|
8. ZONING - 241-311 CENTRUM BOULEVARD, 3277 AND 3301 ST. JOSEPH BOULEVARD ZONAGE - 241-311, BOULEVARD CENTRUM, 3277 ET 3301, BOULEVARD ST-JOSEPH |
Committee recommendation
That Council
approve an amendment to the former City of Cumberland Urban Zoning By-law to
change the zoning of 241 to 311 Centrum Boulevard, 3277 and 3301 St. Joseph
Boulevard, from CTC to CTC-X1, from R5B to R5B-X2, and to add new provisions to
the COTC zone, as shown in Document 1 and detailed in Document 3.
Recommandation du Comité
Que le Conseil approuve une modification
au Règlement de zonage urbain de l’ancienne Ville de Cumberland afin de changer
le zonage du 241 au 311, boulevard Centrum et des 3277 et 3301, boulevard St
Joseph de CTC à CTC-X1 et de R5B à R5B-X2, et d’ajouter de nouvelles clauses à
la zone COTC, tel qu’il est indiqué dans le document 1 et expliqué en détail
dans le document 3.
Documentation
1. Deputy City Manager's report Planning, Transit and the Environment dated
13 December 2006 (ACS2007-PTE-APR-0025).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
13 December 2006 / le 13 décembre 2006
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/
Directrice municipale adjointe
Planning, Transit and the Environment/ Urbanisme,
Transport en commun et Environnement
Contact Person/Personne ressource : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
|
SUBJECT: |
ZONING - 241-311 CENTRUM BOULEVARD,
3277 and 3301 st. joseph boulevard (FILE NO. D02-02-06-0132) |
|
|
|
|
OBJET : |
ZONAGE
– 241-311, BOULEVARD CENTRUM, 3277 ET 3301 BOULEVARD ST-JOSEPH |
REPORT RECOMMENDATION
That the recommend Council approve an
amendment to the former City of Cumberland Urban Zoning By-law to change the
zoning of 241 to 311 Centrum Boulevard, 3277 and 3301 St. Joseph Boulevard,
from CTC to CTC-X1, from R5B to R5B-X2, and to add new provisions to the COTC
zone, as shown in Document 1 and detailed in Document 3.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement
recommande au Conseil d’approuver une modification au Règlement de zonage
urbain de l’ancienne Ville de Cumberland afin de changer le zonage du 241 au
311, boulevard Centrum et des 3277 et 3301, boulevard St‑Joseph de CTC à
CTC-X1 et de R5B à R5B-X2, et d’ajouter de nouvelles clauses à la zone COTC,
tel qu’il est indiqué dans le document 1 et expliqué en détail dans le document
3.
BACKGROUND
In October 2006, Council authorized the development of 9.5 hectares of City land in the Orléans Town Centre through a public-private partnership agreement to be entered into with Orléans Town Centre Partnership (Report ACS2006-PGM-ECO-0017). In doing so, Council also directed staff to immediately proceed with the related planning applications. Accordingly, the Department initiated the subject Zoning By-law amendment to put in place the zoning framework necessary to implement the approved development plan for the Orléans Town Centre lands.
The subject amendment affects the majority of properties within the Town Centre, encompassing most of the developed and vacant commercial land north of Centrum Boulevard and south of Highway 174, and all of the vacant residential lands between St. Joseph Boulevard and Highway 174, from just east of Prestone Drive to Tenth Line Road. Document 1 identifies the subject lands.
The commercial lands subject to the proposed amendment are currently zoned "Commercial Town Centre" (CTC) and “Commercial Office Town Centre” (COTC), while the residential lands to the east of the commercial lands are currently zoned “Residential – Apartments – High Density” (R5B). The proposed Zoning By-law amendment reduces the parking standards for the apartment dwelling, office and retail uses within the affected lands, adds row dwelling and stacked row dwelling uses and applicable provisions to the R5B zone, and adds a general provision that would facilitate the multiple-building development proposed for the commercial lands.
