bank





That the  recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 4794 Bank Street from General Mixed-Use Subzone 12 [exception 271] (GM12[271]), H(11) - Floor space index (0.5) [F(0.5)], Height limit (11) to – Residential Third Density Subzone Z, (R3Z) – Residential Fifth Density Subzone A [exception 1491] (R5A[1491]) and - Parks and Open Space (O1), as shown on Document 1 and as detailed in Document 2.





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 4794, rue Bank de Zone d’utilisations polyvalentes générales, sous-zone 12 [exception 271] (GM12[271]), H(11) – rapport plancher-sol (0.5) [F(0.5)], limite de hauteur (11) à Zone résidentielle de densité 3, sous-zone Z, (R3Z) – Zone résidentielle de densité 5, sous-zone A [exception 1491] (R5A[191]) et Zone de parc et d’espace vert (O1), tel qu’illustré dans le document 1 et exposé en détail dans le document 2.





The subject property is located north of Findlay Creek, south of Findlay Creek Drive, east of Kelly Farm Drive and west of Bank Street in the Leitrim Community.


Superior Roof Truss did occupy the eastern portion of the site.  The roof truss company has closed its operation at this location and relocated to 6526 Bank Street.  All buildings and material will be removed from the site.  The western portion of the site is vacant.


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 4.


Existing Zoning


The existing zoning of the property is General Mixed-Use Subzone 12 [exception 271] [GM12[271] F(0.5) H(11)], Floor space index (0.5), Height limit (11).  The GM zone permits a range of non-residential and residential uses.  The GM12 subzone permits a further range of uses such as, but not limited to, an automobile dealership, car wash and theatre.  Exception 271 permits a detached dwelling and a light industrial use limited to a roof truss manufacturing plant in addition to the range of uses permitted in both the GM zone and GM12 Subzone.  This zone also has an assigned Floor space index of 0.5 and a Height limit of 11 metres above grade.


Proposed Zoning


The proposed zonings are, Residential Third Density Subzone Z, (R3Z), Residential Fifth Density Subzone A [exception 1491] (R5A[1491]) and Parks and Open Space Zone (O1).  The request for a zoning exception to the R5A subzone is to permit a reduction in both the front yard and the rear yard setback from the required 6 metres to 5 metres.




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 (CDP) prior to any development being approved.  The Leitrim CDP was approved in July 2005.


The Leitrim CDP designates a majority of the subdivision lands as Medium Density Residential.  There is a High Density Residential Block abutting Bank Street.  The Findlay Creek corridor is designated as Stormwater Management. There is also an Open Space Block designation shown within the subdivision lands and as part of the subdivision approval process there was a consolidation of two parks in this area into one park to be situated south of Findlay Creek.  This park would be larger area and abut the southern 15 metre setback corridor of Findlay Creek.  This consolidated park would be on the west side of Cedar Creek Drive and would be developed as part of Tartan’s Stage 2 – Phase 4 lands.


The subdivision application for 4794 Bank Street (D07-16-09-0003) received Draft Approval on March 1, 2011.


Details of Proposed Zoning 


The applicant is requesting that the zoning for 4794 Bank Street be changed to R3Z, R5A[xxxx] and O1.


The R3Z zone will permit the development of the proposed single detached, semi-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 R5A zone will permit the development of low rise apartments on Block 69 of the Draft Approved Subdivision Plan.  The exception 1491 is an existing exception that allows a reduction in the front yard and rear yard setbacks from six metres to five metres and will permit greater flexibility for building placement within the block.


The buffer blocks along the north side of Findlay Creek (Block 70 and 71 of the Draft Approved Subdivision Plan) are to be zoned O1.  This Parks and Open Space zone recognizes that there is to be a 15 metre setback corridor along Findlay Creek and that part of the 15 metre corridor is within this subdivision.


Zoning Recommendation


Staff are satisfied that the proposed changes in the zoning of 4794 Bank Street, are consistent with the policies of the Provincial Policy Statement, the Official Plan, the Leitrim CDP, and the draft subdivision approval (D07-16-09-0003), and recommend approval.








Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.  The City did receive 10 written comments and five telephone inquiries from residents together with comments from the Findlay Creek Community Association and Ottawa Forests and Greenspace Advisory Committee (OFGAC).


Most residents are opposed to the zoning requested based on the density of the development and its impact on the ever increasing traffic in the community and on Bank Street.  Other residents were seeking further details on the specific type of residential unit that their existing property would be abutting.


The Findlay Creek Community Association commented on the implementation of the trail system that was shown in the Leitrim CDP.  The proposed trail system was dealt with through the approval process for the subdivision.  It was determined that due to the environmental sensitivity of the Findlay Creek corridor lands, the envisioned pedestrian linkages would have to be provided within the City’s road allowances.


OFGAC supported the zoning application only if the subdivision draft conditions for the protection of Findlay Creek were strictly adhered to.




The Ward Councillor is aware of this application and staff’s recommendation.




There are no legal implications associated with this report.




There are no risk implications.




There are no direct financial implications associated with this report.




The Conservation Partners have no objection to this rezoning proposal.  The 15 metre buffer blocks which have been identified as Blocks 70 and 71 (north side of Findlay Creek on the subdivision plan) will be rezoned as open space.  This is consistent with the requirements of the subdivision approval.








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; and

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


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

Document 2    Details of Recommended Zoning




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



DETAILS OF RECOMMENDED ZONING                                                      DOCUMENT 2


Proposed Changes to the Comprehensive Zoning By-law


  1. The subject lands shown on Document 1 will be rezoned from GM12[271] F(0.5) H(11) - General Mixed-Use Subzone 12, Exception 271, Floor space index (0.5), Height limit (11)  to  R3Z- Residential Third Density Subzone Z, R5A[1491] - Residential Fifth Density Subzone A, Exception 1491and O1 - Parks and Open Space Zone.  


2.         Amend Section 239 – Exceptions by:


            a)         deleting the text from columns II and III of exception 271, and

                        b)         adding the zone code “R5A[1491]” to column II of exception 1491.