12.          ZONING - 203 CATHERINE STREET

 

ZONAGE – 203, RUE CATHERINE

 

 

Committee recommendationS as amended

 

(This matter is Subject to Bill 51)

 

That Council approve an amendment to Zoning By‑law 2008-250 to change the zoning of 203 Catherine Street from GM3 F(3.0) H(19) to GM3[XXXX] H(76)-h, as shown in Document 1 and as detailed in Document 2, and that the following changes be made to the details of the recommended zoning contained in Document 2 of the staff report:

 

Add the following to the existing column V changes:

-          despite Table 187, row (g) there is no maximum floor space index

-          Minimum width of landscaped area: no minimum

 

Replace the following text in the existing Column V changes:

-          minimum required number of commercial parking spaces will be calculated using the following rate: 3 per 100 m2 of gfa; with

with,

-          minimum required number of commercial parking spaces will be calculated using the following rate: 1 per 135 m2 of gfa; with

-           

That there be no further notice pursuant to Section 34 (17) of the Planning Act.

 

 

 

RecommandationS MODIFIÉES DU Comité

 

(Cette question est assujettie au Règlement 51)

 

Que le Conseil approuve une modification au Règlement de zonage 2008-250, en vue de faire passer le zonage du 203, rue Catherine de GM3 F(3.0) H(19) à GM3[XXXX] H(76)-h, tel qu’illustré dans le document 1 et exposé en détail dans le document 2, et que les changements suivants seront apportés aux détails du zonage recommandé présenté dans le document 2 du rapport du personnel :

 

Ajoutez le libellé suivant aux changements de la colonne V existante :

-          Malgré le tableau 187, rangée (g), il n’y a pas de rapport plancher-sol maximal.

-          Largeur minimale de la section paysagée : aucun minimum

 

Remplacez le libellé suivant dans les changements de la colonne V existante :

-          Le nombre de places de stationnement commerciales minimal requis sera calculé au moyen du taux suivant : 3 par 100 m2 de surface de plancher hors œuvre brute;

-          Le nombre de places de stationnement commerciales minimal requis sera calculé au moyen du taux suivant : 1 par 135 m2 de surface de plancher hors œuvre brute;

 

Qu’il n’y aura aucun autre avis en vertu du paragraphe 34 (17) de la Loi sur l’aménagement du territoire.

 

 

 

 

Documentation

 

1.      Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 24 November 2011 (ACS2011-ICS-PGM-0235).

 

2.      Extract of Draft Minutes, Planning Committee meeting of 5 December 2011.

 


Report to/Rapport au:

 

Planning Committee

Comité de l'urbanisme

 

and Council / et au Conseil

 

24 November 2011 / le 24 novembre 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,Development Review-Urban Services, Inner Core/Examen des projets d'aménagement-Services urbains, Unité du Centre intérieur

Planning and Growth Management/Urbanisme et Gestion de la croissance

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

 

 

Somerset (Ward 14)

Ref N°: ACS2011-ICS-PGM-0235

 

 

SUBJECT:

ZONING - 203 Catherine Street (FILE NO. D02-02-11-0098)

 

 

OBJET :

ZONAGE – 203, Rue catherine

 

 

REPORT RECOMMENDATION

 

That Planning Committee recommend Council approve an amendment to Zoning By‑law 2008-250 to change the zoning of 203 Catherine Street from GM3 F(3.0) H(19) to GM3[XXXX] H(76)-h, as shown in Document 1 and as detailed in Document 2.

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250, en vue de faire passer le zonage du 203, rue Catherine de GM3 F(3.0) H(19) à GM3[XXXX] H(76)-h, tel qu’illustré dans le document 1 et exposé en détail dans le document 2.

 

 

EXECUTIVE SUMMARY

 

Assumptions and Analysis:

 

The site is located on the north side of Catherine Street between O’Connor Street and Bank Street.

 

It has an area of approximately 1,790 m² with 40 m of frontage along Catherine Street. The site is currently occupied by the three-storey Media Arts Building, which accommodates a range of uses including offices, fitness studios, and a daycare. The rear of the site is occupied by a surface parking lot serving the building, with an entrance driveway to the east of the building and an exit driveway to the west.

 

The proposed development is a 23storey building containing 244 dwelling units. The building also features a 698 m² retail space at the ground floor, with direct access from Catherine Street.

 

The Zoning By-law Amendment is requested to increase the height of the zoning from 19 metres to 76 metres, reduce the parking requirements, reduce yard setbacks, landscaped area at grade and communal amenity area.

 

It is proposed that the property be zoned GM3[XXXX] H(76)-h which will retain all the existing permitted uses and create a new exeption to address performance standards specific to the subject property.  Zoning provisions are detailed in Document 2.

 

Staff is satisfied that the proposed increase in height to 76 metres (23-storeys) and related amendments to performance standards supports the direction of the Planning Act, Provincial Policy Statement and Strategic Directions of the Official Plan. The high-density residential development, which is located close to transit and in an area envisaged for high-profile residential buildings, will contribute to a greater housing mix for the city. Compatibility and design criteria, transportation and servicing have been addressed satisfactorily.

 

As the City does not yet have implementation guidelines to address Section 37 of the Planning Act, the Department is recommending the use of a holding provision to secure monies for community benefits through the Site Plan Control process.  The requirement for a holding provision will enable the provision of facilities that will benefit the greater community that can be secured in a site plan agreement for the development. The holding provision can be lifted once the requirements of the Site Plan Control are met and the monies for community benefits are secured.

 

Financial Implications:

 

N/A

 

Public Consultation/Input:

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. 


 

RÉSUMÉ

 

Hypothèses et analyse :

 

Le projet est situé sur le côté nord de la rue Catherine, entre la rue O’Connor et Bank. Le projet a une superficie d’environ 1 790 m² avec 40 m de façade sur la rue Catherine. L’emplacement est actuellement occupé par l’immeuble de trois étages Media Arts, qui comprend un vaste éventail d’utilisations notamment des bureaux, des locaux de conditionnement physique et une garderie. L’arrière est occupé par un parc de stationnement réservé à l’immeuble, l’allée d’entrée est à l’est de l’immeuble et celle de sortie à l’ouest.

 

Le projet d’aménagement proposé est un immeuble de 23 étages comprenant 244 unités d’habitation. L’immeuble comporte également au rez-de-chaussée un espace de 698 m² pour les commerces de vente au détail, avec accès direct de la rue Catherine.

 

Une modification au Règlement de zonage est requise pour hausser la hauteur prévue dans la zone, soit de 19 mètres à 76 mètres et réduire les exigences en matière de stationnement, de retrait minimal de cour, d’espace minimal pour la zone paysagée au rez-de-chaussée ainsi que pour l’aire d’agrément communautaire minimale.

 

Il est proposé que la propriété soit zonée GM3[XXXX] H(76)-h, de conserver les utilisations permises actuelles et de créer une nouvelle exception concernant les normes de performance de l’immeuble visé.  Les dispositions de zonage sont présentées en détail dans le document 2.

 

Le personnel se déclare satisfait et affirme que le rehaussement proposé jusqu’à 76 mètres (23 étages) et les modifications connexes à apporter aux normes de performance sont conformes à l’esprit de la Loi sur l’aménagement du territoire, à la Déclaration de principes provinciale et aux directives stratégiques du Plan officiel. Le projet résidentiel à forte densité est situé à proximité des services de transport en commun, dans une zone envisagée pour des immeubles résidentiels à profil élevé, il contribue à créer une plus grande variété de types d’habitation de la Ville. Les divers enjeux liés aux exigences en matière de compatibilité et de conception, au transport et aux services publics sont traités de manière satisfaisante.

 

Comme il n’y a pas encore à la Ville de directives concernant la mise en œuvre pour se conformer à la Loi sur l'aménagement du territoire, le Service recommande d’avoir recours à une disposition d’aménagement différée afin de mettre les fonds nécessaires en réserve pour les aménagements communautaires dans le cadre du processus du plan d’implantation. La disposition d’aménagement différée permettra de mettre en place des installations dont profitera l’ensemble de la collectivité et qui peuvent être prévues dans l’entente du plan d’implantation du projet. La disposition d’aménagement différée sera supprimée dès que les exigences du plan d’implantation sont satisfaites et que les fonds réservés aux installations communautaires sont réservés à cet usage.

