Report to/Rapport au :
Planning and Environment Committee
Comité
de l'urbanisme et de l'environnement
and Council / et au Conseil
16 October 2008 / 16 octobre 2008
Submitted by/Soumis par : Nancy Schepers,
Deputy City Manager
Directrice municipale adjointe,
Infrastructure Services and Community Sustainability
Services
d’infrastructure et Viabilité des collectivités
Contact Person/Personne Ressource: Richard
Kilstrom, Manager/Gestionnaire,
Community
Planning and Design, Planning Branch, Direction
de l'urbanisme
(613)
580-2424, 22653, Richard.Kilstrom@ottawa.ca
|
Ref N°: ACS2008-ICS-PLA-0204 |
|
SUBJECT: |
Hospital Lands Area Plan and Proposed Zoning By-law
Amendments |
|
|
|
|
OBJET : |
ÉTUDE DE
PLANIFICATION deS terrains de l'hôpital et modifications proposées au
règlement de zonage |
REPORT
RECOMMENDATION
That Planning and Environment Committee recommend that Council:
1. Approve the Hospital Lands Area Plan,
(distributed separately and on file with the City Clerk and shown as Document
2), as Council’s direction on the future development of the lands, generally
located to the north of Smyth Road and to the east of Alta Vista Drive.
2. Approve an amendment to the Zoning
By-law 2008-250 for 255 Smyth Road, 1800 and 1870, 1785 and 1815 Alta
Vista Drive, 130 and the south half of 100 Roger Guindon Avenue, and 600, 625,
630, 750, 800 and 850 Peter Morand Crescent as shown in Document 1 and as
detailed in Document 3.
3. Approve an amendment to the Zoning
By-law 2008-250 for the north half of 100 Roger Guindon Avenue as shown in
Document 1 and detailed in Document 3.
4. Approve an amendment to the former City
of Ottawa Zoning By-law 93-98 for 255 Smyth Road, 1800 and 1870, 1785 and
1815 Alta Vista Drive, 130 and the south half of 100 Roger Guindon Avenue, and
600, 625, 630, 750, 800 and 850 Peter Morand Crescent as shown in Document 1
and as detailed in Document 3.
5. Approve an amendment to the former City
of Ottawa Zoning By-law 93-98 for the north half of 100 Roger Guindon Avenue as
shown on Document 1 and as detailed in Document 3.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement recommande au
Conseil :
1. Approuve
l’étude de planification des terrains de l’Hôpital (distribuée séparément,
déposée auprès du greffier de la Ville d’Ottawa et présentée sous le titre
Document 2), à titre de directive pour le Conseil en ce qui concerne
l’aménagement futur des terrains, principalement situés au Nord de chemin Smyth
et à l’est de la promenade Alta Vista;
2. Approuve
une modification au Règlement de zonage 2008-250 pour le
255, chemin Smyth, ainsi que les lots 1800 et 1870, 1785 et 1815,
promenade Alta Vista, 130 et la moitié de la partie sud du 100, avenue
Roger Guindon, et des lots 600, 625, 630, 750, 800 et 850, croissant Peter
Morand, comme l’indique le document 1 et selon les détails fournis dans le
document 3;
3. Approuve
une modification au Règlement de zonage 2008-250 pour la moitié de la partie
nord du lot 100, avenue Roger Guindon comme l’indique le document 1 et
selon les détails fournis dans le document 3;
4. Approuve
une modification au Règlement de zonage 93-98 de l’ancienne Ville d’Ottawa pour
les lots 255, chemin Smyth, 1800, 1870, 1785 et
1815 promenade Alta Vista, 130 et la moitié de la partie sud du
100, avenue Roger Guindon, ainsi que les lots 600, 625, 630,
750, 800 et 850, croissant Peter Morand, comme l’indique le
document 1 et selon les détails fournis dans le document 3;
5. Approuve
une modification au Règlement de zonage 93-98 de l’ancienne Ville d’Ottawa pour
le lot 100, avenue Roger Guindon, comme l’indique le document 1 et
selon les détails fournis dans le document 3.
BACKGROUND
The Department, working with a consultant team headed by Meloshe and Associates, commenced in 2004 an area planning study for the future development of the Ottawa Health Sciences Centre (OHSC) and the National Defence Medical Centre (NDMC) lands located generally to the northeast of the Alta Vista Drive and Smyth Road intersection. The study emanated from the 2001 Alta Vista/Smyth Road Transportation Strategy Implementation Plan, which identified a need for an area planning exercise to guide the Hospital Lands future development as a significant health care, research and educational focus for the Ottawa and Eastern Ontario, including accompanying residential, neighbourhood commercial, green space and other community amenities, and featuring a fully integrated transportation network.
