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Planning and Environment Committee Comité de l’urbanisme et
de l’environnement Minutes 28 / Procès-verbal 28
Tuesday, 12 April 2005 9:30 a.m. le mardi 12 avril 2005 9 h
30 Champlain Room,
110 Laurier Avenue West
Salle Champlain, 110,
avenue Laurier ouest |
Present / Présent : Councillor / Conseiller P. Hume
(Chair / Président)
Councillor / Conseillère P. Feltmate (Vice-Chair / Vice-présidente)
Councillors / G. Bédard, M. Bellemare, A. Cullen, J. Harder, D. Holmes G. Hunter, H. Kreling
DECLARATIONS OF INTEREST
DÉCLARATIONS D’INTÉRÊT
No declarations of interest were filed.
CONFIRMATION OF MINUTES
Ratification dES procÈs-verbaUX
Minutes 26 of the Planning and Environment Committee meeting held on Tuesday, 8 March 2005 were confirmed.
At the start of the meeting, Chair Hume read a
statement required under the Planning Act,
which advises that anyone who intends to appeal the proposed Official Plan and
Zoning By-law Amendments listed as Items 1-2 and 6 - 273,
must either voice their objections at the public meeting, or submit their
comments in writing prior to the amendment being adopted by City Council. Failure to do so could result in
refusal/dismissal of the appeal by the Ontario Municipal Board (OMB).
REFERRALS/deferrals
RENVOIS/reports
1. OFFICIAL PLAN AND ZONING
- 4401 FALLOWFIELD ROAD
plan officiel et zonage - 4401, chemin fallowfield
ACS2005-DEV-APR-0054 bell-south nepean
(3)
Deferred from 22 FEB 2005 meeting
Chair Hume acknowledged Councillor
Harder, who had arrived at a compromise relative to departmental report dated
27 January 2005. Councillor Harder
reflected that when this item came forward to Planning and Environment
Committee (PEC) on February 22nd there was complete disparity
between both sides. Discussions ensued
with the community associations, in particular the Orchard Estates’ community,
the applicant, Chris Flemming and Brad Lockwood, Susan Brownrigg-Smith, John
Tyson and others, as well as her staff, Court Curry, Dhaneshwar Neermul and
Colin White. The Motion she presented
to PEC addresses the needs of the community, while respecting that of the
applicant and protects the community in the future. Staff has agreed the corners be exchanged, thereby not adding
another gas station. This is a
significant gateway into Barrhaven and will be a significant intersection over
the next 50-100 years and should have a certain degree of integrity. Although delegations had registered to
speak, she trusted that if asked they would confirm the agreement was
supported. Chair Hume received
confirmation of staff support for the Motions presented.
The following delegations indicated
support for the Motions presented.
Chris
Fleming, Fleming Developments, was present and in agreement with the
Motions.
Byron Martin,
President, Fallowfield Investments, was present and in agreement with the
Motions.
Kathy Roberts, Cedarhill Community
Association, was
present and in agreement with
the Motions.
John Tyson, President, Orchard
Estates Community Association, was present and in agreement with the Motions.
Ron Damiani was present and in agreement
with the Motions. Mr. Damiani provided a written
submission, dated 12 April 2005, that was circulated and is held on file with
the City Clerk.
Susan Brownrigg-Smith, Orchard
Estates Community Association, was present and in agreement with the Motions. She thanked
Councillor Harder and Court Curry on behalf of the Orchard Estates and
Cedarhill Community Associations for their creativity, hard work and efforts to
develop and establish the compromise.
The compromise addresses the concerns of the Association; it best
preserves the vision of the OP; and, the community looks forward to working
with staff, Councillor Harder, Court Curry and the developer on the next phase
of this development. Ms.
Brownrigg-Smith also provided a written submission that is held on file with
the City Clerk.
Lloyd Phillips, Lloyd Phillips and
Associates, on behalf of Imperial Oil Ltd., was present and in agreement with the Motions.
Brad Lockwood, Fleming Developments, was present and in
agreement with the Motions.
Moved by Councillor J. Harder:
1. Whereas,
the applicant has applied for an Official Plan Amendment and Zoning By-law
Amendment for Fallowfield Road, in order to develop the site for a gas bar and
accessories facilities,
AND WHEREAS, the “Details of
recommended zoning” attached to the Staff report of January 27, 2005 as
Document 3 does not reflect the level of negotiations that were reached between
my office and the applicants as of April 11, 2005,
BE IT THEREFORE RESOLVED that the
Planning and Environment Committee approve the modifications of Document 3 to
the staff report with the amended Document 3 attached to this motion.
CARRIED
2. WHEREAS,
the Orchard Estates Community has expressed a concern with the respect to the
noise, lighting, and traffic generated by the development of the Fallowfield
Business Campus;
BE IT THEREFORE RESOLVED that the
Planning and Environment Committee recognize the importance of providing a
landscaped berm of upwards to 30 ft to serve as a buffer, and/or screening
between the community and the balance of the business park lands and direct the
Planning and Growth Management Department to establish this concept as part of
future site plan control approvals, and uphold the Prestige Business Park
Zoning for the balance of the business park lands.
AND BE IT FURTHER RESOLVED THAT the
City examine the dedication of all or a portion of O’Keefe Road and the
adjacent bike path property from Foxtail west to Lytle Park to the Orchard
Estates Common property as a function of the site plan applications for the
business park lands that abut O’Keefe Court.
CARRIED
3. WHEREAS, the Orchard Estates
Community Association and the South Nepean community has expressed a concern
with respect to the proliferation of gas service stations in South Nepean;
THEREFORE BE IT RESOLVED THAT the Planning and Environment Committee
direct the Planning and Growth Management Department to limit the zoning of gas
service stations to one parcel of land in Secondary Plan areas 9 & 10.
CARRIED
The Committee approved the
recommendations as amended.
That the Planning and Environment Committee
recommend that Council:
1. Approve
an amendment to the former Nepean Official Plan and the City Council Adopted
Official Plan Volume 2-A Secondary Plans for 4401 Fallowfield Road as shown in
Document 1 and detailed in Document 2.
2.
Approve an amendment to the former
Nepean Zoning By-law to amend the zoning for 4401 Fallowfield Road to add an
automotive service station and car washing establishment for the subject site
as shown in Document 1 and as detailed in revised Document 3.
3. That
the Planning and Environment Committee recognize the importance of providing a
landscaped berm of upwards to 30 feet to serve as a buffer, and/or screening
between the community and the balance of the business park lands and direct the
Planning and Growth Management Department to establish this concept as part of
future site plan control approvals, and uphold the Prestige Business Park
Zoning for the balance of the business park lands; and,
That the City examine the dedication
of all or a portion of O’Keefe Road and the adjacent bike path property from
Foxtail west to Lytle Park to the Orchard Estates Common property as a function
of the site plan applications for the business park lands that abut O’Keefe
Court.
4. That the Planning and Environment
Committee direct the Planning and Growth Management Department to limit the
zoning of gas service stations to one parcel of land in Secondary Plan areas 9
and 10.
And that no further notice be provided pursuant
to Section 34 (17) of the Planning Act.
CARRIED
as amended
2. OFFICIAL PLAN AMENDMENT - DOWNTOWN OTTAWA URBAN DESIGN
STRATEGY 20/20
MODIFICATION AU PLAN OFFICIEL - STRATÉGIE DE CONCEPTION URBAINE DU CENTRE-VILLE
D’OTTAWA 20/20
ACS2005-DEV-POL-0009 Rideau
-Vanier (12), Somerset (14)
Deferred from 8 MAR 2005 meeting
Ned Lathrop, Deputy City Manager, Dennis Jacobs, Director, Planning, Environment & Infrastructure Policy, Richard Kilstrom, Manager, Community Planning and Design Division, and Robert Spicer, Planner, appeared before the Committee with respect to departmental report dated 27 January 2005.
Councillor Holmes presented a Motion relative to 551-575 Laurier Avenue West, the city-owned lands located at the northern side of Laurier above the escarpment. Mr. Kilstrom explained staff’s intent was to undertake a plan that would entail the three blocks shown in the Downtown Urban Design Strategy and asked if the words “or equivalent lands along the north side of Laurier between Bay and Bronson” could be added after the words “551 to 575 Laurier Avenue West”. That would avoid tying it down to specific lots vs. the quantity of land. Councillor Holmes remarked that since it was becoming increasingly difficult to find sites for affordable housing, she did not want to lose this land, which leaves more than enough land for a park at the bottom of the escarpment. The Ottawa School Board is investigating whether to dispose of the high school and she was unable to obtain answers through either the Board or staff. It appeared to be an ideal opportunity to review the zoning before it is marketed for disposal (to ensure there is dense housing on the eastern portion of the land). The Councillor was interested in utilizing the money obtained from the (Lyon and Laurier) developer for the study of this site. Mr. Kilstrom indicated staff support for the Motion.
The
Committee heard from the following delegations:
David Jeanes, President, Transport
2000 and Vice-President, Heritage Ottawa. Mr.
Jeanes participated in the study and submitted it is an excellent plan for the
City’s core. He did have issues with
the transportation implications and two heritage items. George Dark had said at the outset that he
would like to see all buses removed from Albert, Slater and Rideau. That is clearly not a feasible means of
improving Ottawa’s Downtown Urban Design.
Relative to the recommendation for public art on Nicholas and Daly
Streets (page 38), the district is characterized by its wealth of heritage
buildings, and public art should not be undertaken in such a way that it
detracts from the buildings themselves.
Page 41 makes reference to the need for a new Central Park on the canal.
There is a Central Park on the Canal that is very much a part of
Ottawa’s heritage; the capital letters should be changed to lower case, so that
it is a generic concept and whatever is created should not be given that
name. Some of the issues pertain to
potential interaction with the Rapid Transit Plan; e.g. page 13 – that rapid
transit only use one of the east/west streets when it is known it is more
likely to use two. The suggestion of a
new north/south street through the Ottawa Tech site should be looked at very
cautiously for its potential impact on both Albert and Slater. The main concern relates to the proposed
changes to roads along the canal; narrowing Colonel By Drive, north of the
MacKenzie King Bridge must be looked at very carefully. It cannot simply be stated that for scenic
and pedestrian reasons that section of Colonel By Drive be narrowed. It is a truly critical element of the road
transportation network in that core area.
Four items are related to the driveway:
a proposal that the Laurier Avenue ramps be removed or minimized; that
the traffic be re-directed along Cooper onto Elgin (in the heart of the Elgin
heritage district); and, that the driveway be returned into a parkway image,
potentially narrowing to one lane in each direction, with a more scenic access
to the Queensway and Elgin. From a
heritage point of view, the Driveway was the first project of the Ottawa
Improvement Commission in 1900; it is contemporary with the Laurier Bridge and
was always planned as the scenic entry to the heart of Ottawa. In his opinion it is still Ottawa’s most
attractively landscaped parkway. Unlike
the river parkways, it was never four-laned and has only one lane in each
direction. It is, in fact, one of the
very few important roadways that has never had a public transit role. Cooper is unable to take the traffic off the
driveway in any event and that entire area is largely pedestrianized.
As a result of the presentation,
Councillor Cullen questioned the proposed changes to Queen Elizabeth
Drive. Mr. Kilstrom maintained the
items are essentially concepts and none would be implemented without an depth
analysis. Councillor Cullen then
referred to the narrowing of Queen Elizabeth Drive to one lane when it is
already one lane in each direction. Mr.
Kilstrom surmised the consultant meant narrowing the roadway so as to slow
traffic since it was a promenade as opposed to a commuter route. There would be a detailed review and any
points raised would be addressed at that time.
Councillor Cullen questioned the analysis of those strategies that were
not supported. Mr. Kilstrom emphasized
there are some matters that are a higher priority; e.g. the escarpment
discussed earlier, which is at the front of the line. Given that the Plan will be implemented over 20 or 30 years,
because it is multifaceted, it will be a long time before those issues will be
addressed and situations change over time.
