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May 2, 2014 ACS2014-PAI-PGM-0076
NOTICE OF PLANNING COMMITTEE MEETING
Dear Sir/Madam Re: Zoning 12 Stirling Avenue
This is to advise you that the above-noted matter will be
considered by the City of Ottawa Planning Committee on Tuesday, May
13, 2014.
The meeting will begin at 9:30 a.m. in the Champlain Room, City
Hall, 110 Laurier Avenue West, Ottawa. You are welcome to attend
the meeting and present your views.
Attached is a copy of the report outlining the Departmental
recommendation.
The Committee will consider any written submissions in respect
to this matter if provided to the Committee Co-ordinator of the
Planning Committee at 110 Laurier Avenue West, Ottawa, K1P 1J1 or
by fax at 613-580-9609 or by e-mail at
[email protected].
If you wish to speak to the Committee, please call the Committee
Coordinator, Christopher Zwierzchowski, at 613-580-2424, extension
21359 in advance of the meeting and preferably, by at least 4:30
p.m. on the day before the meeting.
If you wish to listen to this meeting via audiocast on
Ottawa.ca, you may do so by accessing the URL below when the
meeting is underway:
http://app05.ottawa.ca/sirepub/agendaminutes/index_en.aspx
If a person or public body does not make oral submissions at the
public meeting or make written submissions to the City of Ottawa
before the proposed by-law is passed, the person or public body is
not entitled to appeal the decision of the Council of the City of
Ottawa to the Ontario Municipal Board.
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If a person or public body does not make oral submissions at the
public meeting, or make written submissions to the City of Ottawa
before the proposed by-law is passed, the person or public body may
not be added as a party to the hearing of an appeal before the
Ontario Municipal Board unless, in the opinion of the Board, there
are reasonable grounds to do so.
For information on the item itself, please call the undersigned
at 613-580-2424, extension 27603 or by e-mail at
[email protected].
Yours truly,
Original signed by
Bliss Edwards
Planner
Planning and Growth Management Department
Attach.
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Le 2 mai 2014 ACS2014-PAI-PGM-0076
AVIS DE RUNION DU COMIT DE LURBANISME
Objet : Zonage 12, avenue Stirling
Madame, Monsieur,
La prsente vise vous informer que le Comit de l'urbanisme de la
Ville d'Ottawa tudiera l'article cit sous rubrique le mardi 13 mai
2014.
La runion commencera 9 h 30 dans la salle Champlain, htel de
ville, 110, avenue Laurier Ouest, Ottawa. Nous vous invitons
assister la runion et prsenter votre point de vue.
Veuillez trouver ci-joint une copie du rapport comprenant la
recommandation du Service.
Le Comit tudiera les rapports crits traitant de la question qui
sont prsents la coordinatrice du Comit de lurbanisme, 110, avenue
Laurier Ouest, Ottawa, K1P 1J1, par tlcopieur au 613-580-9609 ou
par courrier lectronique [email protected].
Si vous souhaitez prendre la parole devant le Comit, veuillez
tlphoner au coordonnateur du Comit, Christopher Zwierzchowski, au
613-580-2424, poste 21359, avant la runion et prfrablement avant 16
h 30 la journe prcdant la runion.
Si vous souhaitez couter la runion laide de la diffusion audio
sur ottawa.ca, vous navez qu accder au lien URL ci-dessous lorsque
la runion aura commenc:
http://app05.ottawa.ca/sirepub/agendaminutes/index_fr.aspx
Si une personne ou un organisme public ne prsente pas d'expos
oral la runion publique ou ne prsente pas d'expos crit la Ville
d'Ottawa avant l'adoption du rglement, la personne ou lorganisme
public ne pourra pas interjeter appel de la dcision du Conseil de
la Ville dOttawa devant la Commission des affaires municipales de
l'Ontario.
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Si une personne ou un organisme public ne prsente pas d'expos
oral la runion publique ou ne prsente pas d'expos crit la Ville
d'Ottawa avant l'adoption du rglement, la personne ou lorganisme
public ne pourra tre joint en tant que partie laudition de lappel
devant la Commission des affaires municipales de lOntario moins
que, de lavis de la Commission, il existe des motifs raisonnables
de le faire.