Previous area studies included the 1996 Alta Vista/Smyth Road Planning Study, which identified the planning area as an important health care centre and recommended "a dynamic mix of uses sensitive to the surrounding environment." The Hospital Lands Area Plan expands on the 1996 study by: addressing current and future development trends, particularly the future expansion of the OHSC; incorporating the Official Plan transit-focused, smart growth polices for directing future growth; and, by including lands required for future transportation needs, specifically a potential rapid transit corridor to serve the area.
Also of significance to the Area Plan is the 2005 Alta Vista Transportation Corridor Environmental Assessment, including Council's approval of the Hospital Link road to serve the OHSC and the future development of the NDMC lands.
The planning area encompasses approximately 160 hectares, generally bounded by Alta Vista Drive and Smyth Road to the west and south respectively (see Document 1). Surrounding residential communities include Alta Vista, Riverview Park, Faircrest Heights and Canterbury. The major land uses are as follows:
- OHSC, with 250830 square metres of floor space incorporating the General Campus of the Ottawa Hospital, the Children’s Hospital of Eastern Ontario and the University of Ottawa. The OHSC functions as the principal health care provider and training centre for all of Eastern Ontario;
- The former Ottawa Life Sciences Park (now University of Ottawa Alta Vista Campus), which was initially planned to accommodate Ottawa's bio-medical sector, but now has been acquired by the University of Ottawa for training and research facilities;
- The NDMC lands, comprising about 23 hectares, which will become available for future development, possibly in 2009, but this time frame may be delayed until 2013. These lands are the main focus of the Land Use Strategy;
- Oak Park subdivision was recently developed on the former Rideau Veterans Home lands;
- The new Perley Hospital, on the eastern boundary of the planning area, which replaces the former Rideau Veterans Home;
- The Hospital Woods and the NDMC Woods - their preservation is an objective of the Area Plan; and,
- Non-governmental medical and research organization head offices along Alta Vista Drive north of Smyth Road.
DISCUSSION
Recommendation 1
Recommendation 1 is to approve the Hospital Lands Area Plan (Document 2) as Council’s policy direction for the future development of the planning area. The primary purpose of the Area Plan is to guide City Council, staff, residents, property owners and developers in assessing the appropriateness of future development proposals in keeping with the Area Plan’s land use strategy and design guidelines.
The NDMC lands redevelopment area is proposed for between 560-643 medium and high density residential units, 2800 square metres of commercial/retail uses, 4300 square metres of office space and about 100000 square metres of institutional space, when fully built-out.
Land Use Strategy
The key elements of the Hospital Lands Area Plan Land Use Strategy are:
- Provision for the growth and expansion of the OHSC, as per their 2006 master plan long-term expansion study, which identified a need for one-half of the NDMC lands. Development of the institutional use areas will be aimed at linking uses at grade to provide a continuous, pedestrian-friendly and animated streetscape;
- A range of housing types, densities, tenures and unit sizes, including the provision for mixed-use employment/residential high density on the north half of the 100 Roger Guindon Avenue site;
- Mixed-use development focused on a pedestrian-oriented and animated town square, including street-related retail and restaurants with residential units and/or offices on the upper floors. The Area Plan also envisages community-related uses that will offer services and amenities to the surrounding neighbourhoods;
- Land uses that will support the OHSC and the adjacent residential communities, such as a central recreation facility, health care centre, medical clinics and day care;
- Strategic preservation of most of the two woodlots, as part of a larger open space network, in order to maintain their integrity as an important open space feature for the community;
- Clearly-defined pedestrian/cycling linkages to integrate the planning area with the adjacent residential neighbourhoods, future transit stations and the OHSC, thereby creating an attractive live-work community where residents can walk or cycle to their workplace;
- Transit-oriented development within 600 metres of proposed stations;
- Low and medium profile compact development at a human scale that respects the character of the area and provides a transition between the existing low profile neighbourhoods and the proposed higher profile residential buildings;
- University of Ottawa, Alta Vista Campus area, as a major centre for bioscience research and education in keeping with its employment designation in the Area Plan.
Design Guidelines
A key component of the Area Plan is the design guidelines addressing land use, open space, block patterns, the pedestrian system and streets, as well as building siting and massing. These guidelines are intended to provide more detailed direction on the desired form of development and enhancement of the public realm in keeping with objectives of the Area Plan.
Transportation
City Council has approved the construction of the initial phase of the Alta Vista Transportation Corridor, a two lane Hospital Link road extending from Riverside Drive to as far as an access point to the hospital ring road. Transit priority will be provided on the Hospital Link, including bus ramps connecting to the Southeast Transitway and bus priority lanes at the Alta Vista Drive intersection. In the 2008 budget, funding has been identified for construction to begin in 2010.