Martin Laplante, Action Sandy Hill
(ASH), appreciated
that the report was made available in both languages. He noted this strategy has a much more detailed vision
than its predecessor and acknowledges that downtown communities are different
in terms of their characteristics and needs.
ASH supported the plan, as it stresses the vitality of existing
communities. Mr. Laplante touched on
the specific changes proposed to the secondary plans, specifically addressing
the transportation network as it relates to enhancements required to improve
pedestrian access throughout the core.
He touched on access to City Hall, the canal, the Transitway and the
University of Ottawa, as well as removing trucks on King Edward. He also discussed the introduction of
light-rail transit downtown and the proposed Rideau Canal Pedestrian
Bridge. Mr. Laplante concluded by
stating that these amendments are the beginning of a strategy which will allow
the better integration of the residential component to the day-to-day reality
of the downtown core, including but not limited to enhancements to the
transportation network.
Chair Hume closed the Public Meeting and the matter returned to Committee.
Responding to Councillor Cullen, Mr.
Spicer clarified that none of the specific elements was being categorically
stated, but there are items staff would like to investigate in further
studies. There are benefits and
consequences to be obtained; therefore, those future studies would look at each
in more detail. Mr. Kilstrom indicated
the Plan has 40+ projects contained therein that are spread over decades and
the intent (as written in the document) is that each requires additional work
since it was a global (not specific) vision of the downtown. Councillor Cullen questioned the impact on
future Councils who may not see it as a strategy. Mr. Kilstrom maintained that, in terms of implementing the Plan,
using Sparks, as an example, the only recommendation is to permit traffic on
nights/weekends or in the winter when there is a less pedestrian need for the
mall, but that has not as yet been cast in stone. Councillor Cullen asked if by adopting the Plan it would give the
NCC ammunition to proceed with re-opening Sparks. Mr. Jacobs clarified these are principles from the Downtown Urban
Design Strategy. Through the approval
today, Council would be agreeing to look at the objectives (i.e. Queen
Elizabeth Drive). The amendment is
quite clear in that there would be additional study and review of the
implications of any particular action.
A recommendation would eventually come forward to PEC or Transportation
Committee (TRC) to implement any of the changes. Council is approving a review of actions that would lead to the
achievement of the Urban Design principles.
Councillor Cullen reiterated that approval would set a process in motion
the City may not wish to pursue. How could
it be clarified that it was not a “how to” Plan. Mr. Jacobs was unsure if more appropriate wording could be
arrived at. There was an attempt to
identify specific possibilities for review as a catalyst towards undertaking
the appropriate studies and ensuring there is an understanding as to the intent
of the studies, which is to look at the effects of the proposals and whether
they can function and whether there are alternatives.
Councillor Holmes submitted the
report was a basket of ideas presented by a consultant and over the last 50
years many have wanted to look at Laurier where the Driveway ends because it is
a disappointing entrance to Canada’s Capital City. She agreed with the premise of looking at it, although Cooper
presents a problem as a solution. As an
example, Metcalfe needs reconstructing and has risen to the top of the
list. As such, there is an immediate
study of Metcalfe/O’Connor and the reconstruction of Metcalfe has been delayed
for one year to accommodate that study.
The Councillor pointed to the letter from Parks Canada agreeing to many
of the canal solutions or ideas proposed.
She was not prepared to preclude and/or to delete ideas, but proposed
the City allow itself to look at them and many will require partnership with
such Agencies as Parks Canada / NCC.
The Committee received a submission
from D.C. Stewart, Superintendent, Rideau Canal National Historic Site, which
was circulated and is held on file with the City Clerk.
Responding to Councillor Cullen on
his amendment, Mr. Jacobs indicated the amendment would function, but the
document is sprinkled with shall consider
and shall consider implications and shall review, etc.
Councillor Cullen wrapped up by
stating the difficulty is that the phrasing is very clear City Council shall undertake.
Although reports are anticipated, it will be to undertake the targeted
strategies. Unfortunately, the current
wording is such that it commits the City to these objectives. His Motion clarifies the situation.
On the amendment, Councillor Hunter
indicated the strategic directions and targeted strategies were appropriate as
a Downtown Urban Design Strategy, but there is a tremendous commitment to
incorporate same in the OP without a proper study of the affects of the
changes, particularly transportation changes on the overall transportation
network or having them properly vetted by the public. He referred to the various transportation elements; e.g. changes
to Metcalfe and Queen Elizabeth Drive, which are transportation disasters that
could result in major implications for affected commuters and residents. It behoves the City to cull the list down to
those more important and doable before proceeding further. Perhaps the strategy suggested by Councillor
Cullen allows the City to look at each and every one further before any monies
are spent developing the ideas. The
Motion allows the City and future incarnations of Council to do so and it is
the prudent thing to do.
Chair Hume posited there are 40
tasks because previous Councils made mistakes.
The goal of the Downtown Urban Design Strategy is a better downtown; he
did not have a problem with the wording and to water it down is
unnecessary. It is literally sprinkled
with “shall consider”, “including the consideration of the following” “in
addition a comprehensive area plan” as pointed out by staff. This is a list of what is required to
ameliorate the downtown core and is an appropriate manner in which to move
forward from George Dark’s study.
Moved by Councillor A. Cullen:
Replace the phrase “City Council
shall undertake the following strategies (see Annex…) to implement the Downtown
Ottawa Urban Design Strategy:” with “City Council shall consider undertaking
the following strategies (see Annex …) to implement the Downtown Ottawa Urban
Design Strategy:”
CARRIED
Yeas (5): Councillors A. Cullen,
H. Kreling, M. Bellemare, G. Hunter, P. Feltmate
NAYS (4): Councillors J. Harder, D. Holmes, G.
Bédard, P. Hume
Moved by Councillor D. Holmes:
WHEREAS an Official Plan Amendment
will implement the strategic directions and targeted strategies of the Downtown
Urban Design Strategy 20/20, Part 9 ‘the Redevelopment of the Former Ottawa
Technical High School Site’ which proposes a public park and residential
development of the block bounded by Bronson, Laurier, Bay and Slater Streets,
and includes lands owned by the City of Ottawa;
BE IT RESOLVED that the City-owned
lands at 551 to 575 Laurier Avenue West, or equivalent lands along the North
side of Laurier between Bay and Bronson, be reserved for social housing, in
order to meet the urgent need for affordable housing for the lowest income
percentile population.
AND BE IT RESOLVED that an area plan
for the Ottawa Tech High School land be undertaken to review the current
zoning, while the Ottawa Carelton District School Board determines the
disposition of this property;
AND that the funds submitted to the
City of Ottawa related to the re-zoning and Site Plan Control Approval of 186
Lyon St. N which were intended to further the Downtown Urban Design Strategy be
used for this.
CARRIED
The recommendations were approved as
amended.
That Planning and Environment Committee recommend City Council approve
and adopt amendments to incorporate the strategic directions and targeted
strategies of the Downtown Ottawa Urban Design Strategy 20/20 into:
1. Volume
1 of the City of Ottawa Official Plan, May 2003 and Volume 1 of the Official
Plan of the former City of Ottawa, as detailed in Document 2.
2. Volume 2A of the City of
Ottawa Official Plan, May 2003 and Volume II of the Official Plan of the former
City of Ottawa (Central Area Secondary Plan, Centretown Secondary Plan and
Sandy Hill Secondary Plan), as detailed in Document 2.
3.
Replace the phrase “City Council shall undertake the following
strategies (see Annex…) to implement the Downtown Ottawa Urban Design
Strategy:” with “City Council shall consider undertaking the following
strategies (see Annex …) to implement the Downtown Ottawa Urban Design
Strategy:”
4.
a) The City-owned lands at 551 to 575
Laurier Avenue West, or equivalent lands along the North side of Laurier
between Bay and Bronson, be reserved for social housing, in order to meet the
urgent need for affordable housing for the lowest income percentile population.
b) An
area plan for the Ottawa Tech High School land be undertaken to review the
current zoning, while the Ottawa Carelton District School Board determines the
disposition of this property;
c) The
funds submitted to the City of Ottawa related to the re-zoning and Site Plan
Control Approval of 186 Lyon St. N which were intended to further the Downtown
Urban Design Strategy be used for this.
CARRIED
as amended
3. RIDEAU STREET PLANTERS - REMOVAL OF 2
OF THE 33 ABOVE-GRADE TREE PLANTERS ON RIDEAU STREET
JARDINIÈRES DE LA RUE
RIDEAU - RETRAIT DE 2 DES 33 JARDINIÈRES
DE SURFACE DE LA RUE RIDEAU
ACS2005-CCS-PEC-0001 Rideau-Vanier
(12)
Deferred from 8 MAR
2005 meeting
The
Committee approved the recommendation contained in Councillor Bédard’s report
dated 8 February 2005.
That the Planning and Environment Committee
recommend City Staff remove two above-grade concrete planters at no cost to the
City located at the Freiman Mall traffic light, on the south side of Rideau on
either side of the Rideau Centre entrance; and that the cost of removal be
assumed by the Rideau-Viking Corporation.
CARRIED
purlic works and services
services et Travaux
publics
Infrastructure services
Services d'infrastructure
4. Residential
Protective Plumbing Program for Sewer Back-up
PROGRAMME DE DISPOSITIFS PROTECTEURS SANITAIRES RÉSIDENTIELS VISANT LA
PROTECTION CONTRE LE REFOULEMENT DES EAUX D’ÉGOUT
ACS2005-PWS-INF-0003
Chair Hume noted a Motion from
Councillor Bédard with
regard to the Sandy Hill district that staff indicated concurrence. The Motion essentially asked that $200,000 of the $2 Million allocated to fund
short term solutions to flooding issues be held in reserve and allocated to
fund shot term solutions in Sandy Hill coming from the work currently underway
with residents and City staff and that will be the subject of a future staff
report to Planning and Environment Committee. It recognizes the unique characteristics of Sandy Hill.
R. Hewitt, Acting/Deputy
City Manager, Public Works and Services (PWS), Wayne Newell, Acting Director,
Infrastructure Services, and Alain Gonthier, Manager, Infrastructure Management, Infrastructure
Services Branch, appeared before the
Committee with respect to departmental report dated 28 March 2005. Mr. Newell provided a detailed PowerPoint
presentation, a copy of which was
circulated to Committee and is held on file with the City Clerk. In response to questions posed by Committee members, staff provided the
following clarification:
·
Investigations are well underway and the intent is
that by the end of 2005, a report will be consolidated that will essentially
focus on the 40-50 clusters identified in a report circulated to Council, after
the September 9th event. The
intent is to provide a framework in terms of moving forward through the 2006
budget process.
·
Councillor Cullen suggested that staff consult with
Ward Councillors about the identification of the clusters in the development of
the report, so that the Councillor can advise his constituents if their cluster
is being considered; and, for those not part of a cluster, to be able to direct
these residents to the appropriate staff person. If remedial work is required to the system, as opposed to
backflow valves, identification of the clusters is important. Staff agreed to circulate the identification
of clusters.
· With an increased level of protection, the surcharge tends to build up and moves through the system. That is why the program is extended to other areas, even though they may not have been previously flooded. It is a two-pronged approach – to protect the basement and eliminate the flow; the implications upstream have been considered.
· In the case of Sandy Hill, especially where residents have had water build up to their garage doors the backflow valve will not accomplish much protection; that being said, as you move up, in terms of elevation, even in Sandy Hill, there is still value in this program for those residents. In terms of the broader issues for Sandy Hill, it is recognized that protective plumbing is not the be all and end all for that area and that is why there is a focus now on the twinning of the Rideau collector, which will provide a benefit to the Sandy Hill area by reducing the surcharging; and, also the environmental assessment (EA) that is currently underway to look at taking the stormwater component out of Sandy Hill and that is where there would be the largest benefit to Sandy Hill.
