Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
29 April 2008 / le 29 avril 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
SUBJECT: |
Official Plan and ZONING - 700 Hunt
Club Road (FILE NO.'s D01-01-07-0015 and D02-02-07-0109) |
|
|
OBJET : |
REPORT RECOMMENDATIONS
That the Planning and
Environment Committee recommend Council:
1. Approve and adopt an
amendment to the Official Plan for the City of Ottawa, Volume 2A, Hunt Club
Secondary Plan to remove 700 Hunt Club Road from Schedule I - Plan I, as
detailed in Document 2.
2. The lands shown as Area
A on Document 1 will be removed from Map 19A of the former City of Gloucester
Zoning By-law No. 333 of 1999, and inserted into Map 30, Sub Area 2 of the
former City of Ottawa Zoning By-law Number 93-98 to be zoned CG F(1.0) [XXX].
3. The lands shown as Area
B on Document 1 will be rezoned from CG F(1.0) H(10.7) [374] to CG F(1.0) [XXX]
exception zone as shown in Document 1 and detailed in Document 3.
4. Approve an amendment to
the new Comprehensive Zoning By-law to alter the provisions of the GM16 (33)
F(1.0) to GM (XXX) for 700 Hunt Club Road as shown in Document 1 and detailed
in Document 3.
Que le Comité de l'urbanisme et de
l'environnement recommande au Conseil :
1. d’approuver et d’adopter
une modification du Plan officiel de la Ville d'Ottawa, volume 2A, Plan
secondaire de Hunt Club, ayant effet de retirer le 700 du chemin Hunt Club de
l’annexe I – plan I, tel que le montre en détail le document 2;
2. de supprimer de la carte
19A du Règlement de zonage 333 de 1999 de l’ancienne Ville de Gloucester et
d’insérer dans la carte 30, sous-secteur 2 du Règlement de zonage 93-98 de
l’ancienne Ville d'Ottawa, à zoner CG F(1.0) [XXX], les terrains constituant
l’aire A dans le document 1;
3. de changer, de CG F(1.0)
H(10.7) [374] à CG F(1.0) [XXX] avec exception, le zonage des terrains
constituant l’aire B dans le document 1, tel que l'indique le document 1 et le
montre en détail le document 3;
4. d’approuver une
modification du nouveau Règlement de zonage général ayant pour effet de
modifier de GM16 (33) F(1.0) à GM (XXX) les dispositions applicables au 700, chemin Hunt Club, tel
que l'indique le document 1 et le montre en détail le document 3.
BACKGROUND
The subject property, 700 Hunt Club Road, is a through corner lot having frontages on Hunt Club Road to the north, Gibford Drive to the east, Dean Martin Crescent to the south and Paul Anka Drive to the west. It is a vacant property having a lot area of 21546 square metres straddling the former City of Ottawa and former City of Gloucester municipal boundaries.
Surrounding area development consists of adjacent commercial uses along on the south side of Hunt Club Road, residential development on the north side of Hunt Club Road, vacant industrial land on the south side of Dean Martin Crescent, and a new residential community to the southwest.
This is an application for a site-specific exception to the former City of Ottawa Hunt Club Secondary Plan designation for that portion of the property located in the former City of Ottawa and a Zoning By-law amendment to permit the construction of a retirement residence consisting of a five-storey, 110-unit residential building and 27, single-storey townhouses for seniors.
Former City of Gloucester Zoning By-law
That portion of the site lying within the former City of Gloucester is zoned Mp, Business Park Zone. The purpose of this zone is to permit a range of commercial and industrial uses that would include warehousing, manufacturing, storage, commercial office and conditional retail.
Former City of Ottawa Zoning By-law
That portion of the site lying within the former City of Ottawa is zoned CG F(1.0) [374], General Commercial Zone. This allows residential and commercial uses where commercial uses are limited to individual sites or small groupings of properties. The exception to this zone designation is to only allow limited commercial uses. Residential uses are prohibited.