The Hospital Lands Area Plan also includes a transportation overview to support its recommendations. The overview's findings were that for the 2026 time horizon, when the portion of the NDMC lands that are not part of the OHSC expansion will likely be built-out, the Hospital Link road will help reduce 2006 peak hour traffic volumes on Alta Vista Drive immediately north of Smyth Road and reduce morning peak volumes along Smyth Road east of Alta Vista in the OSHC area.
The Alta Vista Transportation Corridor (AVTC) is a proposed north-south four lane arterial extending northward from Conroy Road, across Smyth Road and through the open space corridor to the east and north of the OHSC lands, curving westerly and crossing Alta Vista Drive before ultimately linking to the Highway 417/Nicholas interchange extension. The Environmental Assessment for this future road was approved by City Council in 2005, though only the Hospital Link road, as noted previously, was approved for construction.
On July 2, 2008 Transit Committee approved the statement of work for the Hospital Link Transit Corridor Planning and Environmental Assessment (EA). This rapid transit corridor, connecting the Southeast Transitway to Blair Station as identified in the Transportation Master Plan, is needed to provide bus rapid transit service for the OHSC as it continues its expansion, as well as for the mixed-use development proposed over the development time frame of the Area Plan. Transit Committee amended the statement of work to include a study of multi-use paths in the potential corridor(s) and expanded the study area to include other corridor options. The Area Plan identifies two possible stations along the transit corridor to serve the planning area, although the EA will determine their exact location.
The timing for undertaking this EA is based on the Ontario Municipal Board (OMB) reserving its decision, in 2006, on an appeal of the Official Plan designation of the corridor for rapid transit, pending the City's completion of an EA by the end of 2009.
Implementation
Implementation of the Area Plan will be phased based on the future development plans of the property owners. As noted previously, the NDMC lands may not be available for redevelopment until 2013. The Area Plan's land use strategy provides a broad planning framework in which future land decisions can be made.
At the time of future development, the property owners and/or developers will submit the appropriate subdivision, zoning and site plan control applications, and these applications will be evaluated in keeping with the policies and guidelines of the Area Plan, as well as the Official Plan.
Recommendation 2
Recommendation 2 is to approve, as detailed in Document 3, an amendment of the new Zoning By-law, 2008-250. The amendment focuses on two areas - the University of Ottawa, Alta Vista Campus and the non-governmental medical and research organization head office area, north of the Alta Vista/Smyth intersection, which are currently zoned I2-Major Institutional but should be zoned IP-Industrial Business Park, to reflect the employment nature of these two areas.
Because the Hospital Lands study was ongoing at the time, the new Zoning By-law did not address these two areas. The proposed zoning amendment will bring both areas into line with other IP-zoned employment areas in the new Zoning By-law and will ensure appropriate zoning codes are assigned. The proposed IP subzones have been tailored to focus on the existing employment type uses of each area. Existing uses in the two areas will continue to be permitted and maximum building height provisions and other development rights will be carried forward in the proposed zoning. Existing I2 uses not appropriate for an employment area, such as courthouse and correctional facility, have been deleted in the proposed IP zoning.
In the University of Ottawa, Alta Vista Campus area, new exceptions will be required for three properties. For 625 Peter Morand Crescent, the common parking lot that was designated by the former City of Ottawa to provide parking for the former Life Sciences Park needs to be recognized in the proposed IP subzone. The south half of 100 Roger Guindon and 130 Roger Guindon have been identified as a potential site for a structured parking garage to serve the OHSC and require an exception to permit this additional use in the IP subzone.
Recommendation 3
Recommendation 3 is to approve an amendment to Zoning By-law 2008-250 specific to the north half of 100 Roger Guindon Avenue, located in the University of Ottawa, Alta Vista Campus area. This separate recommendation reflects a site specific re-zoning application submitted by the property owner and held for a decision, with the co-operation of the owner, until such time as the completion of the Hospital Lands Area Plan. The recommendation is to apply the same IP Industrial Business Park provisions as those supported under Recommendation 2 for the University of Ottawa, Alta Vista Campus area, with the added exception of allowing for a residential component by adding apartment dwelling mid-high rise and dwelling unit as permitted uses, and allowing a maximum height for those uses of 34.0 metres (equivalent to 12 storeys).
Recommendation 3 implements the classification of the property in the Plan as “Mixed-Use Employment/Residential High Density”. A key element of the Plan is to allow for pedestrian-oriented 10 to 12-storey mixed use development to complement the existing and expanded hospital campus at select locations to maximize views, proximity to transit and the NDMC woodlot. The property is located within easy walking distance of the hospital campus, existing and proposed transit, is adjacent to a wooded open space area. The proposed zoning will facilitate mixed use of up to 12 storeys. The land use policies of the Plan recommend the provision of housing types that are not currently present in Alta Vista or the OHSC. There are currently no mixed use nor mid-high rise apartment developments offering residential accommodation in the planning area as provided for by the recommended rezoning. The recommended rezoning is also considered to be in keeping with the Official Plan policies for intensification inside the greenbelt, especially close to existing or proposed rapid transit. Therefore the re-zoning of the north half of 100 Roger Guindon Avenue is recommended for approval.
