6. ZONING - 345 ST. DENIS STREET

ZONAGE - 345, RUE ST. DENIS

Committee recommendation as amended

(This application is subject to Bill 51)

That Council approve an amendment to the former City of Vanier Zoning By-law Number 2380, to change the zoning of 345 St. Denis Street from PU - Public Use Zone to R3 - Residential Mixed Zone with exceptions as shown in Document 1 and as detailed in Document 2, as amended by the following:

· That the maximum projection into a Side Yard be amended to allow for a projection of 1.58 metres for the second storey balconies.

· That the maximum height for the townhouses on this site be increased to 10.5 metres.

Recommandation modifiÉe du Comité

(Cette demande est assujettie au Règlement 51)

Que le Conseil approuve une modification au Règlement municipal de zonage no 2380 de l’ancienne Ville de Vanier, afin de changer le zonage du 345, rue St-Denis, de PU (Zone d’utilisation publique) à R3 (Zone résidentielle mixte avec exception), comme il est montré dans le document 1 et expliqué dans le document 2, sous réserve des modifications suivantes :

· Que la saillie maximale autorisée dans la cour latérale passe à 1,58 mètre pour permettre l’aménagement de balcons à l’étage des maisons;

· Que la hauteur maximale autorisée des maisons en rangée construites sur le bien-fonds en question soit accrue pour atteindre 10,5 mètres.

Documentation

1. Deputy City Manager's report Planning, Transit and the Environment dated 26 November 2007 (ACS2007-PTE-APR-0217).

2. Extract of Draft Minutes, 18 December 2007.

Report to/Rapport au :

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

26 November 2007 / le 26 novembre 2007

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 : Grant Lindsay, Manager / Gestionnaire, Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424, 13242 Grant.Lindsay@ottawa.ca

Rideau – Vanier (12)

Ref N°: ACS2007-PTE-APR-0217

SUBJECT:	ZONING - 345 St. Denis Street (FILE NO. D02-02-07-0075)

OBJET :	ZONAGE - 345, rue St. Denis

REPORT RECOMMENDATION

That the recommend Council approve an amendment to the former City of Vanier Zoning By-law Number 2380, to change the zoning of 345 St. Denis Street from PU - Public Use Zone to R3 - Residential Mixed Zone with exceptions as shown in Document 1 and as detailed in Document 2.

RECOMMANDATION DU RAPPORT

Que le Comité de recommande au Conseil d’approuver une modification au Règlement municipal de zonage n^o 2380 de l’ancienne Ville de Vanier, afin de changer le zonage du 345, rue St-Denis, de PU (Zone d’utilisation publique) à R3 (Zone résidentielle mixte avec exception), comme il est montré dans le document 1 et expliqué dans le document 2.

BACKGROUND

The subject site, 345 St. Denis Street is located at the corner of Boudreau, Granville and St. Denis Streets. The site is currently occupied by a two-storey vacant building (former elementary school - école Cadieux) on a lot measuring 7476.5 square metres in area.

Across Boudreau, Granville and St. Denis Streets from the site is a mixture of detached, semi-detached, duplex and triplex dwellings on large lots. To the immediate west is the neighborhood park (parc Nault) that includes such recreational amenities as play structures, field house, baseball diamond and an outdoor wading pool.

Purpose of Zoning Amendment

The applicant would like to retain the existing building, build a third storey addition, and create a 50-unit low-rise apartment building. It is also proposed to build 19, three-storey row dwelling houses in the former school yard. Eleven row dwelling units will face Boudreau Street and eight units are to face an internal private street that leads to a parking area (42 spaces) for the apartment building. A small parking area for eight parking spaces is also proposed fronting St. Denis Street near the southwest corner of the apartment building. All the row dwellings are to have separate driveways and private rear yards. The proposed development will also be subject to a Site Plan Control application which has been submitted.