The proposed new Comprehensive Zoning By-law
That portion within the former City of Gloucester is proposed to be zoned IL2 H(14). The purpose of this zone designation is to permit a wide range of low impact light industrial uses, as well as office and office-type uses in the General Urban Area. The subzone permits a hotel, and restricted retail uses. An automobile dealership and automobile rental establishment are prohibited.
That portion within the former City of Ottawa is proposed to be zoned GM16 [33] F(1.0) H(11). The purpose of this zone designation to allow residential, commercial and institutional uses, or mixed use development in the General Urban Area. The zoning exception in the former City of Ottawa Zoning By-law was carried over into the new Comprehensive Zoning By-law.
Former City of Ottawa Zoning By-law
The applicant is requesting that the current property zonings be amended to a CG zone designation that will accommodate the proposed residential retirement development. The exception to the zone is a reduction to the front yard setback from 6.0 metres to 3.0 metres, and the introduction of minimum amenity space requirements for the retirement residence.
New Comprehensive Zoning By-law
In anticipation of the new Comprehensive Zoning By-law being passed by City Council on June 29, 2008, it is recommended that the relevant zoning provisions in the new by-law be made. The recommendation is to change the Zoning Map to rezone the lands from an IL2 H(14) and GM16 [33] F(1.0) H(11) zone designations to a GM [XXX] zone designation, as detailed in Document 3.
DISCUSSION
The Official Plan designation for this property occurring within the former Cities of Gloucester and Ottawa is "General Urban Area" in Schedule "B" of the Urban Policy Plan. The intent of the General Urban Area is to permit 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.
Secondary Plan Designation
The Hunt Club Secondary Plan designation for that portion of the property located in the former City of Ottawa is "Industrial Area" in Schedule I - Plan 1. The Industrial Area category is intended to include industrial uses with limited nuisance features with a Secondary Plan proviso that development within the former City of Ottawa be consistent with adjacent development to the south within the former City of Gloucester. The Official Plan designation for that portion of the property occurring within the former City of Gloucester is General Urban. The exception to the Secondary Plan is to allow residential development in the former City of Ottawa consistent with that considered appropriate within the former City of Gloucester.
The Official Plan policies support amendments to Zoning By-laws where properties are considered underutilized within lands designated as General Urban Area and in this circumstance where the lands are vacant with surplus servicing capacity. Zoning amendments are considered appropriate where they will permit a broad range of residential uses from ground-oriented single-purpose to multi-storey mixed-uses. The intent of this directive is to achieve a balance of housing types and tenures that will provide a full range of housing for a variety of the demographic groups. The proposal for a housing mix of ground orientated townhouses and multi-storey residential building achieves both these of objectives. The introduction of a retirement residence offers a tenure that accommodates a growing sector of population demographic that will achieve the balance of housing needs encouraged by the Official Plan.
The Official Plan also encourages intensification where appropriate and where there is surplus servicing capacity. The multi-storey component of the retirement residence is located adjacent to Hunt Club Road, an arterial roadway and where intensification is generally encouraged to occur to take advantage of higher service levels provided by public transit. The redevelopment of this site to a more intensified land use is therefore considered to be appropriate at this location.
Compatibility
Section 4.11 of the Official Plan sets out policy criteria to evaluate development compatibility as it relates to building height, bulk and mass, as well as, how the development relates to scale in the context of existing surrounding area developments. Design objectives and principles of Section 2.5.1 also deal with building height and massing in relationship to the surrounding community.
Surrounding area development consists of largely vacant lands. Adjacent development consists of a gas bar/convenience store at the south east corner of Hunt Club Road and Paul Anka Drive. On the west side of Paul Anka Drive, there exists a one-storey car dealership and a new residential community consisting of one to two-storey detached, semi-detached and townhouse dwellings.
Proposed uses include single-storey townhouses along the property's Paul Anka Drive and Dean Martin Crescent Street frontages, and partially along the Gibford Drive street frontage. This will mirror the residential and commercial character on the west side of Paul Anka Drive and provide for a transition in building mass with respect to the five-storey retirement residence that will be located farther to the east of the site and towards Hunt Club Road. As such, the development proposal will be consistent with Official Plan policy objectives and design principles set out in Sections 4.11 and 2.5.1.