 

Répercussions financières :

 

S/O

 

Consultation publique / commentaires :

 

L’avis concernant cette demande a été donné conformément avec la politique d’avis et de consultation publique de la Ville

 

BACKGROUND

 

The subject site, 203 Catherine Street, is located at the southern edge of Centretown along what is commonly referred to as the Catherine Street corridor, which is approximately one kilometre south of the Central Business District. This area acts as a buffer between Highway 417 and the residential uses to the north. The Catherine Street corridor is dominated by employment-related uses such as offices, light industrial development, commercial services, and has limited residential uses. Buildings tend to be low-rise with relatively large footprints. The area is also characterized by significant parcels of underutilized land, particularly in the form of surface parking lots. The site is located just south of the Centretown Heritage Conservation District, on the north side of Catherine Street between O’Connor Street and Bank Street. It has an area of approximately 1,790 m² with 40 m of frontage along Catherine Street. The site is currently occupied by the three-storey Media Arts Building, which accommodates a range of uses including offices, fitness studios, and a daycare. The rear of the site is occupied by a surface parking lot serving the building, with an entrance driveway to the east of the building and an exit driveway to the west.

 

The subject site backs onto two properties located along the south side of Argyle Avenue. The property to the west is occupied by a small church (Holy Korean Martyrs Parish). The rear façade of the church, which is a blank brick wall, sits directly on the property’s rear lot line. The property to the east of the church is occupied by a large 2½-storey brick dwelling. The rear of that property is occupied by garages with a blank wall facing the subject site. Other uses along the south side of Argyle Avenue include a seven-storey apartment building and the Centretown United Church northwest of the subject site, as well as large 2½-storey houses northeast of the subject site, many of which have been converted to offices including the Embassy of Afghanistan. Uses on the north side of Argyle Avenue, include (starting from the west) a two‑storey retail building, a three-storey residential condominium building, two two-storey office buildings, an 11-storey apartment building, the five-storey Bruyère Centre for Immigrants, and two single detached dwellings.

 

The property directly south of the subject site, across Catherine Street, is occupied by a three‑storey office building. Surface parking lots are located on each side of this building. These uses occupy the entire block to the south of the subject site. Highway 417 is located further to the south, creating a physical and visual separation between this area and the Glebe neighbourhood.

 

A two-storey office building (Ottawa Police Association) is located directly to the east of the subject site. A surface parking area separates this building from the eastern lot line of the subject site. Further to the east, still on the north side of Catherine Street, are three residential buildings which appear to have been converted into apartments, followed by a commercial surface parking lot extending to O’Connor Street. North of the parking lot is the Ottawa Curling Club; while across O’Connor Street is the YMCA/YWCA.

A two-storey building accommodating office uses is located directly to the west of the subject site, followed by a three-storey apartment building with retail uses at grade at the northeast corner of Catherine Street and Bank Street. Across Bank Street is a gas station. Bank Street is a vibrant mainstreet primarily characterized by active at grade commercial uses with, in many cases, residential uses above.

 

As described in the inventory above, the area surrounding the subject site is characterized by a relatively eclectic mix of uses and built forms, with retail and employment uses being dominant along Catherine Street and Bank Street. Catherine Street is very car dominated, particularly due to a low streetscape quality, the presence of a number of surface parking areas, and the presence of Highway 417 on and off-ramps and their related traffic. In contrast the interior of the neighbourhood, including Argyle Avenue, is characterized by a mix of smaller scale residential and office uses and benefits from the presence of significant vegetation. The presence of Highway 417 is a significant characteristic of the area, acting as a physical and visual barrier between the area and the Glebe neighbourhood to the South. Moreover, uses along Catherine Street can and do serve as a buffer between Highway 417 and the interior of the community to the north.

 

Proposed Development

 

The proposed development is a 23storey building containing 244 dwelling units. The building also features a 698 m² retail space at the ground floor, with direct access from Catherine Street.

 

From a built form perspective, the development features a ground floor podium which spans the entire lot area. A Tshaped structure begins at the second floor, forming part of the podium along Catherine Street until the seventh floor. Beginning on the eighth floor the Tshaped structure is slightly reduced in size, creating articulations in the building façades and marking the beginning of the ‘tower’ portion of the building. At floor 11 an Lshaped structure facing west is introduced, culminating in penthouse units and the mechanical penthouse on floor 23. A large outdoor amenity space for residents is provided in the northwestern corner of the second floor. From a design perspective, this area fulfills two objectives:

 

1.      provides a common outdoor amenity area for residents,

2.      ensures an open space adjacent to the church to the north, ensuring that a gap is created in the built portion of the development.

 

Additional amenity areas are located in the eastern portion of the building on the second floor and private terraces and balconies are also provided for most units.

 

As shown on Documents 4 to 10, the building façade along Catherine Street is set back 2.04 m from the current property line in order to accommodate a future rightofway (ROW) widening requested by the City. Once the ROW widening is taken, the building will be set back 0 m from the front lot line, increasing to 2.06 m at floor 8, 3.06 m at floor 11, and 2 m at floor 23.

 

The rear yard setbacks are 0.9 m at the ground level, 7.5 m between floors two and seven, increasing to 8.5 m at floor 8, 7.5 m at floor 11 and 11.5 m at floor 23.

 

Side yard setbacks vary greatly due to the various articulations of the building:

 

-          At the ground floor the side yard setback from both the eastern and western lot lines is 0 m.

-          Starting at the second floor, the side yard setbacks for the front portion (first 20 m) of the lot remain 0 m, whereas at the rear they increase to 10 m (east) and 10 m (west) as a result of the Tshaped structure.

-          At floors eight to ten, the setbacks of the front portion of the building are 3 m (east) and 12 m (west) whereas at the rear they are 8 m (east) and 12 m (west).

-          From floors 11 to 22 setbacks are 10 m (east) and 10 m (west).

-          The top floor is setback 8 m (east) and 12.6 m (west).

 

The varying side yard setbacks are the result of proposed building articulations. In particular, the T and Lshaped structures form the essence of the building’s architectural expression. From a functional perspective, this design provides for significant separation between the tower and the neighbouring lots to the east and west, particularly in the rear half of the lot. This ensures that future redevelopment of neighbouring lots is not compromised.

 

A highly transparent ground floor is proposed, which is particularly appropriate for the retail space in the western portion of the building. This will contribute to a more pleasant pedestrian environment along Catherine Street. Landscaping in the form of street trees is proposed along Catherine Street, creating a buffer between the future sidewalk and the street and enhancing the pedestrian environment. The proposed landscaping is based on the vision established in the Draft Centretown Community Design Plan, in which Catherine Street is envisioned as a treelined street.

 

Purpose of Zoning Amendment

 

The Zoning By-law Amendment is requested to increase the height of the zoning from 19 metres to 76 metres, reduce the parking requirements, reduce yard setbacks, landscaped area at grade and communal amenity area. 

 

Permitted uses in the GM3 subzone include ‘dwelling unit’. A ‘retail store’ is also permitted but subject to being located in an office or hotel. Therefore, a Zoning Bylaw Amendment is required to allow the proposed retail use since it is not located within an office or hotel.

 

Existing Zoning

 

The subject site is zoned GM3 F(3.0) H(19) – General Mixed Use, Subzone 3, Maximum Floor Space Index of 3.0, Maximum Height of 19 m.

 

The purpose of the GM zone is to allow residential, commercial and institutional uses, or mixed use development; limit commercial uses to individual occupancies or in groupings in well defined areas; permit uses that are often large and serve or draw from broader areas than the surrounding community and which may generate traffic, noise or other impacts provided the anticipated impacts are adequately mitigated or otherwise addressed; and impose development standards that will ensure that the uses are compatible and complement surrounding land uses.


 

Proposed Zoning

 

It is proposed that the property be zoned GM3[XXXX] H(76)-h which will retain all the existing permitted uses and create a new exeption to address performance standards specific to the subject property.  Zoning provisions are detailed in Document 2.

 

The Zoning By-law amendment proposes to modify the performance standards of the GM3 F(3.0) H(19)  zone as follows:

 

-          Allow a ‘retail store’ to be located in the building;

-          Increase in maximum permitted height from 19 m to 76 m;

-          Decrease the front yard setback from 3 m to 0 m

-          Decrease the rear yard setback to:

 

·         for that part of the building 6 m or less above grade: 0.5 m

·         for that part of the building above 6 m: 7.5 m

 

-          Decrease the minimum communal amenity area to be provided from 50% to 20% of the required amenity area

-          Decrease the required parking rates to correspond to those required under the former City of Ottawa Zoning By-law

-          Permit balconies to project to 0 m from the lot line

 

DISCUSSION

 

Planning Act and the Provincial Policy Statement

 

Section 2 of the Planning Act outlines those land use matters that are of provincial interest, to which all City planning decisions shall have regard. The provincial interests that apply to this site include the appropriate location of growth and development and the promotion of development that is designed to be sustainable to support public transit and to be oriented to pedestrians

 

The Provincial Policy Statement (PPS) broadly outlines the provincial government’s vision and policies for land use planning and development in Ontario. The Planning Act, 1990, s. 3(a) requires that municipal land use and urban/rural planning decisions be “consistent with” the policy statement as issued under the Act.