Pour obtenir des renseignements sur larticle mme, veuillez
communiquer avec la personne soussigne, au 613-580-2424, poste
16187 ou par couriel [email protected].
Veuillez agrer, Madame, Monsieur, lexpression de mes sentiments
les meilleurs.
Original sign par
Melissa Jort-Conway
Urbaniste
Service de lUrbanisme et Gestion de la croissance
p.j.
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ITEM NO NUMRO DE LARTICLE
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complete the Request to Speak form and give the Committee
Coordinator at the beginning of the meeting or sent it to by Fax at
613-580-9609. Veuillez remplir la fiche de Demande dintervention et
la remettre la coordinatrice/au coordonateur du Comitde la runion
ou lenvoyer par Facsimile au (613)580-9609. Committee and Meeting
Date Comit et date de la runion Subject/objet Please indicate your
position with respect to the report recommendation:
I agree I oppose Veuillez donner votre opinion sur la
recommandation du rapport :
Je suis daccord Je suis en dsaccord
Name/nom Company, Agency or Community Organization (if
applicable) Socit, agence ou organisme communautaire (sil y a lieu)
Street and/or e-mail address, Postal Code and Telephone/Adresse
municipal et/ou courriel, code postal et numro de tlphone Personal
Information contained on this form is collected pursuant to s.75
(4) of By-Law No. 2002-247, and will be used as a record of, and
possible follow up to, participation in this meeting. Questions
about this collection should be directed to the Manager, Council
and Committee Services, 110 Laurier Avenue, Ottawa, Ontario K1P
1J1. Telephone (613) 580-2424, ext. 26836. / Les renseignements
personnels contenus dans le prsent formulaire sont recueillis en
vertu du p.75(4) du Rglement municipal 2001-20, et seront utiliss
des fins de rfrence et de suivi ventuel la participation cette
runion. Toute question concernant cette collecte de renseignements
doit tre adresse au Gestionnaire des services au Conseil et aux
Comits, 110, avenue Laurier Ouest, Ottawa (Ontario) K1P 1J1.
Tlphone (613) 580-2424, poste 26836
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Report to Rapport au:
Planning Committee
Comit de l'urbanisme
and Council et au Conseil
April 29, 2014 29 avril 2014
Submitted by Soumis par:
Nancy Schepers, Deputy City Manager / Directrice municipale
adjointe, Planning and Infrastructure / Urbanisme et
Infrastructure
Contact Person
Personne ressource: Michael Mizzi, Chief / Chef, Development
Review Services / Services dExamen des projets d'amnagement,
Planning and Growth Management / Urbanisme et
Gestion de la croissance (613) 580-2424, 15788,
[email protected]
Ward: KITCHISSIPPI (15) File Number: ACS2014-PAI-PGM-0076
SUBJECT: Zoning 12 Stirling Avenue
OBJET: Zonage 12, avenue Stirling
REPORT RECOMMENDATION
That Planning Committee recommend Council approve an amendment
to Zoning By-law 2008-250 to revise the zoning of 12 Stirling
Avenue, from General Mixed-Use Zone, Exception 2093 (GM[2093]) by
amending Exception 2093 to permit a 17-storey mixed-use building
along with four townhouses and the adaptive reuse of a former
school, as detailed in Document 2.
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RECOMMANDATION DU RAPPORT
Que le Comit de lurbanisme recommande au Conseil dapprouver une
modification au Rglement de zonage 2008-250 de manire rviser le
zonage du 12, avenue Stirling, de Zone polyvalente gnrale,
exception 2093 (GM[2093]), en modifiant lexception [2093] afin de
permettre lamnagement dun immeuble polyvalent de 17 tages et de
quatre maisons en range, et de permettre la rutilisation adapte
dune ancienne cole, tel quexpos en dtail dans le document 2.
BACKGROUND
The property is located at 12 Stirling Avenue. The site is a
through-lot bounded by Stirling Avenue to the east, Scott Street to
the north, and Carruthers Avenue to the west with a total area of
3,487 square metres. The site has a frontage of approximately 56
metres along Carruthers Avenue, 59 metres along Scott Street and 62
metres along Stirling Avenue. Carruthers Avenue is a one-way
southbound street and Stirling Avenue is a one-way northbound
street.
