9. ZONING - 1751 RUSSELL ROAD AND 1740 ST. LAURENT BOULEVARD

ZONAGE - 1751, CHEMIN RUSSELL ET 1740, BOULEVARD ST LAURENT

Committee recommendations

(This application is subject to Bill 51)

That Council:

1. Approve an amendment to Zoning By-law 2008-250 to rezone the property at 1740 St. Laurent Boulevard and 1751 Russell Road from AM (Arterial Mainstreet) and AM1 (Arterial Mainstreet subzone) to AM[***] (Arterial Mainstreet Exception Zone) as detailed in Document 2;

2. Approve an amendment to Zoning By-law 2008-250 to rezone the property at 1751 Russell Road from AM (Arterial Mainstreet) to R5B[***] (Residential Fifth Density Exception subzone) as detailed in Document 2;

3. Approve an amendment to the former City of Ottawa Zoning By-law to change the zoning of 1740 St. Laurent Boulevard from CD2 F(1.0) (District Linear Commercial subzone) and CD4 F(1.0) (District Linear Commercial subzone) to CD2[***] F(2.0) (District Linear Commercial Exception subzone) as detailed in Document 2; and

4. Approve an amendment to the former City of Ottawa Zoning By-law to change the zoning of 1751 Russell Road from CD2 F(1.0) (District Linear Commercial subzone) to R6A[***] F(2.5) (High Rise Apartment Exception subzone) as detailed in Document 2.

RecommandationS du Comité

(Cette demande est assujettie au Règlement 51)

Que le Conseil :

1. approuve une modification au Règlement de zonage 2008-250 visant à changer la désignation de zonage du 1740, boulevard St-Laurent et du 1751, chemin Russell « d’artère principale » [***] et de « sous-zone d’artère principale » à « zone d’exception d’artère principale » comme il est précisé dans le document 2;

2. approuve une modification au Règlement de zonage 2008-250 visant à changer la désignation de zonage du 1751, chemin Russell « d’artère principale » à « zone résidentielle de densité 5 (R5B) » [***]comme il est précisé dans le document 2;

3. approuve une modification au Règlement de zonage de l’ancienne Ville d’Ottawa en vue de remplacer les zonages CD2 F(1.0) (rue commerçante de district) et CD4 F(1.0) (rue commerçante de district) à l’égard du 1740, boulevard St-Laurent par un zonage CD2[***] F(2.0) (rue commerçante de district, exception) comme il est précisé dans le document 2;

4. approuve une modification au Règlement de zonage de l’ancienne Ville d’Ottawa en vue de remplacer le zonage CD2 F(1.0) (rue commerçante de district) à l’égard du 1751, chemin Russell par un zonage R6A[***] F(2.5) (zone de tour d’habitation, assortie d’une exception) comme il est précisé dans le document 2.

Documentation

1. Deputy City Manager, Planning, Transit and the Environment report dated 23 July 2008 (ACS2008-PTE-PLA-0169).

2. Extract Draft Minutes, 18 August 2008.

Report to/Rapport au:

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

23 July 2008 / le 23 juillet 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

Alta Vista (18)

Ref N°: ACS2008-PTE-PLA-0169

SUBJECT:	ZONING - 1751 Russell road and 1740 st. laurent boulevard (FILE NO. D02-02-08-0024)

OBJET:	ZONAGE - 1751, CHEMIN RUSSELL ET 1740, BOULEVARD ST‑LAURENT

REPORT RECOMMENDATION

That the Planning and Environment Committee recommend Council:

RECOMMANDATION DU RAPPORT

Que le Comité de recommande au Conseil :

1. d’approuver une modification au Règlement de zonage 2008-250 visant à changer la désignation de zonage du 1740, boulevard St-Laurent et du 1751, chemin Russell « d’artère principale » [***] et de « sous-zone d’artère principale » à « zone d’exception d’artère principale » comme il est précisé dans le document 2;

2. d’approuver une modification au Règlement de zonage 2008-250 visant à changer la désignation de zonage du 1751, chemin Russell « d’artère principale » à « zone résidentielle de densité 5 (R5B) » [***]comme il est précisé dans le document 2;

3. d’approuver une modification au Règlement de zonage de l’ancienne Ville d’Ottawa en vue de remplacer les zonages CD2 F(1.0) (rue commerçante de district) et CD4 F(1.0) (rue commerçante de district) à l’égard du 1740, boulevard St-Laurent par un zonage CD2[***] F(2.0) (rue commerçante de district, exception) comme il est précisé dans le document 2;

4. d’approuver une modification au Règlement de zonage de l’ancienne Ville d’Ottawa en vue de remplacer le zonage CD2 F(1.0) (rue commerçante de district) à l’égard du 1751, chemin Russell par un zonage R6A[***] F(2.5) (zone de tour d’habitation, assortie d’une exception) comme il est précisé dans le document 2.

