5. ZONING
- 385 SUSSEX DRIVE ZONAGE
- 385, PROMENADE SUSSEX |
(This application is subject to Bill 51)
That Council
approve:
1. An
amendment to the former City of Ottawa Zoning By-law to change the zoning at
385 Sussex Drive to permit the continued use of parking lot for a temporary
period of three years, as detailed in Document 2; and
2. An amendment to the City of Ottawa Draft Comprehensive
Zoning By-law to change the zoning at 385 Sussex Drive to permit the continued
use of parking lot for a temporary period of three years, as detailed in
Document 2.
RecommandationS du Comité
(Cette demande est assujettie au Règlement 51)
Que le Conseil
approuve :
1. une modification au Règlement de zonage de l’ancienne Ville
d’Ottawa afin de changer la désignation de zonage du 385, promenade Sussex afin
de permettre l’utilisation continue du stationnement pour une période
temporaire de trois ans, tel qu’il est expliqué en détail dans le Document 2;
et
2. une modification au Règlement de zonage général préliminaire
de la Ville d’Ottawa afin de changer la désignation de zonage du 385, promenade
Sussex afin de permettre l’utilisation continue du stationnement pour une
période temporaire de trois ans, tel qu’il est expliqué en détail dans le
Document 2.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 5 June 2008 (ACS2008-PTE-PLA-0099).
2. Extract
of Draft Minutes, 24 June 2008.
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
03 June 2008 / le 03 juin 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
SUBJECT: |
|
|
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OBJET : |
REPORT RECOMMENDATIONS
1. Approve an amendment to the former City of Ottawa
Zoning By-law to change the zoning at 385 Sussex Drive to permit the continued
use of parking lot for a temporary period of three years, as detailed in
Document 2.
2. Approve an amendment to the City of
Ottawa Draft Comprehensive Zoning By-law to change the zoning at 385 Sussex
Drive to permit the continued use of parking lot for a temporary period of
three years, as detailed in Document 2.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de recommande au Conseil :
1.
d’approuver
une modification au Règlement de zonage de l’ancienne Ville d’Ottawa afin de changer
la désignation de zonage du 385, promenade Sussex afin de permettre
l’utilisation continue du stationnement pour une période temporaire de trois
ans, tel qu’il est expliqué en détail dans le Document 2 ;
2.
d’approuver
une modification au Règlement de zonage général préliminaire de la Ville
d’Ottawa afin de changer la désignation de zonage du 385, promenade Sussex afin
de permettre l’utilisation continue du stationnement pour une période
temporaire de trois ans, tel qu’il est expliqué en détail dans le Document 2.
BACKGROUND
The subject land, 385 Sussex Drive, is located to the north of the By Ward Market, in the Lowertown West Heritage Conservation District. The property, which spans one city block, is bounded by Guigues Street to the north, Parent Street to the east, and St. Patrick Street to the south. The Notre-Dame Basilica occupies the western portion of the property and fronts onto Sussex Drive. A permanent public parking area, consisting of 85 parking spaces, is currently located at the southeast quadrant of the site, close to the St. Patrick and Parent Street intersection. A temporary public parking lot, consisting of 57 spaces, occupies the northeast quadrant of the site, close to the Guigues and Parent Street intersection. The surrounding uses include office and residential uses to the north, low-rise residential uses to the east, and commercial uses and low-rise residential uses to the south of the subject property. The National Art Gallery of Canada is located to the west, across Sussex Drive.
The property is zoned I1 [734] Sch 227. The I1 zone is a Minor Institutional Zone, which allows for a range of neighbourhood-serving, emergency and institutional uses in areas designated General Urban Area or Central Area in the Official Plan. Exception 734 permits a permanent parking lot and a temporary use parking lot as outline in Schedule 227. The proposed zoning for the property in the Comprehensive Zoning By-law is I1A [333] S207, a Minor Institutional Zone. The purpose of the Minor Institutional Zone in the new Zoning By‑law is also to allow community uses, institutional accommodation and emergency service uses in areas designated as General Urban Area or Central Area in the Official Plan.
The
permanent public parking lot, located at the southeast corner of the property,
was approved by former City of Ottawa City Council in 1998. In 2003, a Zoning By-law Amendment
application was submitted by the Roman Catholic Episcopal Corporation of Ottawa
requesting an expansion of this public parking lot in an area, which at the
time, was occupied by the two buildings know municipally as 60 Guigues
Street and 90 Parent Street. The
expansion of the parking area, which required the demolition of the existing
buildings, provided an additional 57 parking spaces.
It
was the Archdiocese's intent to redevelop the existing parking lot to
consolidate offices and residential facilites currently located on Kilborn
Avenue to the Cathedral site in order to establish a Catholic Centre at it's
historical location.