Details of Proposed former City of Ottawa Zoning
The proposed zoning is CG F(1.0) [XXX], Commercial General, which is consistent with neighbouring zone designations to the north and east of this property. The purpose of this zoned designation is to permit limited commercial, mixed use commercial and residential, and standalone residential uses. The proposed CG zone designation will include a site specific exception to reduce the required front yard setback from 6.0 metres to 3.0 metres, as detailed in Document 3. As applied to this site, the CG zoning has no other side or rear yard minimum setback requirements.
The established front lot line, being defined as the shortest lot line abutting a street, is along the Paul Anka Drive street frontage. The building layout for the townhouse component of the development will have a unit orientation towards a private street. With this proposed building layout, Paul Anka Drive will in effect function as a side yard abutting a street. Although there are no setback requirements in the CG zone yard in this case, it is reasonable to provide a setback requirement of 3.0 metres which is similar to and compatible with side yard requirements found within the residential community to the west.
Details of Proposed New Comprehensive Zoning By-law
The
proposed zoning is GM, General Mixed Use Zone, which is consistent with
neighbouring zone designations to the north and east of this property. The purpose of this zone is similar to the
current CG permitting limited commercial, mixed use commercial and residential,
and stand alone residential uses. The
proposed GM zone designation will include a site specific exception to reduce
the required rear yard setback from 7.5 metres to 6.0 metres, as detailed in Document 3.
The established front lot line, being defined as the shortest lot line abutting a street, is along the Paul Anka Drive street frontage. The building orientation for the residential multi-storey component of the development fronts on Gibford Drive and will function as a front yard. The requirement for a front yard setback for this zone is 3.0 metres, and as such, a reduction to 6.0 metres for that yard requirement is reasonable.
CONSULTATION
Notice of these applications was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillors are aware of these applications and the staff recommendations. The City did not receive any negative comments or opposition to this application. One meeting was held in the community. Details of the consultation are provided in Document 4.
FINANCIAL IMPLICATIONS
This application was not processed by the "On Time Decision Date" established for the processing of Official Plan and Zoning By-law amendment applications as a result of delays in the confirmation of the zoning details.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Proposed Official Plan Amendment
Document 3 Details of Recommended Zonings
Document 4 Consultation Details
City Clerk’s Branch, Council and Committee Services to notify the owner, John and Gibson Patterson, 6357 Emerald Links Drive, Greely ON, K4P 1M4, applicant, Nancy Meloshe, 14 Colonnade Road, Suite 150, Ottawa, O, L2E 1M4, OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7M6, 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.
PROPOSED OFFICIAL PLAN AMENDMENT DOCUMENT 2
Official
Plan Amendment XX Modifications du Plan directeur
To the
Official Plan for the City of Ottawa
Land
use
Utilisation
du sol
OFFICIAL PLAN AMENDMENT
AMENDMENT No. XX TO THE CITY COUNCIL
APPROVED OFFICIAL PLAN
INDEX
COMPONENTS
PART A THE PREAMBLE
PART B – THE AMENDMENT
1.0 Introduction
2.0 Details
3.0 Implementation
COMPONENTS
PART A - THE PREAMBLE does not constitute part of this amendment.
PART B - THE AMENDMENT, consisting of the following text constitutes
Amendment No. XX to the City of Ottawa Council Approved Official
Plan.
PART A - THE PREAMBLE
Purpose
The purpose of Amendment XX is to remove 700 Hunt Club Road from Schedule “1” of the former City of Ottawa Secondary Plan for Hunt Club.
Location
The
property is a through corner lot having frontages on Hunt Club Road to the
north, Gibford Drive to the east, Dean Martin Crescent to the south and Paul
Anka Drive to the west. It is a vacant
property having a lot area of 21546 square metres straddling the former City of
Ottawa and former City of Gloucester municipal boundaries.