· The Rideau River collector twinning is currently under design and intended to come forward as part of the 2006 budget process for authority to proceed to construction. It will provide an opportunity to reduce the surcharging in Sandy Hill. The EA underway is planned to be completed by the end of 2005 and will basically present the strategies for the stormwater component. In 2006, it is anticipated there will be a request to proceed to design and construction in subsequent years that will directly benefit the Sandy Hill area. Protective plumbing may be the level of protection required until a higher level of protection is possible for the Sandy Hill area as a whole.
·
Councillor Bédard pointed out that most homes in the
area have flat roofs and those residents that have investigated the possibility
of installing valves have been told they will have to change the configuration
of the actual structure of their house.
Mr. Gonthier
explained that in those instances the plumbing system would have to be
re-configured before providing a backflow valve. The program would provide funding towards those plumbing
retrofits as part of the backflow prevention in their homes. Staff was unaware of the specific costs for
that retrofit.
·
The program specifically deals with residents
connected to either a combined or partially separated system and in the case of
Kanata, with a separated storm and sanitary system and foundation drainage
connected to the storm sewer, it would not apply.
·
Although the by-law applied within the limits of the
former City of Ottawa, staff did apply it to a broader area, so long as it met
the same intent as the former by-law.
Residents outside the former limits participated and received subsidy
under the program and the intent of the Motion is that those who participated
after September 9th and received 50% funding would be reimbursed the
difference up to the higher level funding (80%). There is no issue of boundary.
·
Since 1961, the City has taken the direction of
providing no influent into the sanitary system (the brown areas shown on the
map). Staff had not undertaken a cost
analysis to extend the program city-wide because then it opens up the program
to a different category of installations.
In fully separated systems flooding occurs as a result of surface
flooding when there is basically a large rainfall event that exceeds the
capacity of the storm sewer system and waters enters through cracks in the
foundation and window wells; it is questionable whether a backflow valve would provide
any protection under those circumstances.
Councillor
Hunter referred to the fact that a lot of infill construction is taking place
in areas of partially separated systems and combined systems. He suggested that rather than face a similar
problem with new construction in those areas, the City require the developer
(as part of a revision to the subdivision or site plan agreement) to install
backflow prevention devices where the lower level is below grade and therefore
susceptible to flooding. Mr. Newell
indicated staff would not have an objection; discussions are taking place with
PGM to be sensitive to the areas with partially separated systems. These units will not be permitted to
directly connect to the sanitary system and if there is not a free outlet
available and a deep enough storm, basically a sump pump will be required to
pump the flow to an outlet, whether it is a ditch external to the dwelling or
to the shallow storm sewer; pumping is the only option at that point.
Councillor
Feltmate posited the issue in her area is that insurance companies are
requiring residents to install valves due to the September incident. These residents are looking for support for
this installation in areas that were flooded.
She presented a Motion that would include all City residents that have
had the historical problem and are required to have a backflow valve installed
to prevent future occurrence. Mr.
Hewitt explicated that in terms of the separated areas, the area referred to by
Councillor Feltmate was the only cluster of any significance.
Moved by Councillor G.
Hunter:
In areas of combined and partially
separated sewers that the City consider an amendment to the standard
subdivision and site plan agreements to require the installation of back flow
prevention devices in new housing where the lower level is below grade.
CARRIED
Moved by Councillor G. Bédard:
Whereas
the Residential Protective Plumbing Program for Sewer Backup Protection will
provide a appropriate measure of short term protection against basement
flooding for most Ottawa neighbourhoods; and
Whereas
City Staff have acknowledged that due to the unique nature of the flooding
issues in Sandy Hill the Residential Protective Plumbing Program for Sewer
Backup Protection will have little applicability for flooded residents in Sandy
Hill; and
Whereas
residents are now working with City Staff to develop short term initiatives
that will help deal with the specific issues related to Sandy Hill; and
Therefore
be it resolved that $200,000 of the $2 million allocated to fund short term
solutions to flooding issues be held in reserve and allocated to fund short
term solutions in Sandy Hill coming from the work currently underway with
residents and City Staff and that will be the subject of a future staff report
to Planning and Environment Committee.
CARRIED
Moved by Councillor P. Feltmate:
WHEREAS many of the homeowners whose homes were
flooded on September 9, 2005 and whose neighbourhoods do not meet condition 3
(b) are being told by their insurance companies that they need to have backflow
values installed to maintain their coverage:
AND WHEREAS the City benefits from the installation
of backflow valves through reduced requests for service when there is a
potential for flooding and a reduction in the number of instances where there
are flooding problems requiring a response from city staff;
AND WHEREAS there is an expectation that the City
provide an equivalent level of support to homeowners in all parts of the City
whose properties have been flooded or are susceptible to flooding,
THEREFORE BE IT RESOLVED that assistance with the
cost of installing backflow valves for all where basement or cellar flooding
resulting from City sewer backup or other storm drainage problems has occurred
previously.
CARRIED
In
response to Chair Hume, Mr. Gonthier advised that as a result of some of the
amendments, staff will have to bring forward a revised By-Law to Council for
approval. Once Council signs the
By-Law, the program will take effect immediately.
The
Committee approved the recommendations as amended.
That the Planning and Environment Committee recommend to Council:
1. That the draft model by-law in Annex 1 defining the Residential Protective Plumbing Program be enacted on the date of signing of the by-law;
2. That the Program be administered in accordance with the Departmental Policy defined in Annex 2;
3. That the Program be limited to those properties meeting all of the following conditions:
a) residential units within the City of Ottawa;
b) properties served by combined or partially separated sewers; and
c) properties within an historically flooded area.
4. That the subsidy level for the program be:
a)
the
lesser of 80% of the cost of the work or $4,000, where basement or cellar
flooding resulting from City sewer backup has occurred previously;
b)
the
lesser of 50% of the cost of the work or $2,500, where basement or cellar
flooding resulting from City sewer backup has not occurred previously (but
meeting the conditions defined in 3 above).
5. That the subsidy level be applied retroactive to 9 September 2004 for residents who have already participated under the former subsidy program;
6. That Protective Plumbing By-law No. 262-82 of the former City of Ottawa be repealed on the date the new by-law is enacted; and
7. That $2 million be transferred from the Rate Supported Reserve Fund to a new capital account to be created in the Public Works and Services budget to fund this program.
8. That, in areas of combined and
partially separated sewers, the City consider an amendment to the standard
subdivision and site plan agreements to require the installation of back flow
prevention devices in new housing where the lower level is below grade.
9. That
$200,000 of the $2 million allocated to fund short term solutions to flooding
issues be held in reserve and allocated to fund short term solutions in Sandy
Hill coming from the work currently underway with residents and City Staff and
that will be the subject of a future staff report to Planning and Environment
Committee.
10. That
assistance with the cost of installing backflow valves for all where basement
or cellar flooding resulting from City sewer backup or other storm drainage
problems has previously occurred.
CARRIED
as amended
5. Short & long term Water Efficiency Strategy
STRATÉGIE À COURT ET À
LONG TERME D’UTILISATION RATIONNELLE DE L’EAU
ACS2005-PWS-UTL-0006
R. Hewitt, Ken Brothers, Director, Utility Services, Sally McIntyre,
Program Manager, Utility Services Branch, and Bruce Tate, Corporate Communications
Strategist, Corporate Communications Branch, City Manager’s Office, appeared before the Committee with respect to
departmental report dated 31 March 2005.
Staff distributed a PowerPoint presentation, a copy of which is held on file with the City Clerk.
The Committee heard from
the following delegation:
Iola Price, Chair, Ottawa Forest
and Greenspace Advisory Committee (OFGAC),
is concerned there was no particular mention of the potential impact on trees
if residents cease to water during dry periods. Residents may take home the message that, in fact, they should
not water trees and, unlike grass that is programmed to become dormant in the
genetic sense and shut down during the summer, when there are low rainfall
periods, trees are not so programmed and do need regular watering. OFGAC would like specific recommendation in
this strategy that City staff recognize the need to not water lawns, but to
instill in residents’ minds the notion of drip irrigation. She had facts and figures available to keep
a tree alive over the summer. It does
not require a large amount of water to provide the benefits she has mentioned
in the past.
In response to Chair Hume, on
alleviating Ms. Price’s concern, Ms. McIntyre advised that staff is taking the
approach this year of integrating the lawn watering message with a tree
watering message and there will be targeted communication material on lawns and
trees as well as pesticides. It is a broad
spectrum communication package developed to manage outdoor space in a natural
manner that is supportive of the environment.
Councillor Holmes referred to page
142, Table I, Demand-Side Management Activities, Regulation; there is the “Provincial Plumbing Code requires
installation of water efficient fixtures/toilets in new homes. Ms. McIntyre advised that new housing
construction (under subdivision agreement), is required to abide by the
Plumbing Code and anyone undertaking construction in the City must obtain a
building permit that is subject to inspection.
There might be occasions when residents do not adhere due to individual
retrofits; and, if the City is unaware, it is unable to monitor that activity
effectively, but the vast majority of construction taking place under the
Building Permit process is subject to inspection and abides by the requirement
and has over the last 10 years.
Councillor Holmes then referred to the top of page 146 (financial
incentive program for residential and high volume users) and assumed that when
a resident purchased a new water tank or toilet, they are given a financial
incentive to purchase an efficient toilet
for example; is that what this is referring to? Ms. McIntyre advised that staff would be reporting back to PEC
and Council in the fall with a proposed incentive program. Staff has put forward a proposed budget for
2005 and 2006 and, if Council commits to that budget, it allocates a dollar
figure to work towards in developing that incentive program. In fact, by accepting the recommendations in
the staff report, Council is buying into an incentive program, the details of
which have yet to be determined and that will come forward in the fall.
In response to Councillor Feltmate,
Mr. Tate advised there will be an umbrella campaign (Corporate Communications)
with a consistent message throughout the Water-Wise, the healthy tree and the
pesticide reduction campaign and that will be healthy lawns, trees and gardens,
naturally. Each component, like the
Water-Wise campaign, will have its own message, consistent with the If you water 1” per week; there will be consistency with last year, the
goal of which will be both to save money and make it more resident-focused by
having one campaign.
Councillor Hunter referred to the
issue of unaccounted for water usage, which has been an issue for years and
noticed it is being worked on in the supply side management activities. What percentage could be attributed to
unaccounted/unbilled for water. Mr.
Brothers reported that staff fully intends to bring forward a comprehensive
report to detail a revised and reinvigorated strategy to deal with the supply
side, which specifically speaks to the issue raised by Councillor Hunter. Staff will be undertaking a complete
reassessment to define as optimum as possible the extent of water losses in the
distribution system, through leakage, unmetered, etc. in a very comprehensive
manner utilizing the best analytical tools available. The industry is moving away from the notion of unaccounted for
water and dealing with the volume of water lost. That amount is in the order of 15%. There is the need for a full assessment of the uses and losses;
how much water is used that is authorized and not metered, through sewer
flushing and fires, etc. to actually obtain a better handle on the amount. Staff has been meeting over the last several
weeks putting together this program and it is intended to bring forward a very
robust, world-class initiative to deal with the supply-side water loss
issue. Chair Hume stressed the
Committee would be looking for that report sooner rather than later.
The Committee approved the
recommendation.
That the Planning and Environment Committee
recommend Council approve:
1.
The Water Efficiency Strategy, as
contained in this report;
2.
Annual reporting by
City staff to Committee and Council regarding implementation and effectiveness
of the Strategy.
CARRIED
Planning
and
GROWTH MANAGEMENT
URBANISME
ET GESTION DE LA CROISSANCE
PLANNING AND
INFRASTRUCTURE APPROVALS BRANCH
DIRECTION DE L’APPROBATION DES DEMANDES
D’URBANISME ET D’INFRASTRUCTURE
6. OFFICIAL PLAN and zoning - 2285 St. Laurent
Boulevard
plan officiel et zonage - 2285, boulevard st-laurent
ACS2005-DEV-APR-0094 Gloucester-Southgate (10)
Brian Casagrande, FoTenn
Consultants, was
present in support of the recommendation contained in departmental report dated
9 March 2005. The Committee approved
the recommendation.
