2.             WELLINGTON STREET WEST COMMUNITY DESIGN PLAN, OFFICIAL PLAN AMENDMENT, ZONING BY-LAW AMENDMENT

 

PLAN DE CONCEPTION COMMUNAUTAIRE DE LA RUE WELLINGTON OUEST, MODIFICATION AU PLAN OFFICIEL, MODIFICATION AU RÈGLEMENT DE ZONAGE

 

 

 

Committee recommendationS

 

That Council:

 

1.      a)   Approve the Wellington Street West Community Design Plan (distributed separately and on file with the City Clerk and shown as Document 2) as Council's direction on the future development of the area;

 

b)   Approve and adopt an amendment to the Official Plan of the City of Ottawa, Volume 2A, to incorporate Part B of this amendment as a Secondary Plan, as detailed in Document 3;

 

c)   Approve an amendment to Zoning By-law 2008-250 of the City of Ottawa as detailed by the table and locations maps in Document 4.

 

2.   Direct the Planning and Growth Management Department, Heritage Services Unit to:

 

a)      Submit the list of buildings to be added to the Heritage Register, as noted in Appendix 1 of the Wellington Street West Community Design Plan, for review and approval to OBHAC; and to present that approved list to City Council for adoption;

 

b)     Conduct a heritage assessment of 1137 Wellington Street (the present Senior Support Services Centre).

 

3.   Direct the Real Estate Partnership and Development Office to undertake an asset rationalization process to determine the long-term viability of 1137 Wellington Street (the present Senior Support Services Centre).

 

 

RecommandationS du comité

 

Que le Conseil :

 

1.      a)   approuve le plan de conception communautaire de la rue Wellington Ouest (distribué séparément et porté au dossier du greffier municipal, correspondant au document 2) suivant les directives du Conseil sur le développement de ce secteur dans les années à venir;

 

b)   approuve et d’adopter une modification au Plan officiel de la Ville d’Ottawa, Volume 2A, qui consiste à intégrer la partie B de cette modification comme plan secondaire, tel que précisé dans le document 3;

 

c)   approuve une modification au Règlement de zonage 2008-250 de la Ville d’Ottawa comme précisé dans le tableau et les plans de révision du document 4.

 

2.   demande au Service de l’urbanisme et de la gestion de la croissance, Services du patrimoine :

 

a)      de présenter la liste des immeubles à ajouter au registre des biens à valeur ou à caractère patrimonial, comme indiqué à l’annexe 1 du PCC de la rue Wellington Ouest, au CCPBO aux fins d’examen et d’approbation; et de soumettre la liste approuvée au Conseil municipal pour que ce dernier l’adopte;

 

b)     d’effectuer une évaluation de la valeur patrimoniale du 1137, rue Wellington (l’actuel Centre de soutien aux aînés).

 

3.   demande au Bureau des partenariats et du développement en immobilier de préparer un rapport sur l’état de l’immeuble afin de déterminer la viabilité à long terme du 1137, rue Wellington (l’actuel Centre de soutien aux aînés).

 

 

Documentation

 

1.                   Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 14 April 2011 (ACS2011-ICS-PGM-0086).

 

2.         Extract of Planning Committee Minutes of 26 April 2011.

 


Report to/Rapport au :

 

Planning Committee

Comité de l'urbanisme

 

and Council / et au Conseil

 

14 April 2011 / le 14 avril 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, Manager/Gestionnaire,

Policy Development and Urban Design/Élaboration de la politique et conception urbaine

Planning and Growth Management/Urbanisme et Gestion de la croissance

(613) 580-2424, 22379 Richard.Kilstrom@ottawa.ca

 

Kitchissippi (15)

Ref N°: ACS2011-ICS-PGM-0086

 

 

SUBJECT:

Wellington Street WEst community Design Plan (File no.  D04-01-06-WCDP), OFFICIAL PLAN AMENDMENT (FILE NO. d01-01-10-0009, zoning by-law amendment (file no. d02-02-09-0006)

 

 

OBJET:

PLAN DE CONCEPTION COMMUNAUTAIRE DE LA RUE WELLINGTON OUEST, MODIFICATION AU PLAN OFFICIEL, MODIFICATION AU RÈGLEMENT DE ZONAGE

 

 

REPORT RECOMMENDATIONS

 

1.         That Planning Committee recommend Council:

 

a)         Approve the Wellington Street West Community Design Plan (distributed separately and on file with the City Clerk and shown as Document 2) as Council's direction on the future development of the area;

 

b)         Approve and adopt an amendment to the Official Plan of the City of Ottawa, Volume 2A, to incorporate Part B of this amendment as a Secondary Plan, as detailed in Document 3;

 

c)         Approve an amendment to Zoning By-law 2008-250 of the City of Ottawa as detailed by the table and locations maps in Document 4.

 

2.         That Planning Committee direct the Planning and Growth Management Department, Heritage Services Unit to:

 

a)                  Submit the list of buildings to be added to the Heritage Register, as noted in Appendix 1 of the Wellington Street West Community Design Plan, for review and approval to OBHAC; and to present that approved list to City Council for adoption;

 

b)                 Conduct a heritage assessment of 1137 Wellington Street (the present Senior Support Services Centre).

 

3.         That Planning Committee direct the Real Estate Partnership and Development Office to undertake an asset rationalization process to determine the long-term viability of 1137 Wellington Street (the present Senior Support Services Centre).

 

 

RECOMMANDATIONS DU RAPPORT

 

1.         Que le Comité de l’urbanisme recommande au Conseil :

 

a)         d’approuver le plan de conception communautaire de la rue Wellington Ouest (distribué séparément et porté au dossier du greffier municipal, correspondant au document 2) suivant les directives du Conseil sur le développement de ce secteur dans les années à venir;

 

b)         d’approuver et d’adopter une modification au Plan officiel de la Ville d’Ottawa, Volume 2A, qui consiste à intégrer la partie B de cette modification comme plan secondaire, tel que précisé dans le document 3;

 

c)         d’approuver une modification au Règlement de zonage 2008-250 de la Ville d’Ottawa comme précisé dans le tableau et les plans de révision du document 4.

 

2.         Que le Comité de l’urbanisme demande au Service de l’urbanisme et de la gestion de la croissance, Services du patrimoine :

 

c)                  de présenter la liste des immeubles à ajouter au registre des biens à valeur ou à caractère patrimonial, comme indiqué à l’annexe 1 du PCC de la rue Wellington Ouest, au CCPBO aux fins d’examen et d’approbation; et de soumettre la liste approuvée au Conseil municipal pour que ce dernier l’adopte;

 

d)                 d’effectuer une évaluation de la valeur patrimoniale du 1137, rue Wellington (l’actuel Centre de soutien aux aînés).

 

3.         Que le Comité de l’urbanisme demande au Bureau des partenariats et du développement en immobilier de préparer un rapport sur l’état de l’immeuble afin de déterminer la viabilité à long terme du 1137, rue Wellington (l’actuel Centre de soutien aux aînés).

 

 

EXECUTIVE SUMMARY

 

Assumptions and Analysis:

 

The Wellington Street West Community Design Plan (CDP) is a broad and integrated 20-year vision for the mainstreet spanning the Hintonburg and West Wellington Village communities, between Island Park Drive and Breezehill Avenue.  It provides planning and design policy for both the development of private lands and the undertaking of public works. 

 

The Wellington Street West CDP is unique amongst CDPs to date, as it was undertaken at the same time as two other City of Ottawa projects:  the Neighbourhood Planning Initiative (NPI) and the Wellington Street Road Reconstruction.  The City undertook extensive public consultation for these three projects from January 2007 to September of 2010 to ensure collaborative and comprehensive planning for the community.   This process resulted in three joint NPI public open houses, one CDP-dedicated final public open house, 14 CDP-dedicated meetings with community representatives (the Continuity Task Force (CTF)), 35 joint-NPI meetings and sites visits with CTF members, and on-line surveys.  

 

The CDP process resulted in a vision and a framework with seven goals for the Wellington mainstreet area.  The vision for the community is one of embracing change, creating people spaces, respecting the traditional urban fabric, and ensuring the continued development of an accessible, pedestrian and transit-friendly community.  This framework, which provides the foundation of the CDP’s planning and design policy directions for urban planning and design, focuses in two areas:

 

1.      General mainstreet scale and character design policies shared throughout the study area; and,

2.      Area-specific design policies that require a more “localized” approach given a unique circumstance that could not be addressed by the guidance of the general mainstreet design policies. For a plan locating these area policies, see Document 3, Schedule B, “Specific Policy Areas”.

 

The CDP is the culmination of an extensive consultation process that includes input from a variety of community stakeholders and sets the direction to achieve the built form and public space envisaged for Wellington Street West mainstreet.  Key to implementing this community’s vision will be the adoption of the CDP document, a Secondary Plan, Zoning By-law amendments, heritage protection measures, and three follow-up studies. 

 

These design policies are intended to supplement the relevant Official Plan policies, to which they conform. Similarly, the Urban Design Guidelines for the Development along Traditional Mainstreets remains an essential tool for development guidance within this CDP area. Where there is an apparent discrepancy between the CDP and the City’s Traditional Mainstreet guidelines, the CDP design policy will have higher status given its intimacy with the subject matter.

 

Legal/Risk Management Implications:

 

There are no legal/risk management implications associated with this report.

 

Technical Implications:

 

N/A

 

Financial Implications:

 

There are no direct financial implications associated with this report.  The Wellington Street West CDP recommends two follow-up studies to implement the Plan (outlined in Recommendations 2b and 3.  It is expected that these will be conducted through existing staff resources when these studies come forward in future work programs.

 

Public Consultation/Input:

 

The Wellington Street West CDP had an extensive public consultation program in collaboration with the Neighbourhood Planning Initiative (NPI), including: four public open houses, 14 Continuity Task Force (CTF) meetings dedicated for CDP issues exclusively (35 other joint-meetings were held with the NPI and Wellington Street Road Reconstruction project), and three site visits with the CTF.

 

RÉSUMÉ

 

Hypothèses et analyse

 

Le plan de conception communautaire (PCC) de la rue Wellington Ouest propose une vision globale et intégrée, sur une période de 20 ans, de l’artère principale qui traverse les quartiers d’Hintonburg et de Wellington Ouest, entre la route Island Park et l’avenue Breezehill. Dans ce plan sont décrites les politiques d’aménagement et de conception pour le développement des terrains privés et de la réalisation de travaux publics.

 

De tous les PCC entrepris à ce jour, celui de la rue Wellington Ouest est unique puisqu’il a été mis en œuvre en même temps que deux autres projets de la Ville : l’Initiative de planification du voisinage (IPV) et la réfection de la rue Wellington. De janvier 2007 à septembre 2010, la Ville a mené une importante consultation publique sur ces trois projets afin de garantir un processus global et collaboratif de planification pour les membres de la collectivité. Ce processus s’est traduit par trois journées portes ouvertes conjointes sur l’IPV, une dernière journée portes ouvertes portant uniquement sur le PCC, 14 réunions sur le PCC auxquelles ont participé des représentants de la collectivité (le groupe de travail [GT] chargé de la continuité), 35 réunions conjointes sur l’IPV et des visites des lieux avec des membres du GT chargé de la continuité, sans oublier les sondages réalisés en ligne.