The site is located on the north edge of the Hintonburg
Community and is surrounded predominately by low- to medium-density
residential dwellings to the south and a mix of commercial/office,
institutional and light industrial uses along the south side of
Scott Street. Directly north of Scott Street is the Transitway and
beyond the Transitway is the community of Mechanicsville. Tunneys
Pasture is located to the west and Lebreton Flats is located to the
northeast. The site is approximately 600 metres from both the
Bayview and Tunneys Pasture rapid transit stations.
The site was previously occupied by the Odawa Native Friendship
Centre in a four-storey brick school building constructed in the
1930s. In 1980, a gymnasium was added on the north side of the
building along the Scott Street frontage. A Zoning By-law amendment
was passed in 2013 changing the zoning from Institutional (I1) to
General Mixed-Use (GM[2093]) which permitted the original building
to be redeveloped and adapted for a mixed commercial/residential
development. In the fall of 2013, demolition commenced on the
gymnasium.
The site is designated General Urban Area pursuant to the
Official Plan and is currently zoned General Mixed-Use Zone,
Exception 2093 (GM[2093]) pursuant to Zoning By-law 2008-250.
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The site is subject to the Scott Street District Community
Design Plan (CDP) and associated Scott Street Secondary Plan which
were approved by Council in February 2014. The Scott Street
Secondary Plan designates the site as Secondary Mainstreet.
Existing Zoning
The site is currently zoned General Mixed-Use Zone, Exception
2093 (GM[2093]). This allows for a variety of residential and
non-residential uses that are intended to complement but not
compete with the Mainstreets. Exception 2093 recognizes the yard
setbacks of the existing school.
Purpose of Zoning By-law Amendment
The Zoning By-law amendment application is to permit
modifications to the zone provisions of the GM zone in order to
implement the recommendations and conclusions of the Scott Street
CDP and allow the construction of the proposed mixed-use
development.
The zoning the applicant is seeking is General Mixed-Use Zone,
Exception 2093, Height 53 metres, FSI 4.5 (GM[2093] H53
F(4.5)).
Proposal
The application proposes a mixed-use development that includes a
17-storey residential tower, four townhouses fronting Carruthers
Avenue and the adaptive reuse of the existing school into lofts,
which was reflected in the Zoning By-law amendment that was passed
by Council in 2013. The residential tower would be approximately 53
metres in height and contain approximately 133 residential units.
The tower would be positioned to the northwest corner of the site,
at the intersection of Carruthers Avenue and Scott Street and set
back from Stirling Avenue. The proposed development would have a
total gross floor area of 14,720 square metres, comprised of 13,127
square metres of residential gross floor area and 1,593 square
metres of commercial gross floor area. As shown on Document 3,
indoor amenity area is proposed on the ground floor and outdoor
amenity area is proposed at grade to the rear of the residential
tower between the townhouses and the former school building.
The commercial space is proposed along the Scott Street
frontage. Vehicular access for the tower is proposed from
Carruthers Avenue and a total of 132 parking spaces are proposed in
two levels of underground parking. Approximately 23 spaces would be
for visitors and non-residential parking which would be located at
the first underground
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level. Approximately 137 bicycle parking spaces are proposed for
residents and visitors both at grade and on the first underground
level.
DISCUSSION
The Planning Act
Section 2 of the Planning Act requires municipalities to have
regard to matters of Provincial interest such as the protection of
the financial and economic well-being of the Province and its
municipalities; the protection of health and safety; and the
appropriate location of growth and development.
Provincial Policy Statement
The Provincial Policy Statement (PPS) provides policy direction
on matters of Provincial interest related to land use planning and
development. The PPS sets the policy foundation for regulating the
development and use of land. The key objectives include: building
strong communities; wise use and management of resources; and
protecting public health and safety. City Councils planning
decisions are required to be consistent with the PPS.
The proposal is consistent with the PPS.