That the Planning and Environment Committee
recommend Council:
1. approve and adopt an amendment to the Official Plan of the
former City of Ottawa to add a Site Specific Policy which will permit a place
of worship use at 2285 St. Laurent Boulevard as identified in Document 1 and as
detailed in Document 2.
2. an amendment to the former City of Ottawa Zoning By-Law to amend the zoning of 2285 St. Laurent Boulevard to permit a place of worship, cultural facility and a catering establishment as identified in Document 1 and detailed in Document 3.
CARRIED
7. ZONING
- 405 Huntmar Road
ZONAGE - 405, chemin Huntmar
ACS2005-DEV-APR-0081 west carleton (5)
The
Committee approved the recommendation contained in departmental report dated 14 March
2005.
That the Planning and Environment Committee
recommend Council approve an amendment to the former Township of West Carleton
Zoning By-Law to change the zoning of 405 Huntmar Road from Rural Zone to Rural
Zone Exception to permit a private snow disposal facility for a temporary
three-year period, as shown in Document 1 and as detailed in Document 3.
CARRIED
8. ZONING - 1095 Howie Road
ZONAGE -1095 Chemin Howie
ACS2005-DEV-APR-0082 west carleton (5)
Murray
Chown, Novatech Engineering Ltd, was present in support of the recommendation contained in departmental
report dated 14 March 2005. The
Committee approved the recommendation.
That the Planning and Environment Committee
recommend Council approve an amendment to the former Township of West Carleton
Zoning By-Law to change the zoning of 1095 Howie Road from Mineral Extraction
Zone (MX) to Mineral Extraction Zone Exception Zone (MX-x), and to change the
zoning of the adjacent unopened road allowance providing access to that
property, from Mineral Extraction Zone (MX), Rural Zone (Ru) and Rural Zone
Exception Zone (Ru-1) to Mineral Extraction Zone Exception Zone (MX-x), as
shown in Document 1 and as detailed in Document 3.
CARRIED
9. ZONING - 17 Bridgestone Drive
ZONAGE - 17,
promenade bridgestone
ACS2005-DEV-APR-0083 Kanata (4)
Mary
Jarvis, Urbandale Corporation, was present in support of the recommendation contained in departmental
report dated 14 March 2005. The
Committee approved the recommendation.
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Kanata Zoning
By-Law to change the zoning of 17 Bridgestone Drive from General Commercial
Special Exception Holding (CG-5-H) and Residential Type 1B (R1B-2) to Institutional
Special Exception (I-1) as shown in Document 1 and as detailed in Document 3.
CARRIED
10. ZONING - 401 hazeldean road
ZONAGE - 401, chemin hazeldean
ACS2005-DEV-APR-0023 kanata (4)
Lloyd
Phillips, Lloyd Phillips and Associates Ltd., was present in support of the recommendation
contained in departmental report dated 14 March 2005. Correspondence from Peter McNichol, was circulated and is
held on file with the City Clerk. The
Committee approved the recommendation.
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Kanata Zoning
By-Law to change the zoning of 401 Hazeldean Road from "CG-14"
(General Commercial Special Exception - 14) to "Automotive Commercial -
Special Exception" (CA - Special Exception) as shown in Document 1 and as
detailed in Document 5.
CARRIED
11. ZONING
- 461 Sangeet Place (part of 6452 Ottawa Street)
ZONAGE - 461, place Sangeet (partie de 6452, RUE OTTAWA)
ACS2005-DEV-APR-0085 Goulbourn (6)
D. Jacobs, Don Herweyer, Program Manager, Development Review, Development Approvals, Grant Lindsay, Manager, Development Approvals, Tim Marc, Manager, Development Law, and Steve Belan, Planner, appeared before the Committee with respect to departmental report dated 14 March 2005. Following a presentation by Mr. Belan, staff responded to questions and the following represents the main points:
· The Goulbourn OP, as it applies to these lands, is no longer in effect; therefore, an OP Amendment (OPA) is not required. The new OP designates the land General Rural, which would permit the severed lot.
· The location map illustrates a band of land along the Jock River; those lands were conveyed to the City as park land when the subdivision was being approved; that is the extent of the natural features the Conservation Authority (CA) has identified on the property. This is heavily wooded, but their mapping shows the strip along the river as significant. The Goulbourn OP drew the line at the top.
· It is basically a matter of catching up with the OP; the former Regional OP (ROP) also designated the lands as General Rural and the local Plan was never brought into conformity.
· Historically, there were public meetings with respect to the setback from the Jock River. The issue of how close could development be to the Jock River was a bone of contention at the time because the CA was going through a fairly extensive flood plain mapping for the Village of Richmond. There were two separate camps. Residents outside the Village wanted development as far away as possible from the Jock River. Village residents wanted development as close as possible. The Council of the day did accept the CA position with respect to flood plain mapping as it relates to the existing lots. As it related to the proposed estate lot subdivision, the owner was willing to negotiate with the concerned residents and neighbours in the vicinity in establishing a wider area of protection for the Jock River. That was reflected in Goulbourn’s OP.
· Today, PEC is faced with an inconsistency between the planning documents. An application was put forward to the Committee of Adjustment (COA) and COA, in its wisdom, felt this severance would be appropriate. Staff is faced with the question of what to do with the balance of the property. The application before PEC makes proper planning sense.
The
Committee heard from the following delegations:
Bill Royds, Greenspace Alliance of
Canada’s Capital (GACC), provided a written submission, in opposition, that was circulated and
is held on file with the City Clerk.
GACC is quite concerned with the preservation of the greenspace and
stated the proposed rezoning fits none of the permitted uses in the Goulbourn
OP, Section 10 (10.4.1 Permitted Uses) for NE.
An OPA, as well as a rezoning was required, and should follow the
policies outlined in Section 10.4.2 Natural Environment Policies. Mr. Royds noted that when the Village of
Richmond was founded, this land was a training ground for the British troops
since it is the oldest area in the present City of Ottawa (far older than
Centretown or Lowertown); it has some significant archaeological aspects and
there is a berm in that area that was used as a defensive stand.
Councillor Hunter stressed this land
was part of the discussion in the new OP and, in fact, is shown on Schedule A
of the Rural Policy Area; the land was designated as General Rural Area, with a
portion at the south end as Rural Natural Features (RNF). He could not recall the GACC saying anything
relative to this particular parcel or its designation. Mr. Royds responded that the exact
boundaries of this particular lot were not objected to and he did agree with
the Councillor, because GACC assumed, looking at the map, that it was included
in RNF and GACC made a mistake.
Doug Smeathers, McIntosh Perry,
Consulting Engineering, represented the applicant, in support of the staff report.
Chair Hume closed the Public Meeting and the matter returned to Committee.
The Committee approved the
recommendation.
That the Planning and Environment Committee
recommend Council approve an amendment to the former Towhship of Goulbourn
Zoning By-Law to change the zoning of 461 Sangeet Place (part of 6452 Ottawa
Street) from Natural Environment Area Zone (NEA) to Estate Residential as shown
in Document 1 and as detailed in Document 2.
CARRIED
12. ZONING -6043, 6061 and
6081 hazeldean road
ZONAGE - 6043, 6061 and 6081, chemin
hazeldean
ACS2005-DEV-APR-0102 GOULBOURN (6)
Correspondence from David Jenkins,
Director, Stittsville Village Association and Clifford E. Board, was
circulated and is held on file with the City Clerk. The Committee approved the recommendation.
That the Planning and Environment Committee recommend Council approve an
amendment to the former Township of Goulbourn Zoning By-Law to change the
zoning of 6043, 6061 and 6081 Hazeldean Road from MG-h (General Industrial Zone
with a holding designation) to R1-__ and R1-__ (Residential Type 1 Special
Exception Zones), NEA-1 (Natural Environment Area Special Exception One Zone),
CMU-_ (Mixed Use Commercial Special Exception Zone), C-_ (General Commercial
Special Exception Zone), CH-_ (Highway Commercial Special Exception) and PR
(Parks and Recreation) as detailed in Document 5.
CARRIED
13. ZONING - 3584 Jockvale
Road
ZONAGE - 3584 chemin jockvale
ACS2005-DEV-APR-0060 bell south nepean
(3)
Peter Vice
and Bruce McNabb, Vice and Hunter, were present in support of the recommendation contained in departmental
report dated 21 February 2005. The
Committee approved the recommendation.
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Nepean Zoning
By-Law 100-2000 to change the zoning of a portion of 3584 Jockvale Road from FG
(Future Growth) and PRC Block 1 (Parks and Recreation-Commercial) to R5B Block
3 (Residential Fifth "B" Density), R5B Block 5 (Residential Fifth
"B" Density), RMU Block 4 (Residential Mixed Unit), and PRP (Parks
and Recreation-Public) as detailed in Document 2 and shown in Document 3.
CARRIED
14. ZONING
- 842 Cedarview ROAD
zonage - 842, chemin cedarview
ACS2005-DEV-APR-0089 bell south nepean
(3)
Chair Hume acknowledged the applicant, Rod
Hart, Chair, Trustee Team, Sequoia Community Church, requested this item be
WITHDRAWN with a letter dated 12 April 2005.
He noted John Schoneville, Kathy Roberts, Jenny Schoneville, John
Tyson, President, Orchard Estates Community Association, Annalee Szabadi,
Cedarhill Community Association were present in support and Jane and
Chris Bain were present in opposition to the staff recommendation and
submitted a comment sheet that is held on file with the City Clerk.
15. ZONING - 5701 Brophy Drive and 4411 McCordick Road
ZONAGE - 5701, promenade Brophy et 4411, chemin mccordick
ACS2005-DEV-APR-0074 rideau
(21)
Chair Hume noted there was a staff technical amendment that clarifies the
recommendations contained in departmental report dated 9 March 2005.
Moved by Councillor A. Cullen:
That the rezoning for 5701 Brophy Drive and
4411 McCordick Road be amended as follows:
1. That all references to the minimum
lot area to be established for 4411 McCordick Road in the report be amended
from 1.56 ha to 1.557 ha.
And that no further notice be provided pursuant
to Section 34 (17) of the Planning Act.
CARRIED
The Committee approved the recommendations as
amended.
That the Planning and Environment Committee recommend Council approve an
amendment to the former Township of Rideau Zoning By-Law to change the zoning
of 5701 Brophy Drive from General Rural (A2) to General Rural - special zone (A2 -55) and to change the zoning of 4411
McCordick Road from General Rural (A2) to General Rural - special zone (A2 -
**) as shown in Document 1 and detailed in Document 3, subject to the
following amendment:
1. That
all references to the minimum lot area to be established for 4411 McCordick
Road in the report be amended from 1.56 ha to 1.557 ha.
And that no further notice be provided pursuant
to Section 34 (17) of the Planning Act.
CARRIED
as amended
16. ZONING - 2430, 2460 and
2480 Pollock Road
ZONAGE - 2430, 2460 et 2480, chemin Pollock
ACS2005-DEV-APR-0084 rideau (21)
The
Committee approved the recommendation contained in departmental report dated 9 March
2005.
That the Planning and Environment Committee
recommend Council approve an amendment to the former Township of Rideau Zoning
By-Law to change the zoning of 2430, 2460 and 2480 Pollock Road from General
Rural Special Zone - 9 to General Rural Special Zone - XXX as shown in Document
1 and as detailed in Document 2.
CARRIED
17. ZONING
- 2760, 2780 COWELL ROAD
ZONAGE - 2760, 2780 CHEMIN COWELL
ACS2005-DEV-APR-0086 rideau
(21)
The
Committee approved the recommendation contained in departmental report dated 4 March
2005.