Basis
The
subject property is designated as “Industrial Area” on Schedule “1” of the Hunt
Club Secondary Plan. The Industrial
Area category is intended to include industrial uses with limited nuisance
features with a Secondary Plan proviso that development south of Hunt Club Road
be consistent with adjacent development in the former City of Gloucester.
The
Official Plan designation for that portion of the property occurring within the
former City of Gloucester is General Urban.
The exception to the Secondary Plan is to allow residential development
in the former City of Ottawa consistent with what could be considered within
the former City of Gloucester.
1. INTRODUCTION
All
of this part of the document entitled Part B - The Amendment, consisting of the
following text constitutes Amendment No. XX to the City Council
Approved Official Plan.
2. DETAILS
That the City Council Approved Official Plan is hereby amended as follows:
1. Volume 2A, Schedule 1 of the Hunt Club Secondary Plan, is amended to remove 700 Hunt Club Road, as shown on Schedule “B” attached hereto.
The
implementation of this Amendment to the Official Plan document shall be in
accordance with the respective policies of the Official Plan for the City of
Ottawa.
DETAILS OF RECOMMENDED ZONINGS DOCUMENT 3
Zoning Details
Zoning By-law 333 of
1999
1. Area
“B” lands shown on Document 1 will be removed from Map 19A of By-law 333-1999
and inserted into Map 30, Sub Area 2 and zoned CG F(1.0) [XXX].
Zoning By-law, 1998
2. Area “A” lands shown on
Document 1 will be rezoned from CG F(1.0) H(10.7) [374] to CG F(1.0) [XXX].
Despite
anything to the contrary in By-law Number 93-98, the lands zoned CG F(1.0)
[XXX] are subject to the following exception:
1)
The minimum front yard
setback for a retirement townhouse use shall be 3.0 metres.
New Comprehensive Zoning By-law
3. Area “A” and “B” lands shown on Document 1
will be amended from GM16 (33) F(1.0) to GM (XXX) subject to the following
exception:
1)
The minimum rear yard setback for a retirement residence shall be 6.0
metres.
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. One public meeting was also held in the community.
March 5, 2008 - PUBLIC MEETING COMMENTS
Questions raised in the public meeting were general in nature regarding the details of the development proposal. No concerns or objections to the Official Plan and Zoning Amendments were raised.
COUNCILLOR’S COMMENTS
Councillor Deans has the following questions and comments regarding the Official Plan and Zoning By-law Amendment applications for the retirement residence at 700 Hunt Club Road:
1) Due to the number of development applications that the City has received for retirement complexes in the south end of Ottawa, please ask Spectrum Seniors Housing Development to provide a statement of economic viability for their proposal at this location.
2) Parking is of concern for this development. Please ensure that the applicant provides adequate parking for staff and residents at this site to prevent any overflow parking from occurring on adjacent streets.
3) Will the applicant be constructing an outdoor pedestrian pathway on this site?
4) Will the applicant be constructing an outdoor park area as part of this development?
5) Will the shadow of the five-storey building have an effect on the abutting properties? Is a Shadow Study necessary for this development?
6) Will the applicant be required to construct sidewalks along the perimeter of the site (Gibford Drive, Dean Martin Crescent, Paul Anka Drive) to connect with the existing sidewalk on Hunt Club Road?
Response
1) Spectrum Seniors Housing Development has
provided a economic viability statement that indicates there is a targeted
market need for this type of senior residence.
2) The retirement residence requires a total of
36 parking spaces where as the site plan proposal indicates that there will be
61 spaces provided. The townhouse
component of the development requires one parking space per dwelling unit be
provided and that requirement has be accommodated on the site plan.
3) The proposed zoning provides amenity space
requirements for this development proposal, the details of which will be
reviewed through a site plan application and can include a pedestrian pathway
system and a park area.
4) Responded to in 3) above.
5) The due to the north-south orientation of
the building massing, and build separation from adjacent developments, the
shadowing impact is considered to be minimal and a shadowing study was not a
requirement by staff.
6) Through the site plan approval process the requirements for sidewalk construction if required, will be established.