Official Plan
The Official Plan designates the lands as General Urban Area on
Schedule B. This designation permits a full range of housing types
in combination with conveniently located employment, retail,
service, cultural, leisure, entertainment, and institutional
uses.
Staff are of the opinion the development proposal conforms with
the intent of the General Urban Area designation and its
development criteria. The use of the land for redevelopment and the
placement of the proposed tall building are appropriate as it is
compatible with the surrounding planned context and built form. The
proposed development will have access to parks and open space. The
commercial uses fronting Scott Street would support the vision of
increasing commercial and retail uses for area residents.
Scott Street Secondary Plan
The site is also subject to the policies of the Scott Street
Secondary Plan, which establishes a vision for the future
development of the larger area and indicates that
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along the north edge of Hintonburg, there is an opportunity for
redevelopment and intensification along Scott Street.
In the Scott Street Secondary Plan, the subject site is
designated Secondary Mainstreet. This designation permits a mix of
uses including small-scale, neighbourhood-oriented commercial uses.
Schedule B, Maximum Building Heights, permits a tall building on
this site subject to the policies of the Scott Street CDP and
Secondary Plan.
Section 4.2.2 of the Scott Street CDP states that the unique
conditions of the Odawa School site create an opportunity for
additional height close to Scott Street and provides specific
guidance on uses and building height for the site:
Notwithstanding the above height limit, the case of the unique
Odawa School site requires special consideration in light of its
depth and the desire to maintain the original school building. New
development on the site generally should respect the 45-degree
angular plane to achieve an appropriate transition to the low-rise
neighbourhood. The maximum height this will allow will depend on
the precise location and mass of the tallest building. Buildings
toward the rear of the site on Carruthers Avenue should not exceed
14.5 metres in height.
The proposed development conforms to the policy direction of the
Scott Street CDP and Secondary Plan. The development also conforms
to the policies for the Secondary Mainstreet designation and is in
keeping with the site-specific development policies. The proposed
development respects the 45-degree angular plane mentioned above
and the proposed massing on Carruthers Avenue does not exceed 14.5
metres in height. The proposed zoning fully implements the vision
and conclusions of the Scott Street Community Design Plan and
Secondary Plan.
Official Plan Amendment 150
Official Plan Amendment 150 (OPA 150) was adopted by Council in
December 2013. When evaluating the appropriateness of a development
proposal, one of the main enhancements in OPA 150 from the City of
Ottawas approved Official Plan is the importance placed on high
quality urban design and design excellence.
The new policies place a lot of consideration on where taller
buildings should be permitted. In terms of height, OPA 150 defines
a high-rise 10-30 as a building with 10 to 30 storeys in height.
The policies recognize that taller buildings may be permitted by
secondary plans or site-specific policies.
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The proposed building height at 17 storeys has been contemplated
as part of the Scott Street Community Design Plan and Secondary
Plan. The proposed development implements the findings of these
reports and is consistent with the new policies. The Department is
satisfied that the proposal meets the intent of the policies in OPA
150.
Density, Height and Massing
The appropriate height and massing on the site was determined by
examining the site characteristics, the placement of height on the
site, the relationship and perception of the buildings from the
public streets, the surrounding built form and shadows cast by the
building.
Redevelopment in the General Urban Area should demonstrate an
appropriate built form and provide transition in terms of height,
density and urban design to ensure the general amenity of the
existing area is not negatively affected. Factors to be considered
include light, shadow, views, privacy, traffic and parking, among
other matters. New development should also frame existing streets,
provide an entrance that is visible and accessible from the street,
and minimize the impact of parking, service areas, access roads,
wind and shadows on future residents of the proposed development
and its neighbours.
Starting at the south end of the site along Carruthers Avenue,
the proposal includes four townhouse units, reflecting the lower
scale, residential character of Carruthers Avenue. There is a break
in the building mass to allow for access to the underground parking
garage. The high-rise building begins at 16 storeys (31.7 metres
from the south property line) and steps up to 17 storeys. Along
Stirling Avenue, the existing building remains and is repurposed
into lofts, again picking up on the planned low-rise context of the
area.
