-
small scale forms: single detached, semi-detached, duplex and row and multiplexes with up to 8 units; and
-
large scale forms: buildings with more than 8 units.
The recommended amendment changes the subject parcel and a portion of the lands abutting south from a Green District to a Residential District that permits low profile housing types of the small-scale forms. Therefore, this amendment conforms with the above noted Residential Land Use policies of the OP.
East Riverside Planning Area – Development Policies (2.7), OP Vol.2
Parkland Conveyance
- 2.7.2.37 Public Open Space shall be provided in the locations as generally shown on Schedule ER-3: Greenway System Plan. The Municipality shall require that parkland be conveyed as land rather than cash-in-lieu whenever the amount conveyed forms at least one building lot and/or can be exchanged to become part of a required park. Minimum amounts conveyed shall be as set out in Section 6.7.3 of Volume I: The Primary Plan. For residential developments the requiredgratuitousconveyanceshallbe5%ofthelandproposedfor development or subdivision where the gross density is less than 20 units per hectare; 1 hectare per 300 dwelling units for the land proposed for development where the gross density is 20 units per hectare or greater. For industrial or commercial subdivisions or development the required gratuitous conveyance shall be 2% of the land for development.
Although, CR291/2001 approved the conveyance of the subject parcel for use as local park, it is important to note that the subject land is designated Residential in the Land Use Schedules of the Primary and Secondary Plans (OP Volumes 1 & 2). Therefore, the OP Land Use policies relating to Public Open Spaces do not necessarily apply to the subject parcel. However, it is relevant to consider the “Disposition of Parkland” and “Proceeds from Parkland Disposition” policies (6.7.3.15 & 6.7.3.16, respectively) of the Primary Plan in discussing the subject zoning amendment.
The municipality has considered the relevant Open Space Policies and are currently of the opinion that isolated small parks are no longer desirable, that parkland consolidation for larger multi use and multi functional parks should be emphasized/promoted. It has been determined that
-
there is adequate Public Open Space within the subject area to serve the recreation and leisure needs of residents (per s. 6.7.3.15 a); and
-
the site is suitable for small scale low profile residential development in the RD2.3 category (per s.6.7.3.15 c).
A review of the “Zoning By - law Amendment Evaluation Criteria” (s.11.6.3.3) confirms that this Zoning By-law Amendment meets the said evaluation criteria. It is appropriate to mention that the proposed use of the subject site is for small-scale low profile residential development, primarily in the form of single detached dwellings, which is compatible to the use of adjacent or similar lands in the area.
This zoning by-law amendment, maintains conformity with the Official Plan, therefore, it satisfies the requirement in 11.6.3.1 of the OP.
3. ZONING
The subject land is zoned Green District 1.1 (GD1.1) by Zoning By-law 8600. Appendix C, attached to this report, contains Excerpts from Zoning By-law 8600 outlining permitted uses within the GD1.1. Maps 1, 2 & 3 below show the limits of the GD1.1 zoning district.