Documentation

1. Development Services Department General Manager’s report dated 11 February 2002 is immediately attached (ACS-2002-DEV-APR-0027).

2. An Extract of Draft Minutes, 28 February 2002, immediately follows the report and includes the voting record.

Report to/Rapport au:

Planning and Development Committee/

Comité de l’urbanisme et de l’aménagement

and Council/et au Conseil

11 February 2002/le 11 février 2002

Submitted by/Soumis par: Ned Lathrop, General Manager/Directeur général

Development Services Department / Services d’aménagement

Contact/Personne-ressource: Grant Lindsay, Manager, Development Approvals/

Gestionnaire, Approbation des demandes d’aménagement

580-2424, ext. 13242, Grant.Lindsay@city.ottawa.on.ca

Ref N°: ACS2002-DEV-APR-0027

SUBJECT: ZONING – 600 PETER MORAND CRESCENT

OBJET: ZONAGE – 600, CROISSANT PETER MORAND

REPORT RECOMMENDATION

That the Planning and Development Committee recommend Council approve an amendment to the former City of Ottawa Zoning By-law, 1998, to change the zoning from I2D [300] F (0.5) Sch. 71 to a new I2D [300] F (0.5) Sch. 71 to permit a parking lot for a period not exceeding one year, as detailed in Document 2.

RECOMMANDATION(S) DU RAPPORT

Que le Comité de l’urbanisme et de l’aménagement recommande au Conseil d’approuver une modification au Règlement municipal sur le zonage de 1998 de l’ancienne Ville d’Ottawa afin de faire passer le zonage de l’ancienne désignation I2D [300] F (0.5) Sch. 71 à la nouvelle désignation I2D [300] F (0.5) Sch. 71, de manière à permettre un terrain de stationnement pour une période maximale d’un an, ainsi qu’il est précisé au document 2.

BACKGROUND

The Ottawa Hospital – General Campus has requested the subject property be rezoned to permit a parking lot on a temporary basis for a period of three years. Staff is recommending the period be for one year. Two previous rezoning applications respecting the subject property to permit temporary parking were approved by the former City of Ottawa Council January 21, 1998 for a period of two years, and on March 1, 2000 for a period of one year.

As was the case in previous applications for temporary parking within the subject site, the current request is based on a number of factors, many of which remain today. The hospital restructuring in Ottawa, which has occurred in the recent past, and included the closing of the Riverside and Grace Hospitals, resulted in the absorption of, and transfer of certain services to the General Campus. This has increased the number of patient beds and visits to the hospital, which has correspondingly increased the demand for parking. In turn, this has required the hospital to commit all garage space for visitor parking, thereby obliging staff to park elsewhere.

Hospital staff has also indicated that plans to construct a parking garage are ongoing. Hospital administration are under active negotiations to have a garage built on the General Campus site in conjunction with the construction of the new critical care addition. As a result of the new construction, the hospital will loose an already designated staff parking area. Up to 289 spaces have been requested, which will accommodate staff parking for the General Campus.

The original agreements to rent the spaces were with the Province, who was the owner of the Life Sciences Park. In these agreements the Province retained the ability to cancel the agreement, in whole or in part, at any time with 60 days notice. The hospital was responsible for matters such as snow clearing, issuing parking passes and liability for any damage, claims, etc. Now that the City is the owner of the Park, a similar agreement is in place. Parking would be limited to a maximum of 289 spaces, which is the additional parking not being required for the current Life Sciences Park users. Should a facility within the Life Sciences Park require any or all of the affected parking, there would be a provision in the agreement which would allow the City to either modify or cancel the agreement within a specific period of time. The general intent is that the existing parking lot is underutilized, and the hospital is seeking an opportunity, in the short term, to make use of the parking, while the plans for a future parking garage are finalized. Recent discussions between staff and interested parties have revealed the possible development of the remaining lands within the inner court of the Life Sciences Park itself. As a result, there may be a strong likelihood that the subject parking is needed for the Park users themselves.

