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1.
WAIVER TO THE PRIVATE APPROACH BY-LAW
2003-447 FOR 324 LAURIER AVENUE WEST
DÉROGATION AU RÈGLEMENT 2003-447 SUR LES VOIES D’ACCÈS PRIVÉES pour le
324, avenue Laurier Ouest |
Committee
recommendationS
That
Council approve the waiver of the following two provisions of the Private
Approach By-law 2003-447:
-
provision 25(a.i) to permit a second private approach on the Gloucester Street
frontage which, is less than 60 metres; and,
-
provision 25(l) to permit two private approaches on the Gloucester Street
frontage that will be located within 30 metres of one another and to permit a
private approach that will be located within 60 metres of the adjacent
intersecting street line.
RecommandationS du Comité
Que le Conseil approuve la renonciation aux deux dispositions suivantes du
Règlement en matière de voies d’accès privées, Règlement no
2003-447 :
– disposition 25(a.i), afin de permettre l’aménagement d’une deuxième voie d’accès privée du côté de la façade donnant sur la rue Gloucester, c’est-à-dire à moins de 60 mètres; et
– disposition 25(l), afin de permettre
l’aménagement de deux voies d’accès privées du côté de la façade donnant sur la
rue Gloucester situées à moins de 30 mètres l’une de l’autre et de permettre
l’aménagement d’une voie d’accès privée située à moins de 60 mètres de la ligne
de démarcation de l’intersection adjacente.
Documentation
1.
Deputy City Manager report (Public Works and Services) dated 8 June 2007 (ACS2007-PWS-TRF-0013).
Report to/Rapport au :
Comité des transports
and Council / et au Conseil
R.G. Hewitt, Deputy City Manager/Directeur
municipal adjoint,
Public Works and Services/Services et
Travaux publics
Contact Person/Personne
ressource : Michael J. Flainek, M. Eng., P. Eng., Director/Directeur
Traffic and Parking Operations/Circulation de
stationnement
(613) 580-2424 x 26882,
Michael.Flainek@ottawa.ca
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SUBJECT: |
WAIVER TO THE PRIVATE APPROACH BY-LAW
2003-447 FOR
324 LAURIER AVENUE WEST |
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OBJET : |
DÉROGATION AU RÈGLEMENT 2003-447 SUR LES VOIES D’ACCÈS PRIVÉES pour le 324, avenue
Laurier Ouest
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REPORT RECOMMENDATIONS
That Transportation Committee recommend Council approve the waiver of
the following two provisions of the Private Approach By-law 2003-447:
- provision 25(a.i) to permit a second private approach on the Gloucester Street frontage which, is less than 60 metres; and,
- provision 25(l) to permit two private approaches on the Gloucester Street frontage that will be located within 30 metres of one another and to permit a private approach that will be located within 60 metres of the adjacent intersecting street line.
RECOMMANDATIONS DU
RAPPORT
Que le Comité des transports
recommande au Conseil d’approuver la renonciation aux deux dispositions
suivantes du Règlement en matière de voies d’accès privées, Règlement no
2003-447 :
–
disposition 25(a.i), afin de permettre l’aménagement d’une deuxième voie
d’accès privée du côté de la façade donnant sur la rue Gloucester, c’est-à-dire
à moins de 60 mètres; et
–
disposition 25(l), afin de permettre l’aménagement de deux voies d’accès
privées du côté de la façade donnant sur la rue Gloucester situées à moins de
30 mètres l’une de l’autre et de permettre l’aménagement d’une voie d’accès
privée située à moins de 60 mètres de la ligne de démarcation de l’intersection
adjacente.
BACKGROUND
An application for Site Plan Control Approval has been submitted for 324 Laurier Avenue West, at the southwest corner of Bank Street and Laurier Avenue (reference Document 1 - Key Map of 324 Laurier Avenue West and Document 2 - Site Plan Map of 324 Laurier Avenue West). The proposed development will be known as Mondrian and is made up of 245 residential condominium units and approximately 12,000 square feet of ground floor retail space. The Site Plan Application was submitted in December 2006 and is in the final review stages.
There is a proposed private approach on the Laurier Avenue West frontage which will lead to 215 above-grade public parking spaces and a proposed private approach on the Gloucester Street frontage, which will lead to 149 residential underground parking spaces. Lastly, there is a
proposed secondary private approach leading to a loading bay immediately adjacent to the Gloucester Street private approach.
CONSULTATION
Provision 25 (a.i) of the Private Approach By-law states that the maximum number of private approaches permitted for a property with a frontage between 20-34 metres shall be one two-way private approach or two one-way private approaches. The applicant is proposing to construct one two-way private approach leading to underground residential parking and one single lane private approach leading to a loading bay.
On behalf of the applicant, CastleGlenn Consultants have prepared a Transportation Impact Study (TIS) which purports that as the subject property is in fact a mixed use site comprised of both multiple residential and commercial space, the nature of the private approach leading to the loading bay is not adequately addressed by the Private Approach By-law. The TIS illustrates that the utilization of the loading bays will be infrequent and that the access shall remain closed by a single automatic door providing one-way/one-vehicle access at a time, for the majority of the day and therefore, will not cause a safety hazard due to its proximity to the adjacent residential access.
Item ii of Provision 25(l) of the Private Approach By-law outlines the distance requirements for private approaches leading to the same property. Given the use of the subject property and the number of parking spaces, the By-law states that a minimum of 30 metres separation distance is required between any two private approaches leading to the same property. The private approaches leading to the proposed Mondrian development on the Gloucester Street frontage will be adjacent to one another and will only be separated by a 1-metre median.
As previously indicated, the secondary private approach on the Gloucester Street frontage will be used infrequently and will provide only single lane loading bay access. When it is not in use, a single automatic door will lock the access. Additionally, the principle private approach leading to parking, will be used for 149 residential parking spaces and therefore, is not anticipated to generate extreme traffic volumes. In this respect, the locations of the two private approaches are not expected to be problematic for traffic flows or public safety.
Lastly, item ii of Provision 25(l) of the Private Approach By-law outlines that the private approach on the Laurier Avenue frontage must be separated by a minimum of 60 metres from the nearest intersecting street line, which is Bank Street. The Traffic Impact Assessment submitted by CastelGlenn Consultants with the TIS states that the 44-metre separation distance would provide sufficient storage space to accommodate the westbound left turn vehicles into the Laurier Access. The projected morning and afternoon peak hour volumes of vehicles making a left turn into the Laurier access are 51 vehicles and 24 vehicles per hour respectively. The queue length required to accommodate this volume has been reported as 7.5 metres, which is substantially lower than the proposed 44-metre separation distance. Additionally, the planned parking lot is only 16 vehicles over the 199 space limit, which, would only require that the private approach be separated by 30 metres from the Bank Street street line.
The proposal has been circulated to various City staff through the Site Plan Control process. Additionally, this report has been reviewed by the Mobility and Area Traffic Management Division within the Traffic and Parking Operations Branch and no objections and/or concerns were expressed
The ward Councillor has been consulted, and is in support of the waiver.
FINANCIAL IMPLICATIONS
There are no financial implications to this report.
SUPPORTING
DOCUMENTATION
Document 1 – Key Map of 324 Laurier Avenue West
Document 2 – Site Plan
DISPOSITION
Upon approval of the recommendations contained in this report, the Department will inform the applicant.
Document 1
Key Map of 324 Laurier Avenue West