That the Planning and Development Committee recommend Council approve an
amendment to Zoning By-law 2004-428 of the former Township of Rideau, to amend
the zoning of 2780 and 2760 Cowell Road to permit a reduced lot frontage of 76
metres and 145 metres respectively, as detailed in Document 3.
CARRIED
18. ZONING - 62-72-74 Carruthers
Avenue
ZONAGE - 62-72-74, avenue carruthers
ACS2005-DEV-APR-0002 Kitchissippi
(15)
Chair Hume noted that Councillor
Harder was prepared to move a Motion that
the application be APPROVED.
Councillor Little informed the Committee that an agreement was reached
with the Laroche Park Community Association for a temporary parking lot for a
period of three years. The Councillor
understood that Janet Bradley, Borden Lodner Gervais, on behalf of the
owner, Kiko Incorporated, was present in support of the application
(pictures of the lot in question were provided). An email dated 7 April 2005 outlining his support on this matter
was circulated, a copy of which is on file with the City Clerk. Having said that, Councillor Little urged
the Committee to support the Motion presented by Councillor Harder, on his
behalf, to reject the staff recommendation and to support the application.
In response to a query from Councillor
Cullen, Councillor Little advised that he had canvassed the community
association with respect to the application since this is an area where there
has been some difficulty with other zoning related issues in the past. In this particular instance, this is not the
case.
The Committee was circulated the following
correspondence, which is held on file with the City Clerk:
· E-mail dated 11 April 2005, from Kimberly Hunt in opposition.
· Petition dated 7 April 2005, in support, from seven area residents.
· Letter dated 5 December 2004, from Tilman Sehafer-Martin and William Eric Smith in support.
Moved by Councillor J. Harder:
That the Planning and Environment Committee recommend that Council approve
an amendment to the former City of Ottawa Zoning By-law, to change the zoning
of 62-72-74 Carruthers Avenue to permit a temporary parking lot for a period of
three years.
CARRIED as
amended with Councillors A. Cullen and D. Holmes dissenting.
19. ZONING - 605, 609 and 613 Hunt Club Place
ZONAGE - 605, 609 et
613, place Hunt Club
ACS2005-DEV-APR-0096 river (16)
Vice Chair Feltmate chaired the
meeting for this item.
D. Jacobs, G. Lindsay, John Smit, Program Manager, Development Review, Development Approvals, and Doug Bridgewater, Planner, appeared before the Committee with respect to departmental report dated 14 March 2005. Following a presentation by Mr. Bridgewater, the Committee heard from the following delegations:
Greg
Capello addressed the
Committee, in opposition, the main points of which are listed below. A copy of Mr. Capello’s written comments
were circulated and are on file with the City Clerk (E-mails dated 11 and 4
April 2005).
·
Purchased land
directly east of the subject property in 2003 and plans to build 8 residential
homes mirroring the value and style of the homes on Boone Crescent.
·
Although there
has been little objection from Boone Crescent residents (possibly because his
homes will provide a buffer to the Golf Course), Paul Anka Drive residents are
prepared to appeal the decision to the OMB if this rezoning is approved.
·
Golfers expect
greens to be cut and properly maintained, requiring work to be conducted
between 5:30 and 7 am. This will create
noise and air pollution issues for adjacent residents and subsequently By-law
Services will become involved on a regular basis, issuing fines.
·
Irresponsible
for City staff to recommend a use that will cause ongoing problems for
adjacent residents.
·
The 7.5 meter
buffer, or the fencing detail, will not provide an adequate noise buffer.
· Allowing trucks to utilize a residential street will destroy the streetscape/asphalt as it was not designed for industrial use.
Yolaine Lapointe, provided a written presentation, along with
photos, in opposition, that was circulated and is held on file with the City
Clerk. The main points are
noted below:
·
This change
will lower property values in the neighbourhood.
·
The Golf Course has been using this entrance/exit as a
dumping ground for quite some time. She
corrected a letter received from Councillor McRae dated April 8. The letter cited that following an
inspection, the lot in question was immaculate! She pointed out that a crew (with heavy
machinery) worked non-stop on April 8 to clean the lot (rather noisily) and
returned on the 9th to complete the work. She had pictures (dated) to corroborate her claim.
·
Questioned the
need to change the zoning if the golf course did not intend to use it
for something other than residential.
What is the purpose of that change?
It demonstrates a total disrespect for the residents.
·
How is it the Golf Course can break the law for so long
without retribution. Residents do
understand the golf course wants to legitimize the present illegal use of the
property.
·
Concerned with
the hazardous nature of the waste that is mainly due to the use of chemicals by
the golf course. There are logs and
wood pieces that contain very powerful preservatives that are harmful to the
environment. This area of the golf
course is the most neglected area where ragweed reaches giantic proportions
affecting everyone around. Area residents demand an
environmental study to assess the state of affairs and urge PEC not to rush the
zoning change before such a study is completed.
·
She received a photocopy of a letter from the golf
course’s counsel, Vice and Hunter, stating the golf course does not intend to
relocate the agronomy buildings or any part of the agronomy operations to this
location. That did not impact her in
any way.
Faranak Mirfakhraie, resident, provided
a written submission, in opposition, that was circulated and is held on file
with the City Clerk. Ms. Mirfakhraie echoed the sentiments of
previous speakers and added the following:
·
Researched the
area before purchasing home three years ago.
Rezoning will lower property values in the neighbourhood.
·
As the
residents of Hunt Club Place, they are strongly against this zoning change and
ask that the zoning remain as is.
Lloyd
Phillips, Planning
Consultant, Peter Vice, Vice and Hunter, solicitor, for the Ottawa Hunt and
Golf Course, appeared before
the Committee. Mr. Phillips indicated
they concur with the staff recommendation.
It deals with all the concerns raised by the various interested parties,
particularly the buffer zone proposed.
The zoning change is highly compatible with existing and proposed
residential development in this area.
Mr. Vice provided clarification on points raised
by the previous speakers as outlined below:
·
Hunt Club has
had the right to use the most easterly lot and the lot that shows the pathway
since 1945. In 1991, they entered into
an agreement with R.J. Nicol whereby they would give up their right to that lot
in return for the Nicol Corporation giving them a right-of-way (ROW) over 20
feet of the most westerly lot because it was always the Hunt Club’s intention
to have two accesses into the area; and, the other is to the east, which is
presently a ROW the Hunt Club maintains over Mr. Capello’s lands.
·
The Ward
Councillor had inquired with Housing Standards and was informed that no orders
have been issued against Hunt Club for the use of lands with regard to noise
from diesel equipment.
·
Stressed the
Ottawa Hunt and Golf Course are excellent Corporate citizens and are not
determined to perturb anyone in the neighbourhood.
·
There are no
PCB’s on site and a letter was submitted to Councillor McRae (11 April 2005), which was circulated and is held on file with the City Clerk,
indicating it is not the Golf Course’s intention to move the agronomy
operations from its current location.
·
Before
considering this item, he emphasized that neither the Ward Councillor nor the
Community Associations object to the staff recommendation and have attempted to
allay any fears in the community with regard to an industrial area.
In response to queries from Councillors
Holmes and Bédard, Mr. Vice
advised the golf course will continue to use the middle portion as it has been
used historically; with regard to the other two parcels, they are intended to
be used as a tree farm to grow
seedlings to replenish forestry on the golf course. The zoning change is necessary to produce the seedlings, since
that is not allowed on a large scale with the R1 zoning. The land behind and to the north will
continue to be used as it is currently being used. Basically, everything will continue as is, but the Hunt Club
wished to incorporate the land into golf course zoning. Notwithstanding the Hunt Club’s desire to
change the zoning, it will continue to accommodate the homes currently at Hunt
Club and Bowesville Road. Mr. Vice
agreed to provide his comments in writing prior to the Council meeting.
Mr. Smith confirmed that producing seedlings
would be considered an accessory use to the golf course and accessory uses are
limited to the lands zoned and occupied by that use.
Acting Chair Feltmate closed the Public Meeting and the matter returned to Committee.
The Committee approved the
recommendation.
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Ottawa Zoning
By-Law to change the zoning of 605, 609 and 613 Hunt Club Place from R1G
H(9.0), Detached House Zone to L3, Community Leisure Zone with an exception as
shown in Document 1 and as detailed in Document 3.
CARRIED
20. ZONING - 3436 PRINCE OF WALES DRIVE
ZONAGE - 3436,
PROMENADE PRINCE OF WALES
ACS2005-DEV-APR-0100 bell south nepean
(3)
The Committee approved the recommendation contained
in departmental report dated 15 March 2005.
That the Planning and
Development Committee recommend that Council approve an amendment to the Zoning
By-law of the former City of Nepean to rezone the property at 3436 Prince of
Wales Drive from Future Growth (FG) Zone to Residential Mixed Unit (RMU)
Exception as detailed in Document 2.
CARRIED
21. ZONING
- 838 to 844 somerset street west
ZONAGE - 838 à 844, rue somerset ouest
ACS2005-DEV-APR-0088 somerset (14)
The Committee approved the recommendation contained
in departmental report dated 9 March 2005.
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Ottawa Zoning
By-Law to change the zoning of 838, 840, 842 and 844 Somerset Street West from
Neighbourhood Linear Commercial CN[598]F(2.0)H(13.8) and Low-Rise Apartment
R5D[617]F(1.5)H(13.2) to Neighbourhood Linear Commercial Exception CN [X]
F(2.6) H (13.8) as shown in Document 1 and as detailed in Document 3.
CARRIED
22. ZONING - 381 Montreal Road
ZONAGE - 381, chemin
montreal
ACS2005-DEV-APR-0095 rideau-vanier (12)
Amos
Corneille Mbenoun, was
present in support of the recommendation contained in departmental report dated
14 March 2005. The Committee approved
the recommendation.
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Vanier Zoning
By-Law to change the zoning of 381 Montreal Road, as shown in Document 1 and as
detailed in Document 3.
CARRIED
23. ZONING - 2084 Montreal road
ZONAGE - 2084, chemin montreal
ACS2005-DEV-APR-0080 beacon hill-cyrville (11)
Vice-Chair
Feltmate chaired the meeting for this item.
D. Jacobs, Karen Currie, Manager, Development Approvals, Michael Boughton, Planner, and Mike Wildman, Program Manager, Infrastructure Approvals, appeared before the Committee with respect to departmental report dated 14 March 2005. Following a PowerPoint presentation by Mr. Boughton, Committee heard from the following delegations:
Jodi Ellen Carroccetto, provided a written
submission that was circulated and is held on file with the City Clerk. Ms. Caroccetto expressed concern with the
size of the project and the traffic impact as a result, as outlined below:
·
There are two 14-storey
apartment buildings as well as a number of low-rise apartment buildings and
condominiums that use the area as a shortcut to Highway 417 thereby avoiding
the stop lights.
·
During the
winter months, area roads are already reduced to one lane and with more cars
injected into the area, it will exacerbate the already tenuous safety.
·
Why must the
access be on Laporte? It would make
infinitely more sense to have access on Ogilvie. The response provided by Mr. Buchanan (DCR Phoenix) at the
information session was that it was due to congestion and that it would be too
much for Ogilvie! If the volume of cars
will adversely affect a major artery like Ogilvie Road, which was designed to
handle large volumes of traffic, then it is too much for narrow and already
busy residential streets like Laporte and Beaverhill.
·
Historically, the site was a
gas station that did have access onto Ogilvie as well as Montreal and it did
not present a traffic problem.
·
The solution would be to
augment the parking access onto Ogilvie, which would result in a more
favourable community response.
In response to questions from Committee
members, staff provided the following clarifications:
·
Basic transportation
principles attempt to keep local traffic off commuter roads such as Ogilvie and
Montreal and to use local roads such as Laporte.