 

Le processus lié au PCC a débouché sur une vision et un cadre de travail prévoyant sept objectifs pour le secteur de l’artère principale qu’est la rue Wellington. Pour la collectivité, cette vision est axée sur le changement, l’aménagement d’espaces pour les citoyens, le respect du tissu urbain traditionnel et garantit le développement durable d’une collectivité qui mise sur un réseau de voies accessibles aux piétons et au transport en commun. Ce cadre de travail, sur lequel reposent les orientations des politiques des PCC en matière d’aménagement et de conception urbaines, met l’accent sur deux points :

 

1.      Politiques générales pour le style et la conception de la rue principale, qui seront communs à tout le secteur à l’étude;

2.      Politiques de conception propres à un secteur, qui exigent une approche plus « locale » compte tenu des circonstances particulières auxquelles il n’est pas possible d’adapter efficacement les politiques générales de conception de la rue principale. Pour consulter le plan détaillé sur ces politiques relatives à un secteur voir le document 3, annexe B (politiques propres à un secteur).

 

Le PCC est la somme d’un processus de consultation d’envergure au cours duquel les opinions et commentaires de différents intervenants communautaires ont été recueillis. Il permet d’établir les orientations relativement à la forme bâtie et aux espaces publics qui sont prévus pour la rue Wellington Ouest. Dans la mise en œuvre de cette vision commune, le facteur décisif sera l’adoption du PCC, d’un plan secondaire, des modifications au Règlement de zonage, des mesures de protection du patrimoine et des recommandations de trois études de suivi.

 

Ces politiques de conception visent à compléter les politiques pertinentes du Plan officiel de la Ville d’Ottawa, auxquelles elles doivent se conformer. Dans le même ordre d’idées, les lignes directrices sur l’aménagement urbain de la Ville d’Ottawa pour le développement des rues principales traditionnelles demeurent un outil essentiel pour encadrer le développement dans ce secteur visé par un PCC. S’il semble y avoir des contradictions entre le PCC et les lignes directrices de la Ville concernant les rues principales traditionnelles, la politique de conception du PCC prévaudra étant donné qu’elle est très étroitement liée à l’objet en question.

 

Incidences juridiques ou concernant la gestion des risques

 

Sur le plan juridique ou de la gestion des risques, rien n’empêche la mise en œuvre du présent rapport.

 

Incidences techniques

 

S.O.

 

Répercussions financières

 

Le présent rapport n’aura aucune incidence financière directe.  Dans le PCC de la rue Wellington Ouest, il est recommandé de réaliser deux études de suivi en vue de la mise en œuvre du plan (selon les recommandations 2b et 3). C’est le personnel actuel qui est censé s’en charger lorsque ces études seront mises de l’avant dans le cadre de futurs programmes des projets.

 

Consultation publique/Commentaires

 

Le PCC de la rue Wellington Ouest découle d’un important projet de consultations publiques, mené de concert avec l’Initiative de planification du voisinage (IPV), et qui comprenait : quatre journées portes ouvertes, 14 réunions du GT chargé de la continuité qui visaient expressément à traiter des questions ayant trait au PCC (35 réunions communes ont eu lieu sur l’IPV et le projet de réfection de la rue Wellington), et enfin, la visite de trois sites par le GT chargé de la continuité.

 

 

BACKGROUND

 

A Community Design Plan was initiated in May 2006 along the Wellington Street West corridor to:  1) Address future growth management in areas designated Traditional Mainstreet and Mixed Use Centre, as per the Official Plan; 2) Collaborate with the pilot Neighbourhood Planning Initiative (NPI); and 3) Collaborate with the public works Wellington Street Reconstruction project, each having similar timeframes.

 

The CDP study area boundary is shown on the Location Map (Document 1).  The CDP recommendations focus on the Official Plan designated “Traditional Mainstreet” area.  These are generally properties that front onto Wellington Street between Island Park Drive and Breezehill Avenue.  The study area also includes a portion of the “Mixed-Use Centre” designated area bounded by Holland and Parkdale Avenues and Wellington and Spencer Streets.  Both the Hintonburg and West Wellington Village neighbourhoods had a formative role in the development of the CDP based on their proximity to the study area. 

 

The goal of the study was to develop a broad and integrated 20-year vision for the Wellington Street West corridor area to guide both private development and the undertaking of public works.  Following preliminary meetings to initiate the working relationships between the other two NPI projects (i.e. Neighbourhood Plan and the Wellington Street Reconstruction project) the project was publicly launched in January 2007 and broad public consultation was completed by September 2010.

 

DISCUSSION

 

The following discussion divides the recommendations into two groups:

 

1)                  Recommendations 1a, 1b, 1c, and 2a are actions to be taken immediately to implement the CDP.  These include the adoption of the CDP, the Secondary Plan, the Zoning By-law amendments, a Heritage designation at 7 Hinton Avenue, and the list of properties to be added to the Heritage Register;

2)                  Recommendations 2b and 3 are actions needing further study as a result of the CDP.  These include studies to be undertaken by various departments regarding the existing and future condition and role of the building at 1137 Wellington Street and exploring the options for McCormick Park, including potentially more parkland.

 

RECOMMENDATION 1a) Wellington Street West Community Design Plan

 

Recommendation 1a) is to approve the CDP as Council's direction for the future development of the Wellington Street West area.  It provides the basis for the Official Plan Amendment, detailed in Document 3, to add the Wellington Street West Secondary Plan to the Official Plan, Volume 2A, and for the Zoning By-law amendments detailed in Document 4 to implement the CDP recommendations related to built form and land use.

 

Design Framework and Goals

 

The CDP provides a design framework for the design and land use vision of all new and restored, public and private built forms and spaces along Wellington mainstreet over the next 20 years. 

 

This design framework includes seven goals for the Wellington mainstreet area:

 

a)      Uphold and enhance the existing broad mix of uses

b)      Establish a clear network of people spaces

c)      Strengthen the traditional urban fabric, built form and spaces through respect and innovation

d)     Capture the opportunities of key mainstreet nodes and gateways

e)      Protect, create and encourage views and vistas

f)       Link the varied character areas together as a unified corridor

g)      Promote a pedestrian and transit-friendly environment

 

This framework informed the development of the guiding principles and objectives that provide the foundation for (1) the general planning and design policies that apply to the overall Wellington Street corridor study area; and (2) the policies that apply to four specific areas that define important character areas of the mainstreet and exhibit opportunities for future physical development of the mainstreet. 

 

A principal objective of all CDPs is to implement the City’s growth management strategy.  The Wellington Street West CDP estimates that about 950 dwelling units will be developed within the study area from 2006 to 2031, or about 38 dwelling units per year. This achieves the City's Residential Land Strategy for minimum intensification targets for the area. 

 

Given that the CDP maintains the existing six-storey maximum building height over the length of the mainstreet study area, with consideration for possible exceptions at key locations, the City’s growth policies can be accommodated within the study area.  The primary focus of the CDP is on the best way to implement new development in this local context. 

 

Wellington Street West mainstreet will absorb the majority of additional units in this community.  In stable residential neighbourhoods outside of the study area there will be virtually no change to the population.  Despite the occurrence of small scale infill, there will continue to be a slow, but continued decline in the household size. It is also expected that market demand for living along the mainstreet will continue. 

 

Planning and Design Policy

 

To ensure that the aforementioned development goals of the mainstreet are achieved, the CDP focuses its analysis and provides direction for urban planning and design in two areas:

 

1.      General mainstreet scale and character design policies that are shared throughout the study area; and,

2.      Area-specific design policies that require a specific, more “localized” approach given a unique circumstance that could not be addressed by the guidance in the general mainstreet design policies. For a plan locating these special area policies, see Document 3, Schedule B, “Specific Policy Areas”.

 

CDP policies in each of these two groups focus on two important planning and design themes:  built form and public space.  These are outlined in detail in Section 3.3 to 3.7 of the CDP document. 

 

 

Key Policy Themes in the CDP

 

Key themes addressed in the CDP policy directions and the Secondary Plan and zoning changes include:

 

·         Maximum building height of the TM – Traditional Mainstreet Zone throughout the Wellington Street study area

·         Consideration of increased height in key nodal areas of Wellington Street when a public benefit(s) is provided

·         Priority of high quality architecture, particularly at gateway or landmark locations

·         Incorporation of the low-rise or village scale and detail in any new architecture of new development

·         Compatibility of new development with nearby residential uses

·         Built form and uses around parks

·         Strengthened heritage protection of buildings of potential heritage value along Wellington Street

·         Additional pedestrian space for more safety, comfort and attractiveness with the study area

·         New public spaces for relaxing and meeting along Wellington Street

·         More efficient use of existing parking spaces within the Mixed Use Centre designated area

·         Active street frontages along Wellington Street, for example, with retail uses

 

Major Issues

 

The two main issues related to specific properties have been identified and outlined below.  This resulted in much discussion and varied opinion between City staff, property owners, and community representatives.  In both cases, staff has acknowledged that they are committed to working with the stakeholders to resolve the issues.

 

7 Hinton and 6 Hamilton Avenue 

In March 2009, staff was approached by the property owners, Metcalfe Realty, requesting to have two properties included within the CDP study area:  7 Hinton/6 Hamilton and 281 Armstrong (see Document 6). 7 Hinton Avenue occupies a complete block at the northern periphery of the study area, bounded by Armstrong and Spencer Streets and Hamilton and Hinton Avenues.  It currently houses offices and a warehouse use and is distinguished by striking heritage features.  281 Armstrong is a property west of the 7 Hinton block, and is currently used as a parking lot. 

 

The CDP recommends heritage designation of the former Capital Wire Cloth Company Factory at 7 Hinton Avenue, under Part IV of the Ontario Heritage Act.  This is a two-and-a-half storey brick factory building built between 1912 and 1948. 

This distinctive industrial building is diagonally opposite Parkdale Park, and has come to symbolize the past industrial heritage of the Hintonburg neighbourhood.  The elements of the building that embody its heritage value include:  two-and-a-half storey masonry construction; an L-shaped, gable-roofed portion; and a regular pattern of segmentally arched window openings.   

 

Under the CDP, a block of properties bounded by Spencer and Armstrong Streets and Parkdale and Holland Avenues are being rezoned to MC16 Mixed-Use Centre Subzone.  This permits the broader range of MC Zone uses, including a maximum building height of eight storey, or 27m, height limit.  The existing zoning at both 7 Hinton Avenue and 281 Armstrong Street is IL8 Light Industrial zone.  The maximum height limit and Floor Space Index (FSI) of the former is 11 metres and FSI 1.0, and the latter is 13.5 metres and maximum FSI 1.0.