 

Part V, Section 1.0, Building Strong Communities, encourages healthy and sustainable communities by promoting an appropriate range of employment and residential uses (Policy 1.1.1 (b)). The PPS also states that Planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of stable existing or planned infrastructure and public service facilities required to accommodated projected needs (1.1.3.3).

 

The proposed development complies with polices of the Provincial Policy Statement in a number of ways.  The proposed zoning allows for an increase of residential units, which will efficiently re-use land and contribute to a balanced community.  The site is located on an arterial road (Catherine Street).  With respect to infrastructure, the existing 127 mm diameter watermain along this stretch of Catherine Street is in need of replacement due to “aging”.  According to the City’s records, the existing watermain appears to have been in place since 1889.  Moreover, it was indicated by the Watermain Resources Unit – Asset Management Branch that the current watermain cannot supply enough pressure and flows for both domestic and fire flow requirements for the proposed development and future developments along this strip of Catherine Street.  Thus upgrading this watermain from 127mmØ to 203mmØ will increase the water pressure and supply for such development.  Therefore, it is our understanding that the upgrade of this watermain by the developer will be beneficial for the City, the proponent, and future developers along this strip of Catherine Street.  The subject site is located within walking distance of commercial, residential, and recreational land uses.  The Department is of the opinion that the proposal is consistent with the matters of provincial interest as outlined in the Planning Act and PPS.

 

The use of Section 36 is discussed in the Zoning Details section of this report. Section 36 of the Planning Act provides the authority for municipalities the use of a holding symbol to specify requirements that need to be met prior to the use of a property.  Once the requirements are met, the holding symbol is then removed by an amendment to the by-law.

 

Official Plan

 

Strategic Direction (Section 2)

 

Section 2 of the Official Plan sets broad strategic directions to meet the challenge of managing growth, providing infrastructure, maintaining environmental integrity and creating liveable communities within Ottawa. To meet these challenges, polices are set out to pursue a mix of land uses, housing types and compact forms of development which in turn will enable the City to support a high-quality transit system and make better use of existing infrastructure and roads.

 

Urban Design and Compatibility (Section 2.5.1)

 

Compatible development means development that, although not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties. It ‘fits well’ within its physical context and ‘works well’ among those functions that surround it.

 

The first design objective of Section 2.5.1 is to enhance the sense of community by creating and maintaining places with their own distinct identity.  The unique architecture proposed for this development and the urban design analysis undertaken as part of the Design Review process ensure that design creates a distinctive identity.

 

Design should create places that are safe, accessible and easy to get to and move through.  The site is located on Catherine Street, and safety has been ensured through the provision of commercial uses at grade, ensuring “eyes on the street”.

 

Development should respect the character of existing areas and define quality public spaces.  The proposed development complements and enlivens the surroundings.  The introduction of new residential units will bring new pedestrian activity to the site.

 

Although the site is not located within one of the key designations slated for intensification in the Official Plan, which are centred along the rapid transit network, the Official Plan recognizes that opportunities for intensification exist within areas designated General Urban Area. The overall intent of the policies on Managing Growth is to support intensification in the General Urban Area in appropriate locations, which do not threaten the stability of the interior portions of stable residential neighbourhoods.

 

The site’s location on the southern edge of the Centretown community, in proximity to transit and major roads and along a corridor which could benefit from significant renewal, makes it a suitable location for intensification. Moreover, the proposed development achieves several of the design principles outlined in Section 2.5.1. The development will build on established patterns and built form by introducing a building that creates visual interest and contributes to the image of Centretown through architectural innovation, while providing a buffer to Highway 417.

 

Land Use Designation (Section 3.6.1)

 

The subject property is designated “General Urban Area” on Schedule B of the Official Plan. The proposal conforms to the policy direction of the General Urban Area designation. The proposed development will contribute to the range of housing options available in the downtown area and builds upon desirable established patterns and built form, while taking into consideration the planned vision for the area. The proposed atgrade retail use is conveniently located with respect to concentrations of residential development and is of a scale that will serve the needs of the surrounding neighbourhood.

 

Compatibility (Section 4.11)

 

At the city-wide scale, issues of compatibility are addressed in the Official Plan through the appropriate designation of land and associated policies that direct where and how certain categories of land use should be permitted to develop. At the scale of neighbourhoods or individual properties, issues such as noise, spillover of light, accommodation of parking and access, shadowing, and micro-climatic conditions are prominent considerations when assessing the relationships between new and existing development.

 

To arrive at compatibility of scale and use will demand a careful design response, one that appropriately addresses the impact generated by infill and intensification. Consequently, the issue of ‘context’ is a dominant theme of the Official Plan where it speaks to compatibility and design.

 

The proposed development meets the compatibility criteria as follows:


 

a.      Traffic:

The site is located in the downtown area and in proximity to community services and amenities and is therefore expected to reduce reliance on private vehicles and in particular the generation of single occupancy vehicle traffic. The site fronts on Catherine Street, identified as an ‘Existing Arterial’ roadway. ‘Existing Arterial’ roadways are designed to carry high volumes of traffic over long distances while accommodating all modes of transportation. Bank Street and O’Connor Street, in proximity to the site, are both identified as ‘Existing Arterial’ roadways. The site is located in proximity to major bus routes along Catherine Street, Bank Street, Elgin Street, and Gladstone Avenue. Given these conditions, it is anticipated that existing roads will adequately serve the development.

 

b.      Vehicular Access:

Vehicular access to the underground parking structure is proposed via a single right‑in/rightout driveway from Catherine Street, along the eastern property line. The access will be designed to be safe for users and pedestrians and given its underground location the parking area is not anticipated to create issues related to noise, headlight glare and loss of privacy on adjacent development.

 

c.       Parking Requirements:

The development provides adequate onsite parking to minimize spillover on adjacent areas. The proposed rezoning includes parking provisions considered adequate for the needs of the proposed development, while recognizing the opportunity to reduce parking and increase other modes of transportation.

 

d.      Building Height and Massing:

New buildings should have regard to the area context - the massing and height of adjacent buildings, and the planned function for the area.  The existing context of the area contains a range of building heights and the Secondary Plan policies recognize the surrounding area on this block and the block to the south as “Queensway Commercial Area.”  Design principles have been applied to the site including locating the mass of the building towards Catherine Street, away from the adjacent residential to the north, respecting the setbacks to the rear that are currently in place under the existing zoning, creating a sense of human scale at the ground level through the retail/commercial component design and the addition of streetscaping along Catherine Street.

 

e.       Pattern of the Surrounding Community:

While there must be recognition of the pattern of the surrounding community, there is also acknowledgement that for development that proposes a different height, building mass, proportion, street setback or distance between buildings from the pattern of the area, the design of the proposed building may compensate for this variation. It is the opinion of the Department that the surrounding area contains a variety of building heights, massing, proportions and setbacks.  The proposed building is higher than the immediately adjacent buildings; however, it also provides architectural and functional features that contribute to enliven the streetscape.

 

f.        Outdoor Amenity Areas:

Outdoor amenity areas are provided in the form of private balconies and terraces and a common outdoor amenity area on the second storey in the northwest corner of the site. These amenity areas respect the privacy of adjacent outdoor amenity areas. In particular, uses to the east and west currently consist of office buildings which do not feature outdoor amenity areas. Taking into consideration the urban context of the site, the proposed development is located at a sufficient distance from the balconies of surrounding buildings, particularly the sevenstorey residential building to the northwest of the site.

 

g.      Loading Areas, Service Areas and Outdoor Storage:

No impacts related to the above are anticipated as a result of this development. All loading areas, service areas, and storage are proposed within the interior of the building.

 

h.      Lighting:

The potential for light spillover or glare from any lighting source onto adjacent light-sensitive areas should be avoided or mitigated.  Details regarding proposed lighting will be dealt with through the Site Plan Control process, and if necessary, conditions will be included in the site plan agreement to ensure minimal impact on adjacent properties.

 

i.        Noise and Air Quality:

The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions.  The proposed uses are not significant noise generators and are consistent with those existing in the area.  A noise study has been completed as part of the Site Plan Control application and concluded that the building has been designed appropriately to address noise impacts from Catherine Street.