Recommendation 4
Recommendation 4 is to approve, as detailed in Document 3, an amendment to the former City Ottawa Zoning By-law 93-98 for the University of Ottawa, Alta Vista Campus and the non-governmental organization properties north of the Alta Vista/Smyth intersection. An amendment to By-law 93-98 is necessary since the Ontario Municipal Board approval of By-law 2008-250 has not yet been received.
Recommendation 5
Recommendation 5 is to approve, as detailed in Document 3, specifically for the north half of 100 Roger Guindon Avenue, an amendment to the former City of Ottawa Zoning By-law 93-98. An amendment to By-law 93-98 is necessary since Ontario Municipal Board approval of By‑law 2008-250 has not yet been received.
ENVIRONMENTAL IMPLICATIONS
The Hospital Lands Area Plan will help to foster development that is sustainable and reinforces the principles of compact development, preservation of green space, pedestrian linkages and transit.
CONSULTATION
A summary of the public consultation, including the comments received, is detailed in Document 4. For the Area Plan, three public open houses with presentations were held over the course of the study.
FINANCIAL IMPLICATIONS
There are no financial implications from the approval of the Hospital Lands Area Plan. Provision of public infrastructure and amenities will be addressed at the time of plan of subdivision and site plan approval.
SUPPORTING DOCUMENTATION
Document 1 Location Maps
Document 2 Hospital Lands Area Plan (on file with the City Clerk and distributed separately)
Document 3 Details of Recommended Zoning
Document 4 Consultation Details
DISPOSITION
Infrastructure Services and Community Sustainability
to prepare,
forward to Legal Services Branch and undertake the statutory notification.
Legal Services Branch to forward implementing by-laws to City Council.
City Clerk to notify Melron Properties and DCR Phoenix with regard to Council’s decision regarding the north half of Roger Guindon Avenue.
LOCATION MAPS DOCUMENT 1
DETAILS OF RECOMMENDED ZONING DOCUMENT 3
The addresses shown on the location maps in Document 1 for 255 Smyth Road, 1800 and 1870, 1785 and 1815 Alta Vista Drive, north half of 100 Roger Guindon Avenue, 130 and south half of 100 Roger Guindon Avenue, and 600, 625, 630, 750, 800 and 850 Peter Morand Crescent are rezoned as follows from the City of Ottawa Zoning By-law 2008-250 and By-law 93-98 of the former City of Ottawa:
|
Address |
City of Ottawa Zoning By-law 2008-250 |
Former Ottawa Zoning By-law 93-98 |
||
|
|
Existing Zoning |
Proposed Zoning |
Existing Zoning |
Proposed Zoning |
|
255 Smyth |
I2B [372] F(0.7) H(10.7) and I2 [371] F(1.5) – Major Institutional |
IP11 [372] F(0.7) H(10.7) – Industrial Business Park |
I2B [237] F(0.7) H(10.7) and I2 [316] F(1.5) – Major Institutional |
IP7 [237] F(0.7) H(10.7) – Industrial Business Park |
|
1800 and 1870 Alta Vista Drive |
I2B |
IP11 |
I2B |
IP7 |
|
1785 and 1815 Alta Vista Drive |
I2B F(1.5) |
IP11 F(1.5) |
I2B F(1.5) |
IP7 F(1.5) |
|
100 Roger Guindon (north half) |
I2D [374] F(0.5) S123 - Major Institutional |
IP10 [new exception permitting an apartment dwelling, mid-high rise and dwelling unit] S123 – Industrial Business Park |
I2D [300] F(0.5) Sch. 71 – Major Institutional |
IP6 [new exception] Sch. 71 – Industrial Business Park |
|
130 and south half of 100 Roger Guindon |
I2D [374] F(0.5) S123 |
IP10 [new exception permitting a parking garage] S123 |
I2D [300] F(0.5) Sch. 71 |
IP6 [new exception] Sch. 71 |
|
600, 630, 750, 800, 850 Peter Morand |
I2D [374] F(0.5) S123 |
IP10 [374] S123 |
I2D [300] F(0.5) Sch. 71 |
IP6 [374] Sch. 71 |
|
625 Peter Morand |
I2D [374] F(0.5) S123 |
IP10 [new exception] S123 |
I2D [300] F(0.5) Sch. 71 |
IP6 [new exception] Sch. 71 |
Other proposed changes to the City of Ottawa Zoning By-law No 2008-250:
600, 625, 630, 750, 800, 850
Peter Morand; 100, 130 Roger Guindon
1. A new subzone, IP10-Industrial Business Park, will be added to Section 206 as follows:
IP10 SUBZONE (University of Ottawa, Alta Vista Campus)
(10) In the IP10 Subzone the following provisions apply:
(a) Sections 201(1) and (2) do not apply and only the following uses are permitted:
day care
emergency service
hospital
medical
facility
office
post-secondary
educational facility
production
studio
research
and development centre
technology
industry
training
centre
(b) uses must not be obnoxious, offensive or dangerous by reason of the presence or emission of odour, dust, smoke, noise, fumes, vibrations, bright light, radiation, refuse matter or water-carried waste;
(c) subsection 205 (5) does not apply and all storage areas must be located within the principal use building, and all access to storage areas must be screened from view;
(d) a minimum of 40% of the total area of the lands shown on Schedule 123 must be landscaped area;
(e) a landscaped area with a minimum width of three metres is required along all property lines;
(f) clauses 206(10)(d) and 206(10)(e) apply as though the total area of the lands shown on Schedule 123 is one lot;
(g) 600, 630, 800 and 850 Peter Morand Crescent are considered to be one lot for by-law purposes
(h) parking must be provided for all uses at the rate of one space per 100 square metres of gross floor area;
(i) parking may be located anywhere in the IP10 subzone;
(j) a loading space must be screened from view;
(k) the road right-of-way is not included in calculating zoning provisions;
(l) the provisions of subsections 205(3) and (4) do not apply and the provisions set out in Table 206G below apply;
TABLE 206G – IP10 SUBZONE PROVISIONS
|
I Zoning Mechanisms |
II Zone Provisions |
|
(1) Minimum Lot Width (m) |
No minimum |
|
(2) Minimum Lot Area (m2) |
No minimum |
|
(3) Minimum Front Yard Setback (m) |
7.5 |
|
(4) Minimum Rear Yard Setback (m) |
7.5 |
|
(5) Minimum Interior Side Yard Setback (m) |
7.5 |
|
(6) Minimum Corner Side Yard Setback (m) |
7.5 |
|
(7) Minimum width of landscaped area along all lot lines (m) |
3 |
|
(8) Maximum floor space index |
2.0 |
2. For the north half of 100 Roger
Guindon, a new exception, IP10 [xx1] H(34) S123 will
be added to Part 15, Section 239 to add apartment dwelling, mid-high
rise and dwelling
unit as additional permitted uses and the following provisions shall
apply:
- maximum height of a building
not containing residential uses as shown on Schedule 123
- dwelling unit is permitted in
a mixed use building only if the building is five storeys or greater in height
- the floor space index
attributable to the non-residential use
portion of a mixed-use building shall not exceed 2.0
- the provisions limiting floor
space index do not apply to an apartment dwelling mid-high rise
-
only residential
units shall be permitted above the fifth floor of a mixed-use building
- at least 40% of Areas A, B and C on Schedule 123 must be landscaped area
- the provisions of clauses 206(10) (h) and 206 (10) (i) above do not apply for a dwelling unit and for an apartment dwelling, mid-high rise.
(Item 2 is by separate amending by-law)
3. For the south half of 100 Roger Guindon and 130 Roger Guindon, a new exception, IP10
[xx2] S123, will be added to Part 15, Section 239 to add parking garage as an additional permitted use and the following provisions:
- maximum heights as shown on Schedule 123
- at least 40% of Areas A, B and C on Schedule 123 must be landscaped area.
4. For 625 Peter Morand, a new exception, IP10 [xx3] S123, will be added to Part 15 Section 239 to add parking lot as an additional permitted use and the following provisions:
- maximum heights as shown on Schedule 123
- at least 40% of Areas A, B and C on Schedule 123 must be landscaped area.