The massing of the proposed buildings is appropriate for this
site for two main reasons:
Firstly, the taller elements of the site are well set back from
the low-rise neighbourhood, at a distance of 31.7 metres. This is
an appropriate separation distance given the scale of the
development, the building transition provided by the former school
building and the proposed townhouses. The orientation of the
buildings on the site will allow for privacy and light penetration
for both the proposed units and the adjacent existing residential
homes.
Secondly, the design includes three distinct faade treatments
for the three buildings. These different treatments vary in colour,
materials, fenestration patterns, and balcony types. The differing
designs, along with the variety in building heights ensure the
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buildings appear distinct and break up the visual scale of the
buildings which is especially important for the south elevation
which faces the low-rise residential area.
At 17 storeys in height, the proposed high-rise building will
fit with the scale of taller residential buildings built and
approved in the area. The design of the tower, having a slender
profile facing Scott Street, would add to the consistent,
high-quality design of buildings in the area and contribute to
supporting a diversity of building forms.
The floor plate of the tower portion would be no more than 750
square metres and will integrate with a two-storey base building.
The size of the proposed floor plate would meet the Citys Urban
Design Guidelines for High-Rise Housing.
Sun/Shadow
Policy 4.11.2.h. of the Official Plan requires new buildings to
minimize the negative impact of shadows on adjacent properties. To
accomplish this, the mass of new buildings should be located to
frame the edges of streets and open spaces with good proportion and
maintain sunlight and comfortable wind conditions for pedestrians
on adjacent streets, parks and open spaces.
Owing to the width of Scott Street, the open space area north of
Scott Street and the Transitway, the high-rise building will have
little shadow impact on the Mechanicsville community to the north.
In addition, with the high-rise building located at the northwest
corner of the site, there is little shadowing impact on the
low-rise residential area to the east and west surrounding the
site.
Traffic Impact, Access and Parking
The applicant submitted a Transportation Brief in support of the
application. A review of this study by staff indicates that the
surrounding road network is capable of accommodating the forecasted
volume of traffic to be generated by this development, subject to a
few of improvements to Carruthers Avenue and a road widening for
Scott Street. These improvements include modifying Carruthers
Avenue to permit a two-way street from Scott Street to just south
of the proposed parking garage entrance. It is anticipated that
this modification would have a negligible impact on the adjacent
residential neighbourhood. The Official Plan has a right-of-way
protection along Scott Street of 26 metres. As a result, the
applicant will convey approximately 2 metres (depth) to the City to
achieve the required right-of-way width for Scott Street in this
section. If this Zoning By-law amendment is approved, both of these
modifications will occur at the Site Plan Control approval
stage.
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Staff have reviewed the proposed parking standards and are
recommending that the visitor and non-residential parking be shared
because of the proximity of the site to two transit stations and
that typically the use of visitor parking and commercial parking
are used at alternate times of the day. Staff are also recommending
that the bicycle parking requirement be increased to one per
residential dwelling unit.
Vehicular access to the site is proposed from Carruthers Avenue
for the high-rise building and the townhouses with the access to
the school lofts being provided from Stirling Avenue, as shown in
Document 3. The original submission had all of the parking accessed
off of Carruthers Avenue. The owner is now proceeding with
re-adapting the former school to nine residential lofts, ahead of
the high-rise building and the townhouses. In order to facilitate
this part of the project, the vehicle access for the nine units
will be from Stirling Avenue.
Transit
The area is currently served by surface transit routes on Scott
Street. The Route 16 bus travels east/west along Scott Street. In
addition, two transitway stations (Tunneys and Bayview) are 600
metres east and west of the site with frequent service.
Open Space/Parkland
The proposal is not proposing any on-site public parkland and is
subject to a cash-in-lieu of parkland cap of 10 per cent of the
value of the development site. The owner proposes to satisfy the
parkland dedication requirement by a cash-in-lieu payment. The
amount of cash-in-lieu to be paid will be confirmed at the time of
Site Plan Control approval.
Streetscape
The proposed development will provide a two-storey commercial
frontage adjacent to Scott Street that would frame the edge of the
street. The Site Plan Control process would finalize details
regarding pedestrian amenity (including outdoor patio locations),
landscaping and tree planting to ensure a safe and attractive
pedestrian environment.