DISCUSSION
The Official Plan designates all of the subject
lands as “Mixed Use Centre”, which is the designation applied to select areas
throughout the city that are strategically located along the rapid-transit
network, and that are, or are intended to be, compact centres of activity
containing a wide range of transit-supportive uses, including offices,
institutions, entertainment uses, retail and service uses, and medium and
high-density residential uses. The Plan
also identifies the subject lands as the “Town Centre” of the Orléans
community, where an employment target of 10000 jobs is to be achieved.
The Plan considers Mixed Use Centres to be
priority locations for development or redevelopment and, accordingly,
encourages the use of such strategies and techniques as flexible zoning
controls, reduced parking requirements, and increased height and density
provisions, to achieve the desired development.
Volume 2B of the Plan also sets out a
comprehensive set of site-specific policies for the planned development of the
Orléans Town Centre. These policies
encourage the creation of a dynamic, mixed-use town centre having a “main
street” focus that is intended to foster a sense of place for the residents of
Orléans and the City. The intent of
these policies is consistent with that of the Mixed Use Centre designation.
Details of Zoning By-law
The former City of Cumberland Urban Zoning By-law zones, in part, the subject lands as "Commercial Town Centre" (CTC) and “Commercial Office Town Centre” (COTC), which, together, permits a wide range of commercial, institutional and office uses. An apartment dwelling use also is permitted in these zones provided that it is co-located above or abutting primary ground- and street-oriented commercial or office uses. The COTC zone further permits light industrial and service industry uses. The balance of the subject lands are zoned “Residential – Apartments – High Density” (R5B), which generally permits apartment dwellings, retirement residences, and some institutional uses, at densities ranging between 50 to 150 dwelling units per hectare. A park use is also permitted in this zone.
The current zoning in force on the subject lands was established several years ago by the former municipality to facilitate the implementation of the Town Centre land use development plan adopted at that time. However, with Council’s recent approval of a revised and more detailed land use development plan for the Orléans Town Centre, attached as Document 2, modifications to the current zoning are necessary in order to implement the revised plan.
The subject Zoning By-law amendment proposes to create exception zones to the CTC (CTC-X1) and R5B (R5B-X2) zones and modify the existing COTC zone provisions to effect the following specific changes. First, in recognition of the Town Centre’s proximity to the existing and proposed transit stations, the preferred development plan relies upon the application of less restrictive parking standards for a few select uses. The current minimum parking standard applicable to both the apartment dwelling and senior citizen dwelling uses is reduced from 1.5 to 1.15 spaces per dwelling unit, and a new minimum parking standard of 0.7 spaces per dwelling unit for an affordable apartment dwelling use is introduced. Also, it is proposed that an office use now be required to provide one parking space for every 43.5 square metres of gross floor area (GFA), as opposed to the more restrictive minimum standard of one space per 37 square metres of GFA. Similarly, the retail use parking standard is reduced from the current minimum of one space per 18.6 square metres of GFA to one space per 29.4 square metres of GFA.
Secondly, it is proposed to allow the row dwelling and stacking row dwelling uses as main uses in the proposed R5B-X2 zone, in addition to those already permitted under the R5B zone. Appropriate development standards, identical to those already in use in other zones throughout former Cumberland, are to be applied to these two exception uses. Document 3 provides the details of the recommended zone requirements. The minimum density established for these two new residential uses would be 50 units per hectare, which is the current minimum requirement of the R5B zone.
Finally, the amendment introduces a new general provision to both the COTC and proposed CTC-X1 zones that is intended to facilitate the multiple-building development on the subject commercial lands. This provision will allow the entire proposed multiple-building development to be considered as “one lot” for the purposes of interpreting the Zoning By-law. The effect of this provision is to permit development without necessarily having direct frontage onto a public road, as is currently required.
In particular, the lot frontage requirement for the entire “one lot” would be provided along Centrum Boulevard. Also, the provision allows ingress and egress to and from a lot within the COTC zone through another zone, which is currently prohibited by the By-law.