5. Schedule 123 will be deleted and replaced by the following new Schedule 123:
1785, 1800, 1815, 1867, 1870
Alta Vista, 255 Smyth
6. A new subzone, IP11- Industrial Business Park will be added to Section 206 as follows:
IP11 SUBZONE (Alta Vista/Smyth)
(11)In the IP11 Subzone the following provisions apply:
(a) Sections 201(1) and (2) do not apply and only the following uses are permitted:
day care
emergency
service
medical
facility
office
production
studio
research and
development centre
technology
industry
training
centre
(b) The following provisions apply:
(i) parking rates must be provided for a research and development centre at the rate of 2 spaces per 100 m2 of gross floor area; and
(ii) the minimum required rear yard setback for the property known municipally as 1785 Alta Vista Drive is three metres;
(c) The provisions of subsections 205(3) and (4) do not apply and the provisions set
out in Table 206H below apply:
TABLE 206H – IP11 SUBZONE PROVISIONS
|
I Zoning Mechanisms |
II Zone Provisions |
|
|
(1) Minimum Lot Width (m) |
No minimum |
|
|
(2) Minimum Lot Area (m2) |
No minimum |
|
|
(3) Minimum Front Yard Setback (m) |
7.5 |
|
|
(4) Minimum Rear Yard Setback (m) |
7.5 |
|
|
(5) Minimum Interior Side Yard Setback (m) |
7.5 |
|
|
(6) Minimum Corner Side Yard Setback (m) |
7.5 |
|
|
(7) Maximum Height (m) |
Within 12m. of an R1, R2 or R3 zone |
15 |
|
|
Other cases |
No maximum |
|
(8) Minimum width of landscaped area along all lot lines (m) |
3 |
|
7. Exception 372, in Column V will be amended by adding: “ is only” between “– access” and “ to be permitted”.
Other proposed changes to
former City of Ottawa Zoning By-law 93-98:
600, 625, 630, 750, 800, 850 Peter Morand; 100, 130 Roger Guindon
8. A new subzone, IP6 – Industrial Business Park, will be added as Section 476a as follows:
IP6
SUBZONE
476a In the IP6 subzone the following provisions apply:
(a) Sections 451 and 452 do not apply and only the following uses are permitted:
day care
emergency
service
hospital
medical
facility
office
post-secondary
educational facility
production
studio
research and
development centre
technology
industry
training
centre
(b) uses must not be obnoxious, offensive or dangerous by reason of the presence or emission of odour, dust, smoke, noise, fumes, vibrations, bright light, radiation, refuse matter or water-carried waste;
(c) Section 459 does not apply and all storage areas must be located within the principal use building, and all access to storage areas must be screened from view;
(d) a minimum of 40% of the total area of the lands shown on Schedule 71 must be landscaped area;
(e) a landscaped area with a minimum width of three metres is required along all property lines;
(f) clauses 476a (d) and 476a (e) apply as though the total area of the lands shown on Schedule 71 is one lot;
(g) 600, 630, 800 and 850 Peter Morand Crescent are considered to be one lot for by-law purposes
(h) parking must be provided for all uses at the rate of one space per 100 square metres of gross floor area;
(i) parking may be located anywhere in the IP6
subzone;
(j) a loading space must be screened from view;
(k) the road right-of-way is not included in calculating zoning provisions;
(l) the provisions of Sections 456 and 457 do not apply and the provisions set out in Table 476a below apply:
TABLE 476a – IP6 SUBZONE PROVISIONS
|
I Zoning Mechanisms |
II Zone Provisions |
|
(1) Minimum Lot Width (m) |
No minimum |
|
(2) Minimum Lot Area (m2) |
No minimum |
|
(3) Minimum Front Yard Setback (m) |
7.5 |
|
(4) Minimum Rear Yard Setback (m) |
7.5 |
|
(5) Minimum Interior Side Yard Setback (m) |
7.5 |
|
(6) Minimum Corner Side Yard Setback (m) |
7.5 |
|
(7) Minimum width of landscaped area along all lot lines (m) |
3 |
|
(8) Maximum floor space index |
2.0 |
9. For the north half of 100 Roger Guindon, a new exception, IP6 [xx1] H(34) Sch 71, will be added to Part XV to include high-rise apartment building and dwelling unit as additional permitted uses and the following provisions shall apply:
- maximum
height of a building not containing residential uses as shown on Schedule 71
- dwelling
unit is permitted in a mixed use building only if the building is five storeys
or greater in height
- the
floor space index attributable to the non-residential use portion of a
mixed-use building shall not exceed 2.0
- the
provisions limiting floor space index do not apply to a high-rise apartment
building
- only
residential units shall be permitted above the fifth floor of a mixed use
building
- the provisions of clauses 476a (h) and 476a (i) above do not apply for a dwelling
unit and for a high-rise apartment building
- at least 40% of Areas A, B and C on Schedule 71 must be landscaped area.
(Item 2 is by separate amending by-law)
10. For the south half of 100 Roger Guindon and 130 Roger Guindon, a new exception, IP6 [xx2] S71, will be added to Part XV to add parking garage as an additional permitted use and the following provisions:
- maximum heights as shown on Schedule 71
- at least 40% of Areas A, B and C on Schedule 71 must be landscaped area.
11. For 625 Peter Morand, a new exception, IP6 [xx3] S71, will be added to Part XV
to add parking lot as an additional permitted use and the following provisions:
- maximum heights as shown on Schedule 71
- at least 40% of Areas A, B and C on Schedule 71 must be landscaped area.