EXECUTIVE SUMMARY

Assumptions and Analysis:

The subject property is a through lot with frontage on both Russell Road and St. Laurent Boulevard. The property has 30 metres of frontage along Russell Road and 90 metres of frontage along St. Laurent Boulevard. The property is irregular in shape with an area of 3.48 hectares.

The applicant is proposing to amend the current zoning to allow for future developments on the east and west portions of the property independent of one another. The east half of the property would consist of a range of uses consistent with the Arterial Mainstreet and Employment Area Designations. The west half of the site would permit a range of residential uses which is consistent with the General /Urban Area designation. The development of the western portion will be implemented through a site-specific residential zone.

The Department has reviewed the proposal and is recommending approval as it conforms to the overall policy directions of the Official Plan, while providing for an appropriate form of residential intensification and employment generating uses.

Financial Implications:

N/A

Public Consultation/Input:

Comments were received from the public regarding this application as a result of the required circulation. The comments identified an increase in traffic as a result of the development as a primary concern.

RÉSUMÉ

Hypothèses et analyse :

La propriété en question est un terrain transversal dont la façade donne sur le chemin Russell et sur le boulevard St-Laurent. La façade de la propriété fait 30 mètres le long du chemin Russel et 90 mètres le long du boulevard St-Laurent. La propriété a une forme irrégulière et une superficie de 3,48 hectares.

Le requérant propose qu’une modification au zonage actuel soit apportée afin de permettre des développements futurs sur les portions est et ouest de la propriété, de façon indépendante l’une de l’autre. La moitié est de la propriété consisterait en une variété d’usages en accord avec les désignations d’artère principale et de secteur d’emploi. La moitié ouest du site permettrait une utilisation résidentielle en accord avec la désignation de secteur urbain général. Le développement de la portion ouest sera effectué en vertu d’une zone résidentielle propre à l’emplacement.

Le service a examiné la proposition et recommande son approbation puisqu’elle est conforme aux orientations globales des politiques du Plan officiel et permet une forme appropriée d’utilisations de densification résidentielle et de création d’emplois.

Répercussions financières

S.O.

Consultation publique / commentaires

Des commentaires ont été envoyés par des membres du public concernant la présente demande en raison de la circulation en vigueur. Selon ces commentaires, la préoccupation principale serait liée à une augmentation de la circulation en raison des travaux d’aménagement.

BACKGROUND

The subject property is a through lot with frontage on both Russell Road and St. Laurent Boulevard. The property has 30 metres of frontage along Russell Road and 90 metres of frontage along St. Laurent Boulevard as shown on Document 1. The property is irregular in shape with an area of 3.48 hectares.

The subject property currently contains five buildings. The two buildings on the eastern portion of the site (gas bar and restaurant) that front onto St. Laurent Boulevard are to be retained. The remaining buildings on the western portion of the property are to be demolished and replaced with new structures. Surface parking is available for all the buildings and uses on-site. Access to the site is available from both Russell Road and St. Laurent Boulevard.

Development along St. Laurent Boulevard comprises of a variety of commercial, office and retail uses. Properties along Russell Road accommodate a variety of residential dwellings, a health centre and a hydro switching station. A fire station and training centre abuts the property to the north.

Purpose of Zoning Amendment

The application is required to facilitate the redevelopment of the east and west portions of the site. For the western portion of the site fronting onto Russell Road, the application proposes the construction of a Planned Unit Development (PUD) as shown on Document 4. The PUD development would consist of 12 townhouse units and four apartment buildings ranging in height from eight to 13 storeys. Both surface and underground parking spaces would be provided for the PUD. The amendment would introduce residential zoning designations within both applicable Zoning By-laws.

For the eastern portion of the property fronting on St. Laurent Boulevard, a range of commercial, office, retail and warehouse and storage uses are proposed. The preferred development scenario for the eastern portion of the site includes an office tower along with the existing gas bar and restaurant. An alternative development being considered by the applicant is to construct a warehouse in place of the office tower. At this point, the intent is for the warehouse use to provide storage for the Museum of Science and Technology located opposite the site on St. Laurent Boulevard.

