3. ZONING
- 100-126 RIDEAU STREET ZONAGE – 100-126, RUE RIDEAU |
Committee recommendationS
(This matter is
Subject to Bill 51)
That Council approve:
1.
An
amendment to the Zoning By-law 2008-250 to change the zoning of 100, 102, 104, 104/2, 106, 114, 116, 118, 120, 122,
124 and 126 Rideau Street
to permit the continued temporary use of a parking lot for a further period of three years commencing on May 28, 2011,
as shown in Document 1 and as detailed in Document 2, and
2.
That the implementing by-law not come
into effect until May 28, 2011.
RecommandationS du comité
(Cette question est assujettie au Règlement 51)
Que le Conseil approuve:
1.
Une
modification au Règlement de zonage 2008-250 visant à changer le zonage des 100, 102, 104,
104/2, 106, 114, 116, 118, 120, 122, 124 et 126, rue Rideau afin de permettre
la prolongation, pour une période de trois ans commençant le
28 mai 2011, de l’usage temporaire d’un parc de stationnement, comme
le montre le document 1 et l’explique en détail le document 2; et
2.
Que le règlement habilitant ne
prenne vigueur que le 28 mai 2011.
Documentation
1.
Deputy
City Manager's report, Infrastructure
Services and Community Sustainability, dated 10 February 2011 (ACS2011-ICS-PGM-0064)
Report to/Rapport
au :
Comité de
l'urbanisme
and Council / et au
Conseil
10 February 2011 /
le 10 fevrier 2011
Submitted
by/Soumis par : Nancy Schepers, Deputy City Manager/
Directrice municipale adjointe, Infrastructure
Services and Community Sustainability/
Services d’infrastructure et Viabilité
des collectivités
Contact Person/Personne-ressource : Richard Kilstrom,
Acting Manager/Gestionnaire
intérimaire,
Development Review-Urban Services, Inner Core/Examen des projets d'aménagement-Services
urbains, Unité du Centre intérieur
Planning and Growth
Management/Urbanisme et Gestion de la croissance
(613) 580-2424, 22379 Richard.Kilstrom@ottawa.ca
SUBJECT: |
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OBJET : |
REPORT RECOMMENDATIONS
That the Planning
Committee recommend Council approve:
1.
An
amendment to the Zoning By-law 2008-250 to change the zoning of 100, 102, 104, 104/2, 106, 114, 116, 118, 120, 122,
124 and 126 Rideau Street
to permit the continued temporary use of a parking lot for a further period of three years commencing on May 28, 2011,
as shown in Document 1 and as detailed in Document 2, and
2.
That the implementing by-law not
come into effect until May 28, 2011.
RECOMMANDATIONS DU RAPPORT
Que
le Comité de l’urbanisme recommande au Conseil d’approuver :
The subject property, 100 to 126 Rideau Street, is located on the south
side of Rideau Street between Colonel By Drive to the west, Nicolas Street to
the east and Besserer Court to the south.
The site is part of the Rideau Centre property and the planned location
for its future expansion.
The property is currently used as a temporary surface parking lot for
the Rideau Centre, with an approximate area of 4,300 square metres. A parking structure for the Rideau Centre is
across Besserer Court to the south. The Rideau Centre is to the west and to the
east is a vacant heritage building (former Ogilvie’s Department Store). The Hudson Bay Company, Byward Market and
other commercial businesses are along the north side of Rideau Street.
An outdoor public parking lot at 100 to 126 Rideau Street was first
approved by City Council in January of 1993, as a temporary use, conditional
upon receipt and approval of a site plan.
Site Plan approval was granted in September of 1994. The property has been receiving extensions to
the temporary zoning since then, with the most recent by-law, By-law 2008-283,
set to expire on May 28, 2011.
Purpose of Zoning Amendment
A Zoning By-law Amendment has been submitted by the Viking Rideau
Corporation for a further extension of the temporary zoning on the site to
permit the continued operation of a public parking lot at this location for an
additional three-year period.
The owner was initially proposing to redevelop the site to provide for
an expansion of the Rideau Centre. The
Site Plan application for this expansion was subsequently withdrawn with another
application submitted instead to demolish and rebuild the parking structure, in
phases, on the corner of Nicholas and Daly Streets. That reconstruction has since been completed,
and an application for the Rideau Centre Expansion is anticipated to be
forthcoming.
Existing and Proposed Zoning
The existing zoning for the subject property is Mixed Use Downtown
Special Exception 1651, subject to schedule 58 (MD [1651] S58). The exception [1651] permits a parking lot
for a temporary period commencing May 28, 2008 and expiring on May 28, 2011. The property is subject to schedule 58, which
determines maximum building heights for the property.
The proposed zoning for the subject property would permit the
continuation of an outdoor parking lot to exist for an additional three years.