Infrastructure Considerations
The proponent of the Zoning By-law amendment application has
demonstrated, through a Conceptual Site Servicing Study, that
public infrastructure is available and has sufficient available
capacity to service the proposed development.
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Conclusion
The tallest part of the building is located at the northwest end
of the site, next to Scott Street and the transitway. The overall
height of the tower is 53 metres or 17 storeys. This height is
appropriate in this location for the following reasons: Firstly,
the shadows from the tower (or from any part of the building) stay
within the transitway corridor on the equinoxes. Secondly, the
tower is set back over 31 metres from the existing and planned
low-rise residential to the south. Thirdly, the taller element
respects the angular plane transition as described in Section
4.2.2.d. of the Scott Street Secondary Plan. The overall height of
the tower is appropriate on this site, given the site
characteristics and the location of the tower on the site.
The proposed zoning fully implements the vision and conclusions
of the Scott Street Community Design Plan and Secondary Plan.
The Department is satisfied that the proposed Zoning By-law
amendment to facilitate the proposed development supports the
direction of the Planning Act, PPS, Official Plan, Scott Street
Secondary Plan and Scott Street CDP.
The Department is satisfied that compatibility, design, and
transportation aspects of the site have been addressed in light of
the relevant Official Plan policies and design guidelines. The
proposed Zoning By-law amendment conforms with the general intent
of the Official Plan. Staff recommend approval of the proposed
Zoning By-law amendment.
RURAL IMPLICATIONS
There are no rural implications associated with this report.
CONSULTATION
Notice of this application was carried out in accordance with
the City's Public Notification and Consultation Policy. Eighteen
public comments were received and a public meeting was held in the
community on May 22, 2013. A summary of comments and staffs
response can be found in Document 4.
COMMENTS BY THE WARD COUNCILLOR
The Councillor Hobbs is aware of the application and the staff
recommendation.
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LEGAL IMPLICATIONS
Should the recommendation be adopted and the resulting by-law be
appealed to the Ontario Municipal Board, it is anticipated that a
three to five day hearing would result. It is expected that such
hearing could be conducted within staff resources.
In the event that the application is refused, reasons must be
provided. Upon receipt of an appeal of the refusal, the City would
be required to retain an external planner.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications association with the
recommendation in this report.
FINANCIAL IMPLICATIONS
In the event that the application is refused and an appeal is
launched, funds for an external planner are not available within
existing resources and the expense would impact Planning and Growth
Managements operating status.
ACCESSIBILITY IMPACTS
Any building constructed on the property will be required to
meet all accessibility criteria of the Ontario Building Code.
ENVIRONMENTAL IMPLICATIONS
There are no environment implications associated with this
report.
TECHNOLOGY IMPLICATIONS
There are no technical implications associated with receiving
this report.
APPLICATION PROCESS TIMELINE STATUS
The application was not processed by the On Time Decision Date
established for the processing of Zoning By-law amendments because
the application was placed on hold to allow the Scott Street
Community Design Plan to be completed.
TERM OF COUNCIL PRIORITIES
EP3 - Support growth of local economy;
GP3 - Make sustainable choices; and
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TM4 - Promote alternative mobility choices.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Proposed Development
Document 4 Notification and Consultation Process
DISPOSITION
City Clerk and Solicitor Department, Legislative Services, to
notify the owner, applicant, OttawaScene Canada Signs, 1565
Chatelain Avenue, Ottawa, ON K1Z 8B5 of City Councils decision.
Planning and Growth Management Department to prepare the
implementing by-law, forward to Legal Services and undertake the
statutory notification.
Legal Services Department to forward the implementing by-law to
City Council.
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Document 1 Location Map
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Document 2 Details of Recommended Zoning
1. The subject lands shown on Document 1 are rezoned from
GM[2093] to GM[2093] H53 F(4.5).
2. Exception [2093] of Section 239 Urban Exceptions of By-law
No. 2008-250, entitled the City of Ottawa Zoning By-law is amended
as follows:
a. In Column II, the text GM[2093] H53 F(4.5); and,
b. In Column V, text:
- Maximum permitted building height is 53 metres.
