Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
12 February 2008 / le 12 février 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 : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
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SUBJECT: |
ZONING - 1179 and 1195 Hunt Club Road
and 31 Mountain Crescent (FILE NO. D02-02-07-0110) |
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OBJET : |
ZONAGE - 1179
et 1195, chemin hunt club et 31, croissant mountain |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former City of Ottawa Zoning By-law to change the zoning of 1179 and 1195 Hunt Club Road, and 31 Mountain Crescent from CE3 F(1.0) to C3 [XXX] F(3.10) 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 de
zonage de l’ancienne Ville d’Ottawa afin de changer la désignation de zonage
des 1179 et 1195, chemin Hunt Club ainsi que du 31, croissant Mountain de CE3
F(1.0) à C3 [XXX] F(3.10), tel qu’il est indiqué dans le Document 1 et expliqué
en détail dans le Document 2.
BACKGROUND
This
is an assembly of three parcels of land having an area of approximately
1.1 hectares that fronts onto Hunt Club Road to the south and Mountain
Crescent to the west.
Current site development consists of a detached dwelling and a vacant commercial building along the east side of Mountain Crescent, and an abandoned bingo hall and chiropractic clinic along the north side of Hunt Club Road. The neighbouring development consists of a vacant parcel of land to the north that has an approved site plan for a proposed high-rise apartment building, Sawmill Creek to the east, and a day care centre to the south which fronts onto Hunt Club Road. On the west side of Mountain Crescent there is a three-storey apartment building, a detached dwelling and a medical office building.
Purpose of
Zoning Amendment
The Zoning By-law amendment is being requested in order to accommodate the development of an 11-storey, 310-suite, retirement residence that will provide independent and assisted residential living. The development proposal will be accessed from Mountain Crescent.
Currently the properties are zoned CE3, Commercial Employment, with a floor space index of 1.5 times coverage. The purpose of this zone designation is to allow land uses that will generate high levels of employment in a compact and pedestrian-orientated form. The CE3 subzone introduces stand alone residential uses including a high-rise apartment building.
The
applicant is requesting that the CE3, Commercial Employment zone designation be
amended to:
· allow a retirement residence as an
additional permitted use,
· allow an increase in the allowable
floor space index from F(1.5) to F(3.1),
· allow the encroachment of a loading
bay structure into a required rear yard, and
· reduce a portion of a required 3.0-metre
landscape buffer along Hunt Club Road.
These
revisions are described in Document 2.
DISCUSSION
The Official Plan designates these properties as General Urban Area and Urban Natural Features. The Urban Natural Features designation is that portion of the property where Sawmill Creek runs approximately centrally through the property in a north-south direction. There will be an anticipated Site Plan Control application that will include a review by the Rideau Valley Conservation Authority for compliance with City and Conservation Authority policies for development occurring within proximity of lands having an Urban Natural Features designation.
The General Urban Area designation permits a full
range of residential development as well as permitting employment service,
cultural, leisure, entertainment and institutional uses with the goal to attain
complete and sustainable communities.
To ensure that land uses are appropriate where proposed, the Official
Plan contains polices indicating that development should form an integral part
of the community and be compatible with surrounding neighbourhood uses.
To achieve this, the amendments to
the Zoning By-law will regulate the location, scale and type of land uses. New developments are supported by the
Official Plan where redevelopment optimizes underutilized land or vacant
lands. In additional, the Official Plan
support intensification and infill where lands are within 600 metres of an existing
or future rapid-transit station.
The proposed development complies
with the Official Plan policies in that the residential development proposal is
located on the peripheral edge of a Regional Shopping Centre which is suited
for higher density residential development.
The property will have indirect access to the Hunt Club Road arterial
via Mountain Crescent, where intensification is encouraged to occur. Currently the property is underutilized with
on-site development consisting of a vacant commercial building, a detached
dwelling, an abandoned bingo hall and a one-storey chiropractic clinic. The redevelopment of this site to a more
intensified land use is therefore considered to be appropriate at this
location.
The proposed retirement residence
will consist of primarily self-contained residential units currently permitted
by the existing zone designation. The
introduction of a retirement residence as an additional use will enable an
assisted living component for the development’s residents, consistent with the
Official Plan directive to allow a wide range of services to the
community. The service level in this
circumstance will be site specific.
Proximity to the transitway and the O-Train will also benefit the senior
residents who may have to rely on public transit, as well as encourage the use
of public transit by caregivers employed at the residence. Because the chiropractic
clinic will be operated independently of the senior’s
residential component, having its own separate access onto Hunt Club Road, the
configuration of its parking lot requires a reduction in the landscape open
space requirement from 3.0 metres to 1.0 metres. This can be supported with the introduction of enhanced
landscaping within that 1.0-metre strip through a revised site plan control
application. A reduction in the
required parking space width has been recommended in order to accommodate the
parking space needs of the commercial tenant.
It is necessary to reduce the parking space size in order to allow for
the creation of more spaces. Finally,
the zoning will introduce a reduction of the rear setback requirement for a
loading structure. In this case, the
proposed structure is one-storey which is minor in nature. It will be appropriately located through
Site Plan Control.
