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4. ZONING
- 1554 CARLING AVENUE ZONAGE
- 1554, AVENUE CARLING |
Committee recommendation
(This application is subject to Bill 51)
That Council
approve an amendment to the former City of Ottawa Zoning By-law to change the
zoning of 1554 Carling Avenue from CE3[351] F(1.0) Sch. 68 to CE3[***] F(2.5) and an amended Schedule
68 as detailed in Document 2.
Recommandation du Comité
(Cette demande est assujettie
au Règlement 51)
Que le
Conseil approuve une modification au Règlement de zonage de l'ancienne Ville
d'Ottawa, de manière à faire passer le zonage du 1554, avenue Carling de
CE3[351] F(1.0) Sch. 68 à CE3[***]
F(2.5), et de manière à modifier l'annexe 68, tel qu'exposé en détail dans le
Document 2.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 11 March 2008 (ACS2008-PTE-PLA-0066).
Report to/Rapport au:
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
11 March 2008 / le 11 mars 2008
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
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former City of Ottawa Zoning By-law to change the zoning of 1554 Carling Avenue from CE3[351] F(1.0) Sch. 68 to CE3[***] F(2.5) and an amended Schedule 68 as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d'approuver une modification
au Règlement de zonage de l'ancienne Ville d'Ottawa, de manière à faire passer
le zonage du 1554, avenue Carling de CE3[351] F(1.0) Sch. 68 à CE3[***] F(2.5), et de manière à modifier
l'annexe 68, tel qu'exposé en détail dans le Document 2.
BACKGROUND
The
subject property is located on the south side of Carling Avenue immediately
west and north of the Highway No. 417 overpass between Churchill Avenue North
and Saigon Court. The property is
irregular in shape (triangular) with frontage along Carling Avenue as shown on
Document 1.
The
subject property is 7862 square metres in area with 116.35 metres of frontage
along Carling Avenue and is currently vacant. The properties along the south
side of Carling Avenue between Churchill Avenue North and Saigon Court are
zoned Employment Center while the lands along the north side are zoned
Employment Centre and District Linear
Commercial. The area contains a variety
of existing commercial, office, and retail uses within stand alone and mixed
use buildings. Lands on the south side
of Carling Avenue between Churchill Avenue North and the subject site allow for
maximum building heights ranging from 26 to 31 metres and a maximum floor space
index ranging from 1.0 to 1.5. Lands on
the north side of Carling Avenue in the same area allow for maximum building
heights ranging from 18 to 26 metres and allow for a maximum floor space index
ranging from 1.0 to 2.0.
Purpose of
Zoning Amendment
The subject rezoning application has been submitted to accommodate the construction of a six‑storey mixed-use building on the subject property. The proposed building will consist of office, retail and self-storage uses. For the purposes of the By-law a self-storage facility is included within the definition of a warehouse which is not permitted under the current zoning. An amendment to the existing zoning is required to establish site-specific zone provisions to permit a warehouse, to modify permitted heights, parking and loading requirements, to increase the allowable floor space index and to implement certain design objectives of the Official Plan.
The subject property is currently zoned “Employment Centre” CE3[351] F(1.0) Sch. 68. The CE3 Zone permits limited residential uses and a range of retail and commercial uses. Special Exception – 351 provisions permits dwelling units and requires that a storage area be located within the principle building. The maximum building height is limited by Schedule 68 to a height of 22 metres on the northern portion of the site and 30 metres on the southern portion. Lastly, the subject property has a maximum floor space index of 1.0.
The application proposes a change in zoning to a new “Employment Centre” CE3 Special – Exception Zone, with a floor space index of 2.5. The height limits for the property as shown on Schedule 68 would be amended to create a uniform maximum height limit of 30 metres over the entire subject property. The application would maintain the existing provisions of Special Exception – 351 and introduce additional site-specific provisions that would allow an additional permitted use of a warehouse (self-storage facility), allow for a minimum 0.0-metre front yard setback, allow a reduction in the minimum required parking for a warehouse (self-storage facility) and establish new loading requirements for the entire building.