 

Given that those areas at and above the portion of the property that is proposed for heritage designation will become undevelopable, there will be a loss of developable area for a portion of 7 Hinton Avenue.  To recognize the heritage importance of protecting 7 Hinton Avenue for the neighbourhood, and to remain equitable and fair to the property owners, this CDP proposes that the potential but undevelopable area may be transferred to the balance of the 7 Hinton Avenue site and/or to 281 Armstrong Street or a combination of the two sites. The CDP proposes a maximum of 6.1 FSI for 7 Hinton Avenue and a maximum 4.7 FSI of 281 Armstrong Street.  Each FSI provides the equivalent of an eight-storey building on each property, according to the zoning envelope of the CDP.  With this transfer of density, additional building height will be permitted at 7 Hinton and/or to 281 Armstrong Street when the difference of area measured at 7 Hinton Avenue is transferred or added above the FSI permitted at 281 Armstrong Street. 

 

Because 281 Armstrong Street, the site adjacent to 7 Hinton Avenue, is owned by the same property owner, there is a favourable opportunity for the displaced density from the heritage area to be sensitively redistributed.  This continues to allow redevelopment on these sites in a way that can achieve the vision for the area and the key design objectives (as noted in CDP in 3.5.3 and 3.5.4. A10).  Building envelopes will continue to be required as per the setback provisions described in Section A8a of the CDP.  Because these sites could be redeveloped in any number of ways, any further evaluation of how a proposal meets the CDP policies will be considered at the time of Site Plan Control application.

 

Correspondence submitted by the property owner’s consultant regarding this matter is provided in Document 5.

 

 

233 Armstrong and 3 Hamilton

In December 2010, staff was approached by the prospective property owners, TEGA Homes, requesting to have two properties removed from the CDP study area to permit further study of their planning and redevelopment potential:  233 Armstrong Street and 3 Hamilton Avenue (see Document 7).  These two properties occupy three quarters of a complete block at the northern-eastern periphery of the study area, bounded by Armstrong and Spencer Streets and Hamilton and Parkdale Avenues.  Currently, the site is occupied by artisan and warehouse uses.  The block is also occupied by a restaurant/bar and apartment uses, including the Carleton Tavern. 


 

The properties were requested for removal from the CDP to further address the development conditions affecting the redevelopment of the subject properties.  These include the significant clean-up required for the contamination existing on-site, building height beyond the eight storeys or 27 metres proposed by the CDP, and economically feasibility of redevelopment.

 

Staff concluded that the results of the time, work and efforts conducted with the broad Wellington West community members, notably the Hintonburg community, needed to be respected and it would be inappropriate at this late stage in the process to exclude the subject sites from the CDP.

 

The subject site is within a Mixed-Use Centre designation, and therefore, any proposed development is expected to intensify the site relative to its existing pattern of development.  In a Mixed-Use Centre, the highest density and highest heights would be at the rapid transit station, and then decrease within the Mixed-Use Centre as development moves outward from the rapid transit station.  In line with that, the height proposed in the draft CDP for this area is eight storeys, which has been accepted by the community.

 

Staff recognizes that the subject site has some significant contamination challenges and encourage the property owners to explore and utilize the City’s Brownfields Program to help address these challenges. 

 

Any forthcoming redevelopment application for the sites at 233 Armstrong Street and 3 Hamilton will be processed in the context of the West Wellington CDP bearing in mind the possible costs of environmental remediation and the means to accomplish it, and that additional height and/or density above that stated in the CDP may be appropriate.  The process would include extensive consultations with local residents and the Hintonburg Community Association. 

 

Correspondence submitted by the property owner’s consultant regarding this matter is provided in Document 5.

 

RECOMMENDATION 1b) Secondary Plan

 

Recommendation 1b) is to approve the Official Plan Amendment (OPA) to add a Secondary Plan to Volume 2A to implement the Wellington Street West CDP.  The Secondary Plan will include those parts of the CDP that establish the vision and the planning and design policies for the General Mainstreet, and also four specific nodal areas of the mainstreet including:  1) West Wellington Area, 2) Parkdale Park Area, 3) McCormick Park Area and 4) Somerset Square Area.  The Secondary Plan is detailed in Document 3. 

 

The Official Plan amendment is divided into three primary parts:  Part A - The Preamble, which provides the purpose, location and basis for the OPA; Part B - The Amendment, which provides the land use and design policies for the study area; and, Part C - The Appendix, which contains the implementation strategy including matters such as: zoning amendments, streetscaping improvements, and actions of further work to be undertaken by City departments. 

 

Notwithstanding that the Wellington Street West Secondary Plan will become part of the Official Plan; the CDP will continue to be a stand-alone Council-approved policy document for the area. It provides the comprehensive policy directions to guide and evaluate future private sector development and public works undertakings within the CDP study area. 

 

RECOMMENDATION 1c) Zoning By-law Amendments

 

Recommendation 1c) is to approve an amendment to the Zoning By-law 2008-250, as detailed in Document 4, to implement the zoning recommendations of the CDP.  The CDP's zoning recommendations attempt to address both resident and developer concerns in terms of the Official Plan's intensification and compatibility policies.  Some of the key factors considered in developing the recommendations include: the characteristics of each character area, the nature of the adjoining land use, scale and character of adjacent built form, and the general depth of lots and development feasibility.

 

Property owners affected by the CDP's proposed zoning amendments, as well as the general public, were notified during the Zoning By-law amendment circulation in May 2010 and again in April 2011 which included the notification published in City-wide newspapers, The Ottawa Citizen and Le Droit,  

 

Revision to Zoning Changes

 

National Capital Commission (NCC) parcel – 355 Island Park Drive

A late technical comment was received from NCC objecting to a rezoning of a small parcel of their land at 355 Island Park Drive (noted in Document 4, as Item #5).  This parcel is part of a broad, on-going NCC undertaking called the Capital Urban Lands Master Plan (CULMP) that has not yet been finalized.  Therefore, the NCC requests that no changes in zoning on federal lands be advanced by the City at this time.  The NCC further notes that upon completion of the Phase 2 of their study, the City and the NCC may work towards making any amendments to the City’s Zoning By-law as a comprehensive set of changes.

 

Due to the late receipt of this comment, staff was unable to amend the affected documents, but will have this item removed accordingly, prior to the Council meeting of May 11, 2011.

 

RECOMMENDATION 2)  Heritage Protection

 

Recommendation 2) directs the City's Heritage Services Unit to undertake specific tasks including to:

 

a)      Submit the list of buildings to be added to the Heritage Register, as noted in Appendix 1 of the Wellington Street West CDP, for review and approval to OBHAC; and to present that approved list to City Council for adoption.

b)      Conduct a heritage assessment of 1137 Wellington Street (the present Senior Support Services Centre)


 

RECOMMENDATION 3) Asset Rationalization – 1137 Wellington Street

 

Recommendation 3) directs the Real Estate Partnership and Development Office to undertake an asset rationalization process to determine the long-term capital and operating viability of 1137 Wellington Street (the present Senior Support Services Centre).  The CDP identifies certain elements of the building and site design that limit opportunities to better coordinate how the park and building interrelate with each other, therefore limiting the potential of both the park and the building. 

The CDP also advises that in the long term, if 1137 Wellington Street represents little or no heritage value, its removal may offer a rare opportunity to increase an existing park’s size, and/or find an alternative use for the 1137 Wellington Street site and its relationship to the street and the park.  Finding available green space in the urban area as the population increases is an on-going challenge.  The value of this and other options should be explored.

 

ENVIRONMENTAL IMPLICATIONS

 

Adoption of the OPA will facilitate the implementation of the Wellington Street West CDP which is intended to help enhance the planning area for residents, business owners, shoppers, and visitors alike.  It will guide and direct future streetscape improvements, enhance the pedestrian culture and environment including locations for new plaza spaces, and protect existing green areas within the corridor.

 

RURAL IMPLICATIONS

 

N/A

 

CONSULTATION

 

Notice of the CDP and the applications for Official Plan Amendment and the Zoning By-law Amendments were 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 opposition to the proposed CDP document, Secondary Plan and Zoning amendments.  Comments of clarification or concern are noted with responses in Document 5, “Consultation Details”.

 

A summary of the public consultation program and public circulations to date is also detailed in Document 5.  These include the comments received from the Final Public Open House (May 12, 2010) and comments from two public circulations (April 23, 2010 and February 18, 2011).

 

COMMENTS BY THE WARD COUNCILLOR(S)

 

Katherine Hobbs

Councillor, Ward 15 – Kitchissippi

 

Comments on Wellington Street West Community Design Plan

 

I want to thank all those involved in the lengthy process that led to the creation of this community design plan. In particular, the work that was done to coordinate efforts between the Wellington Street reconstruction project and the Neighbourhood Planning Initiative. It is a testament to how City departments can work together to create projects that are bigger than the sum of their parts. With the completion of the Wellington Street reconstruction this summer through to the Somerset Bridge we can all be proud of a strong spine running through Kitchissippi. As new development connects Westboro Village and West Wellington, we can be confident of a strong future ahead for area businesses and enhanced liveability for its residents. In many ways this CDP is the culmination of a two decade long rejuvenation of Hintonburg and West Wellington that has seen new small businesses develop and existing ones thrive as our main street has become a destination for the city as a whole

 

Using this CDP as a common language between the City, the community and developers I look forward to working proactively to grow our community so that new families, new businesses, new artists and new Canadians will be welcomed to the community while improving quality of life for existing residents.

 

Going forward, I expect communities to proactively define the community benefits they desire and for developers to work with their neighbours to develop in a manner that delivers these benefits for our growing neighbourhoods. In able to do so, references to community benefits must be softened from “community benefits identified in the Community Design Plan” to “community benefits, including those identified in the Community Design Plan” (11.3.1, 2).

 

I look forward to the Parkdale Market to be developed into a strong Mixed-Use Centre with a variety of new businesses and an enhanced market. Pivotal to this is decontamination of brownfield sites and preservation of rare gems of Hintonburg’s industrial past. To achieve this, all parties must be engaged in a dialogue to produce a dynamic environment for Kitchissippi and Ottawa. As part of this, provision of parking through shared use of parking should also apply to new developments to encourage the maximum use of parking for the benefit of the community and local businesses (11.3.3, 11).

 

As there is little green space directly abutting Wellington Street West, I am encouraged by the rezoning of Somerset Square to parkland. This is a pivotal asset in the community which must be encouraged and improved through the development process. In addition, the provisions for the enhancement of green space in the corridor between McCormick Park and the Bethany Hope Centre are welcomed, as they provide a rare breathing space along the street. As such, I would hope any new development would enhance this space either in area or quality, perhaps this is something that could be protected through some degree of set-back requirements.

 

LEGAL/RISK MANAGEMENT IMPLICATIONS

 

There are no legal/risk management implications associated with this report.

