That the Planning and Environment Committee recommend Council approve an amendment to the former City of Ottawa Zoning By-law to change the zoning of 400, 402 and 404 MacKay Street from R5B-p H(11.0) (Low-rise Apartment Zone) to R5B-p H(12.2) [XX] (Low-rise Apartment exception zone) as shown on Document 1 and as detailed in Document 3.
Que le Comité de l’urbanisme et de l’environnement recommande au Conseil d’approuver une modification au Règlement de zonage de l’ancienne Ville d’Ottawa visant à faire passer la désignation de zonage des propriétés situées aux 400, 402 et 404, rue MacKay, de R5B-p H(11.0) (zone d’immeubles d’habitation de faible hauteur) à R5B-p H(12.2) [XX] (zone d’exception d’immeubles d’habitation de faible hauteur), comme l’illustre le document 1 et le précise le document 3.
The subject property is located on the northeast side of MacKay Street, north of Beechwood Avenue, in the New Edinburgh community. The property is zoned R5B-p H(11.0), which is a Low-rise Apartment subzone, allowing transitional parking, with a height limit of 11.0 metres. The property is 33.53 metres deep, with 12.19m of frontage along MacKay Street, and a lot area of 408.7 m2. A two-storey triplex currently occupies the site, with parking located in the rear.
The property to the west shares the R5B-p H(11.0) zone designation and contains a 2½ –storey triplex. The property to the east at the northeast corner of Beechwood Avenue and MacKay Street is zoned CN F(30) SCH 46,47, and contains a nine-storey retirement residence with ground floor commercial uses oriented to Beechwood Avenue, with a three-storey wing extending along MacKay Street. The properties across MacKay Street also share the R5B-p H(11.0) zone designation and are developed with a three-storey building.
The Applicant proposes to renovate and build additions onto the existing two-storey triplex to create 169 m2 of new office space, and to upgrade the existing three residential apartments. The proposed development will also include a ground floor library/resource centre associated with the office that would be publicly accessible. The proposed amendment would add “office” to the list of permitted uses in the R5B subzone, reduce the required aisle width from 6.7 m to 6.0 m, and permit a height limit of 12.2m for the central portion of the lot.
The elevations included with the Applicant’s submission depict a modern design that will complement the commercial buildings on the opposite side of MacKay Street, improve the appearance of the current building, and enhance the character of the neighbourhood.
COUNCIL APPROVED OFFICIAL PLAN
The subject property is designated General Urban Area on Schedule “B” Urban Policy Plan of the City Council Approved Official Plan. The General Urban Area designation permits the development of a wide range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, service, cultural, leisure, entertainment and institutional uses. The non-residential uses that are permitted in areas under this designation are aimed at satisfying the local, everyday needs of the residents, and direct those uses that also serve wider parts of the city to the edges of neighbourhoods along higher-order roads, where the needs of these land uses (such as car and truck access, and parking) can be more easily met, and impacts controlled.
The proposed development is consistent with the General Urban Area policies. The site is located on the edge of the residentially zoned lands in the neighbourhood, adjacent to a commercially zoned parcel that accommodates a seniors’ residence and retail uses within the Beechwood Avenue commercial main street area. The residential zoning and existing residential use of the building will be maintained through the retention of the three residential units. The additional permitted use will be limited to an office use and will not result in extending the commercial zoning along Beechwood Avenue down Mackay Street. The office use to be permitted will be limited in area and will only be permitted in a building accommodating three dwelling units.
The proposal is in keeping with the intent of the Official Plan to permit lower-impact commercial uses on local streets in residential areas and serves to provide a transition between the residential properties located to the east and the commercial development located to the west. The proposed office, to be accessed from a second front door on the ground floor, will occupy the third floor, the mezzanine level, and portions of the first and second floors. The proposed renovations will update and rejuvenate the appearance of the existing building. The required parking for the residential units and the office space is entirely accommodated on site. The impacts of the proposed office on the residential neighbourhood will be minimal.
BEECHWOOD MAINSTREET COMMUNITY DESIGN PLAN
The Beechwood Mainstreet Community Design Plan (CDP) is being undertaken because of a growing interest among residents and businesses along Beechwood Avenue and in the surrounding communities about how the street will redevelop over time. The adoption of a Mainstreet CDP specific to Beechwood Avenue will provide a more detailed design approach to guide development along the street in the future. This approach is encouraged in the City Council Approved Official Plan.
The subject property is located just outside of the area included in the study and therefore will not be subject to the specific directives that are being developed for the commercial main street. Of relevance however, is the direction being considered through the CDP for the area around Beechwood Avenue and MacKay Street to be an intensified node. The proposed rezoning to allow a small office use, in addition to retaining the existing three residential units and improving the existing building, will serve to provide an appropriate transition from this node to the residential area east of the subject property along MacKay Street.