Existing Zoning

City of Ottawa By-law 2008-250

Under Zoning By-law 2008-250 the subject properties are zoned as AM (Arterial Mainstreet) and AM1 (Arterial Mainstreet subzone) as shown on Document 1. The AM Zone permits a wide variety of uses including institutional retail, office, residential (medium and high-density), restaurant and automotive uses. Outdoor storage is permitted subject to location and screening conditions. Warehousing is not permitted in the AM Zone or subzones.

The AM1 Zone permits the same range of uses and further specifies that only 50 per cent of the permitted floor space index (FSI) may be used for non-residential uses. The development does not propose any residential uses for the east side of the property.

Former City of Ottawa By-law 93-98

The subject site is currently zoned CD2 F(1.0) (District Linear Commercial subzone) and CD4 F(1.0) ( District Linear Commercial subzone) as shown on Document 1. Both zones permit a variety of commercial, retail and service uses but do not permit a warehouse or residential uses. As well, both zones have a maximum Floor Space Index (FSI) of 1.0.

Proposed Zoning

City of Ottawa By-law 2008-250

For the eastern portion of the property the application proposes an AM[***] Arterial Mainstreet Exception Zone. The proposed zoning would permit the full range of commercial, retail and residential uses outlined. The amendment would introduce site-specific modifications to allow for warehousing as a permitted use and an increase in height for an office tower.

For the western portion of the property, the application proposes a change in zoning to R5B[***] a Residential Fifth Density Exception subzone.

Former City of Ottawa By-law

The application proposes a CD2[***] F(2.0) District Linear Commercial Exception subzone for the eastern portion of the property. The application also proposes an increase in the Floor Space Index from 1.0 to 2.0.

The western portion of the site is to be rezoned to R6A[***] F(2.5) a High Rise Apartment Exception subzone which permits residential uses such as a Planned Unit Development. The amending by-law will introduce site-specific performance standards to regulate maximum height, required yards, parking and landscaping. The application also proposes an increase in the Floor Space Index from 1.0 to 2.5.

DISCUSSION

Official Plan

The subject property falls within two land use designations within the Official Plan. The western portion of the site is designated as General Urban Area and the eastern portion of the site is designated as Employment Area. As well, St. Laurent Boulevard is designated as an Arterial Mainstreet. Although considered as one consolidated property for the purpose of the application, the proposed amendment would treat each half of the site consistent with the land use designations and policies that apply.

With respect to the western half of the property, the General Urban Area encourages the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstance in combination with conveniently located employment, service, leisure, entertainment and institutional uses. When considering a proposal for residential intensification in the General Urban Area, the City will recognize the importance of new development relating to existing community character, general compatibility, the contribution towards the maintenance and achievement of a balance of housing types and assess ground-oriented multiple housing forms as one means of intensifying established low-rise residential communities.

To respect the existing low profile residential development to the south, the concentration of height and bulk is towards the northern limit of the property thereby separating the mass and volume of the development from the abutting residential development. As well, as the grade of the western half of the property is lower than the lands to the south, an increase in height is appropriate for the property as potential impacts to the existing residential area will be minimal. Design details addressing landscaping, screening and the pedestrian environment will be implemented through a future application for Site Plan Control, which will mitigate any potential impacts to the community. Furthermore, the proposed development would introduce new housing forms in the area further strengthening the supply and variety offered in the community.

With respect to the eastern half of the property, Arterial Mainstreets are intended to provide a mix of uses including commercial, employment and residential, with the Employment Area designation intended to ensure that over the long-term, sufficient areas of land are reserved for places of economic activity which includes uses such as offices, manufacturing, warehousing and research and development. Employment Areas are designed to enable a variety of functions through the implementing zoning to allow for a range of uses from heavy industrial to prestigious uses.

The proposed development would include a range of uses such as office, warehousing and retail, which creates employment opportunities for the community in a manner consistent with the vision for Arterial Mainstreets and Employment Areas. 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 storeys being considered acceptable along Arterial Mainstreets. Greater building heights may be considered in a circumstance in which the proposed building heights provide a transition between existing buildings where the application of the provisions of Section 2.5.1 and 4.11; which address compatibility apply.

The increase in height to permit an office tower is appropriate for the site as the greater height would transition upwards moving away from the Arterial Mainstreet thereby reducing impacts on the street level and pedestrian environment.