 

j.        Sunlight:

The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures.  A review of the sunshadow analysis comparing the proposed development to the asof-right development based on the existing Zoning Bylaw provisions reveals that the proposed building will cast a much longer shadow on properties to the north than what would currently be permitted under the Zoning Bylaw. This is particularly the case in December as well as March, June and September mornings. However, in most instances, particularly in the spring, summer and fall months, this additional shadowing is not being cast on outdoor amenity areas but rather at the rear or side of blank walls, parking areas, or office buildings. In particular, the large majority of rear yards of buildings along Argyle Avenue are paved. This significantly reduces the negative impact of the additional shadowing and may in fact mitigate the heat-island effect of direct sun onto asphalt. Moreover, the shadowing cast by the proposed building must also be examined in the context of the planned vision for the area expressed in the Draft Centretown Community Design Plan (CDP), which anticipates buildings up to 25-storeys on the subject site and along the easterly portion of the Catherine Street corridor. For this purpose, a separate sunshadow analysis was created comparing the proposed development to a development that would be permitted under the Draft Centretown CDP. This analysis reveals that the difference in shadowing between the proposed development and the potential development under the Draft CDP is not significant.

 

k.       Microclimate:

The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties.  The subject site permits a building with a maximum height of 19 metres.  It is not anticipated that the effects from the additional requested height will more significantly impact adjacent properties than what is permitted currently.  The proposed tree line along Catherine Street creates a more desirable microclimate.

 

l.        Supporting Neighbourhood Services:

The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. The site is located downtown in proximity to several neighbourhood amenities and commercial mainstreets (Bank Street and Elgin Street) and is adequately served by neighbourhood services. The addition of new residents to this section of downtown will contribute to the strengthening of local demand for retail and services, which would benefit the entire area by being accessible on foot.

 

Centretown Secondary Plan

 

The Centretown Secondary Plan in Volume 2 of the Official Plan intends to conserve and enhance the residential character of Centretown as an inner-city community with several identifiable neighbourhoods focused around defined commercial corridors and public open spaces.  Uses which are incompatible with the residential character are restricted through the Secondary Plan policies.

 

The Secondary Plan recognizes that the population of Centretown will increase over time, and that this increase will support the residential character of the area, benefiting the retail and commercial enterprises within Centretown. The Plan also recognizes that an increase in population in Centretown will be beneficial to the city-wide distribution of population and the use of existing public services and facilities. The Secondary Plan acknowledges that the neighbourhoods of Centretown will absorb some of the anticipated increase in population, however the Plan also acknowledges that certain neighbourhoods, such as the area west of Kent Street, the area between Elgin and O’Connor Streets south of Somerset Street, and the area east of Elgin Street, as more suitable to family living. Other neighbourhoods adjacent to Bank Street and along the boundary of Centretown are recognized as areas less suitable to family living where medium and high profile residential uses are more appropriate. The land use schedule defines the land use designations which are reflective of the desired use and built form patterns for the area. These designations are intended to serve as a framework within which the objectives and policy directions of the Secondary Plan are to be achieved.


The proposed development supports the two goals of the Centretown Secondary Plan, which are to maintain and enhance the residential character of Centretown while allowing for a moderate increase in population; and to accommodate persons of all age groups, income levels, cultural backgrounds, lifestyles and household sizes wishing to live in Centretown with good quality, affordable housing (Section 3.3.1). The proposed development also supports several of the Secondary Plan’s objectives (Section 3.3.2), including the following:

 

-          To protect, maintain and improve existing good quality housing.

-          To provide housing which meets the needs of handicapped persons, senior citizens, single parent families and other groups with special needs.

-          To encourage innovative building and site development; which will contribute to the physical environment of the community and enhance the desirability of Centretown as a place to live.

-          To protect residential areas from adverse effects of adjacent commercial development or major traffic routes.

-          To provide neighbourhood commercial facilities and services for Centretown residents.

 

The subject property is designated Queensway Commercial Area on Schedule H: Land Use Plan in the existing Centretown Secondary Plan. Section 3.4.2.i) establishes land use policies for the Queensway Commercial Area. They state that this area shall include offices, hotels, apartment hotels, parking areas, bulk good outlets, wholesale operations and several other commercial operations which serve the special needs of travellers and commuters as well as the special needs of the residents of the city.

 

While the policies state that “residential uses are not considered to be compatible”, the policies do not specifically restrict residential development. In this case it is the Department’s opinion that residential uses are compatible with the surrounding development. Over the last 10 years, there have been other residential projects built along Catherine Street (i.e. the Beaver Barracks Site) and along its equivalent street, Isabella, south of Highway 417 (i.e. the Palisades Retirement Residence).  These developments highlight the desirability of downtown living and contribute to the gradual re-integration of these streets as more pedestrian-friendly components of their neighbourhood, away from the collector-lane function that dominates them currently.

 

Policy i) also encourages the creation of a buffer between the Queensway to the south and the residential areas to the north, which is achieved by the proposed development. Maximum building heights are intended to “be limited”, but the Plan does not provide specific height restrictions in terms of maximum metres or storeys. Finally, the policies for the Queensway Commercial Area seek to improve the streetscape along Catherine Street, which will be achieved on a sitespecific basis by the proposed development.

 

Section 3.4.6 of the Centretown Secondary Plan provides site development policies to ensure that all development enhances the physical environment of Centretown and is compatible with adjacent existing uses. The proposed development conforms to the policies in the following way:

 

-          Municipal and public utilities and services are available to serve the proposed development (Section 3.4.6 a) i.);

-          It will contribute to the overall physical environment of Centretown (Section 3.4.6 a) ii.);

-          All parking and loading is located underground and therefore screened from view (Section 3.4.6 a) iv);

-          It promotes a compact form of residential development (Section 3.4.6 b) ii.); and

-          It does not unreasonable obstruct natural light, view and air circulation from the main window of existing habitable rooms (Section 3.4.6 b) iii.).

 

The proposed development conforms to the policy direction of the Centretown Secondary Plan. It supports the goals of the Plan and several of the Plan’s objectives. The development also conforms to the policies for the Queensway Commercial Area designation and is in keeping with the sitespecific development policies.

 

In addition, this property has been included in the new Draft Centretown Community Design Plan which is currently underway. This proposal is consistent with the draft version of this plan, wherein this property is proposed to be part of the Catherine Street Corridor area which permits mixed-use building heights up to 25-storeys.

 

Draft Centretown Community Design Plan

 

In 2010, the Department initiated the Centretown Community Design Plan study. This CDP is being undertaken in response to recent development proposals and a need to review and update the Centretown Secondary Plan in keeping with the Official Plan intensification policies as well as its compatibility and urban design objectives. The CDP will provide a broad and integrated 20year vision and guidance for the future of the area. A Draft CDP was released on May 27, 2011, and the final document is targeted for completion and approval in early 2012.

 

The current Official Plan policies, the Council approvedpolicies of OPA 76 and the existing policies of the Centretown Secondary Plan already provide direction for development applications designated both General Urban Area and High Profile Residential Area. The Terms of Reference for the Centretown CDP study responds to the same policy framework used to review the proposed development.

 

The site is located in the CDP’s ‘Southern Character Area’. In terms of development, the vision for this area includes:

 

-          Retain existing employment uses, permit new commercial at grade along Catherine Street and residential uses.

-          Suitable for highrise buildings, built on low or midrise podiums.

-          Taller buildings require podiums, step backs, minimum lot sizes and maximum tower floor plate sizes. Blank walls are not permitted.

-          New developments should buffer the lower rise neighbourhood and the highway noise.

-          Gateway buildings and architecture on corner sites fronting major arterials.

-          Appropriate building height transition required on the north side of Catherine Street.

 

The Draft CDP recommends a new Land Use Plan for Centretown. The subject site would be designated ‘Catherine Street Mixed Use’. This corridor would allow for a variety of uses to be accommodated in Centretown that require a larger format/floor plate. Maximum building heights would be limited and appropriate transition to the lower rise Residential Area is essential.

In the Catherine Street corridor, the Draft CDP states that it may be appropriate for buildings to be as tall as 77 m (25-storeys). Taller structures should be located closer to Bank and Elgin Streets and along the Queensway. Development on the north side of Catherine Street, where the site is located, would need to transition toward the lower profile development to the north on Argyle Avenue and beyond.

 

The Draft CDP also puts a strong emphasis on built form. In the context of tall buildings (10‑storeys or higher), the CDP establishes design guidelines which focus on the development of point towers built on podiums. The detailed guidelines focus on elements such as maximum floor plates for towers (750m²), tower setbacks (minimum 10 metres from side and rear property lines), facetoface separation distance between towers (approximately 20 metres), and podium setbacks (should be setback 3 m from the expanded ROW and should be built to the side property line to help mitigate the noise impact from the Queensway).

 

Based on the draft policies, it is the Department’s opinion that the proposed development has strong regard for the policy direction set forth in the Draft CDP and is in keeping with the general direction set out for the Catherine Street Corridor.