Analysis of Proposed Amendment
The proposed Zoning By-law amendment was evaluated primarily in terms of its conformity with the objectives of the relevant policies of the Official Plan. The appropriateness of the proposed new uses and parking standards also was considered.
Staff conclude that the proposed amendment is entirely consistent with the policies of the Official Plan. Specifically, the amendment facilitates the development of a mixed-use centre through its multiple-building provision, which will allow for a more compact form of development and the increased potential for shared parking arrangements. Both of these objectives are supported by the Mixed-Use Centre policies. Similar multiple-building development provisions have been in effect in other parts of the city for many years. Also, the introduction of row dwellings and stacked row dwellings to the Town Centre are deemed appropriate, in that these forms of residential dwelling are supported by the policy objective that encourages a broad variety of uses in a mixed-use centre, including high- and medium-density residential uses.
With respect to the appropriateness of the proposed reduced parking standards, staff relied upon the research that was conducted during the development of the draft comprehensive Zoning By‑law. The research involved consulting industry literature on standard parking rates, reviewing the standards currently in use throughout the city, as well as various site-specific parking studies commissioned in recent years, and conducting a comparative analysis of parking rates in effect in other major North American cities. The proposed reduced parking standards, which are identical to those proposed in the draft comprehensive Zoning By-law, are appropriate for a mixed-use centre that is in proximity to a rapid-transit network, and are consistent with the policy objectives of the Mixed-Use Centre designation.
Staff support the proposed
City-initiated amendment and recommend that it be approved.
ENVIRONMENTAL IMPLICATIONS
The subject lands contain a segment of Brisebois Creek, which is situated just south of, and parallel to, Highway 174. The Official Plan identifies this creek as having unstable slopes, thereby requiring that any development is set back an appropriate distance from the watercourse to provide a margin of safety. Furthermore, studies of this watercourse have revealed that it supports a self-sustaining fish population that relies on the habitat of the creek, and also is a feeding area for great blue heron.
Section 4.7.3 of the Official Plan states that no development or site alteration is permitted within a minimum setback of 15 metres from the top of the bank, or 30 metres from the high water mark, whichever is greater. The Plan also states that an alternate setback can be considered on the basis of a study that address the certain criteria, including the need to demonstrate that there will be no negative impact on fish habitat.
A recent review of the watercourse conducted by the local conservation authority concluded that the creek is isolated from the Ottawa River by a stormwater pond located downstream.
In this instance, the conservation authority is satisfied that a 10-metre “no development or alteration” buffer along the creek is adequate to protect the fish habitat, subject to certain conditions that are to be implemented at different stages of the zoning, subdivision and site plan control development processes.
The subject Zoning By-law amendment incorporates the recommended 10-metre buffer setback as part of the proposed changes to the R5B zone.
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. At of the time of the writing of this report, City staff had not received any public comments concerning this application.
FINANCIAL IMPLICATIONS
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 and Zoning Key Map
Document 2 Approved
Development Concept Plan.
Document 3 Details
of Recommended Zoning
DISPOSITION
Corporate Services Department, City Clerk’s
Branch, Secretariat Services to notify OttawaScene.com,
174 Colonnade Road, Unit #33, Ottawa, ON
K2E 7J5, and
Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail
Code: 26-76) of City Council’s
decision.
Planning, Transit and the Environment
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.
LOCATION MAP DOCUMENT
1
APPROVED DEVELOPMENT CONCEPT PLAN DOCUMENT
2
DETAILS OF
RECOMMENDED ZONING DOCUMENT
3
The proposed zoning amendment affects several sections of former City of Cumberland By‑law 1-84, as amended. The proposed changes are outlined in general terms below.