·
Any access should be set
back at least 18 meters from an intersection; it is possible at this location,
but undesirable from an operational point of view. The concern is not with the right-out traffic, but with the
left-turning traffic accessing the Gloucester Centre because of the signalized
intersection and the unseen traffic from around the corner.
·
The rate of parking in that
area is 1.5 spaces per dwelling unit, which includes the visitor compliment.
·
The design capacity of a
local road is approximately 1,000 vehicles per day; Laporte would have less
than 300 vehicles.
·
Additional traffic on
Laporte Street, if the two access points were realized would result in
approximately 29 added vehicles during the p.m. peak hour, approximately one
vehicle every 3.5 to 4 minutes p.m. peak and lower off peak.
Gunter Schliebener, Laporte Home Owners Association, provided a written submission, in opposition, that was circulated and
is held on file with the City Clerk. Mr. Schliebener echoed the
comments of the previous speaker. Some
of his main points are outlined below:
·
This development is not
compatible with the existing neighbourhood.
·
Single family homes in the
neighbourhood are on .5 acre lots.
·
The subject property is
slightly larger at .6 acres and is proposed as a 43-unit apartment complex.
·
Except for a 5m set back
there is no provision to minimize the impact of the apartment complex on the
adjacent neighbourhood.
·
The report minimized the
impact of additional traffic on the neighbourhood. Local streets are currently very busy with vehicles using them as
short cuts to avoid signalized intersections.
·
An independent traffic study
should be commissioned before approving the application to avoid future
problems that would be difficult and expensive to correct.
In response to a query from Councillor Bellemare relative to his
amendment to reduce the number of units to 30 and to reduce the height from
four storeys to three storeys, Mr. Schliebener advised the
Laporte Home Owners Association might agree to same.
Bernard Holbrook, resident, spoke in opposition
to the proposed zoning change; his main points are outlined below:
·
Disagreed with staff’s
position that 43 units would fit on the subject property. The entire neighbourhood consists of 41
homes (Laporte) and the majority of homes are single family with some semis.
·
This development will triple
the traffic and density on the street.
·
This area has contributed
its share of densification over the past two years. Three-storey stacked town homes and a Tim Horton’s were built;
and, a 54-unit commercial/residential development is planned. Many lots have been subdivided and over time
the area will continue to densify, but to densify this quickly on one lot is
unacceptable.
·
The current CN zoning is
acceptable and a developer could make it work.
Any construction would be intensification as it is currently an empty
lot. There are other parties interested
in the property.
·
Reducing from 43 to 30 is a
compromise (although still excessive) and more reasonable.
·
Strongly supports
intensification as he supports public transit and cycling.
·
His understanding of
intensification is starting with the downtown core and decreasing as one
approached the Greenbelt.
Bill Buchanan, DCR Phoenix (DCR), applicant, indicated that when developing infill sites within the City there are
no perfect sites, each has its own sets of problems. This is a good site for the development. The original proposal was at a much higher
density, but through discussions with staff derived from the public meeting, a
compromise was reached and DCR is comfortable with the staff
recommendation. In terms of the Motion
to reduce the site further from 43 to 30 units, it would not be
economical. DCR has resolved most (if
not all) the issues raised and is comfortable with the recommendation and looks
forward to proceeding given the opportunity to do so.
In response to questions from Councillor
Bédard, Mr. Buchanan indicated the original staff
requirement for a loading space onsite; however, staff has indicated that to
provide greater flexibility an off site space would be permitted (within the
ROW). This is not uncommon on infill
sites in other parts of the City.
Responding to Councillor Bédard, staff
provided the following clarifications:
·
The latest submission of the
site plan indicated an off site loading space, but staff are not satisfied with
the location since it is too close to the abutting residential property.
·
This location could be
abused within the community.
Flexibility was suggested to consider a loading space off site within the
front of the building, although this concept has not been explored.
In response to Councillor Harder, Mr. Buchanan clarified he looked at the
possibility of the alternate exit/entrance on Ogilvie, but with the number of
improvements and proximity to the intersection, it created more problems than
it solved. Servicing takes place from
Laporte and better suits the site without disrupting traffic on Ogilvie or
Montréal.
The Committee was circulated the following
correspondence, which is held on file with the City Clerk:
·
Fax from
Richard Chretien and Anna Berlinger, in opposition.
·
E-mail dated 11
April from Ramesh Vala, in opposition
·
E-mails dated 6
and 7 April 2005, from Jean-Yves Tremblay and Maude Tremblay, Denyse Poirier
and Marcel Poirier; Carl Poirier and Natalie Poirier in opposition
·
E-mail dated 7
April 2005, from Rae Moses in opposition
Acting Chair Feltmate closed the public meeting and the matter returned
to Committee.
Councillor Bellemare indicated he was contacted by a number of area
residents and the local community association that a four-storey, 43-unit
building is excessive and out of character with the neighbourhood. At a well attended public meeting last fall,
he received a petition with over 120 signatures in opposition to this development. In his experience it is rare to see that
level of public participation on a development project. By scaling the development back to
three-storeys and 30 units, it is still well within the residential high
density RA3 zoning (120-250 units/ha.).
The Councillor then referred to the most recent development in
this area (Richcraft), with stacked townhouses on Montreal Road - three storeys
high and 38 units. That development was
built on a property (.65 ha.) that is 2.5x the size of the subject site. Councillor Bellemare indicated the level of
density he proposed is the maximum height and density expectation for this
area. In addition to the traffic
concerns expressed, there are additional concerns regarding building close to
the road as there is no boulevard and a narrow sidewalk. Although Staff is willing to introduce a
number of exceptions with respect to setbacks, he believes they are not
warranted. The building should conform
to the proper setbacks.
Moved by
Councillor M. Bellemare:
WHEREAS the subject site, a former service station, is relatively small
(only .25 ha in area);
AND WHEREAS the established neighbourhood most impacted by the proposed
amendment and immediately south of the subject property is largely comprised of
single detached bungalows on relatively large lots;
AND WHEREAS a 30-unit apartment development would fall within the
residential high density range of 120 to 250 units per hectare of the proposed
“Ra3(Exx)’ zone;
BE IT RESOLVED THAT the zoning details (Document 2) be amended as
follows:
1.
To establish 30 as the maximum
number of units permitted;
2.
The maximum permitted building
height be 3 storeys or approximately 10.7 metres;
3.
The minimum building line
requirement to a street line remain 5 metres;
4.
No exception be made to the
loading/drop-off space requirements for the property; and
5.
The implementing By-Law not be
forwarded to City Council for enactment until such time as the related Site
Plan Control Application has been approved.
And that no further notice be provided pursuant
to Section 34 (17) of the Planning Act.
CARRIED with Councillors J.
Harder and G. Hunter dissenting.
The Committee approved the recommendations as
amended.
That the Planning and Environment Committee
recommend Council approve an amendment to the former Gloucester Zoning By-Law
to change the zoning of 2084 Montreal Road from "Cn", Commercial
Neighbourhood Zone, to "Ra3(Exx)", High Density Apartment - Exception
Zone, as shown in Document 1 and detailed in Document 2, subject to the
following amendments:
That the zoning details (document 2) be amended as follows:
1.
To establish 30 as the maximum
number of units permitted;
2.
The maximum permitted building
height be 3 storeys or approximately 10.7 metres;
3.
The minimum building line
requirement to a street line remain 5 metres;
4.
No exception be made to the
loading/drop-off space requirements for the property; and
5.
The implementing By-Law not be
forwarded to City Council for enactment until such time as the related Site
Plan Control Application has been approved.
And that no further notice be provided pursuant
to Section 34 (17) of the Planning Act.
CARRIED as
amended with Councillors J. Harder and G. Hunter dissenting.
24. ZONING - 2431 Bank
Street
ZONAGE - 2431, rue bank
ACS2005-DEV-APR-0064 gloucester-southgate (10)
The Committee approved the recommendation
contained in departmental report dated 1 March 2005. Correspondence from Jim Holton, Acting
President, South Keys/Greenboro Community Association, dated 4 February
2005, in support, was circulated and is held on file with the City Clerk.
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Ottawa Zoning
By-Law to change the zoning of a portion of 2431 Bank Street to change the
provisions of the General Commercial Subzone 12 Exception 448 zone and the
height limits on Schedule 55 as shown in Document 1 and as detailed in Document
2.
CARRIED
25. ZONING - 2190, 2220 and 2250 earl armstrong road
ZONAGE - 2190, 2220 ET 2250, CHEMIN EARL ARMSTRONG
ACS2005-DEV-APR-0072 gloucester-southgate (10)
Michael
Michaud, Novatech Engineering, was present in support of the recommendation contained in departmental
report dated 9 March 2005. The
Committee approved the recommendation.
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Gloucester Zoning
By-Law to change the zoning of 2190, 2220 and 2250 Earl Armstrong Road, as
shown on Document 1 and as detailed in Document 2.
CARRIED
26. ZONING - 6733 Stanmore
street
ZONAGE - 6733, rue stanmore
ACS2005-DEV-APR-0077 osgoode
(20)
The
Committee approved the recommendation contained in departmental report dated
2 March 2005. Acting
Chair Feltmate noted Bill Royds, had submitted a request to speak to the
item, in opposition, but was not present when the Committee dealt with
the item.
That the Planning and Environment Committee
recommend that Council approve an amendment to the Zoning By-law of the former
Township of Osgoode to rezone 6733 Stanmore Street from Rural (RU) Zone to
Residential Exception (R-XX) Zone, as shown in Document 1 and detailed in
Document 2
CARRIED
PLANNING, ENVIRONMENT
& INFRASTRUCTURE POLICY
POLITIQUES D’URBANISME, D’ENVIRONNEMENT ET
D’INFRASTRUCTURE
27. Zoning - CIty-wide - SECONDARY DWELLING UNITs
Zonage des logements secondaires - Règles de portée générale
ACS2005-DEV-POL-0012 city wide
Acting Chair Feltmate chaired the meeting for this
item.
D. Jacobs, Richard Kilstrom, Manager, Community Design and the Environment, T. Marc and Beth Desmarais, Planner, appeared before the Committee with respect to departmental report dated 16 March 2005.
Stephen Silver, President, Homespace
Developments, Homeowners, provided a brief slide presentation. Homespace is a local design and contracting
construction company that works extensively in the area of secondary suites and
basement transformations. Mr. Silver
expressed appreciation for attempting to standardize this process across the
City. Since 2001, Toronto, through free
seminars, distribution of brochures and advertisements in local newspapers, to
date has let approximately 48 building permits in the past two years for
secondary suites. The number of permits
that were let versus the number of suites constructed, without permits, created
a huge discrepancy. The question is why
and what can be done to ensure that does not happen in Ottawa. One of the key elements necessary according
to the Ontario Building Code for secondary suites is fire separation. Fire separation is onerous and buildings
under five years require 45 minutes of fire separation and over five years
require 30. There are also requirements
for sound isolation, additional means of egress and sufficient natural lighting
for kitchens, bedrooms, living rooms etc.
This puts significant pressure from an economic perspective on the cost
and development of a secondary suite.
There are ventilation system requirements that will require fire dampers
or installation of a completely separate furnace and ventilation system, which is
preferred in terms of sound, odour and noise isolation. Separate entrances are required as well as
fire rated door assemblies between the main and secondary suite. Basically, for a person to move forward with
a secondary suite in addition to general construction necessary to complete a
basement entails approximately $35,000 to construct same properly.
In closing, he wanted to propose the city have a
number of different programs for affordable housing and different affordable
housing initiatives, as does CMHC, the Province and the Federal
Government. At this time, none apply to
secondary suites. He suggested the City
seriously look at its programs for affordable housing and consider taking some
of those funds to create programs as incentives for residents to construct
secondary suites according to the Ontario Building Code. In that regard, according to a People
Services’ 2003 document, it states that it costs approximately $145,000 to
create a one bedroom suite (as affordable housing); with a stipend to the
homeowner, the City would be looking at attaining approximately five two to
three bedroom suites for the same price.