The height of the proposed development is within the range anticipated by the CDP, and the general built form of the development, consisting of a podium and slimmer tower, is also in keeping with the general direction of the CDP. In particular, the T structure provides for a strong architectural expression but also a significant separation between the tower and the neighbouring lots to the east and west, particularly on the rear half of the lot.

 

Urban Design Guidelines for High-Rise Housing

 

The Urban Design Guidelines for High-Rise Housing state that development should provide compatibility in context, coordinate parking, services, and transit into the site, mix uses and open spaces, contribute to urban living and pedestrian-friendly streets, and provide a response to the physical environment and microclimate through design.  The guidelines promote high-rise buildings that contribute to views of the skyline and that enhance the image of the city. The proposal meets the intent the applicable guidelines. In particular:

 

-          The proposed development creates a sense of transition through the location and orientation of the podium and the tower (Guideline 5).

-          The proposed development establishes the building form and massing that responds to the function, site characteristics, context, and the type and mix of uses – regardless of stylistic approaches. The proposed development provides a base, tower, and top (Guideline 12).

-          The lower portion of the building has been designed to support, a humanscaled streetscape, open space and quality pedestrian environments. This has been achieved in particular through the atgrade retail use and architectural treatment (Guideline 13).

-          Clear windows and doors are used to make the pedestrian level façade highly transparent and accessible (Guideline 14).

-          An active use is located along the street façade (Guideline 16).

-          The pedestrian entrances are at grade and directly accessible, clear, and prominent with a direct link to the sidewalk (Guideline 17).

-          The building has an architecturally-detailed façade with limited visible blank or featureless sides, while taking into account potential future redevelopment of surrounding lands (Guideline 18).

-          The proposed development provides for separation between potential future adjacent towers to the east and west through a Tshaped and Lshaped tower configuration, particularly on the rear half of the lot. This ensures that future redevelopment of neighbouring lots is not compromised, while still allowing for architectural innovation and creativity (Guideline 20).

-          Balconies are oriented to avoid close balconytobalcony facing with adjacent development (Guideline 22).

-          The top of the building is designed as a ‘fifth façade’ that will be distinctive against the skyline (Guideline 23).

-          Views have been provided from the apartments to the streets allowing visual surveillance (Guideline 31).

-          Parking and service areas have been located underground (Guideline 56).

-          The garage entry has been located and designed so as not to detract from the streetscape (Guideline 58).

-          Utilities and services have been located within the building and away from public view and public areas (Guidelines 61 and 62).

 

The building includes distinctive and stylish design features, building forms and shapes to contribute to a sense of place.  Improvements along Catherine Street provide a more pleasant and interactive pedestrian environment. Underground parking and the garage entry will not detract from the streetscape.  The proposed development has proceeded through the Design Review process, as detailed in Document 12, and the architecture is of a high quality to ensure that views of the skyline are enhanced.

 

Infrastructure Considerations

 

The proponent of the Zoning Amendment Bylaw application has demonstrated, through Conceptual Site Servicing Study, that the public infrastructure is available and all but the existing watermain has sufficient available capacity to service the proposed development. The existing 127 mm diameter watermain along the stretch of Catherine Street is in need of replacement due to “aging”.  According to the City’s records, the existing watermain appears to have been a place since 1889.  Moreover, it was indicated staff that, currently, the existing watermain cannot supply enough pressure and flows for both domestic and fire flow requirements for the proposed development and future developments along this strip of Catherine Street.  Thus upgrading this watermain from 127mmØ to 203mmØ will increase the water pressure and supply for such development.  Therefore, the upgrade of this watermain, by the developer, will be beneficial for the City, the proponent, and future developers along this strip of Catherine Street.

 

With respect to other infrastructure:

 

         Sanitary service: the proponent will connect to existing 300 mm diameter combined sewer along Catherine Street via proposed 200 mm diameter PVC sanitary sewer service (approximately 8.5 m long).

         Storm service: the proponent will connect to existing 300 mm diameter city combined sewer along Catherine Street via proposed 200mm diameter PVC storm sewer service (approximately 8.5m long) with proposed storm flow restrictor.

         Water service: the proponent will upgrade the existing 127mm diameter city watermain to 200mm diameter PVC watermain along Catherine Street at a length of approximately 130m (from 203 Catherine Street up to Catherine-O’Connor intersection).  The proponent will connect to the proposed 203 mm diameter City watermain via a proposed 200 mm diameter water service (approximately 11.0 m).

         Site grading and stormwater management: the site is to be designed such that, flows to the storm sewer in excess of the two-year post development storm event run-off release rate, must be detained on site.

 

Heritage Considerations

 

The subject property is located adjacent to the Centertown Heritage Conservation District (HCD).  The heritage policies in the Official Plan provide that the City may require a Cultural Heritage Impact Statement (CHIS) where a development is located adjacent to the HCD.  In this case, while not required, a CHIS was prepared and submitted.  The CHIS assessed the site in the context of its relationship to the HCD and noted that the project was being designed to be respectful of the adjacent properties in the heritage district and concluded that:

 

“the proposed mixed-use commercial and residential design proposal, by virtue of its massing, streetscape revitalization, and re-establishment of the Catherine Street commercial corridor, is assessed as having modest impact to identified heritage resources within the adjacent Centretown Heritage Conservation District.”

 

Staff have considered the project in the context of its adjacency to the HCD and note that the HCD is premised on ensuring that existing heritage resources in the district are retained, that development within the district integrates sensitively with existing heritage to retain strong heritage character streetscapes.  The subject site, as noted, is not within the district nor is it on a street that is within the district.  Rather, the site backs onto the district with the development being a backdrop.  Issues of integration and ensuring compatibility related to matters of shadow, impacts on amenity areas and residential properties have been addressed, and staff agree, as was concluded by the CHIS, that the proposal will have limited impacts on the adjacent Argyle Avenue properties, the heritage character of Argyle Avenue, the Argyle Avenue streetscape, or on the district.

 

Concurrent Application

 

The land to which the proposed zoning amendment applies is the subject of an application for Site Plan Control approval, file number D07-12-11-0201.

 

Conclusion

 

The Department is satisfied that the proposed increase in height to 76 metres (23-storeys) and related amendments to performance standards supports the direction of the Planning Act, Provincial Policy Statement and Strategic Directions of the Official Plan.

The high-density residential development, which is located close to transit and in an area envisaged for high‑profile residential buildings, will contribute to a greater housing mix for the city. Compatibility and design criteria, transportation and servicing have been addressed satisfactorily.

 

As the City does not yet have implementation guidelines to address Section 37 of the Planning Act, the Department is recommending the use of a holding provision to secure monies for community benefits through the Site Plan Control process.  The requirement for a holding provision will enable the provision of facilities that will benefit the greater community, which can be secured in a Site Plan Agreement for the development. The holding provision can be lifted once the requirements of the Site Plan Control are met and the monies for community benefits are secured.

 

In light of the discussion above, the Department recommends approval of the Zoning By-law amendment application.

 

RURAL IMPLICATIONS

 

N/A

 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.  Details of the consultation can be found in Document 13.

 

COMMENTS BY THE WARD COUNCILLOR

 

Councillor Holmes’ comments on 203 Catherine Street Development:

 

1.                  Twenty-three storeys is excessively high for this small lot. Please provide the chronology by which this developer submitted a 15-storey version of this development in July 2011, and following consultation with city staff and the Urban Design Peer Review Panel resubmitted a version that was sub sequentially 40% taller than originally proposed.

2.                  The podium at seven-storeys is overbearing for this section of Catherine Street. The blank end walls with no side yard setbacks would encourage an unbroken wall along the street which is in contravention of our urban design goals.

3.                  The tower, at approximately 12,250 sq. ft. is 50% bulkier than the maximum ‘point tower’ size recommended in the draft Centretown Community Design Plan.

4.                  The setback on the north lot line of only 5.0 to 7.5 metres is insufficient, and will create a looming mass that will overshadow the significant heritage buildings on Argyle Avenue. The rear yard setback should be 20 metres.


 

LEGAL IMPLICATIONS

 

If this matter is appealed to the Ontario Municipal Board, it is anticipated that a three day hearing would result.  Should the recommendation be adopted, the hearing could be conducted within staff resources. If the application is refused, reasons must be provided and in the event of an appeal, it would be necessary to retain an external planner and possibly a transportation consultant to speak to the issue of parking. The costs would range from approximately $25,000 (planner only) to $50,000 if a transportation consultant is also required.

 

RISK MANAGEMENT IMPLICATIONS

 

N/A

 

FINANCIAL IMPLICATIONS

 

Potential costs are outlined in the Legal Implications section above. Should the services of an external planner and a transportation consultant be required, funds ($25,000 to $50,000) are not available within existing budget, and the expense may impact Planning and Growth Management’s operating budget status.