Existing Zoning

The subject lands are currently zoned PU (Public Use Zone) and permits such uses as group home, home for the aged, nursing home, government offices, cemetery, community club, counselling centre, day care centre, fire hall, municipal garage, park, playground, tot-lot, place of worship, police station, public health clinic, school, college or university. For the residential uses, the maximum building height can be up to 9 metres (3 storeys), and 24.5 metres (8 storeys) for non-residential uses.

Proposed Zoning

The applicant has requested to change the existing PU - Public Use Zone to an R3 – Mixed Residential Zone with exceptions to building setback, density, and height. This zoning is intended to accommodate the conversion of the school building to a three-storey apartment building, and the construction of 19, three-storey row dwelling houses in the former school yard. The standard R3 zone allows a density of 40 dwelling units per net hectare, and for such uses as dwelling house (detached single-family, semi-detached, duplex, triplex, semi-detached duplex, row, apartment, and converted dwelling), group home, and home occupation. A variety of non-residential uses such as day care centre, nursery school, senior citizen drop-in centre, and school are permitted.

For a row dwelling house, the maximum building height permitted is 9.0 metres (three storeys); minimum lot area is 510 square metres; minimum lot frontage is 17.0 metres; minimum lot depth is 30.0 metres; minimum front yard setback is 6.0 metres; minimum rear yard setback is 7.5 metres; minimum interior side yard is 1.7 metres; minimum exterior side yard is 4.5 metres; minimum dwelling unit area is 65.0 square metres; and the minimum landscaped open space is 35% of the lot area.

For an apartment dwelling house, the maximum building height permitted is 10.5 metres; minimum lot area is the sum of the areas required for each dwelling unit on the lot; minimum front yard setback is 7.5 metres; minimum rear yard setback is 7.5 metres; minimum interior side yard is 1.7 metres; minimum exterior side yard is 6.0 metres; minimum dwelling unit area is (37.0 square metres for bachelor unit, 55.0 square metres for one bedroom unit, 65.0 square metres for a two bedroom unit, and 83.5 square metres for a three bedroom unit); and the minimum landscaped open space is 35% of the lot area. The requested exceptions to the R3 zone include:

· allowing the property to be considered one lot for By-law purposes

· allowing a maximum of 93 units per hectare (69 dwelling units)

· reducing the rear yard depth to 4.5 metres for a row dwelling house

· allowing the minimum distance to be 1.8 metres between two exterior walls of row dwelling houses.

· reducing the exterior side yard to 4.3 metres for a row dwelling house

· reducing the interior side yard to 1.2 metres for a row dwelling house

reducing the front yard to 0.0 metres for an apartment dwelling house
allowing a maximum building height of 12.8 metres for the apartment dwelling house
allowing the minimum parking requirement for an apartment building with shared vehicular passageways to be one parking space per dwelling unit
allowing a parking area to be located 2.0 metres from the street line on St. Denis Street, and 5.5 metres from the street line on Boudreau Street.
allowing a parking space size to be 2.6 metres in width, 5.2 metres in length, and 13.52 square metres in area

DISCUSSION

Official Plan

The Strategic Directions Section of the Official Plan advocates creating liveable communities by providing a full range and choice of housing types, and to increase the supply of affordable housing. The Strategic Directions also call for intensifying within existing development areas to accommodate the City’s projected population growth. Within the Greenbelt, it is expected that at least 40 per cent of new housing development will be in the form of townhouses or apartments. The Zoning By-law is to regulate the location, scale and type of land use in accordance with the provisions of the Official Plan.

The Official Plan designates the subject property as General Urban Area. Lands with this designation are to contain a full range of housing types and tenures to meet the needs of the population, along with conveniently located commercial uses. The policies in the General Urban Area indicate that when considering a proposal for residential intensification, it is important to recognize the new development in relation to the existing built form and planned function for areas and to consider its contribution to the maintenance and achievement of a balance of housing types and tenures to provide a full range of housing for a variety of demographic profiles throughout the General Urban Area. The current development concept for a new housing development in the form of townhouses and apartments (reuse of old school building) within an established low-rise residential community is seen to implement the overall strategic direction of the Official plan as it relates to lands designated general urban area.