DISCUSSION

Official Plan

The subject property is designated Major Institutional Area on Schedule “A” – Land Use, of the former City of Ottawa’s Official Plan. This designation is generally intended to promote and facilitate the provision of a range of uses on major institutional lands, which are compatible with both the institution and adjacent neighbourhood. These designations are generally located on large parcels of land and are characterized by uses, which serve all parts of the City. This designation includes, but is not limited to, hospitals, post-secondary educational facilities, jails and detention centres, and major health care complexes and related research facilities.

The proposed temporary parking lot at the Ottawa Life Sciences and Technology Park (Park) conforms to the former City of Ottawa Official Plan’s Temporary Use Policy, Section 13.17, which states that it may be desirable for City Council to permit uses for temporary periods that do not conform to the Zoning By-law. These temporary uses may be permitted subject to consideration of the need and appropriateness of the temporary use and to ensure the direction of the Official Plan is not adversely affected.

Zoning

There is presently one building within the Park, which has an area of 3,716 square metres, which is a multi-tenant facility constructed in 1994. It houses research and development facilities, laboratories and offices. This facility utilizes approximately 32 of the 387 parking spaces provided in an existing communal parking lot constructed for Park tenants. A site plan for a three-storey office building was approved February 10, 2001. While construction has not commenced on the building, there is the potential that this Park user may utilize an additional 75 of the communal spaces. However, to date, there are presently no other tenants, and the 289 parking spaces are available. The General Campus would then rent up to 289 parking spaces to accommodate displaced staff parking from the hospital site for visitors.

Staff is aware of the motion passed on 12 July 2001 by Councillor Peter Hume regarding an overall Alta Vista Transportation strategy, which recommended walking, cycling, transit and road improvements to accommodate the hospital complex expansion. A report to the Transportation and Transit Committee was received on November 21, 2001 for information. The report identifies a number of requirements that City staff must have regard to in the development of the hospital complex. While it is recognized that the temporary parking lot is required at this time, as outlined above, the City may, at any time, either modify or cancel the agreement to provide the parking, should future Park users require the surplus parking spaces. The hospital will have to, at that time, accommodate the additional parking needs through a parking structure or facilities or through alternative Travel Demand Management techniques. Staff is recommending a one-year extension, given discussions are on-going respecting a parking structure and given Park users may require the surplus parking for their own use. This extension is consistent with a similar request granted recently by City Council for the General Hospital for the lands located at 599 Smyth Road.

ENVIRONMENTAL IMPLICATIONS

The Municipal Environmental Evaluation Process (MEEP) Checklist indicates that there will be no negative impacts as a result of this application.

CONSULTATION

There were four respondents to the public notification

FINANCIAL IMPLICATIONS

There will be no financial implications as a result of this proposal.

ATTACHMENTS

Document 1 Explanatory Note

Document 2 Location Map

Document 3 Details of Zoning Amendment

Document 4 Municipal Environmental Evaluation Process (MEEP) Checklist – (on file with City Clerk)

Document 5 Consultation Details

DISPOSITION

Department of Corporate Services, Secretariat Services to notify the owner (Property Services Department) and agent (R. G. Hirst, The Ottawa Hospital – General Campus, 501 Smyth Road, Ottawa K1H 8L6).

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

Department of Development Services to write and circulate the implementing by-law.

Document 1

EXPLANATORY NOTE TO BY-LAW NUMBER _____ - 2002

By-law Number __________ amends Zoning By-law, 1998, the City’s Comprehensive Zoning By-law. The amendment affects the zoning for the lands identified as 600 Peter Morand Crescent, located to the east of the Ottawa Hospital – General Campus, north of Smyth Road, as shown on the attached Location Map. This amendment is intended to extend the period of time to permit the continuance of the parking lot, which is used for Ottawa Hospital parking.