Strategic Direction (Section 2)
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. To
meet these challenges, polices are set out to pursue a mix of land uses,
housing types and compact forms of development which in turn will enable the
City to support a high-quality transit system and make better use of existing
infrastructure and roads.
The strategic directions of the Official Plan recognizes that although
priority is to be given to reducing car dependency, all
modes of transportation, including car travel need to be provided for. The extension of the parking lot use is to be
limited to a temporary three-year term to set the stage for redevelopment of
the site that is more in conformity with this Official Plan direction.
Land Use Designation
(Section 3.6.6)
The subject property
is designated “Central Area” on Schedule B in the Official Plan. The policies acknowledge that, in order to
promote the Central Area’s vitality, walking, cycling and transit to and in the
downtown core will need to be prioritized.
The unique role of the Central Area has been identified
and policies specific to parking support the provision of short-term parking to
serve local businesses, residents, institutions and tourism destinations and to
limit the provision of long-term parking.
The Official Plan also discourages the provision of
temporary surface parking lots on vacant sites and requires new temporary
surface parking lots within the Central Area to be subject to a rezoning to
assess their impact on the pedestrian environment. The Official Plan also provides that where a
rezoning permits temporary surface parking, the City will require that the
visual appearance of such parking areas be enhanced and screened through the
use of substantial vegetation, while ensuring adequate public safety.
Review of Development
Applications (Section 4)
The review
of development applications includes considerations of walking, cycling, transit,
roads and parking lots. The relevant
policy to be considered in this case is that parking areas for motorized
vehicles are to require screening from the street with low shrubs, trees,
landscaped berms, decorative walls and fences.
Details of Proposed Zoning
The subject property currently provides primarily short-term parking
that is moderately priced, to support the vital interests of local businesses
in the Rideau Centre and ByWard Market area.
Long-term parking use is limited, which is consistent with the policy
directions of the Official Plan. To
respond to the policy directions to provide screening and landscaping where
surface parking is provided, the site was subject to site plan control and the
owners are required to maintain the property in accordance with the approved
site and landscape plan.
Temporary Use and Zoning By-law
The parking lot is proposed to be permitted only as a temporary use for
a three-year period ending in 2014. Given
that the proposed parking lot use does not satisfy the long-term vision for the
site, and given staff’s desire to ensure that the owner seeks redevelopment, it
is recommended that the use only be permitted on a temporary basis.
Conclusion
The Department is satisfied that the objectives set out in the Official
Plan related to the strategic directions for parking in the Central Area and
the provisions for an enjoyable, safe and secure pedestrian environment, are
being met. The subject parking lot, in addition
to being well integrated with the pedestrian environment along Rideau Street,
addresses a need for short-term public parking for the Rideau Centre.
Notice of this
application was carried out in accordance with the City's Public Notification
and Consultation Policy.
Although Councillor Fleury concurs with staff’s
recommendation, the Councillor hopes to see a plan submitted for the
development of this property before the expiry of the temporary zoning permit.
There are no
legal/risk management implications associated with this report.
CITY STRATEGIC PLAN
N/A
N/A
There are no direct financial implications associated
with this report.
This application was
processed by the "On Time Decision Date" established for the
processing of Zoning By-law amendment applications.
Document 1 Location Map
Document 2 Details of
Recommended Zoning
Document 3 Consultation Details
City Clerk and Solicitor Department, Legislative Services to notify the
owner, applicant, 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 and Growth Management to prepare the implementing by-law, forward
to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
Proposed Changes to the Comprehensive
Zoning By-law
Exception 1651 of Section 239, Urban
Exceptions is amended by replacing in Column V the text “May 28, 2008 and
expiring on May 28, 2011” with the text “May 28, 2011 and expiring on May 28, 2014”.
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.
SUMMARY OF PUBLIC INPUT
Comments were received from the public regarding this application. The following contains a summary of the
comments and concerns by the community, followed by a response from the
Department.
PUBLIC COMMENTS
1.
This
“temporary” zoning seems to have gone on for a long time, how many times can a
property apply for this type of zoning?
2.
Why is
the City allowing this type of use along a prominent street in the Central
Area?
RESPONSE FROM DEPARTMENT TO PUBLIC INPUT
Temporary parking can be granted by means of zoning amendments for
periods of up to three years. There is no
legislation that prohibits the property owner from applying for temporary
parking whenever the previous approval expires.
Any request for a temporary zoning is subject to Council approval, who
has the discretion to not approve the request.
For privately owned properties, the City does not have the ability to
force development. Development occurs
based on the development industry’s determination of the demand. The Official Plan has a vision for how the
City should develop and it is the intention of the Zoning By-law to permit the
desired development over the long term. Despite
the fact that this temporary zoning has been in place for some time, it has
been determined that this extension does not impede the City’s vision for the
area over the long term.