 

CITY STRATEGIC PLAN

 

While the Wellington Street West Community Design Plan indirectly supports a number of Strategic Plan priorities and objectives, the following summarizes those that are directly affected as a result of CDP planning and design policies when implemented:

 

Sustainable, Healthy and Active City

Objective 3:  Expand the amount of the City-owned green space in Ottawa

Objective 6:  Require walking, transit and cycling oriented communities and employment centres

Objective 7:  Set a high-level and a proactive municipal response to meet the social services, social housing, supported living and public health needs of Ottawa residents

 

Planning and Growth Management

Objective 1:  Manage growth and create sustainable communities by:

·         Becoming leading edge in community and urban design

·         Ensuring that new growth is integrated seamlessly with established communities

 

 

TECHNICAL IMPLICATIONS

 

N/A 

 

 

FINANCIAL IMPLICATIONS

 

There are no direct financial implications associated with this report.  The Wellington Street West CDP recommends two follow-up studies to implement the Plan (outlined in Recommendations 2b and 3).  It is expected that these will be conducted through existing staff resources when these studies come forward in future work programs.

 

 

SUPPORTING DOCUMENTATION

 

Document 1    Location Map

Document 2    Wellington Street West Community Design Plan (on file with the City Clerk and distributed separately)

Document 3    Proposed Official Plan Amendment

Document 4    Zoning By-law Amendments

Document 5    Consultation Details

Document 6    Location Map: 7 Hinton Avenue and 6 Hamilton Avenue

Document 7    Location Map:  233 Armstrong Street and 3 Hamilton Avenue


DISPOSITION

 

Planning and Growth Management Department to:

·         Undertake the follow-up implementation measures outlined in the CDP that are its responsibility;

·         Prepare implementing by-laws;

·         Prepare the by-law adopting the Official Plan Amendment (OPA) and Zoning By-law Amendments, forward to Legal Services, and undertake the statutory notification.

·         Notify persons who made oral or written submissions at Planning and Environment Committee and all persons and public bodies who requested to be notified of the amendments;

·         Advertise the adoption of the OPA and the passing of Zoning By-law amendments.

 

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.

 

Legal Services to forward the implementing by-laws to City Council.


LOCATION MAP                                                                                                DOCUMENT 1

 

01_WellingtonW_CDP_StudyArea_RDCD


 

PROPOSED OFFICIAL PLAN AMENDMENT                                             DOCUMENT 3

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Land Use

Utilisation Du Sol


THE STATEMENT OF COMPONENTS

 

PART A – THE PREAMBLE, introduces the actual Amendment but does not constitute part of Amendment No. X to the City of Ottawa Official Plan.

 

PART B – THE AMENDMENT, consisting of the following text and maps constitutes the actual Amendment No. X to the City of Ottawa Official Plan.

 

PART C – THE APPENDIX, does not form part of the Amendment but is provided to clarify the intent and to supply background information related to the Amendment.

 


Part A – Preamble

 

1.0      Purpose

The purpose of this Official Plan Amendment is to implement the land use and urban design components of the Wellington Street Community Design Plan by adding a new Secondary Plan to Volume 2A of the City’s Official Plan.

 

2.0      Location

This amendment applies to properties adjacent to Wellington Street between Island Park Drive and Breezehill Avenue, and to properties south of Spencer Street between Holland and Parkdale Avenues to Wellington Street, as shown on the location map below.

 

Copy of Final8X11LocationMap

 

3.0      Basis

The Wellington Street West Community Design Plan was undertaken for three reasons: 

1.         The study area is designated primarily Traditional Mainstreet and also Mixed Use Centre.  According to the City’s Official Plan policies for growth management, such areas of the city will experience intensification and change over time.

2.         The Wellington Street Infrastructure Renewal project, including road reconstruction and streetscaping, was scheduled to begin its planning within the same year. 

3.         The Neighbourhood Planning Initiative (NPI), a pilot project in public consultation and participatory planning focussing primarily on social and facility planning issues was scheduled to begin in the same year.

 

The timeframe of each of the projects provided a unique opportunity to align important project components to achieve more comprehensive and efficient results, including: scoping, public consultation and collaboration, data collection, information analysis, issue resolution, recommendations, and implementation.

 

The Community Design Plan undertaken for the community along Wellington Street identified a specific vision, goals and policies that will guide how growth, intensification and change will occur.

 

The attached Wellington Street Secondary Plan contains those land use and design policies required to support the implementation of the approved Community Design Plan. 

 

 

Part B – The Amendment

 

1.0      Introductory Statement

All of this part of this document entitled Part B – The Amendment consisting of the following text and the Secondary Plan at Appendix A constitute Amendment No. ___ to the City of Ottawa Official Plan.

 

2.0      Details of the Amendment

 

The Official Plan of the City of Ottawa Volume 2A – Secondary Plans is hereby amended by adding:

a.    to the Table of Contents of the Secondary Plans for the Former City of Ottawa the following title:

                        “Wellington Street West”

 

 b.   as a new section next after the last approved Secondary Plan in Volume 2A of the City’s Official Plan, the “Wellington Street West Secondary Plan” attached at Appendix “A” to this amendment.

 

 

 

Part C – Implementation and Interpretation  

The relevant policies of Section 5 - Implementation of the City’s Official Plan apply to this amendment and the attached Wellington Street West Secondary Plan.

 

 

 


APPENDIX A

 

11.0  WELLINGTON STREET WEST

 

11.1.            Introduction

11.2.            The Planning Area

11.3.            Land Use and Design Policies

11.3.1       General Mainstreet Policies

11.3.2       West Wellington Area Policies

11.3.3       Parkdale Park Area Policies

11.3.4       McCormick Park Area Policies

11.3.5       Somerset Square Area Policies

 

11.1     INTRODUCTION

 

The Wellington Street West Secondary Plan is a guide to the long-term design and development of both the Wellington mainstreet corridor in general, and four specific areas within it, including direction on issues of:  land use, built form, sidewalks, plazas and open spaces, and heritage.  The Secondary Plan provides a framework for change that will see this area develop towards the vision that the community desires while meeting the planning objectives of the City’s Official Plan.  The policy directions of this plan also support the broader objectives of the Wellington Street West Community Design Plan (CDP).  This Secondary Plan is to be read and interpreted as City Council’s policy direction for municipal actions, particularly in the review of development proposals, zoning changes, applications to the Committee of Adjustment and the undertaking of public works.

 

This Secondary Plan provides the legal framework that supports the Wellington Street West CDP, a joint staff-community effort to develop a vision, objectives, and planning and design policies and guidelines for an attractive, vibrant and sustainable traditional mainstreet.  The CDP includes detailed information on existing conditions, context, design issues, vision and the intent of policy direction that is important for interpreting and supplementing this Secondary Plan to ensure an appropriate balance of intensification and compatibility.

 

11.2     THE PLANNING AREA

 

The Wellington Street West Secondary Plan defines the extents of the traditional mainstreet designation in the Official Plan and provides greater detail as to how the mainstreet objectives will be achieved.  The Secondary Plan also includes adjacent areas bounded by Wellington Street, Holland Avenue, Parkdale Avenue, and Spencer Street that are influenced by their proximity to the mainstreet.  The area is described by the land uses defined in the attached Schedule A – Land Use. 

 

 

11.3     LAND USE AND DESIGN POLICIES

 

The following provides the policy direction for the Wellington Street West mainstreet corridor in general, as well as for the four identified key areas of the mainstreet, as described in the attached Schedule B –Specific Policy Areas.

 


11.3.1  GENERAL MAINSTREET  POLICIES

 

General

1.        Notwithstanding the policies of the Official Plan, the land uses for the Traditional Mainstreet and Mixed-Use Centre in the Wellington West area are designated on Schedule A – Land use of this Plan.

 

Built form

2.        The maximum building height for all new buildings within the Traditional Mainstreet will be six (6) storeys or 20 metres, except where identified by the specific area policies below.  In those cases, the City may consider a zoning by-law amendment to those properties to increase the maximum building height to a maximum of nine (9) storeys pursuant to Section 37 of the Planning Act where one or more community benefits identified in the Community Design Plan are secured through agreement with the City and will be provided at the time of development.

3.        New buildings over four (4) storeys within the Traditional Mainstreet and Mixed-Use Centre areas shall incorporate architectural articulation and details to form a two (2) to three (3) storey base to ensure compatibility with the existing low-rise, human-scale buildings in order to be consistent with the built form vision for these areas.

4.         In order to ensure that the design of new or renovated buildings integrate into the existing building fabric of the street and maintain an urban village character, proponents shall demonstrate how the key elements of scale and detail from the traditional one (1) to three (3) storey buildings and the narrow lot sizes of the Wellington West corridor have been incorporated into the building design.

 

Sidewalks and plazas

5.        In order to ensure the comfort and safety of pedestrians throughout the length of the mainstreet, additional sidewalk or plaza space for people shall be considered by the City through either (i) increased building setbacks at grade with new development proposals during a Site Plan Control application, or (ii) with sidewalk widenings within the right of way at the time of alterations to road geometries by Public Works.

 

AREA-SPECIFIC POLICIES

The specific policy areas are described by Schedule B - Specific Policy Areas of this Plan.

 

11.3.2  West Wellington Area Policies

 

The West Wellington Area values a high-quality pedestrian environment based on a human, low-scale character; a greener, public-friendly streetscape; and establishment of community gateway features to reinforce the area as a vibrant activity node for the local and broader Ottawa community.   

 

Built form

1.        Redevelopment along the northern boundary of 345 Carleton Avenue will be limited to low-rise residential infill and shall provide building massing and façade details that respond to and enhance the surrounding residential homes on Garrison Street and Carleton Avenue to ensure a well-designed transition between the mainstreet character and its use and the surrounding residential uses.

2.         The City may consider a zoning by-law amendment to the properties at 345 Carleton Avenue, 1451 Wellington Street and 369 Island Park Drive  to increase the maximum building height pursuant to Section 37 of the Planning Act where one or more community benefits identified in the Community Design Plan are secured through agreement with the City and will be provided at the time of development. 

 

Sidewalks and plazas

3.        Redevelopment at the southwest corner of 345 Carleton Avenue shall establish a new publicly accessible open space, such as an plaza, to provide a place for people to rest and meet in the west end of the mainstreet corridor. 

 

Gateway architecture

4.        Redevelopment at 1451 Wellington Street shall require the west façade of a new building to be integrated with a redesigned, City-owned public open space located at the northwest corner of Island Park Drive and Wellington Street, at the base of Rockhurst Avenue, to provide an animated place for people to meet or rest at the western gateway to the corridor.

 

Public lanes

5.        City-owned rear lanes immediately behind mainstreet properties (parallel to Wellington Street)  between Western Avenue and Huron Avenue will remain open and will not be disposed of in order to ensure that important access for the mainstreet properties is preserved, and to improve opportunities for parking, servicing and loading for both existing and future developments.

 

11.3.3   Parkdale Park Area Policies

 

The Parkdale Park Area will emerge as the civic and commercial heart of the broader Wellington West community.   Accordingly, the Wellington-Holland-Parkdale crossroads and Parkdale Park and Market mixed use area will be designed and developed with more desirable and efficient land uses and buildings, a distinguishing character, and improved comfort and safety for pedestrians. 