Section 2.5.1 of the Official Plan recognizes that introducing new development in existing areas requires a sensitive approach to differences between the new development and the established area and that allowing for some flexibility and variation that complements the character of existing communities is central to successful intensification. Section 2.5.1 further recognizes that compatible development does not necessarily mean the same or similar to existing development, but that compatible development can be achieved that enhances an established community and co-exists without causing undue adverse impact. The design objectives and criteria set out in Section 2.5.1 make reference to Annex 3, which while not part of the Plan, sets out a number of design considerations that support providing for development that fits and works well.

The requested Zoning By-law amendment is to permit the conversion of a former school building to a three-storey apartment building, and the construction of 19, three-storey row dwelling houses in the former school yard. The requested change to the zoning of the site is firstly to change the existing PU - Public Use Zone to an R3 – Mixed Residential Zone and secondly to permit exceptions to building setback, density, and height. Notwithstanding that the area comprises an established residential community having a mixture of detached, semi-detached, duplex and triplex dwellings on large lots, the site’s ideal location (surrounded by three roads and a park) provides an opportunity to meet the intensification policies by allowing this development in a way that is consistent with the design objectives and principles of Section 2.5.1. In this regard, staff have reviewed the proposal in the context of the design objectives and principles set out in Section 2.5.1 and are satisfied that the proposal does fit and work well in its urban context. It will provide for achieving a compatible intensified form of development in the heart of the existing residential neighbourhood and abutting parkland without any appreciable adverse impacts to the existing community.

Section 4.11, in setting out the more traditional planning considerations to be assessed in reviewing development proposals, provides a context for the policies that are to be considered. Of particular note is the recognition that intensification can occur virtually anywhere and achieve the Plan’s strategic directions. More intense development then that permitted by the current zoning, is supported subject to the compatibility of the proposed development being considered as set out under section 4.11.

Section 4.11 further notes that the measures of compatibility will vary depending on the use and planning context for a proposed development and that in any given situation, certain criteria may not apply and/or may be weighted differently on the basis of site circumstances.

The proposed development represents an appropriate location for infill development. It is to be located on underutilized former school lands. The new development can be serviced with existing sanitary, water and storm sewers providing servicing efficiencies to the City.

Densities are higher than along the streets of the existing adjacent homes, but the site has been designed so that it is more compatible with the existing surrounding homes. The proposed row dwellings will be 3-storeys in height or 10.0 metres with eleven units facing Boudreau Street and the remaining eight units backing onto the parklands to the west and facing a private road. Having the eleven units facing Boudreau Street is more compatible with the existing mix of mostly two and three storey homes across the street to the site. The lands across Boudreau Street to the north are zoned R2.

On the east side of Granville Street and on the south side of St. Denis Street, the lands are zoned R3. Both zones allow a 9.0 metre maximum building height with the exception of a 10.5 metre maximum building height for the apartment use.

Traffic

It is anticipated that the traffic impacts will be minor. The Official Plan identifies Boudreau and Granville Streets as collector roadways and St. Denis Street is identified as a local road. An O.C. Transpo bus route exists along Boudreau and Granville Streets. A bus stop is presently located on the west side of Granville Street near the corner of St. Denis Street. The Official Plan indicates a protected right-of-way of an additional three metres and one metre on the west and east sides of Granville Street respectively. A sight triangle will also be required at the corner of Boudreau and Granville Streets.