- Maximum floor space index is 4.5.
- Despite the definition of Front Lot Line in Section 54, the
front lot line shall be defined as the north lot line along Scott
Street.
- The minimum front yard setback is 3.0 metres.
- The minimum rear yard setback is 0.5 metres.
- The minimum corner side yard setback is 1.5 metres.
- The minimum interior side yard setback is 2.5 metres.
- No garages facing Carruthers Avenue.
- The required number of visitor parking spaces is 23.
- Required residential visitor parking can be used to also
fulfill the requirements of non-residential parking, and no further
non-residential parking spaces need be provided.
- Despite Section 107, the minimum required width of a driveway
providing access to parking garage and the minimum width of a
parking aisle is 3.0 metres.
- Despite clause 85(3)(a), an outdoor commercial patio may be
located within 30 metres of a residential zone
- Despite Section 113, Table 113A does not apply; there are no
requirements for a vehicle loading space.
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- Despite section 111A(b)(i), bicycle parking space rate is 1
per dwelling unit.
- Despite section 111(8), bicycle parking space must have access
from an aisle having a minimum width of 1.0 metres.
- Table 111B does not apply.
- Section 111(10) does not apply.
- Despite section 111(11), bicycle parking space may be located
within a vehicle parking space.
- Notwithstanding any further division or partition of the lands
subject to this by-law, all lands zoned with Exception 2093 shall
be deemed to be one lot for the purposes of this By-law.
- Roof top amenity area: (i) to a maximum height of three metres
is not included in the overall height of the building, (ii) has a
maximum gross floor area of 200 square metres.
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Document 3 Proposed Development
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Document 4 Notification and Consultation Process
Notification and public consultation was undertaken in
accordance with the Public Notification and Public Consultation
Policy approved by City Council for Zoning By-law amendments. One
public meeting was also held in the community.
A Public Meeting was held on May 22, 2013 at the Hintonburg
Community Centre. Approximately 60 members of the public attended,
along with the local Councillor, the applicant and City Planning
staff. Comments and questions were raised about the height of the
building, the overall density and number of units and the amount of
traffic that would be generated by the proposal.
Summary of Public Comments
Approximately 18 individual residents provided comments on the
proposed Zoning By-law amendment application. The positive feedback
and support on the proposed development can be summarized as
follows:
Supportive of the proposed mixed-use development for the site,
especially the proposed commercial space.
This area needs more commercial space, and Scott Street is an
ideal location.
Supportive of higher density zoning in the area, especially
those areas immediately surrounding Tunney's Pasture Station and
Bayview Station.
With Tunney's Pasture Station as the terminus of the new rail
line, and Bayview Station as the O-Train juncture, there is a good
opportunity to make these sites more interesting by trying to
ensure close access to higher density commercial and residential
spaces.
A number of residents indicated that while they support
intensification, they do not support this specific project due to
concerns summarized below:
19 storeys is too high in a residential neighbourhood such as
this one. Besides the privacy issue, the amount of new people 19
storeys would bring into our neighbourhood with this height would
be staggering and there are already overcrowding issues in regards
to our schools, our grocery stores.
Do not see the need for a highrise on the development site. It
will make the neighbourhood look like a ghetto, instead of the
relatively quiet area of largely single family dwellings that
presently exists.
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The fact that there are no parking spaces for visitors allocated
for this building concerns me greatly as well. We already have
people parked in front of our home at all times - where are all the
visitors/extra vehicles for this huge new building going to
park?
Traffic flow is also a concern - Carruthers Avenue is already a
very busy one-way street (especially at the end of the work day)
and adding vehicles from hundreds of new residents of 12 Stirling
Ave would greatly increase the traffic flow.
There were concerns about how adding high-rise tenants to the
area will affect the safety of the children who play in the
Carruthers-Sterling Park.
This construction, added to the transitway work along Scott,
will add a lot of dust, vibrations, noise and other discomfort to
those who are resident on Carruthers Avenue and surrounding
area.
Concerns about being deprived of views, afternoon sun, and a
material depreciation of property value.