 

Traditional Mainstreet Area

Built form

1.        To encourage the redevelopment of underutilized properties at or near the intersections of Parkdale and Holland Avenues, the zoning by-law will establish a minimum building height of four (4) storeys to ensure a minimal level of intensification is achieved in this key area.

2.        The City may consider a zoning by-law amendment to the properties fronting the corners of Parkdale and Holland Avenues at Wellington Street to increase the maximum building height pursuant to Section 37 of the Planning Act where one or more community benefits identified in the Community Design Plan are secured through agreement with the City and will be provided at the time of development. 

3.        Infill and/or redevelopment with buildings facing onto the south side of Parkdale Park and Market is encouraged and shall create an active frontage and extend street level pedestrian-friendly uses northward from Wellington Street in order to provide a strong urban frame around the park.

 

Sidewalks and plazas

4.        The intersections at Parkdale and Holland Avenues on Wellington Street will become key activity nodes, therefore, redevelopment at these corners shall establish pedestrian-oriented, publicly accessible spaces to animate, attract and retain people.  Small plazas, wider sidewalks, and/or patios shall be incorporated into the site design of new proposals. 

 

Gateway architecture and signage

5.        Architectural and other visual features shall be introduced in new developments that mark arrival at the Parkdale and Holland Avenue gateways to the Wellington Street West community.

 

Mixed-Use Centre Area

Land use

6.        The ground floor area of commercial uses proposed by new infill development shall be comparable to nearby mainstreet areas to support small-scale commercial operations and to discourage large format retail uses.

 

Built form

7.        The maximum building height for all new buildings on Hinton and Hamilton Avenues, between Wellington and Armstrong Streets, will be six (6) storeys or 20 metres.

8.        Building height in the area bounded by Holland and Parkdale Avenues and Armstrong and Spencer Streets shall have a maximum of eight (8) storeys or 27m to provide a transition from the taller buildings near Scott Street down to the traditional mainstreet building height of Wellington Street. 

9.            Notwithstanding that a portion of the building at 7 Hinton Avenue shall be protected through designation under Part IV of the Ontario Heritage Act and notwithstanding paragraph 11.3.3.8 above regarding a maximum building height, the entire property bounded by Spencer, Hinton, Armstrong and Hamilton shall retain its rights to develop an area equal to the Floor Space Index (FSI) of an eight (8) storey building, as described in Policy 3.5.4, A8 and A10 of the Wellington Street West Community Design Plan.  Moreover, under this policy, a transfer of density from and measured on 7 Hinton Avenue shall permit additional building height at 7 Hinton Avenue and/or to 281 Armstrong Street until the FSI rights at 7 Hinton have been fully exercised on either property.

10.      Buildings on these blocks will incorporate a base, body and top to ensure an attractive, pedestrian-scaled building base, streetscape and appropriate street-to-height ratio.

 

Parking

11.      This Plan encourages and permits shared parking on the existing surface parking lots in the Mixed- Use Centre area, as per Schedule A, to make better use of underutilized land, prior to their redevelopment. This will ensure adequate, convenient parking for the variety of uses in the area, throughout the day.

 

11.3.4   McCormick Park Area Policies

 

The McCormick Park Area will continue to be the “greenest” part of Wellington Street and a community facilities and services node.  It is anchored by the neighbourhood-oriented McCormick Park; the spacious front yards of Grace Manor, the Bethany Hope Centre, and the Queen of the Most Holy Rosary Parish; a unique grouping of Hintonburg heritage buildings, and a variety of public facilities and services.

 

Built form

1.        In order to ensure a well-designed transition between the mainstreet character and uses and the surrounding residential uses, infill and/or redevelopment of through lots facing onto Grant Street, between Parkdale Avenue and McCormick Street, is encouraged and shall be limited to low-rise infill along the south side of Grant Street. The building massing and façade details shall complement the residential uses on the north side of the street.

2.        Infill redevelopment at the corner of Rosemount and Wellington (1134 Wellington) is encouraged and shall provide a high quality, creative design that ensures (i) a sympathetic interface to the nearby buildings of heritage value along the mainstreet and (ii) a prominent vista terminus from several directions, in order to maximize the unique location and opportunities afforded by this site. 

3.        New buildings on properties fronting onto McCormick Park shall provide façade elements, such as windows, doors, porches, and balconies, in order to establish an urban frame that provides a sense of enclosure, people presence, and safety for the pedestrians and park users.

 

Open spaces within front yards

4.        This plan recognizes the importance of protecting and enhancing the unique green streetscape character created by the existing front yards of the Grace Manor and Bethany Hope Centre (1134 and 1140 Wellington Street) and St. George’s Home (1153 Wellington Street). 

5.        This unique green area of Wellington Street depends on the continuity of these front yards, which affords potential to link them with McCormick Park to strengthen and expand this street character.

6.        The public enjoyment of these green spaces will be maximized by improving their utility and/or aesthetic.  This improvement may be, for example, by programming the land for public use through the collaboration of property owners, the community and the City of Ottawa and/or through land acquisition by the City.

 

11.3.5   Somerset Square Area Policies

 

The Somerset Square area is envisioned as the node of community activity, particularly given the presence of an existing public open space, its eastern gateway location, its proximity to a future light rail transit station, and the opportunity for redevelopment on several underutilized properties.  New development will be encouraged to incorporate animated and activity-generating land uses, buildings and spaces that take advantage of its transit access.

 

Built form

1.         Redevelopment of properties fronting the corners of Bayswater Avenue at Wellington and Somerset Streets shall exhibit gateway architectural design that responds to a location with a prominent vista terminus from several directions.  The City may consider a zoning by-law amendment to increase the maximum building height pursuant to Section 37 of the Planning Act where one or more community benefits identified in the Community Design Plan are secured through agreement with the City and will be provided at the time of development. 

2.         Infill redevelopments on through lots, on blocks bounded by Wellington and Armstrong Streets and Bayswater and Merton Avenue, shall re-establish the traditional urban grain where open spaces run through the centre of the block(s) and buildings are built around the perimeter of the block close to the street.  This creates a space and buffer from the distinct forms, characters and uses found on mainstreet properties versus the existing residential neighbourhood to the north.

3.         At the time of redevelopment, a publicly accessible pathway shall be encouraged at 999 Wellington Street to provide a pedestrian connection to and from the neighbourhood blocks to the north of Armstrong Street.

 

Public open space

4.         Somerset Square shall be protected in perpetuity in design and use as a public park for the community in order to balance intensification and quality of life needs.

 

Open spaces within front yard setbacks

5.         The existing green space in front of the St. Francis D’Assisi Church (1062 Wellington Street) is to be preserved and protected for its continued and improved use as a valued publicly accessible open space within the mainstreet corridor.


WellingtonCDP_OPA_study area


Wellington CDP_OPA-SchA


WellingtonCDP_OPSecondaryPlanSchedB
LIST OF ZONING BY-LAW CHANGES AND LOCATION MAPS             DOCUMENT 4

 

DraftLIST OF PROPOSED ZONING BY-LAW CHANGES – WELLINGTON STREET WEST CDP 

#

Address or Location

Existing Zoning

Proposed Zoning

Proposed Changes to TM - Traditional Mainstreet Zone within CDP study area

1

All properties in the study area in the TM Zone (between Island Park Drive and Breezehill Avenue)

Building height (maximum):

-        Island Park Drive to Holland Avenue: 18m

-       Holland Avenue to Breezehill Avenue:  19m, 15m (TM[126])

 

Building height (setback): 

for that part of a building above the 4th storey or 15 metres the minimum front yard setback is 2 metres

 

Building height (maximum):  20m

 

 

 

 

 

 

Building height (setback): 

for that part of a building above the 3rd storey or 12 metres, when building height is over 4 storeys:  2 m

2

All properties in the study area in the TM Zone (between Island Park Drive and Breezehill Avenue), except at those addresses listed in #6.

Maximum front yard setback: 

2 m

 

Maximum front yard setback:

3 m

 

3

345 Carleton Street, along the southside of Garrison Street

Minimum rear yard setback:  no minimum

 

Within 20 metres of the lot line adjacent to Garrison Street, a building wall that faces the street must be setback at least 3m but no greater than 5.5m from that lot line

4

345 Carleton Street, along the southside of Garrison Street

Building height (setback): 

at and above the 4th storey or 15 metres, whichever the lesser, that part of the building abutting the rear yard must stepped back from an R1, R2, R3 or R4 Zone so that no part of the building projects beyond a 45 degree angular plane measured from the top of the 4th storey where it abuts the rear yard. 

Building height (setback): 

at and above the 3rd storey or 11 metres, whichever is the lesser, that part of the building abutting the yard adjacent to Garrison Street must stepped back so that no part of the building projects beyond a 45 degree angular plane measured from the top of the 3rd storey where it abuts such yard upwards to the highest height limit. 


 

5

 

Northeast corner at Island Park Drive and Wellington Street; including, 355 Island Park Drive (NCC-owned) and area of road closure at the south terminus of Rockhurst Road (City-owned right of way)

TM Zone Provisions

 

Change to 01 Zone

 

Permitted uses:

park

community garden
environmental preserve and education area


#

Address or Location

Existing Zoning

Proposed Zoning

6

 

Properties fronting onto southside of Parkdale Park, abutting public right of way

 

390 Parkdale Avenue; 1187 Wellington Street;

 

21 Hamilton Avenue

Minimum rear yard setback:

7.5m

 

Minimum corner side yard setback:  3m

 

Minimum rear yard setback:

2m to a 3m maximum

 

Minimum corner side yard setback :  2m to a 3m maximum

7

 

390 Parkdale Avenue; 1134, 1186, 1230, 1236 Wellington Street

Maximum front yard setback:

2m

Minimum front yard setback:  3m

 

8

 

390 Parkdale Avenue; 1134, 1186, 1230, 1236 Wellington Street

 

Minimum building height 6.7m for a distance of 20m from the front lot line as set out under subsection 197(5) below

Minimum building height of four (4) storeys, or 15m, which ever the lesser

 

9

 

All TM Zone properties on the south side of Grant Street between McCormick Avenue and Parkdale Avenue; specifically, properties facing north onto Grant Street.

 

Minimum rear yard setback requirement:  no minimum

 

 

The minimum yard setback, for the ground floor building, from the lot line adjacent to Grant street is 3m but no greater than 5.5m from that lot line

 

10

All TM Zone properties on the south side of Grant Street between McCormick Avenue and Parkdale Avenue; specifically, properties with north frontage onto Grant Street.

 

Building height (setback): 

at and above the 4th storey or 15 metres, whichever the lesser, that part of the building abutting the rear yard must stepped back from an R1, R2, R3 or R4 Zone so that no part of the building projects beyond a 45 degree angular plane measured from the top of the 4th storey where it abuts the rear yard. 

Building height (setback): 

at and above the 3rd storey or 11 metres, whichever the lesser, that part of the building abutting the yard adjacent to Grant Street must stepped back so that no part of the building projects beyond a 45 degree angular plane measured from the top of the 3rd storey where it abuts such yard. 