On
June 12, 2003, Planning and Development
Committee approved the expansion of the public parking lot on a temporay basis
for three years.
In
addition, the former Planning and Development Committee included a
recommendation to limit the use of the public parking lot to parishioners and
employees of the Cathedral and that the implementing By-law not be enacted to
allow the temporary lot until such time as a Site Plan be approved by the City.
The former Planning and Development Committee's recommendations were carried by City Council on July 23, 2003. An appeal to the Ontario Municipal Board was submitted by the Owner of the property, however, the matter was settled prior to a full hearing being held.
The Ontario Municipal Board approved a Site Plan Control application for the layout of 142 parking spaces in 2005. The Site Plan included landscaping buffers consisting of shrubs and trees along the Guigues and Parent Street frontages. Vehicular access to the parking lot was limited and located along the Parent Avenue frontage. The existing stone wall located along the Guigues Avenue frontage has been retained and new ornamental fencing has been installed to the east of the stone wall, and along Parent Avenue, all in accordance with the approved Site Plan.
It is the Archdiocese's intent to pursue their long-term redevelopment plan to consolidate the offices and residential uses currently located on Kilborn Avenue to the Basilica site. The zoning amendment, which permitted a temporary parking lot at the northeast corner of the subject site, will expire in June 2008. The applicant is requesting that the temporary public parking area, consisting of 57 spaces, be permitted as a permanent public parking area to generate income to help finance the Archdiocese's long term redevelopment plans.
DISCUSSION
Strategic Directions
Section 2 of the Official Plan sets broad strategic directions to meet the challenge of managing growth, providing infrastructure, maintaining environmental integrity and creating liveable communities within Ottawa. In order to implement the strategic directions, polices are set out to encourage a mix of land uses and compact forms of development which will make better use of existing infrastructure and roads. Although, priority is to be given to transit and reducing car dependency, the strategic direction of the Plan recognizes that all modes of transportation must be considered, including the use of automobile. The strategic directions related to parking are:
1) To
provide short-term parking that supports the vital interests of local
businesses, institutions and tourism destinations.
2) To limit the supply of long-term
parking to levels that balance the needs of automobile users with the City’s
transit ridership objectives, while minimizing spill-over parking in
residential areas.
The Notre-Dame Basilica is an important building in Ottawa's history and a popular tourist destination. The subject property is also located adjacent to the By Ward Market and within walking distance of many tourist destinations, such as the National Gallery of Canada, the Château Laurier and the Parliament Buildings. The additional 57 parking spaces will provide a modest amount of short-term parking that supports the interests of the local businesses and tourism destinations.
The recommendation to permit the parking on a temporary basis for a period of three years will allow the City to revisit the proposed use in the future, and maintain its primary objective to see the site redeveloped with compatible development consisting of buildings and more appropriate parking facility, such as an underground parking lot.
The subject lands are designated Central Area in the Official Plan and The Canal in the Central Area Secondary Plan. The policies of the Official Plan aims to enhance the diversity and attractiveness of the Central Area by encouraging a broad range of land uses and activities. The Plan also recognizes that the Central Area is the economical and cultural centre of the City and the main tourist destination within the City. The Plan states, "The City will ensure that parking and loading facilities address the unique role of the Central Area and contribute to the enjoyable, safe and secure pedestrian environment… By facilitating, possibly with partners, the provision of moderately-priced, short term parking and loading facilities to serve the retail and commercial sectors and the tourism industry and limiting the provision of long-term parking that would be attractive to commuters."
In keeping with these policies, the parking lot is located at the rear of the Notre-Dame Basilica and in proximity to the By Ward Market area, which are major tourist destinations. The parking lot in question, consisting of 57 spaces, will continue to provide additional parking for the parishioners during mass and church functions while providing public parking during the times that the Basilica does not utilize the parking lot. The recommendation to allow for parking on a temporary basis is consistent with the direction provided by the Official Plan, which encourages shared parking opportunities and in addition, ensures that the proposed parking does not become a long-term facility utilized mainly by commuters.
The
Secondary Policy Plan divides the Central Area into a number of geographical
areas, referred to as Character Areas and Theme Streets. The subject property is located within the
"The Canal" Character Area.
Although the policies of the "The Canal" do not speak directly
to parking, the Secondary Plan recognizes that this area attracts Ottawa
residents and tourists from across Canada to its unique cultural, historical
and leisure activities. It is the Department's opinion that allowing parking
for a period of three years will ensure that the site is redeveloped with a
development which is compatible with the historical and cultural character of
the area.