12. Schedule 71 will be deleted and replaced by the following new Schedule 71:
1785, 1800, 1815, 1867, 1870 Alta Vista, 255 Smyth
13. A new subzone, IP7-Industrial Business Park, will be added as Section 476b, as follows:
476b IP7 SUBZONE
In the IP7 subzone the following provisions apply:
(a) Sections 451 and 452 do not apply and only the following uses are permitted:
day care
emergency
service
medical
facility
office
production
studio
research
and development centre
training centre
(b) The following provisions apply:
(i) parking rates must be provided for a research and development centre at the rate of 2 spaces per 100 m2 of gross floor area; and
(ii) the minimum required rear yard setback for the property known municipally as 1785 Alta Vista Drive is three metres;
(c) The provisions of Sections 456 and 457 do not apply and the provisions set out in Table 476b below apply:
TABLE 476b – IP7 SUBZONE PROVISIONS
|
I Zoning Mechanisms |
II Zone Provisions |
|
|
(1) Minimum Lot Width (m) |
No minimum |
|
|
(2) Minimum Lot Area (m2) |
No minimum |
|
|
(3) Minimum Front Yard Setback (m) |
7.5 |
|
|
(4) Minimum Rear Yard Setback (m) |
7.5 |
|
|
(5) Minimum Interior Side Yard Setback (m) |
7.5 |
|
|
(6) Minimum Corner Side Yard Setback (m) |
7.5 |
|
|
(7) Maximum Height (m) |
Within 12m. of an R1, R2 or R3 zone |
15 |
|
|
Other cases |
No maximum |
|
(8) Minimum width of landscaped area along all lot lines (m) |
3 |
|
14. Exception 237, in Column IV will be amended by adding: “ is only” between “– access” and “to be permitted”.
CONSULTATION DETAILS DOCUMENT 4
The Hospital Lands Area Plan had an extensive public consultation program, including the following components:
Open Houses
The City sponsored three open houses in the community during each phase of the study: the first in February 2004 to identify existing conditions and issues; the second in January 2005 to present three alternative development concepts and the third in April 2007 to present the final draft planning concept.
Presentations were also made at the request of individual Community Associations and the Alta Vista Planning Group.
Project Steering Committee
A project Steering Committee, with representation from: the affected property owners (OHSC, University of Ottawa, Canada Lands Company and Melron Properties); four Community Associations in the area (Faircrest Heights, Riverview Park, Alta Vista, and Canterbury); Councillor Peter Hume's office; key City Departments; and, the consultant team, met regularly to discuss the study's progress and provide feedback on issues and ideas. The Steering Committee comments have been incorporated, where applicable, into the Area Plan in Document 2.
A Technical Advisory Committee also formed part of the consultation and review process.
Comments
on the Hospital Lands Area Plan
The following is a summary of the public comments received at and after the third open house in April 2007 in response to the final draft planning concept.
1. All or most of the NDMC lands should be protected for future health care needs. (Petition signed by 35 people). No vision of possible health-related uses outside of hospitals.
Staff Response:
As stated in the report, the OHSC prepared a master plan long-term expansion study in 2006, which determined one-half of the NDMC lands were required for their future expansion needs. This finding facilitates the residential and mixed use development of the remaining NDMC lands as per the Area Plan. The Area Plan also envisages some non-hospital institutional uses, such as an allied health care centre.
2. Why is the City developing the available green spaces surrounding the hospitals? Green spaces should be maintained untouched and not sacrificed and preserved for future area hospital expansion.
Staff Response:
The Area Plan includes policies to preserve and enhance most of the two woodlots and the associated green spaces, as well as providing for a reforestation band along the Alta Vista Transportation Corridor. A key feature of the planning concept is a town square to serve both the OHSC and the surrounding residential community and noted in the response to Question 4 below. The lands proposed for development are not designated in the Official Plan or zoned for open space.
3. The presentation at the Open House made no mention or provision for a community space such as a pool or a community centre. Would like a couple of rooms for community events.
The Area Plan's Land Use Strategy contains planning principles for the provision of community related uses/facilities that can serve both the hospital campus and the adjacent residential neighbourhoods.
4. Concern over multi-use/density in the Area Plan. Prefer to have expanded hospital/ institutional use with a mix of low-rise residential, some commercial and a community park space in addition to the woodlots that would be in scale and compatible with the overall needs of the existing neighbourhoods. Would like a coffee shop, pub or restaurant.
Staff Response
The Area Plan provides for a wide mix of residential types, tenures, unit sizes and densities to serve the needs of future residents in keeping with the policies of the Official Plan. Low and medium profile development will be at a human scale and respect the character of the larger planning area as well as provide a transition between the existing low profile neighbourhoods and the proposed higher profile residential buildings. The Plan also includes a town square as a community open space amenity to support special events and daily use as well as a focus for adjacent small retail and restaurants to help animate the area.