 

11

1134 Wellington Street at parking lot on the corner of Wellington Street and Rosemount Avenue (Grace Manor)

Minimum rear yard setback:  no minimum

 

Minimum rear yard setback:  7.5m

12

 

Bayswater, between Somerset and Wellington: 10 and 24 Bayswater

Maximum front yard setback: 2m

 

Minimum front yard setback:

3m

13

 

Wellington, between Spadina and Bayswater:  1 Spadina

Minimum rear yard setback:  no minimum

Minimum rear yard setback: 

3m

#

Address or Location

Existing Zoning

Proposed Zoning

14

 

1092, 1098, 1106, 1108 Somerset Street

Minimum rear yard setback:  7.5m

Minimum rear yard setback:  1.2m

 

15

 

1092, 1098, 1106, 1108 Somerset Street

Maximum building height:  20m

Maximum building height:  4-storey  or 15m, whichever is the lesser

 

16

 

1047, 1049, 1053, 1055 Somerset Street

 

Minimum rear yard setback:  7.5m

Minimum rear yard setback:  equal to 25% of the lot depth

17

 

Block of Wellington, Armstrong, between Garland and Merton

 

 

 

Minimum rear yard setback:

7.5m

Where there is a ‘through-lot’ extending from Wellington to Armstrong Streets, between Garland and Merton Streets, no property shall have a building with a depth greater than 22.5m measured from the front yard property line along Wellington Street

 

18

1041 Wellington Street, along the southside of Armstrong Street

Minimum rear yard setback:  no minimum

 

Within 20 metres of the lot line adjacent to Armstrong street, a building wall that faces the street must be setback at least 3m but no greater than 5.5m from that lot line

 

19

1041 Wellington Street, along the southside of Armstrong Street

Building height (setback): 

at and above the 4th storey or 15 metres, whichever the lesser, that part of the building abutting the rear yard must stepped back from an R1, R2, R3 or R4 Zone so that no part of the building projects beyond a 45 degree angular plane measured from the top of the 4th storey where it abuts the rear yard. 

Building height (setback): 

at and above the 3rd storey or 11 metres, whichever the lesser, that part of the building abutting the yard of the lot line adjacent to Armstrong Street must stepped back so that no part of the building projects beyond a 45 degree angular plane measured from the top of the 3rd storey where it abuts such yard upwards to the highest height limit. 

 

Proposed Changes to I2 – Major Institutional Zone

20

 

1140 Wellington Street at

Bethany Hope Centre(Salvation Army)

Maximum building height (m):  no maximum; FSI 1.5

Maximum building height:  6-storeys  or 20m; remove FSI

 


#

Address or Location

Existing Zoning

Proposed Zoning

Proposed Changes to IL8 – Light Industrial Subzone, or MC – Mixed Use Centre Zone

21

All properties zoned IL8, in the study area, between Spencer and Armstrong Streets, and Holland and Parkdale Avenue

 

IL8 [16] and IL8 [104]

Amend to change the existing zoning to MC16 Subzone, retaining their exception provisions, unless otherwise noted in these proposed zoning changes

22

All properties zoned IL8 or MC, in the study area, between Spencer and Armstrong Streets, and Holland and Parkdale Avenue

 

Maximum building height: 

IL8 [16]: 11m, FSI  1.0

IL8 [104]: 13.5, FSI  2.0

MC: 19m, FSI 3.5

 

Maximum building height :  8-storeys or 27 m, whichever the lesser.

23

 

 

Properties at 7 Hinton Avenue and 281 Armstrong Street

 

 

7 Hinton Avenue:

IL8 [16]: 11m, FSI  1.0

 

281 Armstrong Street:

IL8 [104]: 13.5, FSI  1.0

 

Minimum Interior Side Yard and Rear Yard Setback :

   i.      For uses listed 203(1) abutting a residential or institutional zone:  7.5m

 ii.      All other cases:  3m

 

7 Hinton Avenue 

Maximum FSI:            6.1

 

281 Armstrong Street   Maximum FSI:            4.7

 

Notwithstanding Section 22, Despite the fact that the FSI is calculated based on the area of the entire lot the only areas permitted for development are Areas A and B on Schedule XX;

if in one area on Schedule XX the maximum floor area permitted by the FSI is not developed or proposed for development, the difference measured on the property on at 7 Hinton Avenue may be transferred to the other Area on Schedule XX, permitting additional building height at 7 Hinton Avenue and/or to 281 Armstrong Street until the FSI of 7 Hinton has been fully exercised on either property.

 

281 Armstrong Street:

Rear yard setback minimum (along western property line):

3m, for storeys 1 to 3

7.5m, for storeys 4 to 8

 

-for lots on Hinton Avenue, a lot line that abuts Hinton Avenue is to be treated as the front lot line

24

 

All properties zoned IL8 or MC, in the study area, between Spencer and Armstrong Streets, and Holland and Parkdale Avenue

 

IL8:

Minimum Front and Corner Side Yard Setback:  3m

Minimum Interior Side Yard  and Rear Year Setback:  3m

MC:

Building setback: no minimum

 

Minimum ground floor setback from façade facing a public street: 2m 

 

Minimum building stepback, above the 3rd and 6th storey, when building height is over 4 storeys: 2m  

 

Rear yard setback minimum:

3m, for storeys 1 to 3

7.5m, for storeys 4 to 8

 

For through lots, the lot lines abutting the street are considered a front lot line

Proposed Changes to MC12 - Mixed Use Centre Subzone

25

 

 

All existing MC12 Properties in the study area, bounded by Holland and Parkdale Avenues and Armstrong and Wellington Streets

Maximum building heights

MC12[106]: 19, FSI  3.5

MC12[110]: 19, FSI  3.0

 

Max FSI, only commercial:1.5

Max.FSI, other cases: 3.0

Minimum building setback: no minimum

Maximum building height:

20m;

Remove previous FSI provisions

 

Minimum building stepback above the 3rd storey, when building height is over 4 storeys: 2m


 

26

 

 

All existing MC12 Properties in the study area, bounded by Holland and Parkdale Avenues and Armstrong and Wellington Streets

Minimum required rear yard setbacks for residential and mixed use buildings: 3m

Rear yard setback minimum:

3m, for storeys 1 to 3

7.5m, for storeys 4 to 8

 

For through lots, the lot lines abutting the street are considered a front lot line

27

 

 

All existing MC12 and IL8 Properties in the study area, bounded by Holland and Parkdale Avenues and Spencer and Wellington Streets

 

The above maximum does not apply to 7 Hinton Avenue.

The cumulative gross floor area occupied by  retail stores must not exceed 10% of the  maximum permitted GFA for commercial space; where a lot contains both residential and commercial uses, the maximum permitted cumulative total gross floor area of the commercial uses is 50% of the total lot GFA on the lot

Maximum Gross Floor Area per unit of retail, service-oriented commercial uses, and office uses: 200 m²

 

Additional office uses are permitted on any floors above the ground floor.

 

Note:

The above maximum does not apply to 7 Hinton Avenue.

 

28

 

 

All existing MC12, MC and IL8 Properties in the study area

Minimum parking requirements vary, as per Section 101

Parking spaces required or provided in the MC16 Subzone may be available for parking purposes to any land use located within the MC16 Subzone.

 Note:  MC16 is proposed zoning encompassing the areas presently zoned MC12 and IL8

 

Please review the proposed MC16 Subzone, appended to this Table.


#

Address or Location

Existing Zoning

Proposed Zoning

29

 

 

Parkdale Market area, 366 Parkdale Avenue

MC12[105] F(4.5)

All uses other than a retail store limited to an outdoor public market

L1 [105] – Community Leisure Facility Zone

Retail store limited to an outdoor

public market as an additional permitted use;             remove FSI provision.

 

 

Proposed Changes to L1 – Community Leisure Facility Zone (to an Exception Zone)

30

 

 

Somerset Square

 

 

Permitted uses:

community centre
community garden
day care ,emergency service
library, municipal service centre, park,  recreational and athletic facility, sports arena

Change to 01 Zone

 

Permitted uses:

park

community garden
environmental preserve and education area


Subsection 192 is amended by adding the following subzone:

 

MC16 SUBZONE- Parkdale Park Subzone

 

(16)      In the MC16 Subzone:

 

(a)        The following uses are prohibited:

            amusement centre

            bar

            multiple attached dwelling

            nightclub

            parking garage

            parking lot

            shelter

            sports arena

 

(b)        For the purposes of calculating required parking, a theatre lobby is not considered to constitute gross floor area,

 

(c)        Parking spaces required or provided in the MC16 Subzone may be available for parking purposes to any land use located within the MC16 Subzone,

 

 (d)       Section 110 (Landscaping Provisions for Parking Lots) and Section 113 (Loading Space Rates and Provisions) do not apply.,

 

 (e)       Parking spaces may be shared between uses in the MC16 Subzone, and the cumulative total of parking spaces required for those uses may be reduced from that required in Section 101 to the amount calculated using Table 192D below:

            (i)         multiply the number of parking spaces required for the land use in Section 101 above by the percentages shown in Table 192D for that use in each of the time periods,

            (ii)        repeat (a) for each of the uses,

            (iii)       for each time period add the parking space calculations for all the   uses to arrive at a cumulative total,

            (iv)       the largest cumulative total for all the uses in any time period is the             number of parking spaces required for those uses,

            (v)        add the total required parking spaces for all non-sharing uses to get            the total required parking;

 

TABLE 192D – SHARED PARKING AS PERCENTAGE OF REQUIRED PARKING DURING REPRESENTATIVE TIME PERIODS

I
Land Use

II
A.M.

III
NOON

IV
P.M.

V
EVENING

Weekday Period/ Percentage of Required Parking

(a) Office

100

90

95

10

(b) Retail Store, Bank and Personal Service Business

50

75

75

65

(c) Restaurant

20

50

50

100

(d) Place of Assembly

60

60

60

75

(e) Cinema

0

0

0

100

(f) Hotel

100

30

40

100

(g) Residential Use-Building

85

60

60

100

Weekend Period/ Percentage of Required Parking

(h) Office

15

20

10

5

(i) Retail Store, Bank and Personal Service Business

50

85

100

60

(j) Restaurant

10

45

45

100

(k) Place of Assembly

60

70

70

100

(l) Cinema

0

0

70

100

(m) Hotel

90

30

40

100

(n) Residential Use-Building

100

70

70

100

 


WellingtonCDPZoning0_overall


WellingtonCDPZoning1.tif

WellingtonCDPZoning2.tif
WellingtonCDPZoning3
WellingtonCDPZoning4
CONSULTATION DETAILS
                                                                             DOCUMENT 5

 

The Wellington Street West CDP had an extensive public consultation program, including the following components:

 

Open Houses and Workshop

The City sponsored four open houses for the Wellington Street West CDP, including three that were jointly-held with the Neighbourhood Planning Initiative and the Wellington Road Reconstruction Project.

·           February 24, 2007 - Joint Public Open House and workshop:  Project introduction and issue identification.  Attendance in excess of 150 people.

·         June 19, 2007 – Joint Public Open House:  Presentation of Planning and Design Framework, including overall goals and principles.  Attendance in excess of 400 people.