Staff Response:
Height
The height has been evaluated in terms of impact and
compatibility including a view analysis and is deemed appropriate
for the subject site. The building has been set back from the
adjacent low-rise neighbourhood to the south to minimize privacy
impact on adjacent residents. Staff feel that the proposed
buildings are not out of scale considering the existing and
proposed context, and that the policy intent of the Official Plan
has been maintained.
Parking
A total of 109 parking spaces are required by the Zoning By-law
for all uses and the amount proposed for the development is 131. An
arrangement to share parking between the commercial and visitor
parking for the residential building is proposed by this by-law.
Transit use, cycling, and walking will be encouraged on the site
through the provision of bicycle parking spaces, improvements to
the streetscape environment and the proximity to rapid transit
stations.
The bicycle parking ratio has been increased to 1:1 to give
further incentive to take alternate modes of transportation. In
addition, including complimentary land uses such
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20
as commercial and restaurant uses close to residential offers
the potential for users travelling between them to use alternative
travel modes.
Traffic
A Transportation Brief was prepared and concluded that
Carruthers Avenue should be converted to two-way traffic for the
frontage of this project. This is considered an effective
mitigation measure that will reduce the traffic impact on the
adjacent local streets and residential neighbourhood. All other
study area intersections are currently operating under acceptable
conditions during the weekday AM and PM peak hours, and are
expected to continue to do so within the timeframe of this
study.
12 Stirling Avenue - B Edwards - LetterNOTICE OF PLANNING
COMMITTEE MEETINGDear Sir/MadamRe: Zoning 12 Stirling Avenue
AVIS DE RUNION DU COMIT DE LURBANISMEObjet : Zonage 12, avenue
StirlingMadame, Monsieur,
request to speakITEM NONUMRO DE LARTICLERequest to speak
formFiche de demande dinterventionCommittee and Meeting DateComit
et date de la runionSubject/objetI agree I opposeJe suis daccord Je
suis en dsaccord
Name/nomCompany, Agency or Community Organization (if
applicable)Socit, agence ou organisme communautaire (sil y a
lieu)Street and/or e-mail address, Postal Code and
Telephone/Adresse municipal et/ou courriel, code postal et numro de
tlphone
ACS2014-PAI-PGM-0076Report to Rapport au: Planning Committee
Comit de l'urbanisme and Council et au Conseil April 29, 2014 29
avril 2014 Submitted by Soumis par: Nancy Schepers, Deputy City
Manager / Directrice municipale adjointe, Planning and
Infrastructure / Ur...SUBJECT: Zoning 12 Stirling AvenueOBJET:
Zonage 12, avenue StirlingREPORT RECOMMENDATIONRECOMMANDATION DU
RAPPORTQue le Comit de lurbanisme recommande au Conseil dapprouver
une modification au Rglement de zonage 2008-250 de manire rviser le
zonage du 12, avenue Stirling, de Zone polyvalente gnrale,
exception 2093 (GM[2093]), en modifiant lexception [2...
BACKGROUNDExisting ZoningPurpose of Zoning By-law
AmendmentProposal
DISCUSSIONThe Planning ActProvincial Policy StatementOfficial
PlanScott Street Secondary PlanOfficial Plan Amendment 150Density,
Height and MassingSun/ShadowTraffic Impact, Access and
ParkingTransitOpen Space/ParklandStreetscapeInfrastructure
ConsiderationsConclusion
RURAL IMPLICATIONSCONSULTATIONCOMMENTS BY THE WARD
COUNCILLOR
LEGAL IMPLICATIONSRISK MANAGEMENT IMPLICATIONSFINANCIAL
IMPLICATIONSACCESSIBILITY IMPACTSENVIRONMENTAL
IMPLICATIONSTECHNOLOGY IMPLICATIONSAPPLICATION PROCESS TIMELINE
STATUSTERM OF COUNCIL PRIORITIESSUPPORTING
DOCUMENTATIONDISPOSITIONDocument 1 Location MapDocument 2 Details
of Recommended ZoningDocument 3 Proposed DevelopmentDocument 4
Notification and Consultation ProcessSummary of Public
CommentsStaff Response:HeightTraffic