Councillor Harder acknowledged for the Committee that
Mr. Silver was the reason this report was before PEC in such a timely fashion. She reminded everyone the former City of
Nepean made a mistake and Mr. Silver was treated poorly in the local papers at
that time, and wanted to publicly apologize on the record. Have said that, the Councillor received
confirmation Mr. Silver was satisfied with report and was looking for an
incentive program for the affordable housing envelope.
Linda Hoad, explained to PEC
that although she had been involved with the Federation of Citizens Association
(FCA) in discussions of this report, she was speaking today on her own
behalf. FCA did not take a position on
this because of its complexity. Members
were encouraged to make their views known to the planner and their Councillor. The general feeling was that, although they
might not all have been 100% supportive, they realized it is an OP policy and
that the report implementing that policy goes a long way towards relieving some
of the concerns members had. It is an
unofficial vote of support. Ms. Hoad
requested that information brochures and public education on the (how to)
creation of secondary suites, be added to the recommendations. Also, that City staff, especially those that
deal with permits, inspection and enforcement be required to complete a
refresher-training course since some of the regulations are somewhat complex.
In response to questions from Committee members, staff provided the following clarification:
·
Continue to be in discussions with Housing Branch with
respect to affordable housing and implementing policies that are in place. With respect to this report, staff will be
working with Housing staff putting together promotional materials not specific
to secondary suites, but to the encouragement affordable housing generally in
the City.
·
The provision of this form of housing assists in achieving
those objectives and achieving a number of objectives relative to
intensification on a variety of fronts.
·
The zoning by-law cannot require that any use be up to
the Building Code or Fire Code. It can
only legalize the land use itself, therefore staff cannot require existing
illegal units to conform to Fire and Building Codes, but can attempt to
minimize future illegal development.
·
There is a Property Standards By-Law. The fact they are legalized for zoning
purposes does not immunize them from having to be brought up to building code
standards if they are discovered.
· Building Permit records can be checked to determine whether or not a building permit was issued to permit a second building and, if not, then the necessary enforcement steps can be taken.
Councillor
Cullen pointed out Recommendation 3 exempts Queensway Terrace North since there
is a study underway and an Interim Control By-Law is in place dealing with
illegal conversions of duplexes to triplexes, which this amendment would
legalize. The OP states that
intensification is not to significantly alter the characteristics of
neighbourhoods and Carlingwood and Glabar Park residents are worried that by
approving the By-Law, they become Centretown, because Centretown was once a
community of single family homes which the pressure of development converted
into a combination of units. The issue is that if Council says it
will change gradually and then provides homes in Whitehaven, Glabar Park,
Carlingwood, Woodpark, with the ability to add a unit, where is the line
drawn? The Queensway Terrace North
Study should determine that, but is there a limit on the number of additional
units. That notion is not contained in
the report and is a weakness that needs to be addressed. It must be recognized there are limits to
intensification.
Councillor Holmes posited this
process is the least expensive and upsetting manner for communities to add
affordable housing across the city and to allow residents to remain in their
homes and receive additional income. She
expressed her strong support for the report.
In response to Acting Chair Feltmate, staff provided the following clarification:
· Parking is allowed in the driveway provided it leads to a parking space whether it is a garage, carport or side yard. The zoning amendment could be amended to provide for a maximum driveway width (the new Zoning By-Law provides for 50% of the lot width).
·
The
predominant form of secondary suites taking place is in owner-occupied homes
and the best management of parking is the owner of the house. It is a self monitoring situation. It works very well and there are a number of
studies conducted by the Provincial government from 1995 to 2000 that dealt with
intensification using this model. It
was clearly shown it has little to no impact on neighbourhood character by
virtue of being primarily owner-occupied.
There are occasions with an absentee landowner wherein it can be more
troublesome, but the vast majority are owner-occupied and managed in that
respect.
At the request of Councillor Cullen, staff agreed to provide appropriate language for the Councillor to consider to prevent residents from applying to the COA in the future for a variance to convert a residence (e.g. semi to a fourplex), to retain the intent of the By-Law not to change the building envelope and maintain the existing parking or driveway arrangements to protect the front yard, prior to the Council meeting of 27 April 2005.
Correspondence from Henry Swiech,
President, Queensway Terrace North Community Association and John
Blatherwick, Chair, Zoning and Development Committee, Woodpark Community
Association Inc., in opposition, were circulated and are held on file with
the City Clerk.
The
Committee approved the recommendation.
1.
That the Planning
and Environment Committee recommend that Council approve an amendment to all
affected former municipal Zoning By-laws to permit secondary dwelling units,
and to create a standard set of definitions and regulations affecting this use,
as detailed in Document 1.
2.
That the Planning and Environment Committee direct the
Planning and Growth Management Department with the assistance of the Client
Service and Public Information Branch and the Housing Branch, to design a
community education program to promote the creation of secondary dwelling
units.
3.
That Interim Control By-law No. 2005-18, affecting the
area of Queensway Terrace North, which has the effect of prohibiting the
conversion of duplexes to “triplexes”, prevails over this amendment until the
interim control by-law is repealed or expires.
CARRIED with Councillor G.
Hunter dissenting.
Environmental Advisory Committee
Comité
consultatif sur l’environnement
28. ENVIRONMENTAL ADVISORY COMMITTEE - 2004 ANNUAL REPORT AND 2005 WORK PLAN
COMITE CONSULTATIF SUR L'ENVIRONNEMENT - RAPPORT ANNUEL DE 2004 ET PLAN DE
TRAVAIL 2005
ACS2005-CCV-EAC-0001
Vice-Chair Feltmate chaired the meeting for this item.
Paul Koch, Chair, Environmental
Advisory Committee (EAC), outlined some of the Committee’s achievements over the past three
years, the Committee’s mandate and brief points on the 2005 Work Plan, as
contained in the report dated 21 March 2005.
Some of his main points are highlighted below:
·
EAC
updated its Vision to bring it in line with triple bottom line thinking and
lifecycle cost accounting, which is key if it is to make good decisions
relative to the environment. That Ottawa becomes, and remains, a model
world capital and a leader in sustainability by ensuring economic prosperity,
social well-being, and environmental and ecological integrity.
·
EAC
works hard to engage the community and other advisory committees due to
overlap. EAC is proactive and reactive.
·
Advise
Council and work with staff. 80% of the
effort is working with staff. Works
virtually and face to face.
·
Planning
and reporting in support of city business strategies including budget and new
long range financial framework
·
Involved
in activities, i. e. 3 community workshops, regular newsletter, city plans,
development application review process, participate in many public advisory
committees, input into a variety of policy plans and programs.
·
Trying
to work on accumulative effects of city decisions for the environment and would
like to see more effort from city staff in that regard.
·
Concerned
about the Development Application Review process as planners are under great
pressure to complete reports often before feedback is received from community.
·
Referenced
the City of New Westminster in British Columbia has put in place a checklist
that all developers for zoning applications and site plans must come forward
with an environmental statement with specific points in a checklist relative to
their proposal. This could help save
the City work and make it easier for groups like EAC to comment.
·
A
number of exciting initiatives are planned for 2005 that should come forward to
PEC; e.g. Air Quality Monitoring Network, Geothermal Community Heating System,
Otawa Sustainability Fund, Greenroofs, etc..
Councillor Cullen remarked on the
notion of environmental checklists to measure development applications against
and opined that was a worthwhile endeavour to pursue. A similar system was in place in the former City of Ottawa years
ago that did function.
Acting Chair Feltmate thanked Mr.
Koch and EAC on behalf of the Committee for the hard work and the advice
provided.
The Committee approved the recommendation.
That the Planning and Environment Committee recommend Council:
1. receive the 2004
Annual Report of the Environmental Advisory Committee as detailed in Attachment
1; and
2. approve the
objectives contained in the 2005 workplan, as detailed in Attachment 2.
CARRIED
LOCAL ARCHITECTURAL
CONSERVATION ADVISORY
COMMITTEE
COMITÉ CONSULATIF SUR LA CONSERVATION DE
L’ARCHITECTURE LOCALE
29. APPLICATION TO ALTER 137 STANLEY AVENUE IN THE NEW
EDiNBURGH HERITAGE CONSERVATION DISTRICT
DEMANDE DE MODIFICATION DU 137, AVENUE STANLEY DANS LE DISTRICT DE
CONSERVATION DU PATRIMOINE NEW EDINBURGH ACS2005-DEV-APR-0097 rideau-rockcliffe (13)
The Committee approved the recommendations
contained in departmental report dated 9 March 2005.
That the Planning and
Environment Committee recommend Council approve the proposed alteration of 137
Stanley Avenue in the New Edinburgh Heritage Conservation District in
accordance with the plans submitted by Jane Thompson, Architect, included as
Document 4 and received on March 3, 2005.
CARRIED
30. APPLICATION TO DEMOLISH FIVE BUILDINGS AT 52-54 bolton, 78-80 bolton, 281-283
cumberland, 287 cumberland and 207-209 murray street, designated under part v
of the ontario heritage act, located in the lowertown west heritage
conservation district
demande en vue démolir cinq édifices au 52-54, RUE bolton, 78-80, RUE
bolton, 281-283, RUE cumberland, 287, RUE cumberland et 207-209, rue murray,
désignés en vertu de la partie v de la loi sur le patrimoine de l’ontario
ET situés dans le DISTRICT DE CONSERVATION DU PATRIMOINE DE LA
BASSE-VILLE OUEST
ACS2005-DEV-APR-0098 rideau-vanier (12)
Chair Hume advised the Committee the applicant was ill and unable to
attend the meeting and requested deferral of the item to the next meeting. In response to the Chair, Mr. Marc advised
that this did not start the 90 day process, but would draft a note for the
applicant to sign as a safeguard, to agree to an extension to the 31st
of May 2005, which will look after any such issue. Brook Burchfield, Lowertown West Community Association
Executive, David Jeanes, Vice-President, Heritage Ottawa (for David Flemming,
President) and Jay Baltz, Chair, LACAC, were present and aware of the deferral. Correspondence from David B. Flemming,
President, Heritage Ottawa, dated 10 April 2005, was circulated and is held on
file with the City Clerk.
Moved by Councillor G. Bédard:
That the item be deferred to the 26 April 2005 Planning and Environment
Committee meeting.
DEFERRAL CARRIED
31. APPLICATION FOR NEW CONSTRUCTION IN THE LOWERTOWN WEST HERITAGE CONSE6VATION DISTRICT at 137-143 guigues avenue
DEMANDE EN VUE D’UNE NOUVELLE CONSTRUCTION DANS LE DISTRICT DE
CONSERVATION DU PATRIMOINE DE LA BASSE-VILLE OUEST aux 137-143, avenue guigues
ACS2005-DEV-APR-0069 rideau-vanier (12)
Chair Hume noted Jay Baltz, Chair, LACAC,
was in support of the item, with the changes suggested by LACAC. The Committee approved the recommendation
contained in departmental report dated 9 March 2005, as amended by LACAC.
That the Planning and Environment Committee
recommend Council approve the proposed new construction located at 137–143
Guigues Avenue in the Lowertown West Heritage Conservation District in
accordance with the plans submitted by Mr. François Latreille included as
Document 4 and received on March 2, 2005, subject to the following minor changes to the design:
·
that there be 24 inches of parging between
the brick cladding and grade on the front facade;
·
that a plinth expressed in grey masonry
material be introduced in the area of the front facade above the recessed
parking garage.
CARRIED
as amended
32. Local Architectural Conservation Advisory Committee
- 2004 ANNUAL REPORT
AND 2005 WORK PLAN
Comité
consultatif sur la conservation de l’architecture locale - RAPPORT ANNUEL DE 2004 ET PLAN DE TRAVAIL 2005
ACS2005-CCV-LAC-0001
Vice-Chair Feltmate chaired the meeting for this item.