The proposed use of a stand-alone office tower is also consistent with the long-term vision of the Employment Area designation by preserving an area for employment-generating uses. Existing complimentary commercial and retail uses on the subject property contribute to and support the eastern portion of the site as a long-term employment area. As well, the implementing amendment will continue to support the full range of uses envisioned within this land use designation. Warehousing would be considered a transitional use to be permitted on the eastern portion of the property that would still generate moderate employment opportunities consistent with the policies of the Plan.

Compatibility Considerations

When considering a proposal for intensification through infill or redevelopment the Official Plan requires that the City recognize the importance of relating new development to existing community character so that it will enhance and build upon desirable established patterns and built form. The policies of Section 2.5.1 and Section 4.11 address compatibility considerations.

Section 2.5.1

Section 2.5.1 of the Plan provides guidance with respect to achieving development that is compatible. Section 2.5.1 establishes that compatible development does not necessarily mean the same as or similar to existing buildings, but development that enhances an established community and coexists with minimal negative effect. The proposed mixed-use development with separate identifiable elements is considered to fit well within the physical context and function of the immediate area while advancing applicable land use designation policies.

Section 2.5.1 further sets out broad design objectives as qualitative statements on how the City will influence the evolution of the built environment and are applicable to all land use designations. Design principles dealing with elements such as quality and character of spaces, and integrated development are further established to describe how the City will achieve the design objectives, with acknowledgment that not all the design objectives may be achieved or are achievable. The objectives most applicable to the application address enhancing the sense of community, having new development respect the character of existing areas and defining quality public and private spaces through development.

The first design objective to enhance a sense of community is being achieved by infilling a large vacant site that now breaks the built form and functional continuity along Russell Road by introducing a built element. The subject site currently exists as an undeveloped property exhibiting potential for redevelopment at an intensity that will support the objectives of the Plan for Mainstreets and the General Urban Area.

The second design objective is focused on development complementing the massing pattern, rhythm, character and context of the area. The proposed development on the west half of the property respects the existing residential development by transition downwards in height to the south along with taking advantage of differences in grade to minimize potential impacts. As well, moving towards Russell Road there is a further transition from high profile to low profile residential uses respecting the existing residential form and streetscape.

Section 4.11

Section 4.11 sets out objective criteria to evaluate compatibility with respect to more traditional planning considerations dealing with matters including but not limited to traffic, parking, building height and massing and the pattern of surrounding development. The following is an analysis of the applicable criteria set out in Section 4.11 which demonstrates that the development to be permitted under the recommended zoning satisfies the compatibility tests of the Plan while in a form that does not result in adverse impacts.

Traffic and Access

Access to each half of the property will be independent from each other. The western portion of the site will be accessed from Russell Road with the eastern portion of the site accessed from St. Laurent Boulevard. There will be a pedestrian linkage between to two halves to provide access to public transit and local amenities.

Parking

The application proposes individual parking areas for each half of development. The residential component on the west half of the site will have both surface and underground parking available. The east half of the site will have surface parking as well. There are no modifications proposed to the minimum parking required for any use. A minimum of 50 visitor parking spaces will be required for the Planned Unit Development.

Height and Massing

New buildings are to have regard to the context of the area, including the height and massing of adjacent buildings. The context of the surrounding area varies along each abutting property limit and land use designation. As the site is currently vacant with no structures, the opportunity exists to allow for transitions in height respecting the variations of the surrounding area and land uses, which may support an increase in height without creating adverse impacts. The highest apartment buildings would be located along the northerly side yard of the property where they do not abut any residential uses. The buildings would reduce in height moving downwards towards Russell Road from 12 to eight storeys, eventually transitioning to townhouse units. Towards the southerly side yard building heights would decrease from 13 to eight storeys as well. However with the existing grade difference along the southern lot line, the effective height and massing of the eight-storey building will be reduced.

Pattern of the Surrounding Community

The pattern of the surrounding community contains a diverse mix of land uses and building forms consisting of a high profile office tower and lower profile linear commercial and retail uses moving toward the intersection of Industrial Avenue and St. Laurent Boulevard. To the west the pattern of low profile commercial development continues with a dense housing complex fronting onto Russell Road. The proposed residential development will appropriately reduce in height moving towards the established residential area and the lower profile development along Russell Road.

Details of Proposed Zoning By-law Amendment to By-law 2008-250

Increase in Height

To implement the proposed development as shown on Document 4, an increase in the maximum height permitted is required for both the proposed AM and R5B Exception Zones. The east half of the site would permit a maximum height of 50.0 metres (13 storeys) for an office tower whereas the current limit is 25.0 metres. The increase in height would accommodate a typical office building design, which traditionally has a floor to ceiling height greater than that of a residential building consisting of the same number of storeys. The increase in height is considered appropriate to allow for an increased level of development for employment generating uses. The west half of the site would require a maximum height of 44.0 metres (13 storeys) to implement a mid-high rise apartment building.

