|
6. zONING - 2400 and 2420 Bank street |
Committee recommendation
That Council approve an amendment to the
former City of Ottawa Zoning By-law to change the zoning of 2420 Bank Street
from CE9 F(1.36) to CE9 F(1.7) exception zone, and to change the zoning of
2400 Bank Street from CE9 F(1.32) to CE9 F(1.32) exception zone to permit
a shared driveway between 2400 and 2420 Bank Street as shown in Document 1 and
as detailed in Document 2.
Recommandation du Comité
Que le Conseil approuve une modification au Règlement de zonage de
l’ancienne Ville d’Ottawa afin de changer la désignation de zonage du 2420, rue
Bank de zone CE9 F(1.36) à zone CE9 F(1.7) assortie d’une exception et celle du
2400, rue Bank de zone CE9 F(1.32) à zone CE9 F(1.32) assortie d’une exception
afin de permettre le partage d’une voie d’accès , tel qu’il est indiqué dans le
Document 1 et expliqué en détail dans le Document 2.
Documentation
1. A/Deputy City Manager's report
(Planning and Growth Management) dated
8 June 2006 (ACS2006-PGM-APR-0120).
Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
Submitted by/Soumis par : John Moser, Acting Deputy City Manager/
Directeur municipal adjoint par
intérim,
Planning and Growth Management /
Urbanisme et Gestion de la croissance
Contact
Person/Personne ressource : Karen Currie, Manager / Gestionnaire
Development
Approvals / Approbation des demandes d'aménagement
(613)
580-2424 x28310, Karen.Currie@ottawa.ca
|
SUBJECT: |
ZONING - 2400 AND 2420 BANK
STREET (FILE NO. D02-02-06-0049) |
|
|
|
|
OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend Council approve an amendment to the former City of Ottawa Zoning By-law to change the zoning of 2420 Bank Street from CE9 F(1.36) to CE9 F(1.7) exception zone, and to change the zoning of 2400 Bank Street from CE9 F(1.32) to CE9 F(1.32) exception zone to permit a shared driveway between 2400 and 2420 Bank Street as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
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
d'Ottawa afin de changer la désignation de zonage du 2420, rue Bank de zone CE9
F(1.36) à zone CE9 F(1.7) assortie d'une exception et celle du 2400, rue Bank
de zone CE9 F(1.32) à zone CE9 F(1.32) assortie d'une exception afin de
permettre le partage d'une voie d'accès , tel qu'il est indiqué dans le
Document 1 et expliqué en détail dans le Document 2.
BACKGROUND
The property is located on the west side of Bank Street, and is north of Hunt Club Road, east of Sawmill Creek and south of the South Keys Shopping Centre. The property has an area of approximately 7,617.5 square metres and is currently vacant. Surrounding area uses consist of commercial uses to the north and south, a future high-rise residential development on the west side of Sawmill Creek, and a residential community on the east side of Bank Street.
Proposed is a five-storey mixed-use building consisting of ground floor commercial retail and a self-storage facility for the remaining storeys. The building will have a gross floor area of approximately 11,530 square metres with the ground floor retail having an area of approximately 2,000 square metres. A portion of the ground floor will be dedicated to the self-storage facility, to allow customer access and a drive-through component.
The property is currently zoned CE9 (F*1.36), Employment Centre Zone. The purpose of this zone designation is to allow employment generating commercial uses within areas designated as Primary and Secondary Areas within the former City of Ottawa's Official Plan.
The applicant is requesting that the CE9 zone designation be amended to add a self-storage facility as an additional permitted use which is defined as a warehouse in the Zoning By-law. In addition, the application is requesting an increase to the maximum floor space index (FSI) from 1.36 to 1.7, a reduction in the parking requirement for a storage facility from one space per 200 square metres to one space per 1,000 square metres and to permit a shared driveway with the adjacent commercial use to the north.
DISCUSSION
City Council Approved Official Plan
The City Council Approved Official Plan
designates this property as General Urban Area. The General Urban Area designation permits a full range of
residential development as well as employment service, cultural, leisure,
entertainment and institutional uses with the goal to attain complete and
sustainable communities. The Plan
designates this section of Bank Street as being an "Arterial
Mainstreet". Streets having a
Mainstreet designation are encouraged to be developed with a lively mix of ground
orientated uses, encouraging intensification and more compact building
forms. The Plan supports building
heights in the range of four to six storeys for Mainstreets and provides for
consideration to be given to allow greater building height. Redevelopment and infill are encouraged for
Mainstreets in order to optimize the use of land. The site is also adjacent to Sawmill Creek which is designated as
an Urban Natural Feature. The Rideau Valley Conservation Authority has been
circulated this Zoning By-law amendment application for compliance with City
and Conservation Authority policies for development occurring within proximity
of lands having an Urban Natural Features designation. The development implications of this
rezoning will be further reviewed through the Site Plan Control circulation
process.
