Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
10 February 2004 / le 10 février 2004
Submitted by/Soumis par : Ned Lathrop, General
Manager/Directeur général,
Planning and Development/Urbanisme et
Aménagement
Contact Person/Personne ressource : Grant
Lindsay, Manager / Gestionnaire
Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca
REPORT RECOMMENDATIONS
That Planning and Environment Committee approve the Site Plan Control application for 90 Parent Avenue and 60 Guigues Avenue as shown on the following plans:
1. "Site Plan, Notre Dame Cathedral Parking", Drawing Number A-002, prepared by Edward J. Cuhaci & Associates Architects, dated January 13, 2003, revised September 12, 2003, and dated as received by the City of Ottawa on September 17, 2003.
2. "Landscape Plan, Notre Dame Cathedral Parking", Drawing Number L-1, prepared by James B. Lennox & Associates Landscape Architects, dated January 13, 2003, revised September 12, 2003, and dated as received by the City of Ottawa on October 24, 2003.
3. " Site Servicing and Grading Plan, Notre Dame Cathedral Parking", Drawing Number SG-1, prepared by Groupe Conseil Genivar, dated February 18, 2003, revised July 7, 2003, and dated as received by the City of Ottawa on August 5, 2003.
subject to the Owner entering into a Site Plan Control Agreement including all standard and special conditions contained in Document 4, financial or otherwise, as required by the City. In the event that the Owner fails to sign the required agreement and complete the conditions to be satisfied prior to signing of the agreement within one year of the Site Plan Control Approval, the approval will lapse.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de l'urbanisme et de l'environnement approuve la demande de
réglementation du plan d'implantation visant le 90, avenue Parent et le 60,
avenue Guigues comme le montrent les plans suivants :
1. " Plan d'implantation,
stationnement de la basilique-cathédrale Notre-Dame " dessin numéro A-002,
préparé par Edward J. Cuhaci & Associates Architects le 13 janvier 2003,
révisé le 12 septembre 2003 et reçu par la Ville d'Ottawa le 17 septembre 2003;
2. " Plan d'aménagement
paysager, stationnement de la basilique-cathédrale Notre-Dame " dessin
numéro L-1, préparé par James B. Lennox & Associates Landscape Architects
le 13 janvier 2003, révisé le 12 septembre 2003 et reçu par la Ville d'Ottawa
le 24 octobre 2003;
3. " Plan de
viabilisation et de nivellement de l'emplacement, stationnement de la
basilique-cathédrale Notre-Dame " dessin numéro SG-1, préparé par Groupe
Conseil Genivar le 18 février 2003, révisé le 7 juillet 2003 et reçu par la
Ville d'Ottawa le 5 août 2003;
à la condition que le propriétaire conclue une entente sur la
réglementation du plan d'implantation comprenant toutes les conditions standard
et spéciales contenues dans le Document 4, financières et autres, comme l'exige
la Ville. Si le propriétaire ne réussit pas à signer l'entente requise et à
remplir les conditions de façon satisfaisante avant la signature de l'entente
dans une période d'un an de l'approbation du plan d'implantation, l'approbation
deviendra caduque.
BACKGROUND
Site Location and Description
The subject property, 90 Parent Avenue and 60 Guigues Avenue, is bounded by Guigues Avenue to the north, St. Patrick Street to the south, Sussex Drive to the west, and Parent Avenue to the east. The Notre Dame Basilica occupies the western portion of the site. Two other buildings currently occupy the northeast portion of the site. One building was used as a rectory or ecclesiastical residence and the other as the headquarters of the Catholic Conference of Bishops. Both buildings are currently vacant. There is also a public parking lot consisting of approximately 85 parking spaces located at the south east of the property. The surrounding uses include a Federal Government office building and a residential building to the north, residential buildings to the south and east, and to the west of the subject site is The National Gallery of Canada.