·         June 18, 2008 – Joint Public Open House:  Presentation of the draft CDP vision, recommendations and implementation issues.  ; Attendance in excess of 250 people.

·         May 12, 2010 – Joint Public Open House: Presentation of the draft CDP document, proposed Secondary Plan and proposed Zoning By-law amendments; attendance of 43 people.

 

Continuity Task Force (CTF) Meetings

City Planning staff held 14 meetings with the CTF, the dedicated group of community representatives, to discuss the planning and design issues running the length of the Wellington main street as well as issues unique to specific locations, and to develop the recommendations and policies of the CDP.  This included two meetings following the final Public Open House of May 12, 2010.  Planning staff also participated with the CTF in 35 other meetings that were either lead or jointly-lead by either the Neighbourhood Planning Initiative (NPI) staff or the Wellington Road Reconstruction staff to share information and to ensure continuity and consistency between the projects. 

 

Site Visits

Three site visits were conducted with the CTF in May 2007 to walk the length of the CDP study area and to focus on three different areas of the study area.  The purpose was to identify issues, opportunities and constraints for the corridor and to serve as a basis for CTF meetings on each of four character/nodal areas of the Wellington Street corridor.  Other similar site visits were organized by the Wellington Road Reconstruction project which helped to complement the CDP process.

 

 

TECHNICAL CIRCULATION

 

National Capital Commission (NCC)

 

A late technical comment was received from NCC on April 7, 2011.  The NCC recognizes that zoning amendments are proposed as a result of the on-going CDP exercise.  In the list of proposed changes to the TM- Traditional Mainstreet zone- there is a property in NCC ownership (#5- N/E corner Island Park Drive and Wellington Street).

Island Park Drive is an NCC parkway and in the Plan for Canada’s Capital is designated a Capital Parkway and scenic entry route. The parkway network also forms part of the lands identified as “Capital Urban Lands.

 

In view of the strategic and symbolic importance of the Capital’s urban lands, the NCC has undertaken the preparation of the Capital Urban Lands Master Plan (CULMP). The purpose of this master plan is to define a vision, strategic directions, guidelines and development proposals for the Capital’s urban lands in order to enhance the contribution they make to the experience and unique living environment of Canada’s Capital. NCC is presently in Phase 1 of the master plan, which includes the preparation of a vision statement and a concept plan, as well as general guidelines and strategic objectives for all lands contained in the Plan.

 

Given that the CULMP is on-going and the final vocations and concept plans that will guide the development and improvement of Capital Urban Lands as a whole is not finalized, the NCC requests that no changes in zoning on federal lands be advanced by the City at this time (It is the NCC position with regards to all of the lands under study in the CULMP). Upon completion of the Phase 2 of this study, the City and the NCC may work towards making any amendments to the City Official Plan or Zoning as a comprehensive set of changes.

 

The NCC is unable to support any proposed Zoning changes on federal lands which may be the subject of on-going federal Planning Studies. The NCC asks that the existing zoning remain.

 

 

PUBLIC CIRCULATION

 

General Public Comments

 

The below table provides a summary of comments received from the Final Public Open House May 12, 2010, as well as consolidated comments received from public circulations to registered community organizations and members of the public who identified an interest in the project.  Staff responses to the comments are also provided.

 

 

Summary of Comment Sheets from Final Public Open House (May 12, 2010)

Attendance:  43

 

 

Comment

Planning Response

1.     

Concern with lack of parking, and spill-over into the residential areas.

 

Development of a parking strategy, including on-street parking, is the subject of a City-wide study.  However, the CDP transportation study described a field study that was conducted.  It found that utilization of the current supply is highest for much of the corridor (between 80-100%) during Saturday and weekday afternoon and midday peak periods.

 

The CDP proposes a zoning amendment that will permit greater flexibility between property owners in the Mixed Use Centre Zone to share parking spaces during peak and off-peak hours, therefore, making more surface parking available within the area.  Similar shared parking is also permitted within the TM Zone along Wellington Street.

 

Inappropriate parking on public streets will continue to be addressed by Parking Enforcement.

 

2.     

No mention of light pollution abatement education for the neighbourhood.  What are the City’s future goals, education/awareness plans, timelines.

 

Development Review assesses development applications according to City guidelines.  The City is not actively pursuing such programs in the foreseeable future.

3.     

The CDP should not preclude the development of buildings containing large format retail stores, for example, to accommodate a sizeable grocery store.

 

The community’s vision, reflected in the CDP, is to reinforce an urban retail format versus a suburban format.  This format has proven to be flexible for decades and has given Wellington Street much of its character.  The CDP continues to permit commercial and retail uses and offers more retail opportunity than the existing Zoning By-law.  Opportunities remain within the community to develop larger format stores like grocery stores. 

 

 

Summary of Comments to CDP Proposals

 

4.     

Gateway locations and building height

Concern that every intersection can be interpreted as a gateway, and therefore, qualifies for an increase in building height.

 

A “gateway” refers to locations where the external architectural design of buildings is a priority because of its high level of public visibility.  Increased building height will not be justified on this basis alone.  A location must possess other qualities such as lot size, immediate proximity to a transit route, or distance from other uses.  These could make them important candidate sites for a achieving the City’s growth management goals as outlined in the Official Plan.  The CDP specifically identifies those properties within the study area that being considered for additional building height.

5.     

Through-lots between Wellington and local residential streets

Concern that through-lots will be permitted to develop at TM zone heights and parking will dominate frontage onto the residential street.

 

The CDP has reviewed the major through-lots within the study area and developed both policies and implementing regulations that encourage the infill of such lots while ensuring that the setbacks and heights of new built form is in scale and character with existing residential uses.

 

6.     

Rental affordable housing

Concern that all new development within the Study area takes the form of a condominium with unaffordable units; desire to maintain socio-economic diversity within the Study area.

Official Plan policy encourages all new ownership housing and new rental housing to be 25% affordable.  To support the implementation of this, this CDP promotes the provision of affordable rental housing as a public benefit in exchange for a limited increase in building height at specific locations where such an increase is appropriate.

 

Issues relevant to Specific sites

 

7.     

Parking in the Mixed Use Centre designation area of CDP study

Inefficient use of existing parking capacity of private property

 

The CDP proposes a zoning amendment that will permit greater flexibility between property owners in the Mixed Use Centre Zone to share parking spaces during peak and off-peak hours, therefore, making more surface parking available within the area.  Similar shared parking is also permitted within the TM Zone along Wellington Street.

 

8.     

Development along Parkdale Avenue (between Armstrong and Spencer)

Concerns about building height and design impacts on east side residential uses of Parkdale

 

The CDP proposes an eight (8) storey building height limit, as well as 2m building setback at the ground floor, third and sixth floors.  The Parkdale road arterial right-of-way is just under 20m.  All of these create a substantial buffer, transition and minimal impact from the Mixed Use Centre designated area west of Parkdale Avenue to the General Urban Area east of it.

9.     

7 Hinton Avenue

Concerns about heritage value and building height

 

The CDP recommends the heritage designation of the key components of 7 Hinton Avenue.  Furthermore, a new policy and zoning amendment ensures that the design of any future redevelopment of the site will protect and maintain the industrial architecture of this building for continued public enjoyment. 

 

The proposed maximum 6.1FSI on the site allows the property owner to build the equivalent floor area of an eight (8) storey building, that is the same development potential being afforded to all property owners between  Spencer and Armstong Streets and Parkdale and Holland Avenues.  There is design guidance in place in the CDP to ensure that redevelopment of the site is creative, sympathetic to the heritage building, and compatible with the surrounding built form and uses.

 

This site is within a Mixed-Use Centre designation.  Any proposed development to intensify the site is relative to its existing pattern of development.  However, we would also expect that in a Mixed-Use Centre, the highest density and highest heights would be at the rapid transit station, and then decrease within the Mixed-Use Centre as development moves outward from the rapid transit station.

10.               

233 Armstrong (The Artisan)

Concerns about building height and design

 

The CDP proposes an eight (8) storey building height limit, as well as 2m building setbacks at the ground floor, third and sixth floors to ensure that the design of a new building(s) is a suitable scale to the surroundings and the vision for the area.

 

The subject site is some distance from the rapid transit station.  It also abuts Parkdale Avenue, which separates the Mixed-Use Centre from the General Urban designation east of Parkdale, an area of primarily two-storey homes (zoned as R4H Residential Fourth Density).  Policy 3.6.2 7J in the Official Plan states “Ensure that an appropriate transition between the Mixed-Use Centre and any surrounding General Urban Area occurs within the Mixed-Use Centre.”

 

11.               

McCormick Park

Concerns about potential expansion of McCormick Park to Wellington Street

 

The CDP recognized that the City-owned building at 1137 Wellington Street (presently occupied by the Seniors Support Centre) is at a key location.  The CDP, therefore, recommends that its condition and potential options regarding its future role be reviewed.  It makes no recommendation on either the retention of the building or expansion of the park, only that they be considered given its past, present and future context.

 


Letters of Comments or Concern Received

 

CDP Comment Letter 20110308_Page_1.jpg

CDP Comment Letter 20110308_Page_2.jpg

CDP Comment Letter 20110308_Page_3.jpg

CDP Comment Letter 20110308_Page_4.jpg

110423_Letter to Taavi Siitam_Page_1.jpg


 

110423_Letter to Taavi Siitam_Page_2.jpg


110423_Letter to Taavi Siitam_Page_3.jpg

 


 

110423_Letter to Taavi Siitam_Page_4.jpg


 

110423_Letter to Taavi Siitam_Page_5.jpg

110317_FMC_TorDocs_9582039_2 (2)_Page_2.jpg

110317_FMC_TorDocs_9582039_2 (2)_Page_3.jpg

 


 

Hintonburg Community Association comments on the Wellington Street West CDP,

OPA and ZBL

 

March 22, 2011

 

(In no particular order)

 

1. Community Benefits under Section 37 Policy A5 (and elsewhere)

- ensure that it is clear that the community benefits listed in the documents are only examples and not exclusive

- the HCA intends to prepare a more detailed list of desirable community benefits after discussion with the broader community

- REMOVE rental affordable housing which occurs in several places– use ‘affordable housing’ instead

            - we hope to encourage limited equity ownership (e.g. Habitat for Humanity) and non-profit ownership and rental housing to ensure affordability over time and not just for the first owner

 

2. McCormick Park

- we do not support the expansion of McCormick Park to Wellington Street

- recommendations to enhance signage and visibility from Wellington St. are good

- building provides a buffer from busy street and a quieter park and redevelopment would provide opportunity to link new building with the park

- policies to encourage development around the edges of the park are supported

 

3. Gateways and Nodes

- figure 3-1 (p. 42) is an improvement over the previous version but the Legend still includes ‘Development node’ – none are shown and none are wanted

- figure 3-5 (p. 48) – change to match 3-1 by removing the ‘nodes’ between and around the gateways and ‘nodes’ from Design goal 4

- ‘gateway’ is not well defined or understood; more emphasis needs to be placed on design quality, rather than height

 

4. Green spaces

- what is a ‘quasi-public’ green space? Does this term have any meaning under the Planning Act?