Within Annex 4 of the City Council Approved
Official Plan, this property is located within the Hunt Club Secondary
Plan. This plan designates this site as
Major Activity Centre promoting development of a Major Shopping Area, offices
and other commercial uses, including residential uses.
Former Regional Official Plan
The Official Plan of the former Region
designates the subject property as Primary Employment Centre and Regional Scale
Retail. Policies related to Primary
Employment designation advocate floor space indexes of 1.5 or greater which are
meant to encourage high-density development proposals.
Former City of Ottawa Official Plan
The Official Plan of the former City of Ottawa
designates the subject property as Primary Employment Centre and Regional
Shopping Centre. Primary Employment
Centres permits a mix of employment, shopping, housing and community
activities. It also supports medium to
high density mixed use employment areas at strategic locations as defined by
the transportation network, such as at transitway stations and along major
transportation corridors.
Details of Proposed Zoning
The proposed development has been reviewed for
compliance with the general intent of the City Council Approved and former
Regional and Municipal Official Plans and their policies. It has been determined that the overall
size, mass and scale of the development proposal is an appropriate building
form within the context of the surrounding area uses. The storage facility will provide a service to surrounding area
commercial and residential uses currently not provided within the area. Within the zoning details outlined in
Document 2, the maximum size of an individual storage unit is limited to 80
square metres. The purpose of this is
to ensure that the storage facility will operate as a self-storage facility
with limited commercial and zero industrial use potential. The recommended zoning will also increase
the floor space index which will allow for a more intense building form of five
storeys. In addition, the recommended
zoning will only permit the self-storage use conditionally upon the ground
orientated commercial uses being provided as shown in Document 3. These requirements have been imposed to
ensure development occurs in keeping with "Mainstreet" design
guidelines, and is consistent with the general intent of commercial uses
occurring within an area having a General Urban Area designation.
With respect to site specific context, a
Traffic Impact Study submitted with this application identified potential
access concerns at this location along Bank Street and indicated a self-storage
use as being a low generator of traffic volumes. The study recommended that there be a shared access between 2400
and 2420 Bank Street and that a lower parking calculation be applied to the
self-storage facility. As a result,
the proposed zoning includes a provision to permit a shared driveway
arrangement between the two properties and a reduction in the parking
requirement.
In summary, the proposal to change the zoning
to permit a mixed use development for commercial retail and a self-storage
facility at 2420 Bank Streets is considered to be consistent with the policies
of the former City of Ottawa and Regional Official Plans, as well as with the
policies of the City Council Approved Official Plan. Therefore, the requested Zoning By-law amendment is recommended
for approval.
ENVIRONMENTAL IMPLICATIONS
The property is adjacent to Sawmill Creek which is designated as an Urban Natural Feature. The Rideau Valley Conservation Authority has been circulated this Zoning By-law amendment application for compliance with City and Conservation Authority policies for development occurring within proximity of lands having an Urban Natural Features designation. A closer review of the development proposal will occur though a Site Plan Control application process.
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 and the staff recommendation. The City did not receive any negative comments or opposition to this application.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS
TIMELINE STATUS
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
Document 2 Details of Recommended Zoning
Document 3 Building Elevation
DISPOSITION
Corporate Services Department, City Clerk's
Branch to notify the owner (380 Hunt Club Road, Suite 105, Ottawa, ON, K1V
1C1), applicant (FoTenn Consultants, 233 McLeod Street, Ottawa, ON, K2P 0Z8),
Signs.ca, 866 Campbell Avenue, Ottawa, ON
K2A 2C5, and Ghislain Lamarche, Program Manager, Assessment, Financial
Services Branch (Mail Code: 26-76) of City Council's decision.
Planning and Growth Management 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.
DOCUMENT 1
LOCATION MAP
DOCUMENT 2
DETAILS OF RECOMMENDED ZONING
The following zoning change will be made to the property at 2420 Bank Street shown on Document 1:
Change the Zoning for 2420 Bank Street from CE9 F(1.36) to CE9 F(1.7) with the following site specific exception that:
1) That a warehouse be an additional permitted use provided that there be a minimum of 2000 square metres of ground floor commercial uses contained within the building.
2) The maximum floor area for individual warehouse units shall not exceed 80 square metres.
3) Section 54 (2), Parking for Industrial Uses for a warehouse use does not apply and parking shall be calculated at a rate of 1 parking space for every 1000 square metres of gross floor area.
4) Section 24 (c) (i) of the Zoning By-law that permits a driveway only if it passes over land used for a purpose identical to the use of the land to which the driveway provides access does not apply.
Amend the Zoning for 2400 Bank Street from CE9 F(1.32) to include the following site specific exception that:
1) Section 24 (c) (i) of the Zoning By-law that permits a driveway only if it passes over land used for a purpose identical to the use of the land to which the driveway provides access does not apply.
DOCUMENT 3
BUILDING ELEVATION