Finally,
in keeping with the policies stipulated in Section 4.3 of the Official Plan
which states "The City will require that parking areas for motorized
vehicles be screened from the street with low shrubs, trees, landscape berms,
decorative walls and fences.", the temporary parking lot has been
established in accordance with these policies and in accordance with a Site
Plan approved by the Ontario Municipal Board. Landscape buffers, which included
shrubs, fencing and the retention of a stone wall, have been included
on-site. The conditions of the Site
Plan will remain in full force and effect should the recommendation to extend the temporay parking for three
years.
Summary
The
proposed Zoning By-law amendment is consistent with the intent of the policies
of the Official Plan. It is the Department's position that the parking lot be
allowed for an additional three years would allow the City to revist the
parking lot use in the future.
The former City of Ottawa Zoning By-law requires 10 parking spaces per 100 square metres of gross floor area for a place of worship. The Notre-Dame Basilica is approximately 1,900 square metres in area, and would therefore require 190 parking spaces. As previously stated, the permanent parking consisting of 85 parking spaces and the temporary parking consisting of 56 spaces provide for a total of 141 spaces, which is well below the required number of parking required for the existing use. In addition, it is also to be noted that Section 37 of the Zoning By‑law 93-98 recognizes the opportunity for shared parking on lands currently occupied by a place of worship, which makes efficient use of parking lots when it is not being used by the place of worship.
The
proposed zoning will allow for a temporary parking lot for an additional three
years. Details of the recommended
zoning are included as Document 2.
Recommendation
2
New
Comprehensive Zoning By-law
It is anticipated that the draft new Comprehensive Zoning By-law will be passed by City Council on June 25, 2008.
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. Comments from the public and the Councillor are addressed in Document 3.
FINANCIAL IMPLICATIONS
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments did not have the same priority as other applications since the Temporary Use By-law does not expire until June 2008.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
City Clerk’s Branch, Council and Committee Services to notify the owner, Roman Catholic Episcopal Corporation of Ottawa, 1247 Kilborn Avenue, Ottawa, Ontario, K1A 0M3, applicant, J.E. Ironside Consulting Ltd., 127 Lakeside Drive, RR#2, Carleton Place, Ontario, K7C 3P2, 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.
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed
zoning changes to the former City of Ottawa Zoning By-law 93-98:
1.Column IV, Exception No. 734 of Table XV is to be
amended by deleting the following wording:
the date this by-law comes into force and expiring
three years thereafter
and replace it with "July 9, 2008 and expiring
on July 9, 2011".
Proposed Zoning Changes to the New Comprehensive
Zoning By-law:
3. Section
239 Urban Exception 333, Column V, of New Comprehensive Zoning By-law is to be
amended by deleting the following wording:
June 6, 2005 and ending June 6, 2008
and replace it with " July 9, 2008 and
expiring on July 9, 2011".
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.
COUNCILLOR’S COMMENTS
Councillor Georges Bédard strongly objects to the application on the basis that the parking lot was originally approved as a temporary use in order to raise funds to build on the property. It is located in a residential and heritage area and as a result it is completely unacceptable for it to become permanent.
The By Ward Market BIA support a temporary parking area only for this site.
COMMUNITY ORGANIZATION COMMENTS
The
Lowertown Community Association and the ByWard Market BIA support a temporary
parking area only. The community wants
to see the Heritage Act followed and have the replacement building returned in
a reasonable amount of time. Temporary
parking must be maintained to make sure this large parking lot of over 150
spaces surrounded by residential housing is kept within community standards.
Response
The Department is recommending that the temporary parking be extended for an additional three years.
ZONING -
385 SUSSEX DRIVE
ZONAGE -
385, PROMENADE SUSSEX
ACS2008-PTE-PLA-0099 Rideau-Vanier (12)
(This application is subject to Bill 51)
Peter Vice, on behalf of the
Archdiocese of Ottawa,
spoke in support of the recommendation noting the applicant would be requesting
a further extension in three years time.
A letter dated June 11, 2008 from Monsignor Kevin Beach accepting the
temporary three-year renewal is on file with the City Clerk.
Brook Burchfield, Angela Rickman and
David Small of the Lowertown
Community Association also registered to speak in support of the temporary
zoning. A petition signed by local
neighbours in opposition to permanent parking at the Sussex Drive Basilica is
on file with the City Clerk.
That the Planning
and Environment Committee recommend Council:
1. Approve an amendment to the former City
of Ottawa Zoning By-law to change the zoning at 385 Sussex Drive to permit the
continued use of parking lot for a temporary period of three years, as detailed
in Document 2; and
2. Approve an amendment to the City of
Ottawa Draft Comprehensive Zoning By-law to change the zoning at 385 Sussex
Drive to permit the continued use of parking lot for a temporary period of
three years, as detailed in Document 2.
CARRIED