Conceptual Site Plan

The conceptual Site Plan, submitted in support of the application illustrates the extent of the existing former school building to be converted to apartments and the 19 row dwellings to be built. As noted within Document 3, the conceptual site plan shows a two-way access from Boudreau Street proposed to serve the site with eight row dwelling units to face an internal private street that leads to a parking area having 42 spaces for the apartment building. Another access point is also proposed fronting St. Denis Street near the southwest corner of the apartment building to serve a small parking area for eight parking spaces with one space reserved for a VIRTU car. All the row dwellings are to have separate driveways and private rear yards. The other access point proposed along Granville Street is narrow (3 metres wide) and is to be used strictly for a loading and servicing area for moving and waste management purposes. Landscaping of the property is continuous along the street edge as well as being interspersed within the parking areas. Bicycle parking will be accommodated on-site with available lockers in the basement area.

The Department is of the opinion that the conceptual Site Plan proposes a logical and orderly development of the subject lands. The Site Plan Control application was submitted on November 5, 2007, and consists of detailed site development, building, landscaping, engineering and servicing information.

In summary, the use proposed, the building height, building mass, setbacks between buildings and yard setbacks all contribute to making this a compatible infill project. Density increases are moderate, servicing efficiencies and improvements will be realized, and the traffic impacts are minor. Approval of this application to allow a more intense form of residential development is in keeping with the intent of the Official Plan.

ENVIRONMENTAL IMPLICATIONS

An Environmental report was submitted and has indicated that a low percentage of asbestos was detected in the sealant used to cover the block walls inside the former school. The ground in the former school yard has a high content of iron. These contaminants will be removed in accordance with Provincial Standards.

CONSULTATION

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. Respondents to the notification did not indicate opposition to the project but did express some concerns as detailed in Document 4. The Ward Councillor is aware of this application and the staff recommendation.

FINANCIAL IMPLICATIONS

N/A

APPLICATION PROCESS TIMELINE STATUS

The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to the complexity of the issues associated with the details of the recommended zoning. The applicant provided more accurate information on the requested exceptions later in the process.

SUPPORTING DOCUMENTATION

Document 1 Location Map

Document 2 Details of Recommended Zoning

Document 3 Conceptual Site Plan

Document 4 Consultation Details

DISPOSITION

City Clerk’s Branch, Council and Committee Services to notify the owner, Le St. Denis Limited, 17 Montcalm Street, Ottawa, ON K1S 0A2, applicant, Liff & Tolot Architects Inc., 83 Hinton Avenue North, Ottawa, ON K1Y 0Z7, OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5, 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.

Legal Services Branch to forward the implementing by-law to City Council.

LOCATION MAP DOCUMENT 1

DETAILS OF RECOMMENDED ZONING DOCUMENT 2

The property as shown on Document 1 will be rezoned from PU to R3 including the following zone requirement exceptions:

1. the property is considered one lot for By-law purposes.

2. permit a maximum density of 93 units per hectare.

3. section 6.24 does not apply.

4. the minimum distance between two exterior walls facing and parallel to each other of row dwelling houses is 1.8 metres.

5. despite clause 7.6(e), the minimum permitted rear yard depth for a row dwelling house is 4.5 metres.

6. despite clause 7.6(f), the minimum permitted interior side yard for a row dwelling house is 1.2 metres

7. despite clause 7.6(g), the minimum permitted exterior side yard for a row dwelling house is 4.3 metres.

8. despite clause 7.8(c), a minimum front yard of 0.0 metres is permitted for an apartment dwelling house.

9. despite clause 7.8(i), the maximum permitted building height for an apartment dwelling house is 12.8 metres.

10. clause 7.8(k) does not apply.

11. clause 6.10(b) does not apply.

12. despite subclause 6.14(a)(ii), the minimum parking requirement for an apartment building with shared vehicular passageways is 1 parking space per dwelling unit.

13. despite clause 6.14(h), a parking area may be located 2.0 metres from the street line on St. Denis Street, and 5.5 metres from the street line on Boudreau Street.

14. despite clause 6.14(j), parking spaces may be 2.6 metres in width, 5.2 metres in length, and 13.52 square metres in area.