DISCUSSION
The subject property is designated as Arterial
Mainstreet in the Official Plan.
Arterial mainstreets are intended to provide a mix of uses including
commercial, employment and residential.
The proposed development with retail, office
and a self-storage facility that provides a service to the community conforms with
the direction provided for Arterial Mainstreets to have a mix of uses.
The Plan further identifies mainstreets as
offering some of the most significant opportunities for the City to achieve its
intensification objectives and for arterial mainstreets to evolve over time
into more compact pedestrian and transit friendly places. In this regard the plan supports redevelopment
and infill to optimize the use of land through increased height and density
with heights up to eight stories being considered acceptable along Arterial
Mainstreets. The subject site currently exists as an
undeveloped property exhibiting potential for development at an intensity that
will support the objectives of the plan. The proposal to establish a uniform
height and to allow for an increase in density is supported by the Official
Plan polices for mainstreets.
Compatibility Considerations
To assist in ensuring compatibility, the Official Plan
in Section 2.5.1 sets out broad design objectives and principles to be applied
when evaluating an application for intensification and infill development. The
design objectives and principles speak to a number of considerations directed
to achieving compatibility in form and function between new developments and an
established area while allowing for flexibility and variety that is
complementary.
The proposal is consistent with the design objectives
of defining and creating quality public and private spaces through
development. The proposed footprint of
the building and implementing By-law will allow for a building to be placed
close to the street frontage. This
design will encourage a continuous street frontage along Carling Avenue as well
as allowing the building to screen surface parking located at the rear of the
building. Additional parking for the building will be located underground
further enhancing the public view onto the property.
In addition to Section 2.5.1, the Plan requires that
applications for development be assessed relative to the criteria set out in
Section 4.11. These deal with
compatibility considerations while Section 2.5.1 is focused on design and
contextual matters to ensuring compatibility.
The criteria set out in Section 4.11 may not apply and/or may be
evaluated and weighted on the basis of site circumstances. These criteria are more traditional planning
considerations dealing with concerns such as parking, access and built form
relationships.
The proposal has been assessed in the context of Section 2.5.1 and 4.11 of the Official Plan and staff is satisfied that the proposal appropriately responds to the relevant criteria. The proposed building design will be a good fit within the surrounding area and is not expected to create any undue adverse impacts. The implementing Zoning By-law will accommodate the proposed development with the Site Plan Control process providing the means to ensure that the development occurs within the objectives set out in the Official Plan.
The application proposes a change in zoning to a new “Employment Centre” CE3 Special Exception Zone, with a floor space index of 2.5 whereas 1.0 is permitted and a revised Schedule 68 to allow for a uniform height of 30 metres over the entire property whereas the current schedule limits the height to 22 metres on the northern portion of the property and 30 metres on the southern half of the property.
The application would maintain the existing provisions of Special Exception 351 and introduce additional site-specific provisions that would allow for a warehouse (self-storage facility) as an additional permitted use; allow a minimum 0.0‑metre front yard setback whereas the By-law requires 7.5 metres; establish a minimum parking requirement of eight parking spaces for a warehouse (self-storage facility) whereas the By-law requires one per 200 square metres of gross floor area; and introduce new loading requirement for the building. The following discussion elaborates on the specific modifications proposed.
Additional Permitted Use (Warehouse)
Currently the “Employment Centre”
CE3[351] F(1.0) Schedule 68 Zone
does not permit a warehouse (self-storage facility). Staff considers the additional use appropriate for the subject
property. The proposed self-storage
facility will service the immediate area, which is consistent with the Official
Plan policies for mainstreets to serve both the adjacent and larger
community. The provision of retail and
office uses as part of the project further advances the mixed use development
objectives of the Official Plan.