Background
In 2003, the Owner submitted a Zoning By-law Amendment application and an application to demolish two buildings located in a Heritage Conservation District to allow for the expansion of the existing parking lot. Planning and Development Committee on June 12, 2003, approved a Zoning By-law Amendment application to permit a temporary surface parking lot to be used by parishioners, employees, and other Cathedral related users for a three-year period. Planning and Development Committee further imposed that the implementing By-law to enact the temporary zoning and the approval of the demolition of 60 Guigues and 90 Parent Avenue not be placed before City Council until the approval of a Site Plan.
On July 2, 2003, a public meeting was held to present the proposed Site Plan. The proposal provided for expanding the existing parking area with an additional 56 parking spaces located at the northern edge, and along Guigues Avenue and Parent Avenue. The parking lot to be used by the parishioners and employees of the Basilica would be accessed by a vehicular private approach off Guigues Avenue. The vehicular private approach located along Parent Avenue would remain and continue to access the parking area to be used by the public. Comments received from the public at the July 2 meeting requested the removal of the private approach along Guigues Avenue, additional planting, the separation of the two parking areas, and the provision of a stone feature at the corner of the Parent and Guigues Avenues intersection.
The Site Plan has been revised to address the comments provided at the public meeting. The current plan eliminates the private approach along Guigues Avenue and utilizes the existing private approach to access both parking areas. New landscaping consisting of additional trees and shrub planting is being provided along the Guigues frontages. The applicant is proposing to retain the existing stone wall located along Guigues Avenue and to erect a 1.5 metre high black ornamental fence to the east of the stone wall. All existing mature trees along the Guigues Avenue frontage will be retained. A new stone planter, made with salvaged stone from the demolished buildings will be constructed at the corner of Parent and Guigues Avenues. Additional planting consisting of perennials, shrubs and a deciduous tree will be planted at the intersection of Parent and Guigues Avenues. The proposed landscaping along Parent Avenue will consist of a cedar hedge and deciduous shrubs. A planting island consisting of a deciduous tree and shrubs is proposed approximately at the centre of the parking area.
The existing attendance booth has been relocated closer to the vehicular entrance off Parent Avenue. On-site signage indicating "Parking Reserved for Church Use Beyond this Point" will be posted at the entrance of the parking area to be used by the parishioners only. A concrete curb and a landscaped island will separate the two parking areas. The internal vehicular circulation will be a one-way system with an electronic lift gate located at the exit of the parishioner parking area.
DISCUSSION
The Department is recommending approval of this application. The proposed landscaping along Guigues and Parent Avenues and the retention of the stone wall will provide for screening and buffering of the proposed parking area from the street and provide for greening of the streetscape. Controlled access to the parking area will consist of relocating the attendance booth closer to the vehicular entrance and the installation of an electronic lift gate located at the exit of the parishioner's parking area. On-site signage will indicate that this parking area can only be used by the parishioners or employees of the Church. It is the Department's position that the revised Site Plan implements City Council's directive to allow for a parking lot to be used by the parishioners and employees of the Church.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. Information signs were posted on-site indicating the nature of the application and mail out notice was provided to registered community groups. Comments in opposition to the proposal were received. Issues brought forward by the public included: the existing buildings should not be demolished, the parking lot should not be expanded, additional planting should be provided, removal of the Guigues Avenue private approach, retention of the stone wall, extend the existing stone wall with the salvaged stones, and separation of the two parking lots.
Detailed responses to the notification/circulation are provided in Document 4.
The Ward Councillor is aware of this application.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
This application was not processed within the timeframe established for the processing of Site Plan Control applications due to the complexity of the issues to be resolved.
SUPPORTING DOCUMENTATION
Document 1 - Location Map
Document 2 - Site Plan
Document 3 - Landscape Plan
Document 4 - Conditions of Site Plan Control Approval
Document 5 - Consultation Details
DISPOSITION
Department of Corporate Services, Legal Services Branch to prepare the Site Plan Control agreement.
Department of Planning and Development to notify the owner (Arhdiocese of Ottawa, 1247 Kilborn Avenue, Ottawa, Ontario, K1A OM3), the applicant (Xavier Rankin, 403 Oaklawn Cres, Orleans, K4A 3J3), the architect (Edward J. Cuhaci Associates, 171 Slater Street, Ottawa, Ontario, K1P 5H7), All Signs, 8692 Russell Road, Navan, ON K4B 1J1, and all interested parties of Planning and Environment Committee's decision.