The Committee approved the recommendations contained in departmental report dated 1 April 2005. Ms. Barbara Warren, Vice-Chair, LACAC, was present to respond to any questions.
Acting Chair Feltmate thanked Ms.
Warren and LACAC on behalf of
the Committee for the hard work and the advice provided.
That the Planning and Environment Committee recommend Council:
1. Receive the 2004
Annual Report of the Local Architectural Conservation Advisory Committee as
detailed in Attachment 1; and
2. Approve the
objectives contained in the 2005 workplan, as detailed in Attachment 2.
CARRIED
Ottawa Forests and Greenspace Advisory
Committee
Comité consultatif sur les forêts et les espaces verts
d’Ottawa
33. national FOREST WEEK
in ottawa - MAY 1 TO 7, 2005
SEMAINE NATIONALE DE L’ARBRE ET
DES FORÊTS À OTTAWA- DU 1 AU 7 MAI 2005
ACS2005-CCV-OFG-0001 city wide
Iola
Price, Chair, OFGAC, was
present in support of the recommendation contained in departmental report dated
18 March 2005. The Committee approved
the recommendation.
Whereas Canada's healthy and
productive forests and trees are important in the lives of every Canadian;
Whereas Ottawa's 150 years of history are closely associated with the existence of forests in the region;
Whereas these
trees and forests form a major part of the rich heritage enjoyed by all
citizens of the City of Ottawa;
Whereas
Ottawa citizens have shown a high level of interest in forests and trees at
public events run by the Ottawa Forests and Greenspace Advisory Committee;
Whereas the
City of Ottawa owns and manages over 10,000 hectares and growing of Community Forests;
Whereas a
Forest Strategy is being developed for Ottawa and will form an integral part of
the City's Official Plan;
Whereas trees
beautify our surroundings, purify our air, act as sound barriers, manufacture
precious oxygen, and help us save energy through their cooling shade in summer
and their wind reduction in winter;
Whereas a
host of events celebrating Ottawa's forests and trees are planned by a wide
range of community, government and professional organizations, including the
Canadian Museum of Nature;
Therefore be
it resolved that the Ottawa Forests and Greenspace Advisory Committee recommend
that the Planning and Environment Committee and Council declare May 1-7, 2005
to be "National Forest Week in Ottawa," and encourage the citizens of
Ottawa to:
·
Seek spaces and opportunities for the appropriate
planting of trees and shrubs to enhance our environment;
·
Celebrate National Forest Week by walking in our
city's municipal forests and community woodlots and learning about their
critical role in maintaining the health of our city;
·
Care for a newly planted or a neglected tree;
· Learn about organizations that demonstrate sustainable forest management, including urban forest management.
CARRIED
Moved by Councillor D. Holmes:
That the
Planning and Environment Committee recommend that the Rules of Procedure be
waived to allow Item 33 to rise to City Council on 13 April 2005.
CARRIED
34. ottawa forests and greenspace ADVISORY COMMITTEE - 2004 ANNUAL REPORT AND 2005 WORK PLAN
Comité consultatif sur les forêts et les espaces verts d’Ottawa - RAPPORT ANNUEL DE 2004 ET PLAN DE
TRAVAIL 2005
ACS2005-CCV-OFG-0002
Vice-Chair Feltmate chaired the meeting for this item.
Iola Price,
Chair, OFGAC, outlined
some of the Committee’s activities as contained in the 2005 Work Plan, as
outlined in the report dated 1 April 2005, the main points of which are highlighted
below:
·
Activities
are divided into four areas: policy and planning; emerging issues and requested
advice; outreach; and, management.
·
Continue
with the promotion of the value of trees and greenspace and continue to press
for rational development.
·
Worked
with developers and staff, notably in Riverside South, to identify areas that
are most important in terms of greenspace to identify them as not for development.
·
Active
outreach program, through annual forum and website, which contains information
and links to City publications, national and international websites for
individuals concerned about the value of trees, forests and greenspace.
· Work with other Advisory Committees such as LACAC; EAC, with whom OFGAC jointly completes a report card on Council’s 2004 activities; and, Poverty Issues Advisory Committee (PIAC).
· Encountered problems with the 28 day process of the Development Approvals Review as it does not allow sufficient time for OFGAC to properly provide input.
· Will continue to press for rational development; work on policy and planning issues, most noticeably the Greenspace Master Plan; promote land acquisition by using the Municipal Act; work with staff on Forest Strategy; provide comment on maintenance standards on trees in community forests; work with staff on Urban Natural Areas on Environmental Evaluation Study, the Ottawa Design Study, east west north/south light rail; the passage of Good Forestry Practices in Sensitive Natural Areas By Law; work with LACAC on developing a heritage tree program.
· OFGAC would like to have PEC ask advice more often.
Councillor Harder thanked Ms. Price for all of the work undertaken by OFGAC and used various examples to highlight that the Advisory Committee’s presence is definitely felt and OFGAC is heard throughout the City in its many endeavours.
Councillor Cullen noted that with the Tree Program for the City’s 150th Anniversary each Councillor was provided six trees to hand out; his Ward could use 60. It is a very well received and successful program and reinforces the values OFGAC is promoting.
Paul Koch, Chair, EAC, referenced one of the outcomes of the 2003 Winter Review was to compile all of the documentation including consultants’ reports into the computer system so that residents could access the information easily through the web/e-mail. As a result of budget restraints this process was discontinued, but he urged Council to reassess what must be done to have this documentation into data-bases to save the City time, money and energy through reproducing hard copies.
Acting Chair Feltmate thanked Ms. Price on behalf of PEC for all the time and effort by OFGAC. The Committee approved the staff recommendations.
That the Planning and Environment Committee recommend Council:
1. Receive the 2004
Annual Report of the Ottawa Forests
And Greenspace Advisory Committee as
detailed in Attachment 1; and
2. Approve the
objectives contained in the 2005 workplan, as detailed in Attachment 2.
CARRIED
Planning
and
GROWTH MANAGEMENT
URBANISME
ET GESTION DE LA CROISSANCE
PLANNING AND
INFRASTRUCTURE APPROVALS BRANCH
DIRECTION DE L’APPROBATION DES DEMANDES
D’URBANISME ET D’INFRASTRUCTURE
35. NICHOLAS/WALLER
Triangle settlement DISPOSITION
DISPOSITION DU
TRIANGLE NICHOLAS-WALLER
ACS2005-DEV-APR-0091 rideau-vanier (12)
David
Jeanes, Vice-President, Heritage Ottawa (for David Flemming, President) was present in support of the recommendation
contained in departmental report dated 9 March 2005. A memorandum dated 10 April 2005 from David
B. Flemming, President, Heritage Ottawa, in support, was circulated and is on
file with the City Clerk. The Committee
approved the recommendation.
That Planning and Environment Committee recommend that Council approve
the priorities for disposition of the Nicholas Waller Triangle Settlement as
detailed in Document 1.
CARRIED
BUILDING SERVICES
DIRECTION
DES SERVICES DU BÂTIMENT
36. SIGN BY-LAW MINOR
VARIANCE - 5473 Abbott street east
DÉROGATION MINEURE AU RÈGLEMENT SUR LES ENSEIGNES - 5473, rue abbott EST
ACS2005-DEV-BLD-0005 Goulbourn (6)
The Committee approved the recommendations contained in departmental report dated 21 February 2005.
That the Planning and Environment Committee recommend Council approve a Minor Variance to Signs By-law 23-96, of the former Township of Goulbourn, to permit an existing construction sign with an area of 12 square metres instead of the maximum permitted area of 5 square metres, provided it is removed by November 30, 2005.
CARRIED
37. SIGN BY-LAW MINOR
VARIANCE - 780 Baseline Road
DÉROGATION MINEURE AU RÈGLEMENT SUR LES ENSEIGNES - 780, chemin baseline
ACS2005-DEV-BLD-0006 river (16)
Vice-Chair Feltmate chaired the meeting for this Item.
D. Jacobs,
Arlene Gregoire, Director, Building Services, and Paul Blanchett
appeared before the Committee with respect to departmental report dated 1 March
2005.
Anne Fanthom, resident, stated the subject property is
located in a commercial mall across from a residential community. If the variance is approved, the large neon
sign will be obtrusive to residents whose backyards back onto this
property. She indicated Mr. Blanchette
informed her that the standard early notification to community and business
groups had been completed. He explained
that 12 responses out of 45 notifications were received, with six in support
and six opposed. She was informed there
were privacy concerns and information on who was circulated could not be
disclosed. She canvassed her neighbourhood
and gathered 50 signatures on a petition in opposition, a copy of which is held
on file with the City Clerk. Ms.
Fanthom was in support of the staff recommendation to refuse the application.
Staff responded to questions from Councillor Harder, with the following points raised/clarified:
· Currently the sign is externally illuminated with spotlights and minimal spillage.
·
The
variance is requesting an additional three or four feet higher than what is
acceptable under the design criteria and with more intense lighting than the
existing.
·
The
objections received are mainly related to the intensity of switching the sign
to neon. If the existing Big Daddy’s
sign could be placed on the same blue band, or moved down slightly, it would
help the design of the façade and be more consistent.
Kathryn Leroux, Big Daddy’s, indicated it was not their
intention to disturb the neighbourhood.
Big Daddy’s has been at this location for 20 years, with Lone Star, and
a large amount of their regular clientele live in the neighbourhood. The intent is to update and upgrade the
building to upgrade the visibility of the sign. The existing illumination is substandard, faulty, not visible
from the street and has to be replaced.
The requested signage is cleaner, more in keeping with an updated
business look and not necessarily be as intrusive as residents anticipate. Ms. Leroux attempted to address some of the
community’s concerns by proposing a compromise to lower the new signage by two
feet. It would run slightly above the existing
sign bands and drop it down 2.5 feet from its current location. Big Daddy’s is willing to agree to a turnoff
time of 11:30 p.m., which would hopefully address some of the concerns. She indicated they wanted to be flexible as
they live and work in the community as does its staff and regular clientele.
Councillor
Harder acknowledged both the proponent and the residents and felt if given more
time, possibly a compromise could be reached that would appease the neighbours
and allow Big Daddy’s to erect a sign in compliance with the law at the
appropriate height. The Councillor suggested a deferral to
provide the Ward Councillor that opportunity.
The Committee was circulated
correspondence from Steve Slaby, dated 6 April 2005, and Susan Paul, dated 6 April
2005, through Councillor M. McRae, in support of the staff recommendation to
refuse the application, which are held on file with the City Clerk.
Moved by Councillor J. Harder:
That the item be deferred to the 26 April Planning and Environment Committee
meeting.
DEFERRAL CARRIED
with Councillor G. Hunter dissenting.
INFORMATION PREVIOUSLY DISTRIBUTED
INFORMATION DISTRIBUÉE AUPARAVANT
A. on time review status reports
rapports d’étape sur l’examen en temps voulu
ACS2005-DEV-APR-0090 city-wide
RECEIVED
INQUIRIES
DEMANDES DE
RENSIGNEMENTS
Councillor/Conseiller A. Cullen
RECYCLING OF
MARGARINE TUBS AND YOGHURT CONTAINERS (PLASTICS #5).
The
City of Toronto has recently re-instated margarine tubs and yoghurt containers
as part of the recycling program. As
well, the latest CSR price sheet for plastic #5 (margarine tubs and yoghurt
containers) show prices for these plastics in excess of $100 per metric ton
(FOB). When will the City of Ottawa
re-instate recycling margarine tubs and yoghurt containers?
Councillor Cullen had been assured by Chair Hume that there will be a presentation on this matter (by Metro Waste) at the next meeting and perhaps the inquiry could be responded to as part of that presentation.
ADJOURNMENT
LEVÉE DE LA SÉANCE
The Committee adjourned the meeting at 3:20 p.m.
Original
signed by Original
signed by
L.
Ferrari Councillor
P. Hume
Committee Coordinator Chair