 

ACCESSIBILITY IMPACT

 

Additional design considerations will be reviewed during the subsequent Site Plan Control process.

 

 

ENVIRONMENTAL IMPLICATIONS

 

N/A

 

TECHNOLOGY IMPLICATIONS

 

N/A

 

CITY STRATEGIC PLAN

 

The application is consistent with the Planning and Growth Management priority which encourages the infill and intensification of lands designated General Urban Area.

 

APPLICATION PROCESS TIMELINE STATUS

 

This application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.

 


SUPPORTING DOCUMENTATION

 

Document 1    Location Map

Document 2    Details of Recommended Zoning

Document 3    Proposed Site/Landscape Plan

Document 4    Proposed Ground Floor

Document 5    Proposed Level 2

Document 6    Proposed Level 3-7

Document 7    Proposed Level 8-10

Document 8    Proposed Level 11-22

Document 9    Proposed Level 23

Document 10  Proposed South Elevation (Along Catherine Street)

Document 11  Proposed Perspective (Along Catherine Street)

Document 12  Urban Design Review Panel Comments

Document 13  Consultation Details

 

DISPOSITION

 

City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON  K1Z 8B5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code:  26-76) of City Council’s decision.

 

Planning and Growth Management to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.

 

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


LOCATION MAP                                                                                                  DOCUMENT 1

DETAILS OF RECOMMENDED ZONING                                                      DOCUMENT 2

 

Proposed Changes to the Comprehensive Zoning By-law

 

1.      The subject lands shown on Document 1 are rezoned from GM3 F(3.0) H(19) to GM3[XXXX] H(76)-h.

 

2.      Add a new exception, GM3[XXXX] H(76)-h to Section 239, Urban Exceptions, with provisions similar in effect to the following:

 

a.         In Column II, the text GM3[XXXX] H(76)-h; and,

 

b.        In Column IV, the text:

-          all uses except existing uses until the holding symbol is removed

 

c.         In Column V, text:

-          the provisions of Section 188.(3)(c) do not apply

-          minimum front yard setback: 0m

-          minimum rear yard setback:

-          for that part of the building 6 m or less above grade: 0.5 m

-          for that part of the building higher than 6 m above grade: 7.5 m

-          minimum eastern interior side yard setback for the first 20 m back from the front lot line:

-          for that part of the building 25 m or less above grade: 0 m

-          for that part of the building 25 m to 35 m above grade: 3 m

-          for that part of the building 35 m to 76 m above grade: 8 m

-          minimum western interior side yard setback for the first 20 m back from the front lot line:

-          for that part of the building 25 m or less above grade: 0 m

-          for that part of the building 25 m to 35 m above grade: 12 m

-          for that part of the building 35 m to 76 m above grade: 10 m

-          minimum interior side yard setback in all other cases: 0m

-          minimum communal amenity area to be provided: 20% of the required amenity area

-          minimum required number of commercial parking spaces will be calculated using the following rate: 3 per 100 m2 of gfa

-          minimum required number of resident parking spaces will be calculated using the following rates:

-          for the first 162 d/u in the building: 0.5 per d/u

-          for the remaining d/u in the building: 0.4 per d/u

-          minimum required number of visitor parking spaces will be calculated using the following rates:

-          for the first 12 d/u: not required

-          for the remaining d/u in the building: 0.083 per d/u

-          despite Section 65, Table 65, Row 6(b), the maximum size and extent of projection for a balcony is 2 metres and may be as close as 0 metres to the lot line.

-          the holding symbol may not be removed until such time as the following conditions have been fulfilled to the satisfaction of the General Manager, Planning and Growth Management Department:

a.       The execution of a site plan agreement; and

b.      The conveyance of monies to be directed to a reserve account for off-site community benefits as detailed in the site plan agreement referenced in a.

 

PROPOSED SITE/LANDSCAPE PLAN                                                           DOCUMENT 3

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PROPOSED GROUND FLOOR                                                                          DOCUMENT 4

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PROPOSED LEVEL 2                                                                                         DOCUMENT 5

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PROPOSED LEVELS 3-7                                                                                     DOCUMENT 6

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PROPOSED LEVELS 8-10                                                                                   DOCUMENT 7

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PROPOSED LEVELS 11-22                                                                                 DOCUMENT 8

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PROPOSED LEVEL 23                                                                                        DOCUMENT 9

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PROPOSED SOUTH ELEVATION(ALONG CATHERINE STREET)     DOCUMENT 10

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PROPOSED PERSPECTIVE (ALONG CATHERINE STREET)               DOCUMENT 11

 

 

URBAN DESIGN REVIEW PANEL COMMENTS                                       DOCUMENT 12

 

General Comments

·         The proposed development is adjacent to the Centretown Heritage District. The City is waiting for a heritage report on this adjacent district to assess the impact the development will have on the district.

·         The Panel supports the architecture of the project: it is a handsome building with many positive attributes. The building is well articulated; it is clear that the architect has given the expression a lot of thought.

·         Concerns were expressed about building setbacks, especially in relation to future development of adjacent sites.

·         The applicant is encouraged to take steps to ensure that the quality of the amenity space above the podium level is respected and considered over the long term, including after adjacent sites are developed.

 

Site Plan Setbacks

·         The zoning line for the rear yard setback should be respected.

·         The Panel feels very strongly that the setbacks along the east and north sides of the site should be bigger. The setbacks that the City has outlined in the zoning bylaw should be respected.

·         The Panel has concerns about the impact of this development on the development potential of the surrounding sites. Unless in the same ownership, it is not good to limit the future development abilities of adjacent sites through setback restrictions. The adjacent site owners might undertake developments similar to the option illustrated by the applicant; but more likely they will not, due to the development taking place at different time with different objectives.

 

Ground Floor Treatment

·         The Panel appreciates the helpful provision of the elevation details at the ground and lower floors of the podium.

·         The applicant should strive to accommodate four street trees, not just the proposed three trees, along the Catherine Street streetscape.

·         The majority of the Panel supports the clarity of expression of the seventh floor podium; however, some Panel members feel that the podium could do more to animate the street. For example, more articulation and human-scaled design for the ground floor retail would create more interest at street level for pedestrians. Respecting the front yard setback of 3 m would also create more pedestrian comfort at the street level. This will be a precedent-setting building on Catherine Street, and the applicant is encouraged to take additional steps to enhance the design at this scale.

·         To help enhance the human-scale of the streetscape, more emphasis should also be placed on the main entrance. In addition, more dynamic forms should be incorporated to distract from the large parking access and truck docking station.

 

Sustainability Features

·         Simple solutions for the thermal breaks for the balconies are now available. The applicant should explore these solutions. There is an opportunity to use this kind of sustainability feature as part of the sales pitch, which would be of benefit to the developer.


CONSULTATION DETAILS                                                                            DOCUMENT 13

 

NOTIFICATION AND CONSULTATION PROCESS

 

Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law amendments.  A summary of the public comments and staff responses are provided below.

 

PUBLIC COMMENTS

 

1.     I am writing at the request of the Church Council at Centretown United Church, 507 Bank Street, Ottawa to register our concerns with aspects of the proposed Zoning By-law amendment for construction of a 21-storey, 244 unit condominium at 203 Catherine Street.

 

The concerns of Council are in two areas:

 

1.     A reduction in the parking:

- Resident parking: From 110 spaces to 93 spaces

- Visitor parking: From 46 spaces to 19 spaces

- Retail parking: From 15 spaces to seven spaces

- Bicycle parking: From 122 spaces to 110 spaces

 

The Council is concerned that any reduction in parking requirements will lead to additional pressure on on-street parking on neighbouring streets such as Argyle Avenue, Arlington Avenue, Flora Street, and McLeod Street as Catherine Street has no on-street parking. Members of the Centretown United Church congregation already notice that parking in evenings and on weekends on Argyle Avenue is always at a premium.  The addition of this condominium with fewer than the required number of parking spots along with new large condominium developments at Bank Street and McLeod Street will exacerbate this problem.

 

We would request that there be no amendment to the Zoning By-law to allow for reduced parking for this development.

 

2.     A reduction in the required rear yard from 7.5 m to 0.9 m for the first floor and 5 m for floors two to seven:

The Council is concerned that the area to the rear of buildings on Argyle Avenue will be a less liveable space if rear yard zoning requirements for buildings on both Argyle Avenue and Catherine Street are not respected. The Church parking lot is at the rear of the apartment building at 258 Argyle Avenue and making these areas more confined spaces will increase security concerns for our congregation members when using the parking lot, the wheel-chair ramp, and the rear entrance of the church.

 

We would request that the rear yard requirement be maintained at 7.5 m for this development.

 

2.    We are opposed to Zoning By-law Amendments as found in your letter File No.: D02-02-11-0098. Specifically:

-            A retail space of 698 m2 found on the main floor with direct access from Catherine Street.