LOCATION MAP Document
1
SITE PLAN Document
2
LANDSCAPE PLAN Document
3
CONDITIONS OF SITE PLAN CONTROL APPROVAL Document 4
STANDARD CONDITIONS
1. Permits
The Owner shall obtain such permits as may be required from Municipal or Provincial authorities and shall file copies thereof with the Director, Planning and Infrastructure Approvals Branch.
2. Barrier Curbs
The Owner agrees that the parking areas (and entrances) shall have barrier curbs and shall be constructed as approved by the Director, Planning and Infrastructure Approvals.
3. Completion of Works
No building will be occupied on the lands, nor will the Owner convey title to any building until all requirements with respect to completion of the Works as identified in this Agreement have been carried out and received approval by the Director, Infrastructure Services, including the installation of municipal numbering provided in a permanent location visible during both day and night and the installation of any street name sign on relevant streets. Provided that notwithstanding the non-completion of the foregoing Works, conveyance and/or occupancy of a lot or structure may otherwise be permitted, if in the sole opinion of the Director, Planning and Infrastructure Approvals, the aforesaid Works are proceeding satisfactorily toward completion. The Owner shall obtain the consent of the Director, Planning and Infrastructure Approvals for such conveyance and/or occupancy in writing.
SPECIAL CONDITIONS
1. Release of Security - Landscape Elements
When requested by the Owner, the Security shall be released by the City Treasurer when authorized by the Director, Planning and Infrastructure Approvals according to City Council policy, provided that the landscape elements have been installed and planted in accordance with the Site Plan Control Approval, and that all plant materials are in good and healthy condition.
2. Stormwater Management Report
The Owner are required to adhere to the conclusion/recommendations as stated in the stormwater management analysis and rational prepared by Group Conseil Genivar dated 18 February 2003 and approved by the Development Services Department 30 June 2003.
CONSULTATION DETAILS Document
5
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 Site Plan Control applications. Two public meetings for the Site Plan were
also held in the community.
PUBLIC COMMENTS
Written comments expressing concerns regarding the proposed development were received from the public. In addition to the notification and consultation , two public meetings were held in the community hosted by the former Ward Councillor Madeleine Meilleur and Councillor Georges Bedard to discuss the Site Plan Control application.
SUMMARY OF PUBLIC INPUT
The following summarizes the issues raised by respondents expressing concerns and or opposition to the project:
1. Demolition of Buildings
The demolition of the existing buildings should not be supported.
Response
The demolition of the existing buildings is subject to a separate process. An application to demolish 60 Guigues Avenue and 90 Parent Avenue will be brought before City Council for consideration.
2. Remove the vehicular entrance off Guigues Avenue and provide additional planting
along Parent and Guigues Avenues.
The Site Plan has been revised to remove the vehicular entrance off Guigues Avenue and add planting along both Street edges.
3. The stones from the demolition of the buildings should be salvaged to construct a stone
wall similar to the existing stone wall along Guigues Avenue.
The applicant has considered this option and has advised that it is not financially viable to construct a stone wall similar to the existing wall with the salvaged stones.
4. A feature should be constructed at the corner of the Parent and Guigues Avenues
intersection.
The applicant has agreed to construct a stone planter and plant shrubs and a tree at the corner of Parent and Guigues Avenue intersection.
5. The two parking lots should be separated with a physical barrier.
The public parking lot and the parishioners parking lot will be separated by a concrete curb, an electronic lift gate, a landscaped island. On-site signage will also ensure that the parking area is to be used by the parishioners and/or employees of the Church. The attendance booth has been moved closer to the Parent Avenue vehicular access.
PUBLIC MEETING COMMENTS
Area residents in attendance at the December 8, 2003 public meeting raised questions and concerns that focused on the following key points:
- demolition of the buildings
- the expansion of a parking lot
COUNCILLOR’S COMMENTS
Councillor Georges Bedard is aware of the proposed development.