CONCEPTUAL SITE PLAN DOCUMENT 3

CONSULTATION DETAILS DOCUMENT 4

NOTIFICATION AND CONSULTATION PROCESS

Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law amendments. A public meeting was also held in the community on October 29, 2007 with all concerned residents and the developer.

PUBLIC COMMENTS

Eighteen responses were received from the posting of the on-site sign. A summary of their comments and responses to their comments are presented below.

SUMMARY OF PUBLIC INPUT

The 18 respondents to the notification are not against the proposal but have the following concerns:

1. Comment: We are concerned with visitor parking spaces not being provided and the spill over onto residential streets.

Response: The Zoning By-law requires that 10 visitor parking spaces be provided for the apartment building use. The applicant is suggesting that no visitor parking spaces be provided since there is limited space on the lands. Each purchaser of the condominium apartment units will also have a choice of purchasing a parking space. The applicant/developer has indicated that the apartment building has bus service nearby and the future residents are within walking distance to shops, and amenities along Montréal Road. It is anticipated that several parking spaces will not be sold therefore making them available for visitors. There is also good on-street parking available on the surrounding local streets.

2. Comment: We are concerned that the apartment building may be for rental units and not condos.

Response: The applicant/developer has indicated that the apartment units will be sold as condominium dwelling units. An application for Condominium approval will be submitted in the near future for consideration.

3. Comment: Has the developer made a commitment to retain the existing trees and add new ones where possible?

Response: The applicant has been asked to provide a detailed inventory and assessment of the existing trees located on the subject property. It is through the Site Plan Control application process that we will require the retention and preservation of existing specific trees and other vegetation will be addressed.

The City will also require that new trees and fences be provided where needed. For any new developments, typically the building envelope is located in the central area of a property, therefore the periphery of properties is where there are possibilities to retain or enhance the vegetation.

4. Comment: Find that the proposed count of 69 dwelling units is a bit high for this neighbourhood. A lower unit count might be more appropriate.

Response: The proposed density increase is moderate. The proposed reuse of the existing building for apartments and the construction of new row dwelling houses will allow a more denser and compact form of residential development that is more in keeping with the intent of the City Council Approved Official Plan policies for residential intensification.

5. Comment: Concerned about the removal of the existing play structure located in the former school yard. Will there be any upgrades to the park located next door to the west?

Response: At the public meeting held in the community on October 29, 2007, representatives from the City’s Parks and Recreation Branch were on hand to make a presentation on the proposed improvements to Nault Park and answer any questions from the public. Staff indicated that a redevelopment plan for the park is now underway and that the following changes will likely be planned:

1. The existing play structure cannot be retained since it does not meet the current CSA standards, therefore is proposed to be replaced.

2. The wading pool is very close to the boundary line of the subject property. It is proposed to replace the wading pool with a new water play vortex spray facility in a more appropriate location in the park.

3. It is also proposed to have a condition included in the future Site Plan Control agreement to designate the 5% Cash-in-Lieu of Parkland to be directed to the redevelopment of Nault Park.

PUBLIC MEETING COMMENTS

Approximately 25 people attended the public meeting held in the community on October 29, 2007. In addition to the concerns brought forward and noted in the above SUMMARY OF PUBLIC INPUT, two new additional concerns were raised at this public meeting and are summarized below.

1. Comment: The water pressure is already very low in the area. Will this development have an impact on our neighbourhood?

Response: The City’s Infrastructure Branch has indicated that there is good water pressure in the area and that the proposed development will not have an impact on the future water pressure.

2. Comment: Some basement flooding occurred in some households along St. Denis Street in 2006. We are concerned that this development may make things worse.

Response: The City’s Infrastructure Branch has indicated that there is no recent history of flooding in the area. The piping is adequately sized and the present storm interceptor close by would indicate that there should be no issues with servicing the new project.

COUNCILLOR’S COMMENTS

Councillor Georges Bédard is aware of this application.

COMMUNITY ORGANIZATION COMMENTS

No responses were received.