Reduced Front Yard Setback
To implement the design objectives of the Official Plan the application proposes a 0.0-metre front yard setback whereas 7.5 metres is required. This will allow the building to be brought close to the street thereby creating the desired streetscape along an Arterial Mainstreet, to be further enhanced with landscaping. Staff supports the proposed standard as it is consistent with the design objectives and policies of the Official Plan.
Increase in Height
As a result moving the footprint of the
building closer to Carling Avenue, and the setback limitations from the
Ministry of Transportation right-of-way, the potential building envelope for
the site has been reduced. In response,
the proposed building has been designed to the 30‑metre height limit
permitted for the southern portion of the site and is extending this height
into the area where a 22-metre height limit applies. To accommodate the
proposed building with a uniform height, the current height schedule
establishing two height limits for the site will be replaced with a revised
schedule. Staff are supportive of the
increase in height as no undue adverse impacts will result given the site’s
context.
Increase in Floor Space Index
The current floor space index (FSI) permitted
is 1.0. FSI is a ratio of the total
gross floor area of a building in relation to the area of the site. As noted previously, the Official Plan
supports increased density and height for arterial mainstreets to achieve
intensification objectives. The massing
and scale of the development proposed has been fully assessed with respect to
the compatibility considerations set out in the Official Plan and no
appreciable adverse impact have been identified. Staff therefore considers the
increased FSI to be appropriate and supportive of achieving development that
fits within the Policy framework of the Official Plan.
Parking Standard for a Self-Storage Facility
Staff recognizes that although the definition
of a warehouse includes a self-storage facility, the day-to-day operation and
parking demands are less than a typical warehouse. As a self-storage business
would not expect constant truck movement and staff changes that would require
higher amounts of parking, the application proposes to establish a new minimum
amount of required parking for the self-storage facility. Staff supports the new minimum parking
requirement, which would be tied to the self-storage facility use.
Loading Requirements
Specific loading standards are in place for
warehouse and office uses as per the applicable by-law provisions. As a self-storage facility is included
within the definition of a warehouse, the application proposes to introduce a
more appropriate loading standard for the entire mixed-use building that would
meet the demands of the self-storage, office and retails uses. The application proposes to provide two
external loading spaces for the entire building. The application also proposes a drive-in loading area that will
service the building as well. This area
can accommodate either a large single truck or multiple smaller trucks at any
one time in addition to the two external loading areas. Staff have no concerns with the new loading
standard which will satisfy the functional needs for the development.
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
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 additional time that was requied by the Ministry of
Transportaion to consult with the owner and discuss interests in the area with
respect to future road reconstruction and repairs.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Details
of Recommended Zoning
Document 3 Building
Profiles
DISPOSITION
City Clerk’s Branch, Council and Committee
Services to notify the owner, Dymon Capital Management, 380 Hunt Club Road,
Suite 105, Ottawa ON, K1V 1C1, applicant, FoTenn Urban Planners
and Designers,
223 McLeod Street Ottawa ON, K2P 0Z8, 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 following change in zoning will be made to all of the lands known municipally as 1554 Carling Avenue shown in Document 1.
- That the subject lands be rezoned from CE3[351] F(1.0) Sch. 68 to CE3 [***] F(2.5) Sch. 68.
- A new exception zone be added to Table XV with the following site specific uses and provisions for 1554 Carling Avenue:
Additional Permitted Uses:
- Warehouse
- Dwelling Unit
Provisions:
a. A minimum 0.0-metre front yard setback shall be permitted.
b. Notwithstanding Part III – Parking and Loading, the minimum parking requirement for a self-storage facility shall be 8 spaces.
c. Notwithstanding Table 104 and 106, a minimum of 2 loading spaces are required for the building.
d. Storage area must be located within the principle building
e. Maximum building height in accordance with Schedule 68.
- Schedule 68 be replaced with the amended Schedule as shown below.
BUILDING
ELEVATIONS DOCUMENT 3