Warehouse Use Regulations

To mitigate any potential impacts from a warehouse use, specific yard and landscaping requirements have been included in the amending by-law.

Details of Proposed Zoning By-law Amendment to the former City of Ottawa Zoning By-law

Increase in Height

Under the former City of Ottawa Zoning By-law, maximum height is not regulated but rather indirectly controlled through the maximum Floor Space Index (FSI). As a result, an amendment to the maximum permitted height is not required for the proposed R6A subzone.

Increase in Floor Space Index

Under the former City of Ottawa Zoning By-law, the subject property has a maximum floor space index of 1.0. As the development proposal call for individual developments on the west and east side of the property, an increase in the FSI is required due to the reduced lot areas and design proposals. On the western side of the property an increase in FSI from 1.0 to 2.5 is proposed. On the eastern side of the property an increase in FSI from 1.0 to 2.0 is proposed as well.

Warehouse Use Regulations

To mitigate any potential impacts from a warehouse use, specific yard and landscaping requirements have been included in the amending by-law.

ENVIRONMENTAL IMPLICATIONS

A Phase II Environmental Site Assessment (ESA) was submitted with the application. As a result of previous and current uses on the site (former surface parking lot and current gas station) the mandatory filing of a Record of Site Condition (RSC) will be required as per Ontario Regulation 153/04 through the conditions of the related application for Site Plan Control.

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 received two letters in opposition to this application. A summary of the comments received is included in Document 4 – Consultation Details.

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 additional time required to refine the concept plan and address engineering considerations.

SUPPORTING DOCUMENTATION

Document 1 Location Map

Document 2 Details of Recommended Zoning

Document 3 Concept Site Plan

Document 4 Consultation Details

DISPOSITION

City Clerk’s Branch, Council and Committee Services to notify the owner, Denis Archambeault, Waterbrook Condos Inc., 1885 St. Louis Street, Gatineau, QC, J8T 6G4, applicant, Miguel Tremblay, FoTenn Consultants Inc., 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

Proposed changes to By-law No. 2008-250:

1. The properties known municipally as 1751 Russell Road as shown as Area A on Document 1, are rezoned from AM (Arterial Mainstreet) to R5B[***] (Residential Fifth Density Exception subzone).

2. The properties known municipally as 1751 Russell Road and 1740 St. Laurent Boulevard, as shown as Area B on Document 1, are rezoned from AM (Arterial Mainstreet Zone) and AM1 (Arterial Mainstreet subzone) to AM[***] (Arterial Mainstreet Exception Zone).

3. A new exception, number [***], will be added to Section 239 including the following provisions:

Exceptions for the R5B[***]

Despite Section 6, Table 164A:

i) Conditional Uses - None

ii) Minimum Lot Width – 30.0m

iii) Minimum Lot Area – 13,600m²

iv) Maximum Building Height - Apartment Dwelling, mid-high rise 44 metres

v) Minimum Front Yard set back – 18.0m

vi) Minimum Rear Yard set back – 3.0m

vii) Minimum Northerly Interior Side Yard set back – 0.0m

viii) Minimum Southerly Interior Side Yard set back – 2.0m

Despite Part 5, Table 131:

i) A minimum of 50 visitor parking spaces shall be provided for a Planned Unit Development

4. A new exception, number [***], will be added to Section 239 including the following provisions:

Exceptions for the AM[***]

Despite Part 10, Table 185:

i) Additional Use Permitted – Warehouse

ii) Minimum Front Yard set back for a Warehouse – 75.0m from St. Laurent Boulevard

iii) Minimum Rear Yard set back for a Warehouse – 20.0m

iv) Minimum Width of Rear Yard Landscaped Area for a Warehouse – 3.5m

v) Minimum Width of Northerly Side Yard Landscaped Area for a Warehouse – 0.0m

vi) Minimum Width of Southern Side Yard Landscaped Area for a Warehouse – 2.5m

vii) Minimum Width of Landscaped Area (all other cases) – 2.0m

viii) Maximum Permitted Height – 50.0 metres

ix) Parking for a restaurant shall be provided at a rate of 6/100m2 of Gross Floor Area

Proposed changes to By-law No. 93-98 of the former City of Ottawa:

1. The properties known municipally as 1751 Russell Road as shown as Area A on Document 1, are rezoned from CD2 F(1.0) (District Linear Commercial subzone) to R6A[***] F(2.5) (High Rise Apartment Exception subzone).