1. Subsection 6.21 Residential – Apartment – High Density R5B is amended by creating an exception zone, R5B-X2, which shall apply to the area shown on the attached zoning schedule. The new R5B-X2 zone shall contain the following provisions:
a. A “Row Dwelling” and a “Stacked Row Dwelling” shall be listed as permitted uses in addition to those currently permitted in the R5B zone;
b. The zone requirements for a “Row Dwelling” shall include:
i. A lot area (minimum) of 140 square metres per dwelling unit;
ii. A lot frontage (minimum) of 5.0 metres per dwelling unit;
iii. The following yard requirements (minimum): Front – 6.0 m; Side – 1.2 m; External Side – 3.0 m; and Rear – 6.0 m.
iv. A lot coverage (maximum) of 65 per cent;
v. A building height (maximum) of 9.0 metres; and
vi. A maximum of 30 row dwelling units permitted in the R5B-X2 zone.
All other zone requirements, with the exception of the following provisions as applicable, will be as per those of the existing R5B zone.
c. The zone requirements for a “Stacked Row Dwelling” shall include:
i. A lot area of 2,000 square metres; and
ii. A lot frontage of 25 metres.
All other zone requirements, including yard requirements, lot coverage and building height shall be as per those of the existing R5B zone.
d. The minimum parking standard for an Apartment
Dwelling and a Stacked Row Dwelling shall be 1.15 spaces per dwelling unit,
including 0.15 spaces per dwelling unit for visitors’ parking.
e. A minimum parking standard for an affordable
apartment dwelling, where such dwelling is funded by a municipal or provincial
grant, shall be 0.7 spaces per dwelling unit.
f.
Any lot, building, or structure adjacent to Brisebois
Creek shall be setback a minimum of 10 metres from the top of the bank, and, in
the case of a public or private road, the 10-metre setback shall be measured to
the edge of pavement.
g. Notwithstanding
the existing Subsection 4.23.2 of the By-law, a driveway that provides ingress
and egress to and from any lot or parking space within the R5B zone may pass
through other zones.
All other zone requirements of the R5B zone shall continue to apply.
2.
Subsection 7.8 Commercial Office Town Centre COTC is
further amended by adding the following new provisions, or ones having the same
effect:
a. Special
parking standards that, notwithstanding Subsection 4.23.1 of the By-law, permit
reduced minimum parking requirements for: an Apartment Dwelling use, at 1.15
spaces per dwelling unit, including 0.15 spaces per dwelling for visitors’
parking; an Office use, at 1.0 spaces per every 43.5 square metres of gross
floor area; and a Retail use, including a Retail Store, Bank and Personal
Service Establishment, at 1.0 spaces per every 29.4 square metres of gross
floor area.
b. “Despite anything to the contrary in this by-law, the lands zoned COTC and CTC-X1 together will be considered one lot for zoning purposes, notwithstanding the lawful division of a lot pursuant to the Planning Act, as amended, the Condominium Act, as amended, or any other similar legislation.”
c. Notwithstanding Subsection 4.23.2 of the By-law, a driveway that provides ingress and egress to and from any lot or parking space within the COTC zone may pass through other zones.
3. Subsection 7.12 Commercial Town Centre CTC is amended by creating a new exception zone, CTC-X1, which shall apply to the area shown on the attached zoning schedule. The new CTC-X1 zone shall contain:
- Special parking standards that, notwithstanding Subsection 4.23.1 of the By-law, permit reduced minimum parking requirements for: an Apartment Dwelling use and a Senior Citizen Dwelling use, at 1.15 spaces per dwelling unit, including 0.15 spaces per dwelling for visitors’ parking; an Office use, at 1.0 spaces per every 43.5 square metres of gross floor area; and a Retail use, including a Retail Store, Bank and Personal Service Establishment, at 1.0 spaces per every 29.4 square metres of gross floor area.
- The following provision, or one having the same effect:
“Despite anything to the contrary in By-law 1-84, the lands zoned COTC and CTC-X1 together will be considered one lot for zoning purposes, notwithstanding the lawful division of a lot pursuant to the Planning Act, as amended, the Condominium Act, as amended, or any other similar legislation.”
All other zone requirements of the CTC zone shall continue to apply.