-            The removal of the maximum floor space index to accommodate a 69.5-meter high mixed-use building.

-            The change and reduction required parking: From 110 parking spaces to 93 for 244 proposed residential units.

-            The change and reduction in required visitor parking: From 46 parking spaces to 19 for 244 proposed residential units..

-            The change and reduction in required retail parking: From 15 spaces to seven spaces for 698 square meters of proposed retail space in this zone.

-            The reduction in required Bicycle parking: From 122 spaces to 110 spaces.

-             A reduction in the communal amenity area from 50% to 35% of the total amenity area.

-            The reduction in the width of the required landscape area abutting the street or residential zone from 3 m to 0 m.

 

We are also very concerned with services on Catherine Street being over taxed without proper upgrades to accommodate the proposed increase in density “Electrical, sewage and storm sewers”. Catherine Street at this particular section of the street has a history of serious storm and sewer back up. We feel that reductions to parking requirements under the current by-law will result in more illegal parking in the neighbourhood. We are opposed to the reduction of parking required for this development found at 203 Catherine Street.

 

3.    As the owner of an adjoining property at 258 Argyle Avenue, Centretown Citizens Ottawa Corporation (CCOC) would like to express its concern and opposition to the SoBa Site Plan Control and Zoning By-law Amendment Proposals.

 

Impact on neighbours

In the proposed plan submitted, it appears that the large bulk of the podium and block tower will overshadow the north side adjoining properties located on Argyle Avenue, including 258 Argyle Avenue. We do not believe that the design provides an appropriate building transition to the residential community to the north in terms of scale. CCOC's affected property at 258 Argyle Avenue is a seven-storey affordable rental housing 75 tenants. Further to this, CCOC has received a building permit and is presently installing solar collectors on the roof of 258 Argyle Avenue for a new solar domestic hot water system. The design and choice of location for these collectors was based on current zoning of properties to the South and we are concerned that if a building triple the current zoning were approved, our solar domestic hot water system would be rendered ineffective.


 

Parking

We commend the proponents for decreasing the number of automobile parking spots, and agree that Centretown developments should promote walking and cycling over cars, but the proponents wish to actually build fewer bike parking spaces than what the zoning requires. Bike parking should be increased, not decreased, to compensate for any reduction to automobile parking.

 

 

Site Services

Based on our recent experience with our new development located at Catherine Street and Metcalfe Street, CCOC is also concerned about the City's infrastructure and its ability on Catherine Street to service the abundance of large new residential developments in the Centretown area. The focus being primarily on storm and sanitary services, street lighting, pedestrian-oriented sidewalks, and street side landscaping. Catherine Street is serviced by an old combined sanitary and stormwater drain. The site plan currently shows both sewer and storm water feeding into this drain; the site plan should not be approved until the City or the developer's civil engineers have confirmed there is demonstrable sufficient capacity for connections to the combined system on Catherine Street.

 

Our understanding is that for a combined sanitary and stormwater line like the one under Catherine Street that this assessment would need to also be confirmed by the Ministry of the Environment.

 

Height and Density

CCOC is generally in favour of increasing density with mid-rise towers on Catherine Street; however we are opposed to this development because its current design is grossly out of scale with the existing zoning. Although the design guidelines of the draft Centretown Community Design Plan (CDP) suggest that 21-storeys could be appropriate along Catherine Street if they meet certain conditions, this is a draft document that should not yet hold any bearing. The CDP is not yet in place, so it is premature to use it as an excuse for such a large rezoning. Mayor Watson recently stated that developers should no longer treat zoning and community design plans as mere suggestions. We demand that the City require the same of this proposal. Either the current zoning applies, or the developer can wait until the Community Design Plan is adopted and submit an application which conforms to its guidelines.

 

If the Centretown CDP is adopted as currently written, the proposed SoBa development would have to conform with the stated design guidelines to exceed the current zoning. To do this, taller buildings will require podiums, setbacks, minimum lot sizes, and maximum tower floor plate sizes. The current SoBa tower floor plate is larger than the recommended 750 m2 for towers that sit on podiums. The current SoBa tower does not meet the minimum setback of 10 metres from rear and side property lines. The SoBa proposal has presented a good occasion for the City and Centretown community to begin the "cultural shift in the development industry in Ottawa" that our Mayor has called for. The SoBa podium exceeds the current zoning, and does meet the guidelines under the draft CDP that would permit an increase in height. These documents must not be treated as mere suggestions.

 

4.    I am writing to you on behalf of Centretown Churches Social Action Committee (CCSAC) of which I am Co-Secretary. CCSAC is a not for profit organization, founded in 1967 to respond to social need in the Centretown area and incorporated on December 14, 2009, located at 507 Bank Street. CCSAC is currently comprised of 24 churches and its largest single activity is the Centretown Emergency Food Centre (CEFC). The Centre’s mandate is to provide food security for low-income residents of Centretown. It is open four days a week, and provides clients with a 3-4 day supply of nourishing food according to family size, as well as referrals to other social services.

 

CCSAC would not be able to deliver this service, without dedicated volunteers, who donate approximately 7,200 hours to the CEFC each year. They require parking spaces in Centretown United Church’s parking lot to fulfill this work, as well as available street parking. We feel that residents, visitors and clients of the retail stores at this site will make parking a difficult chore to find, and frustrate our valued volunteers, eventually turning away these volunteers.

 

The subject site abuts onto Centretown United Church’s parking lot. We object to the Zoning By-Law Amendment Proposal of the GM3 F(3.0) H(19) regarding:

·         A reduction in the required parking as follows:

o   Resident parking

o   Visitor parking

o   Retail parking

 

Please consider our concerns in the evaluation of this proposal.

 

  1. I am STRONGLY AGAINST the proposed amendment to the zoning by-law (re: 203 Catherine Street FILE:D02-02-11-0098). Allowing the construction of such a large residential unit would cause all sorts of problems for the area including: increased rush hour traffic, over-populated in an area that has already seen too much residential construction over the last few years, a decrease in useable commercial property to service said over-population, and much more.

 

COMMUNITY ORGANIZATION COMMENTS

Centretown Citizens Community Association

 

The proposed building is totally out of scale with the surrounding neighbourhood.  The draft CDP for Centretown does propose higher buildings along Catherine Street and in other areas of Centretown but only within certain design guidelines which require podiums etc. which this site is too small to accommodate.  Furthermore the draft CDP is currently undergoing revisions and, until approved by Council, cannot be used to rationalize new development applications.  This application should be deferred until the CDP has been reviewed and approved by Planning Committee and Council.


RESPONSE TO PUBLIC COMMENTS

 

Height/Density

 

It is the Department’s position that the site is appropriate for the proposed highrise building. The massing and height of the proposed building will provide a buffer between Highway 417 and the stable interior portion of Centretown. The massing of the building is significantly reduced in the northern portion of the lot through the Tshaped design, which provides for a much smaller built form directly adjacent to the lots to the north, particularly the existing church. The proposal is in conformity with the policies of the Provincial Policy Statement, the proposal capitalizes on an intensification opportunity by developing an underutilized site with significant development potential in an area where services and infrastructure are available.

The City’s Official Plan also supports intensification in appropriate locations in the General Urban Area, including underutilized areas and contaminated sites which would benefit from remediation. Moreover, the proposed 23storey development is also consistent with the proposed policies of the Draft Centretown CDP, which envisions Catherine Street as a vibrant corridor with highrise buildings up to 25-storeys.

 

While additional shadowing on properties to the north is anticipated from the proposed development, when it is compared to what is currently permitted on the site, for the most part this shadowing does not impact outdoor amenity areas. Moreover, the additional impact compared to what would be permitted under the Draft Centretown CDP is negligible. As such, it is our opinion that the proposed height and massing are appropriate.

 

Parking

 

The Official Plan states that opportunities should be considered to reduce parking requirements and promote increased usage of walking, cycling and transit, particularly in the vicinity of transit.  The Department does not have issue with the proposed reduction to parking spaces for future residents as detailed in Document 2.  However, the Department did initially have concern about the requested reductions, recognizing the existing pressure for on-street parking in the area due to deficiencies of parking spaces in the surrounding area.  The numbers proposed in the amendment reflect the parking requirements of the former City of Ottawa Zoning By-law, which the Department has been consistent in applying when applicants request relief from parking requirements.

 

There was an initial request for relief from the required bicycle parking and the Department would not support the request.  The revised concept does not include a reduction in bicycle parking.

 

Also, the subject site currently contains two driveways to the building.  Through the redevelopment, the driveway will be consolidated into one single access, and the introduction of on-street parking on the north side of Catherine Street means that the potential for additional on-street parking spaces is created through the proposed development.