2. The properties known municipally as 1751 Russell Road and 1740 St. Laurent Boulevard, as shown as Area B on Document 1, are rezoned from CD2 F(1.0) (District Linear Commercial subzone) and CD4 F(1.0) (District Linear Commercial subzone) to CD2[***] F(2.0) (District Linear Commercial Exception subzone).

3. A new exception, number [***], will be added to Table XV including the following provisions:

Exceptions for the R6A[***] F(2.5)

Regulations:

In the R6A[***] subzone, a Planned Unit Development is subject to the regulations as follows:

i) Minimum Lot Area – 13,600m²

ii) Minimum Lot Width – 30.0m

iii) Maximum Building Height - Apartment Dwelling, mid-high rise 44 metres

iv) Minimum Front Yard set back – 18.0m

v) Minimum Rear Yard set back – 3.0m

vi) Minimum Northerly Interior Side Yard set back – 0.0m

vii) Minimum Southerly Interior Side Yard set back – 2.0m

viii) A minimum of 50 visitor parking spaces shall be provided for a Planned Unit Development

ix) No Required Landscape Strip

4. A new exception, number [***], will be added to Table XV including the following provisions:

Exceptions for the CD2[***] F(2.0)

i) Permitted Use – Warehouse

ii) Minimum Front Yard set back for a Warehouse – 75.0m from St. Laurent Boulevard

iii) Minimum Rear Yard set back for a Warehouse – 20.0m

iv) Minimum Width of Rear Yard Landscaped Area for a Warehouse – 3.5m

v) Minimum Width of Northerly Side Yard Landscaped Area for a Warehouse – 0.0m

vi) Minimum Width of Southern Side Yard Landscaped Area for a Warehouse – 2.5m

vii) Minimum Width of Landscaped Area (all other cases) – 2.0m

viii) Parking for a restaurant shall be provided at a rate of 6/100m2 of Gross Floor Area

ix) Maximum Permitted Height – 50.0 metres

CONCEPT 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.

PUBLIC COMMENTS

Two letters were received in opposition as a result of the public circulation. The issues raised are summarized below along with a staff response.

1. Concerns were raised with respect to an increase in traffic as a result of the development.

Response:

Staff has reviewed the Traffic Impact Study and Traffic Brief submitted with rezoning application of 1740 St. Laurent Blvd. and 1751 Russell Road and have determined the impact of new site-generated traffic is relatively minimal, resulting in a 3.5 per cent to 5 per cent increase in total traffic entering the St. Laurent/Industrial intersection.

Future traffic conditions in 2010 (prior to site development) at signalized intersections within the study area are projected to operate at an acceptable Level of service ‘D’ or better, except for the St. Laurent/ Industrial/Innes intersection, which is projected to operate at an unsatisfactory LoS ‘E’ during weekday afternoon peak hour. At full site build-out (2010), all study area intersection would still operate at acceptably (LoS ‘D’ or better), except the St. Laurent/ Industrial/Innes intersection as stated above.

The proposed development is expected to generate 289 and 276 two-way auto vehicle traffic during the weekday morning and afternoon peak hours, respectively. The current zoning would have greater trip generation as compared to the above with 595 and 436 two-way auto vehicle traffic during the weekday morning and afternoon peak hours, respectively.

The traffic study submitted in support of the zoning change recommends the following measures be investigated in conjunction with the site plan application:

1. Signalization of the existing un–signalized site access;

2. Modification to eastbound to southbound right-turn lane configuration at St. Laurent/Innes/Industrial intersection to eliminate the existing southbound merge condition and a create a formal right-turn lane for site access purposes south of this intersection; and

3. Elimination of the existing southbound acceleration lane south of the existing driveway.

COUNCILLOR’S COMMENTS

Councillor Hume stated concerns with adding a warehouse as a permitted use and the potential land use conflicts with abutting residential properties.

Response:

As there are no firm commitments at this time to construct a warehouse on the subject lands, in an effort to mitigate any potential adverse impacts, minimum yard and landscaping requirements have been established in the Zoning By-law to appropriately buffer and screen any warehouse use from the existing residential areas. As well, any future development on the entire property will be subject to Site Plan Control at which time specific design details may be refined to further reduce any potential adverse impacts.