FORMER REGION OF OTTAWA-CARLETON OFFICIAL PLAN
The subject property is designated General Urban Area on Schedule “B” Urban Policy Plan of the former Region of Ottawa-Carleton Official Plan (ROP). The policies of the General Urban Area of the ROP create a framework for urban areas that permits communities to be diverse, mixed-use, and adaptable to the changing needs of residents. Areas with this designation are to be used primarily for residential purposes and for the shopping, services and community facilities that are required to meet residents’ day-to-day needs.
The proposed changes for the subject lands are consistent with this broad intention, and with the policies contained in the Urban Area designation. The proposal includes a resource library as part of the office that will be open to, and will serve, the community. The proposal will provide a transition from the commercial uses along, and at the corner of, Beechwood Avenue and MacKay Street, and will integrate the existing residential use with the proposed office use.
The subject lands are designated Residential Area on Schedule A – Land Use to the former City of Ottawa Official Plan. The predominant use of land in areas with this designation is residential. The Residential Area designation includes the full range of dwelling types, from single-detached to apartment dwellings, including special needs housing and emergency shelters.
Council may consider ‘limited’ non-residential uses in the Residential Area provided that such uses are isolated from, or located at the periphery of, existing concentrations of residential development; are compatible with existing residential uses; and would not be more appropriately developed under a designation other than Residential Area.
The proposed office use is consistent with the policies of the Residential Area. The use will be located on the periphery of the residential neighbourhood, and will complement the existing uses. The predominant use of the building will remain residential, as a result of the retention of the three residential units. The office use will be located on the third floor and mezzanine level, and will be accessed through a separate entrance. No negative impact on the residential uses in the area is anticipated.
The lands are subject to the New Edinburgh Key Principles set out in Volume II of the former City of Ottawa Official Plan. The purpose of these principles is to guide future growth and change in New Edinburgh with reference to land use, heritage, and site development. The heritage, land use and site development principles are focused on protecting heritage resources and ensuring that new development is compatible with existing heritage buildings and that it reflects the built form pattern of development in residential areas. The Key Principles do not speak specifically to uses and in particular do not address the degree that non-residential uses may be located in the neighbourhood. Rather, determinations in this regard are left to the policies set out in Volume I of the Official Plan dealing with residential areas.
With respect to compatibility, direction is provided by the Key Principles that development be considered in terms of scale, form, proportion and spatial arrangement with existing structures. New development and redevelopment shall, in accordance with the Key Principles, affect minimal visual intrusion on existing development, and where possible, contribute to the overall character of New Edinburgh.
The proposed development includes an addition of approximately 169 m2. The elevations that have been submitted reflect a modern building that represents current design principles, and complements and is compatible in scale and form with existing development in the area. Further, the development is consistent with the policies of the Urban Infill Design Guidelines, and retains the existing rear yard parking. The character of the neighbourhood will not be adversely impacted with respect to physical integration between existing and newer development as a result of the proposed renovation to the existing building.
The R5 zone applying to the property permits commercial parking to serve the adjacent Beechwood Commercial area. This permitted use is considered a transitional commercial use that serves as a lower intensity commercial use between the commercial development permitted along Beechwood Avenue and the adjacent residential area behind the Beechwood commercial strip. The proposed rezoning to allow a small office use, while retaining the existing three residential dwelling units and maintaining a built form that is compatible with the residential streetscape, is considered a more appropriate transitional use than having the site used as a commercial parking lot which is now permitted. The proposal is, therefore, consistent with the planning framework that has been established to allow some transitional commercial uses for properties adjacent to the Beechwood commercial area.
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.
Document 1 Location Map
Document 2 Draft Site Plan
Document 3 Details of Recommended Zoning
Document 4 Consultation Details
Corporate Services Department, City Clerk's Branch to notify the owner/applicant (Jane Thompson Architect, 1 Middleton Drive, Ottawa, ON K1M 1B8), Signs.ca (866 Campbell Avenue, Ottawa, ON K2A 2C5), and Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council's decision.
Planning and Growth Management Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.
Corporate Services Department, Legal Services Branch to forward the implementing by-law to City Council.
DRAFT SITE PLAN
DETAILS OF RECOMMENDED ZONING
The R5B-p H(11.0) zone applying to the property known municipally as 400, 402, 404 MacKay Street, and shown on Document 1, is amended by changing the maximum permitted height to 12.2m, and by adding an exception with provisions to read as follows:
- office, limited to 169 m2 in gross floor area, and restricted to being located in a building containing at least three residential dwelling units
- maximum building height of 12.2m limited to that portion of the lot between 7.0m from the front lot line and 16.0m from the rear lot line
- minimum required aisle width is 6.0m
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.
The comments that were received from the public with regard to this application were positive, and complimentary to the proposed design. A few telephone inquiries requesting further information regarding the process and the possible effect of the approval were received. Staff was able to satisfy the inquiries of those members of the public that were interested in the process.