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6. ZONING
- 340 INDUSTRIAL AVENUE ZONAGE
- 340, aVENUE INDUSTRIAL |
Committee
recommendations
(This
application is subject to Bill 51)
That
Council:
1. Approve an amendment to Zoning By law
2008 250 to change the zoning of 340 Industrial Avenue from General Industrial
(IG3) to Residential Fifth Density Subzone A (R5A H27) as shown in Document 1.
2. Approve an amendment to the former
City of Ottawa Zoning By-law to change the zoning of 340 Industrial Avenue from
General Industrial (IG F1.0) to a Residential High-Rise Apartment Zone (R6A
(H27.0)) as shown 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 afin de changer la désignation
de zonage du 340, avenue Industrial de Zone industrielle générale (IG3) à Zone
résidentielle de densité 5, sous-zone A (R5A H27), comme il est indiqué dans le
Document 1.
2.
approuve
une modification au Règlement de zonage de l’ancienne Ville d’Ottawa afin de changer
la désignation de zonage du 340, avenue Industrial de Zone industrielle
générale (IG F1.0) à Zone résidentielle d’immeubles d’habitation de grande
hauteur (R6A (H27.0)), comme il est indiqué dans le Document 2.
Documentation
1. Deputy City Manager, Planning, Transit and the Environment report dated
1 October 2008 (ACS2008-PTE-PLA-0207).
2. Extract of Draft Minutes, 14 October
2008.
Report to/Rapport au:
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
October 1, 2008 / le 01 octobre 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, Planning
Branch/Direction de l’urbanisme
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATIONS
1.
Approve an amendment to Zoning By‑law 2008‑250
to change the zoning of 340 Industrial Avenue from General Industrial
(IG3) to Residential Fifth Density Subzone A (R5A H27) as shown in Document 1.
2.
Approve
an amendment to the former City of Ottawa Zoning By-law to change the zoning of
340 Industrial Avenue from General Industrial (IG F1.0) to a Residential
High-Rise Apartment Zone (R6A (H27.0)) as shown in Document 2.
RECOMMANDATION DU
RAPPORT
Que le Comité de recommande au Conseil :
1. d’approuver
une modification au Règlement de zonage 2008-250 afin de changer la désignation
de zonage du 340, avenue Industrial de Zone industrielle générale (IG3) à Zone
résidentielle de densité 5, sous-zone A (R5A H27), comme il est indiqué dans le
Document 1.
2. d’approuver
une modification au Règlement de zonage de l’ancienne Ville d’Ottawa afin de
changer la désignation de zonage du 340, avenue Industrial de Zone industrielle
générale (IG F1.0) à Zone résidentielle d’immeubles d’habitation de grande
hauteur (R6A (H27.0)), comme il est indiqué dans le Document 2.
BACKGROUND
The
subject property is a triangular piece of land, located south of Industrial
Avenue, west of Neighbourhood Way and backing onto a linear strip of City
parkland. Across Industrial Avenue and
Neighbourhood Way are industrial and commercial uses, including the Canada Post
sorting station and the Ottawa Train Yards Large Format Retail Centre. Further to the west of the subject site is
an established townhouse development and high rise apartment buildings.
The subject property is presently vacant and the proposed rezoning constitutes the second phase of development of the entire site. The townhouse development adjacent to the southwest represents the first phase and was built approximately 10 years ago. The applicant is requesting this rezoning to allow a nine-storey (27 metres) mid-high rise apartment building or retirement home having both underground and surface parking.
DISCUSSION
The Official Plan designates the subject property as Mixed Use Centre. Lands having this designation are intended to contain uses that are focal points of activity, both within the community and the city at large. They represent vibrant centres of activity, should be located near rapid transit and have a high potential to achieve compact and mixed-use development. Mixed Use Centres will contribute to the diversity of land use in the immediate area and foster the creation of vibrant areas of activity. Intensification within the city is to focus on nodes, such as Mixed Use Centres, to support the public transit system, to create an essential community focus and to minimize disruption in existing stable neighbourhoods. Mixed Use Centres are to be developed with transit supportive land uses, including offices, retail and entertainment uses, as well as high and medium density residential uses, including apartments and other multiple dwelling types at medium or high densities.