- the existing front yard setbacks at Bethany Hope Centre, Grace Manor and St. George’s Home/Holy Rosary Parish must be protected in the by-law

- these green spaces are identified in the CDP as characterizing this part of the main street and distinguishing it from the other sections of the street

- lots here are very deep and this provision should not impede redevelopment

- St. Francis Church front lawn might be better protected by stating that improvements to the greenspace and provisions to allow public use would be considered as Sec. 37 benefits


 

5. 7 Hinton Density Transfer

- density transfer at north west corner of Armstrong and Hinton (281 Armstrong according to

e-maps) is acceptable

- do not agree with permitting density transfer to the south west corner of Armstrong and Hamilton (258 Armstrong according to e-maps)

- this property fronts on Parkdale Park and should remain at 6 stories to be consistent with the rest of the block

- afternoon shadowing is an issue here

 

6. Holland Avenue zoning (included in #25)

- characterization of Holland Avenue (p. 76) is inaccurate; not characterized by 10+ storey buildings. The two buildings mentioned are 9 stories. The OP states that transition between the low-rise residential neighbourhoods and the MUC must occur within the MUC.

- at Holland Cross, generous building setback and stepback were used to ensure compatibility with west side of Holland Avenue

- lot sizes south of Holland Cross do not permit such setback/stepback

- existing by-law height (6 storeys) should be maintained with stepback similar to mainstreet zoning

 

7. Parkdale Avenue zoning (included in #24)

- 2m stepbacks at 3rd & 6th storey are inadequate to prevent severe shadowing on the east side of Parkdale Avenue; minimum 3m required (offers opportunities for terrace/balcony features)

 

8. Hinton and Hamilton Avenue zoning (#25)

- retain the existing FSI provisions; they are intended to encourage residential development in this essentially residential area, while permitting compatible mixed-use development

 

9. MC16 Subzone zoning

- (c.i) artist studio should have 0 required parking spaces instead of 2.7 per 100 sq m.  NPI says we should encourage artist work spaces, etc.and it’s right near all sorts of transit.

- more parking for a studio than an office?

 

10. Brownfield sites

- there are a number of brownfield sites in the study area

- ADD a policy to clarify that clean-up of brownfield sites is not a community benefit, but a requirement under environment legislation

- ADD a policy that encourages/requires developers to use the City’s brownfield funds in order to reduce the need for height/density increases

 

11. Parking

Policy A6

- this policy may impede desired intensification and will almost certainly add to traffic congestion, particularly at gateways

- ADD policy to promote/require the provision of car-sharing vehicles on site; e.g. permit a reduction in parking spaces (see OP policy on car-sharing)

 

ZBL re shared parking

- why only on existing lots? The text of CDP still says existing lots by ZBL appears to include all parking?

- if shared parking is included in MUC zoning, it should be reiterated here to ensure that it is promoted

 

12. Heritage Register

- not all the properties on the Heritage Reference List are worthy of being on the Register

- change the wording (everywhere it occurs) to ‘assess (or consider) for inclusion in the City of Ottawa’s Heritage Register

 

13. Addresses of specific lots or buildings

- numerous errors because of the City use of assessment roll addresses – when property is under one ownership, assessment roll assigns one address to many lots; e.g. Salvation Army property between Rosemount and Parkdale is all listed as 1134 Wellington St. and you are using this address for the corner at Parkdale (across the street is 1186!!)

- either look up historic addresses (City Directories, old assessment rolls) or use legal descriptions; otherwise confusion reigns! Or try e-maps – it worked for Metcalfe Realty lands

 

OPA specific

 

2. Location

- should say “Wellington and Somerset” streets

 

11.3.1 and elsewhere

2. reword: … community benefits “such as those” identified …

 

11.3.3 Parkdale area policies:

2.  No maximum height is given? Is it unlimited?

-must be defined; should conform to the rest of the policies where it states how much the increase will be

 

11. Parking  - ‘existing surface parking lots’ not consistent with ZBL

 

11.3.5 Somerset Square Area Policies

2. The misunderstanding about the lot patterns in this area persists, although the wording is much improved.

Suggest: Infill redevelopments on lots bounded by … shall re-establish the original lot pattern where low-rise residential buildings face Armstrong and commercial buildings face Wellington Street.

- similar wording required in the CDP text

 


 

ZONING BY-LAW AMENDMENT SCHEDULE                                           DOCUMENT 6

hinton7_schedule.tif


LOCATION MAP                                                                                                DOCUMENT 7

 

ARMSTRONG233.jpg


WELLINGTON STREET WEST COMMUNITY DESIGN PLAN, OFFICIAL PLAN AMENDMENT, ZONING BY-LAW AMENDMENT

PLAN DE CONCEPTION COMMUNAUTAIRE DE LA RUE WELLINGTON OUEST, MODIFICATION AU PLAN OFFICIEL, MODIFICATION AU RÈGLEMENT DE ZONAGE

ACS2011-ICS-PGM-0086                                                        KITCHISSIPPI (15)

 

(This matter is Subject to Bill 51)

 

REPORT RECOMMENDATIONS:

 

1.         That Planning Committee recommend Council:

 

a)         Approve the Wellington Street West Community Design Plan (distributed separately and on file with the City Clerk and shown as Document 2) as Council's direction on the future development of the area;

 

b)         Approve and adopt an amendment to the Official Plan of the City of Ottawa, Volume 2A, to incorporate Part B of this amendment as a Secondary Plan, as detailed in Document 3;

 

c)         Approve an amendment to Zoning By-law 2008-250 of the City of Ottawa as detailed by the table and locations maps in Document 4.

 

2.         That Planning Committee direct the Planning and Growth Management Department, Heritage Services Unit to:

 

c)                  Submit the list of buildings to be added to the Heritage Register, as noted in Appendix 1 of the Wellington Street West Community Design Plan, for review and approval to OBHAC; and to present that approved list to City Council for adoption;

 

d)                 Conduct a heritage assessment of 1137 Wellington Street (the present Senior Support Services Centre).

 

3.         That Planning Committee direct the Real Estate Partnership and Development Office to undertake an asset rationalization process to determine the long-term viability of 1137 Wellington Street (the present Senior Support Services Centre).


Committee received the following written submissions with respect to this item, copies of which are held on file with the City Clerk:

·         Comments dated 26 April 2011 from the Hintonburg Community Association

·         E-mail dated 25 April 2011 from Ted Fobert on behalf of Metcalfe Realty.

·         Memo dated 8 March 2011 from Carlos Da Silva, Paterson Group/TEGA Developments.

 

Taavi Siitam, Planner provided an overview of the staff report and recommendation by means of a PowerPoint Presentation, a copy of which is held on file with the City Clerk.

 

Committee heard from the following public delegations:

 

Paulette Dozois, Linda Hoad and Pat O’Brien* spoke on behalf of the Hintonburg CommunityAssociation.  They were generally in support of the report, with some exceptions. Their specific recommended amendments are outlined in their written submission.

 

Michael Polowin, Ted Fobert, and Barry Padolsky* spoke on behalf of Metcalfe Realty, owners of the properties at 7 Hinton Avenue and 281 and 258 Armstrong Street.  Though his client’s initial position was that more development potential should have been made available in the area, Mr. Polowin indicated that they were prepared to support of the report and recommendations, subject to the recommended amendments outlined in their written submission.  He emphasized that their approval was contingent on current planning context for the CDP area.  Thus, should the planning context change as a result of height/density increases on other properties in the area, Metcalfe would reserve the right to seek appropriate density increases on its properties.

 

Ted Fobert spoke on behalf of Claridge Homes, in opposition report as presented.  Specifically, he argued against the proposed six-storey height limit proposed for his client’s property at 1050 Somerset Street. He suggested that the characteristics of the property were more similar to those across the road, which were located in a Carling-Bayview Light Rail Transit Corridor Community Design Plan study area, noting that study was looking at significantly higher densities and heights. He noted that the site was within a short distance of a major transit hub, and the City’s policies point to higher height and density at such locations. 

 

Randy Kemp, as Chair of the Wellington West Business Improvement Area (BIA), spoke specifically to the issue of shared parking. He supported the allowance for shared parking in the Mixed-Use Centre (MC) Zone and argued that shared parking should be further extended to the Traditional Mainstreet (TM) Zone so that shared parking in this zone would not be limited to instances where parking on a site is in excess of the Zoning By-law.

 

He spoke to the increasing pressures on parking in the area from the reconstruction of Wellington Street, and development with limited parking for Commercial uses. He argued that shared parking would allow businesses to more efficiently manage parking in the area. 

 

Speaking for himself as an owner of commercial property in the area, Mr. Kemp also commented on the site at 7 Hinton Avenue and the blocks bounded by Holland Avenue, Armstrong Street, Spencer Street and Parkdale Avenue. He was supportive of the eight-storey height limit and the density transfer for 7 Hinton Avenue.  He further indicated that he would support even more density if the development had a residential component and could remediate some of the environmental problems associated with the block.

 

Lloyd Phillips and Carlos Da Silva* spoke on behalf of Tega Developments in opposition to the report recommendations as presented. Mr. Phillips argued against the proposed eight storey height limit as it applied to his client’s properties at 233 Armstrong Street and 3 Hamilton Avenue.  He noted that as part of the redevelopment of the properties they were planning cleanup of the significant soil contamination on the site. They felt the proposed height limit would be a disincentive for environmental remediation, would result in under-using the site, and would be in opposition to the Provincial Policy Statement and the City’s Official Plan (OP) strategic directions with respect to directing intensification. Mr. Da Silva of the Paterson Group provided an overview of the proposed strategy for environmental remediation on the Tega property, as summarized in a written memo held on file with the City Clerk.  The strategy would involve building a deeper underground parking lot, and consequently the developer would be seeking to build in excess of eight stories.  Mr. Phillips argued recommended deferring his client’s site out of the CDP, allowing the developer to work with the community and bring forward a rezoning application to the City.

 

*Written comments and/or presentation held on file with the City Clerk.

 

The report recommendations were put to Committee and CARRIED, as presented, with the following directions to staff:

 

DIRECTIONS TO STAFF:

 

That staff review the following suggested amendments, and work with the Ward Councillor and interested parties to see which can be incorporated into the plan. 

           Amendments recommended by the Hintonburg Community Association, as outlined in their written submissions.

           Amendments recommended by the agents for Metcalfe Realty, as outlined in their written submission.

           Recommendations from the Wellington West BIA to extend shared parking to the Traditional Mainstreet Zone. 

 

And that staff provide to the Ward Councillor for her consideration with respect to potential exceptions to the plan in cases of Brownfields requiring remediation.

 

And that all the above be done before the matter is considered by City Council, so that motions can be brought forward at Council to make changes where appropriate.

 

MOTION NO. PLC 12/2

 

Moved by Councillor K. Hobbs

 

That this matter rise to the 25 May 2011 City Council meeting.

 

                                                                                                CARRIED