ENVIRONMENTAL IMPLICATIONS
An Environmental Site Assessment Study has been prepared which indicates an existing oil storage tank must be removed. The tank shows no sign of leakage. In addition, a Designated Substance Survey will be required for the demolition of the older residential detached dwelling and a vacant residence converted to commercial. An Environmental Impact Statement has also been submitted concluding that there will be potential impacts on trees and shrubs as a result of this application. This will be reviewed as part of the site plan approval process.
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 receive a comment from a public information meeting that has been responded to in Document 3.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-law amendment
applications.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details
of Recommended Zoning
Document 3 Consultation
Details
DISPOSITION
City Clerk’s Branch, Council and Committee
Services to notify the owner, Masterpiece Inc, 37 Richard Way S.W., Ste. 301,
Calgary, AB, T3E 7M8 , applicant, Lloyd Phillips and Associates Limited, 1501 Carling
Avenue, Ste. 200, Ottawa, ON, K1Z 7L9, 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
Zoning Details for Zoning By-law, 1998
Change the zoning of the property at 1179 and 1195 Hunt Club Road, and 31 Mountain Crescent shown on Document 1 from CE3 F(1.5) to CE3 [XXX] F(3.1) with the following exception:
- Allow a retirement residence as an additional
permitted use,
- Allow the encroachment of a loading bay structure
into a required rear yard, and
- A maximum
length of 35 metres of the required 3.0-metre wide landscape buffer may be
reduced to a width of 1.0 metres.
- The minimum width of a commercial parking space width will be reduced from 2.6 metres to 2.4 metres for this site.
CONSULTATION DETAILS DOCUMENT
3
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. One public meeting was also held in the
community.
PUBLIC COMMENTS
No comments were received as a result of the public notification.
SUMMARY OF PUBLIC INPUT
January 14, 2008 - PUBLIC MEETING COMMENTS
One resident indicated that there already exists traffic congestion along Hunt Club Road that is backed up from the Airport Parkway. The resident expressed the opinion that this development proposal will further add to a Mountain Crescent access delay onto Hunt Club Road. In addition, concern was expressed with respect to the size of the proposed building.
A Transportation Brief has been prepared indicating that the amount of traffic generated by this development contributing to that particular traffic movement will be minimal. With respect to building mass, two thirds of the building's Mountain Cresent facade has been sited away from Mountain Crescent. This will mitigate the building's dominance from the street frontage. At the corner of Mountain Crescent and Hunt Club Road, the building height will limited to one storey to effectively provide a transition of building height.
COUNCILLOR’S COMMENTS
Councillor
Deans has reviewed the zoning application for the proposed retirement home at
1195 Hunt Club Road and has the following questions and comments:
1) Please ensure that there is a pedestrian connection between the proposed new building and Hunt Club Road, as well as Dazé Street.
Response:
A
possibility of a pedestrian connection between the two private properties
leading to Dazé Street and the Hunt Club Road connection will be explored at
the Site Plan Control application stage.
2) Will the applicant be required to
submit a shadow study to illustrate the effect of their development on the
neighbouring businesses and residences?
Response:
The
potential of shadowing resulting from this development was not raised as a
concern as part of the mandatory public notification of the area residents and
has not been requested by the City.
3) Has a traffic study been conducted for
this proposal?
Response:
A
Transportation Brief has been prepared that concluded the additional traffic
generated by this project will be minimal.
4) Is the number of parking spaces
proposed by the applicant adequate to address the demands of the retirement
home?
Response:
A
preliminary parking calculation indicates that a total of 78 parking spaces
will be required for the residences. In
order to meet Zoning By-law minimum standards, 219 parking spaces are proposed
to be provided. A more detailed parking
calculation of the health service areas will be available when more detailed
building floor plans are received.
These areas will generate a parking requirement of one space per 100 sq.
m. of gross floor area. These issues
will be handled through the site plan process.
5) Will the applicant be required to
install a deceleration lane for westbound traffic on Hunt Club Road?
Response:
The
Transportation Brief did not recommend the installation of a deceleration lane,
however traffic issues will be reviewed as part of the site plan approval.
6) Is there a planned future pedestrian
link between the approved condominium buildings at 40 Mountain Crescent and the
proposed retirement residence?
Response:
The
pedestrian connection to the proposed apartment building to the north will be
addressed in conjunction with the pedestrian connections to Hunt Club Road and
Dazé Street at the Site Plan Control application stage.
7) Is the number of accessible parking
spaces sufficient for this application?
Response:
The
number and location of accessible parking spaces provided will be negotiated
through the review of the Site Plan Control application and will be required to
meet existing regulatory requirements.
8) Should this development move forward,
please ask that the City Forester and the Rideau Valley Conservation Authority
(RVCA) work closely with the applicant to ensure protection of the Sawmill
Creek area during the construction phase.
Response:
The
City Forester and the RVCA will be included in the technical circulation of the
Site Plan Control application for input on any potential impact on the creek
area.
9) Due to the number of development
applications that the City has received for retirement complexes in the south
end of Ottawa, please ask that Masterpiece Living Inc. provide a statement of
economic viability for their proposal at 1195 Hunt Club Road.
Response:
The applicant has been requested to provide a Market Feasibility Brief prior to the scheduled Planning and Environment Committee hearing date.
COMMUNITY ORGANIZATION COMMENTS
No written comments were received.