This Mixed Use Centre is starting to form and grow. Phase I of the Train Yards retail component is nearing completion with Phase II starting. In the future, approximately 93000 square metres of office developments are expected, as well as development in and around the train station to the north. The proposed rezoning to allow a mid-high rise apartment building will help to further develop and define this Mixed Use Centre. It is also in keeping with the policies of the Mixed Use Centre, as it will help provide the residential intensification at high densities, which are called for by the Official Plan. It will help create a more compact form of development that will allow people the opportunity to live and work in the Mixed Use Centre, thereby reducing the dependency on private vehicles and encouraging the use of other modes of transportation, such as walking cycling or public transit. In doing so, the proposed Zoning By law amendment also complies with policies 2.3.1 and 4.3 of the Official Plan, which encourages the use of alternative modes of transportation.
In addition to the policies in the Official Plan pertaining to Mixed Use Centres, the Official Plan also indicates that policies contained in Sections 2.5.1. and 4.11 are relevant to address issues of compatibility. These policies relate to providing compatible development within existing and new neighbourhoods and help reinforce the City's goal of directing intensification to areas within the urban area, in an effort to restrict sprawl and promote the efficient use of existing services. Approval of the rezoning as proposed helps satisfy these policies, as it makes efficient use of a presently vacant parcel of land and the existing City services.
Policies contained in Section 2.5.1 and 4.11 of the Official Plan also confirm that compatible development does not necessarily mean development that is identical to abutting uses (e.g. townhouses) but development that can be constructed to fit within the existing community and built environment with no significant adverse impact. The Department notes that to the south, opposite the adjacent townhouse development is a development containing three high-rise apartment buildings, each having a height of 18 storeys and an allowable height limit of 68 metres, which is two and a half times higher than the one proposed on the subject lands. It should also be noted that the current zoning on the subject property would allow a building with a height of 18 metres or six storeys. The building proposed for the subject property is to be located close to the intersection of Industrial Avenue and Neighbourhood Way. This will provide a separation distance of approximately 40 metres from the existing townhouse development. As such, the extra three stories in height requested by this proposal are not considered to result in a significant privacy impact on the neighbouring townhouse development. As well, since the proposed building is located to the north of the townhouses, there will be no shadowing impact on that development. Through the Site Plan Control Approval Process, the proposed development will be significantly landscaped to help mitigate any visual impact at ground level. Given the foregoing, it is the Department's position that the proposed development will be compatible with surrounding land uses.
In addition to the above, the City's Official Plan indicates that developments with the potential to generate significant amounts of traffic should be located on Arterial or Major Collector Roadways. The subject property abuts such a road, Industrial Avenue and through a traffic analysis prepared by the applicant and reviewed by City Staff to evaluate the resulting traffic impact, staff have determined that the impact of new site-generated traffic can be accommodated on the existing road network. The proposed development is only expected to generate between 97 and 123 vehicle trips during the weekday morning and afternoon peak hours, respectively. This equates to a two per cent to five per cent increase in total traffic entering the Alta Vista/Industrial and Trainyards/ Industrial Intersections. Required roadway modifications, such as the construction of sidewalks or a change in Signal Timing at Industrial Avenue and Alta Vista Drive would be addressed through the Site Plan Control Process. In comparison, the current zoning would allow a development (e.g. building materials yard with some offices and a restaurant) having a greater trip generation as compared to the above; with up to 436 and 549 vehicle trips during the weekday morning and afternoon peak hours, respectively.
Given the foregoing, it is the Department's position that the proposed development satisfies the policies in the City's Official Plan related to Mixed Use Centres and compatibility and will result in a development that will complement the existing character of the surrounding area.
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. Twenty-four individual comments were received with 23 of them citing concerns regarding the proposal. One letter signed by eight residents was also received. A public meeting was also held in the community by the Ward Councillor, which was attended by 32 people. Fourteen comments were received, all stating concerns to the proposed development. Concerns expressed as part of the public meeting were similar to those expressed through the City’s Notification process.
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 a need to hold a public meeting and to address engineering issues associated with the development.
SUPPORTING DOCUMENTATION
Document 1 Location Map for City’s Zoning By-law (2008-250) and former City of Ottawa Zoning By-law
Document 2 Consultation Details
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner, Riverstone Alta Vista Inc. 2001-210 Gladstone Avenue Ottawa, Ontario K2P 0Y6, 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
CONSULTATION DETAILS DOCUMENT
2
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. Twenty-four individual comments were received with 23 of them citing concerns regarding the proposal. One letter signed by eight residents was also received. A public meeting was held in the community by the Ward Councillor, which was attended by 32 people. Fourteen comments were received, all stating concerns to the proposed development.