5. Concerned with the traffic impact of the proposed development.
Staff Response
As noted in the report, the transportation overview report determined with the completion of the Hospital Link road, when the NDMC lands will likely be built-out in 2026, peak hour traffic volumes would be reduced from 2006 levels on Alta Vista Drive and morning peak volumes would be reduced on Smyth Road.
6. The Hospital Link road and the AVTC must not be at grade when crossing Alta Vista Drive because traffic will gravitate to the new Valour Drive/Alta Vista intersection to avoid the Smyth/Alta Vista intersection. Traffic control mechanisms at the Hospital Link/Alta Vista intersection will do little to stop people from breaking them, and with increased use of Valour Drive, there may be a need for traffic lights here also, creating further traffic problems. The goal of the Hospital Link to provide a rapid method for both private vehicles and transit to access the Hospital Lands will not be achieved if there is traffic disruption at Alta Vista, particularly with the additional 2000 residential units.
Staff Response
As part of the AVTC Environmental Assessment (EA) process, the issue of grade separation of Alta Vista Drive with the Hospital Link was extensively analyzed, documented and reviewed with the public and area community associations. City Council, the Public Advisory Committee and the community associations were provided with this documentation. The EA recommendation, and the Council-approved solution, is for an at-grade intersection. This is what is being currently designed for the Stage 1 Hospital Link. Once the initial Hospital Link is in place, the intersection of Valour Drive with Alta Vista Drive will be restricted to right-in/right-out only.
Note that the Area Plan proposes a maximum of 770 additional residential units.
7. Apart from the hospital woodlot, there is no natural landscaped buffer between the AVTC and Riverview Park that would provide improved aesthetics and sound deadening between the roadway and the community of Riverview Park west of Balena Avenue. A simple solution would be to plant trees and low-rise bushes between the hydro corridor and the roadway.
Staff Response
As per the AVTC EA, there will be a combination of earth berm, fencing and landscaping to address the visual and noise attenuation requirements of the AVTC at this location. Details will be confirmed during the design for the first stage of the Hospital Link road.
Comments on the North Half of 100
Roger Guindon Avenue Application
For the original site-specific Zoning By-law Amendment application notification and public consultation was undertaken in 2004 in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law amendments. A subsequent re-notification to all respondents to the original notification and to community groups was undertaken in 2008. A summary of the comments and the staff responses follows:
There were three responses to the 2004 circulation and two responses to the 2008 circulation, from the public regarding the rezoning proposed for the north half of the 100 Roger Guindon property.
1. Comment (2004): The original zoning of the Ottawa Life Sciences Technology Park (OLSTP) reflected the intent of the community to designate the land for life sciences research and development, and to take advantage of the close proximity to the Ottawa Health Sciences Centre and it’s related research and development activities. Allowing a ten-storey apartment building on the site would have a negative impact on the future life sciences opportunities of the OLSTP.
Staff Response
The recommended re-zoning for the north half of the 100 Roger Guindon property continues to allow all the desired life sciences research park uses, while reflecting the results of the comprehensive Hospital Lands Area Plan which advocates allowing a complementary residential component at selective locations to provide more opportunities for people to work and live in the area.
2. Comment (2004): Allowing a ten storey apartment building is unacceptable and could lead to a slippery slope headed for the destruction of the Riverview Park neighbourhood; we do not want to be forced to move away. Zoning should not be ignored and amended “willy-nilly”; we are glad that the entire life sciences park and hospital complex is being considered through the Hospital Lands Area Planning Study.
Staff Response
The proposed rezoning is not within or immediately adjacent to the residential segment of the Riverview Park neighbourhood and is in keeping with the recommendations of the Hospital Lands Area Study.
3. Comments (2008): Intensification and smart growth are desirable, but there should be some limits on in-fill. The existing zoning provides for a reasonable balance of development and greenspace and a six-fold increase in the floor space index and almost two-fold increase in the height will create a blight on the area. A 10-storey high-rise does not fit in with the character of the neighbourhood of entirely one and two-storey dwellings and the biotech labs. The planned Alta Vista corridor will pass under windows of the proposed high rise.
Staff Response
The proposed rezoning to allow limited residential development is in keeping with the Official Plan policies for intensification and the recommendations of the Hospital Lands Area Study. The rezoning is also considered to complement the surrounding health sciences and research uses by providing a limited amount of opportunity for living and working in the same area, while having minimal impact on the surrounding residential areas. Facilitating higher intensity development in close proximity to existing or proposed major roadways and rapid transit routes is in keeping with the intent of Official Plan policies