 

The loading space has been provided within the interior of the building to minimize any impact of loading and delivery vehicles on the adjacent buildings.

Residential parking is being provided within the building, but it is anticipated that patrons of any new land uses will not be required to drive to and from the site and will in fact be able to walk, cycle or take public transit, offering a viable alternative to car ownership and requirement for a parking space.  The addition of new residents to this section of downtown will contribute to the strengthening of local demand for retail and services, which would benefit the entire area by being accessible on foot.  The Department is satisfied that the proposed amount of residential, visitor and retail/commercial parking will be sufficient for the building and will not cause undue adverse impact on the surrounding community.

 

Rear Yard Setback

 

While the requested change to zoning is to permit the lower storey of the building to be 0.5 metres from the north property line, the upper storeys of the building are setback 7.5 metres from the north property line. The subject site backs onto the blank rear wall of a church and the blank rear wall of garages. The portion of the proposed development backing onto the church only consists of one-storey; above that podium an outdoor amenity space is provided which creates a gap in the T configuration of the building. Given this T configuration, the width of the portion of the building for which the reduced setbacks are required above the first floor is only 18.3 m. This portion backs onto a paved parking area and the blank wall of garages associated with the building to the north. As such, no negative impacts on surrounding properties are anticipated from the requested rear yard setback reduction.

 

Communal Amenity Area

 

The amount of total amenity area being provided significantly exceeds the Zoning Bylaw requirement (2,590 m² or 10.6 m² per unit, whereas the requirement is 1,464 m² or 6 m² per unit). Moreover given the proximity of the site to a range of downtown amenities, it is anticipated that the amount of communal amenity area being provided will be sufficient to meet the needs of the residents.

 

Width of Landscaped Area

 

The landscaped area would generally be required along Catherine Street and along the rear lot line. However, the right-of-way widening provided along Catherine Street will provide sufficient space for street trees, future pedestrian and cyclist infrastructure and amenities, as discussed above. Moreover, the rear lot line backs onto the blank rear wall of the adjacent church, the blank rear wall of adjacent garages, and a small paved parking area. It is therefore not anticipated that the lack of a landscaped area along the rear lot line will create any negative impacts on surrounding properties. The reduction in the width of the landscaped area is therefore deemed appropriate.

 

RESPONSE TO COUNCILLOR HOLMES’ COMMENTS

 

1.        Twenty-three storeys is excessively high for this small lot. Please provide the chronology by which this developer submitted a 15-storey version of this development in July 2011, and following consultation with city staff and the Urban Design Peer Review Panel resubmitted a version that was sub sequentially 40% taller than originally proposed.

 

Staff Response:

At the pre-consultation meeting on July 6th, 2011 Staff were presented with a 15-storey building that went lot line to lot line on all four sides.  Staff indicated to the applicant that it would be more appropriate to redistribute the mass to ensure appropriate setbacks at the rear and side lot lines.

 

On September 1st, at the Urban Design Review Panel Pre-consultation, the applicant presented a 20-storey building with a 5m rear-yard setback. Staff again indicated that the current rear-yard setback of 7.5m and the 10m between towers must be respected. The Site Plan Control Submission on October 6th was revised slightly and the building came in at 21-storeys, but still did not respect the setbacks. On November 16th, the applicant presented a plan that was 23-storeys tall and respected both the rear yard setback and a 10m setback to side lot lines that will permit a 20-metre separation between towers, if towers are subsequently proposed on adjacent properties. Through the urban design review panel consultations, meetings with staff and public comments, this application has had many iterations. When reviewing, staff weighed a wider, shorter building against a thinner, taller building. The massing of the proposed building is significantly reduced on the northern, eastern and western portions of the lot through the Tshaped design, which provides for a much smaller built form directly adjacent to the lots to the north, particularly the existing church.

 

While additional shadowing on properties to the north is anticipated from the proposed development, when it is compared to what is currently permitted on the site, for the most part this shadowing does not impact outdoor amenity areas. Moreover, the additional impact compared to what would be permitted under the Draft Centretown CDP is negligible. As such, it is our opinion that the proposed height and massing are appropriate and constitute a preferable design option.

 

2.        The podium at seven-storeys is overbearing for this section of Catherine Street. The blank end walls with no side yard setbacks would encourage an unbroken wall along the street which is in contravention of our urban design goals.

 

3.        The tower, at approximately 12,250 sq. ft. is 50% bulkier than the maximum ‘point tower’ size recommended in the draft Centretown Community Design Plan.

 

4.        The setback on the north lot line of only 5.0 to 7.5 metres is insufficient, and will create a looming mass that will overshadow the significant heritage buildings on Argyle Avenue. The rear yard setback should be 20 metres.


Zoning - 203 Catherine Street

ZONAGE – 203, Rue catherine

ACS2011-ICS-PGM-0235                                                                  SOMERSET (14)

 

(This matter is Subject to Bill 51)

 

REPORT RECOMMENDATION

 

That Planning Committee recommend Council approve an amendment to Zoning By‑law 2008-250 to change the zoning of 203 Catherine Street from GM3 F(3.0) H(19) to GM3[XXXX] H(76)-h, as shown in Document 1 and as detailed in Document 2.

 

Bliss Edwards, Planner, provided an overview of the application and staff’s rationale for recommending approval. A copy of her PowerPoint presentation is held on file with the City Clerk.

 

Committee heard from the following public delegations:

 

Daniel Mullaly* spoke in opposition to the staff recommendation.  He also provided Committee with a detailed written submission, copies of which are held on file with the City Clerk.  He expressed concern that approval of the application would set an extreme precedent and negate the Community Design Plan (CDP) process that was in progress, the results of which would be coming forward in soon. With respect to the Provincial and City policies supporting intensification, he noted that a more intensive use of this area of Catherine Street was possible within the constraints of the existing Centretown Secondary Plan.  He spoke to the community’s frustration with staff bringing forward 9 development applications in the past year, despite community concerns and in the absence of the community plan.  He emphasized the need for the new plan, which could be a reference point for planning decisions going forward.

 

Ray Sullivan and Graeme Hussey, Centretown Citizens Ottawa Corporation, spoke in opposition to the staff recommendation. Owners and operators of two sites on Argyle Avenue, they noted that they were erecting solar panels on the roof of the property that would be in the shadow of the proposed development.  Mr. Sullivan noted that, while they supported intensification in Centretown and along the Queensway corridor, it should happen within the context of good planning. He questioned the rationale for the extent of intensification on this site, suggesting it would set a bad precedent. He referenced the Mayor’s budget speech asking developers not to treating zoning and CDPs as mere suggestions, and urged Committee to heed these comments.

 


Catherine Grechuta, Fotenn Consultatns and Babak Eslahjou, Core Architects* spoke for the applicant in support of the staff recommendation.  Mr. Eslahjou provided an overview of the architectural elements of the building.  Ms. Grechuta raised some additional points. With respect to sun shadowing, she indicated that a comparative analysis was done between the current proposal and what would be allowed under existing zoning. It indicated that both would have shadow impacts on properties to north, but the current proposal would result in longer, slimmer shadows pass over sites to north more quickly.  Specifically, CCOC’s property would be impacted, but under the current proposal all sun shadowing would be off that property. With respect to building height and density , she noted that no units were added as a result of reshaping the building from 15 stories to 23 stories.  She further noted that the staff inventory of servicing, as outlined in the staff report, did not indicated a required upgrade for the sanitary sewer.

 

* Presentation and/or comments held of file with the City Clerk.

 

Councillor Harder put forward the following technical amendment to correct the staff report:

 

MOTION NO PLC 25/3

 

Moved by Councillor J. Harder

 

WHEREAS Report ACS2011-ICS-PGM-0235 recommends zoning changes to the lands known municipally as 203 Catherine Street;
 

BE IT RESOLVED that the following changes be made to the details of the recommended zoning contained in Document 2 of the staff report:

 

Add the following to the existing column V changes:

-                      despite Table 187, row (g) there is no maximum floor space index

-                      Minimum width of landscaped area: no minimum

 

Replace the following text in the existing Column V changes:

-                      minimum required number of commercial parking spaces will be calculated using the following rate: 3 per 100 m2 of gfa;

                        with,

-                      minimum required number of commercial parking spaces will be calculated using the following rate: 1 per 135 m2 of gfa;

 

That there be no further notice pursuant to Section 34 (17) of the Planning Act.

 

                                                                                                            CARRIED

 

The report recommendation was put to Committee and CARRIED, as amended, with the following direction to staff:

 

DIRECTION TO STAFF

 

That staff provide a memo to Council outlining the water and wastewater requirements

for the site, and that this be provided prior to Council’s consideration of the Zoning By-lawamendment.