SUMMARY OF PUBLIC INPUT
Reasons in opposition
1. The proposed development will block out the sun for the townhouse development to the southwest.
Response
The proposed building is located to the north of the existing townhouses and is not expected to have any significant shadowing effect on the townhouses to the south.
2. The proposed development will infringe upon the privacy of the townhouse development to the southwest.
Response
The proposed development is located approximately 40 metres from the townhouse development. It is the Department's position that this separation distance should mitigate against any privacy issues.
3. The proposed development will significantly impact the traffic situation along the surrounding streets.
Response
As indicated in this submission, the proposed development will not have a significant impact on the surrounding traffic situation as it will only result in a two to five percent increase in traffic at surrounding intersections. Any required modifications to the existing roadways, such as the construction of sidewalks or the installation of traffic lights, will be addressed through the Site Plan Control Approval Process.
4. There are already enough rental units in the area, we don't want this to be a rental development.
Response
The proposed rezoning does not relate to the tenure of the proposal and the City has no ability to dictate if a development is rental or owner occupied.
5. The proposed development will adversly affect the value of our property.
Response
The Department has no evidence that the proposed development will lower the property values of any surrounding property.
6. These lands would be better used as a park, a community centre or a library.
Response
The lands are privately owned and the City can not dictate that a private property owner develop a public use.
7. This proposal will result in an increase of criminal activity in the area.
Response
There is no evidence that the proposed development will result in an increase in criminal activity in the area.
8. This proposal will result in an increase in noise from the adjacent linear park.
Response
While it is expected that the proposed development may result in an increased use of the adjacent linear park, there is no evidence that noise would increase to undesirable levels.
9. If this nine storey building is permitted, others will follow in this area.
Response
Through this submission, the Department has provided a planning argument as to why this application should be approved. Any future applications for different properties must be evaluated on their own merit.
10. This proposal will cause more polution in the area.
Response
It is not anticipated that the proposed development will result in more polution than would be expected from an industrial uses allowed under the present zoning.
11. Nine storeys is too high, the surrounding buildings are not that high.
Response
As stated in this submission, the proposed development is located in an area having an Official Plan designation of Mixed Use Area, which anticipates mid-high rise residential development. As well, the subject property is separated from the adjacent townhouse devlopment by approximately 40 metres and the high rise apartment buildings located to the south are twice as high as the proposed building.
12. Residential units are not appropriate for Industrial Avenue, which is a very busy road.
Response
As anticipated by the Official Plan and stated in this submission, high-density residential development is appropriate along an Arterial Roadway, such as Industrial Avenue.
13. Approval of this proposal is not in the best interests of the community.
Response
As stated in this report, approval of the proposed Zoning By-law Amendment satisfies the policies of the City's Official Plan, which has been passed by City Council to guide development so that it is in the best interst of the community.
14. Approval of this application will make the surrounding on-street parking situation even worse.
Response
The applicant is proposing to provide parking in accordance with the City's Zoning By-law requirements. As a result, the proposal is not expected to worsen the on-street parking situation.
15. The proposed development will result in the loss of greenspace and there is so little in the area.
Response
While the subject property is vacant, it is zoned for development and is not a City park. The Cancer Survivior Park is located next to the site, opposite Alta Vista Drive and Coronation Park is located immediately to the south, across Neighbourhood Way.
16. The increase to traffic is a threat to pedestrian safety.
Response
Through the Site Plan Control Approval process, sidewalks will be installed on the surrounding streets, such as Industrial Avenue and Neighbourhood Way, to increase pedestrian safety.
17. We need traffic lights at Neighbourhood Way and Industrial Avenue.
Response
Should this rezoning be approved, the need for traffic lights at Neighbourhhood Way will be addressed through the Site Plan Control Process, if warranted as a result of this development.
June 10, 2008 - PUBLIC MEETING COMMENTS
The comments provided at the public open house were similar to those provided through the City’s notification process. As well, more comments relating to Site Plan issues (e.g. landscaping, lighting, site access) were received from the public meeting. These issues will be dealt with as part of the Site Plan process.
COUNCILLOR’S COMMENTS
Councillor Peter Hume is aware of the application.