Zoning By-law, 1998

The site is currently zoned I2D [300] F (0.5) Sch. 71, which is a site specific zoning for a biomedical and life sciences park, within the Major Institutional Zone designation. The zone permits all standard uses within the I2 zone, with the addition of laboratory. In addition, laboratory and research and development centre do not have to be on the same lot as the standard permitted uses, and the requirement that the cumulative total of the gross floor area occupied by these uses does not exceed 10% of the floor space index of the lot, or 55,740 square metres, whichever is less, does not apply. Other regulations relate to prohibiting obnoxious or offensive odours from the permitted uses, locating all storage within the principle use building, and requirements for landscaping, lot size, and location of parking and loading. Further, exception [300] outlines provisions within Schedule 71 providing for a maximum building height of 15 metres for Areas “A, B and C” which must be landscaped.

Proposed Zoning

The proposed zoning would be a new I2D [300] F (0.5) Sch. 71 zone, which would permit a temporary parking lot for a period not exceeding one year, and would limit the number of temporary parking to a maximum of 289 spaces within the existing parking lot along the north side of the site. The temporary zoning would permit the parking of hospital staff, until such time as the overall hospital restructuring has taken place and a solution to the parking issue has been determined.

For further information, please contact Patrick Legault at 580-2424 ext.13857.

Location Map Document 2

Document 3

DETAILS OF ZONING AMENDMENT

1. That a parking lot be permitted within the I2D [300] F (0.5) Sch. 71 zone for a period not exceeding one year from the passing of the subject By-law.

2. That the number of temporary parking spaces not exceed 289.

Document 5

CONSULTATION DETAILS

NOTIFICATION AND CONSULTATION PROCESS

Notification and consultation procedures were carried out in accordance with the Early Notification Procedure P&D\PPP\N&C #1 approved by City Council for Zoning Amendments.

SUMMARY OF PUBLIC INPUT

Four responses were received as a result of the posting of an on-site information sign and notification sent to the concerned community groups and area residents.

Alta Vista Residents Association

- Opposed to three year expansion of temporary parking for General Hospital on the basis the General has made no effort to find long term parking solutions.

- They seem to do little to nothing to encourage their staff to consider transit solutions, such as refusing to join the successful payroll deduction Eco-Bus pass system the City is sponsoring.

- The City must be careful to keep flexibility in this area in light of Environmental Assessment underway now on how best to utilize the Alta Vista Transportation Corridor.

- At most, the Association would only accept a one-year extension, and make this conditional upon the General taking positive steps to solve their long term parking problems.

Riverview Park Community Association (RPCA)

- RPCA supports this proposal (ie. which is requesting that the site be rezoned to permit a public parking lot on a temporary basis), provided that the City of Ottawa sets a specific time limit (ie. a maximum of a 3-year period) as a condition of its approval.

- RPCA does not support this proposal if it is the owner’s intent to operate a “temporary” public parking lot at the site for longer than a 3-year period.

Faircrest Heights Community Association (FHCA)

- With reference to previous by-law to permit temporary parking for one year, this lot is still in use for hospital staff parking, which is in violation of the by-law.

- Approval allowed for 270 parking spaces, whereas the hospital is using 354 parking spaces. Since City now owns Life Sciences Park, FHCA must conclude City does not adhere to its own by-laws. The timing and capacity issues should be addressed immediately.

- The wording associated with the previous by-law required that a solution to the parking problem be forthcoming within the year granted. The FHCA is not aware of any proposal regarding employee or visitor parking which has the approval of the Ottawa Hospital Board. Therefore, the General’s request for a 3 year extension gives no indication that the Hospital Board approved plan to address the parking issue in the longer term.

- The Hospital Board should address both visitor and staff parking and include a firm schedule of when permanent facilities are to be in place.

- With respect to the current application, all temporary zoning applications for parking for the General campus should be combined into one process and limited to a maximum period of one year. This appears to be reasonable, as both sites (Peter Morand and Smyth Road) will be past their expiry date before the City can take any decision.

Other Comments

- That the by-law identifies the location of the parking lot to be used and the number of spaces permitted on a temporary basis.

COUNCILLOR’S COMMENTS

Councillor Peter Hume does not support temporary parking. However, the Councillor is willing to accept the position of the Faircrest Heights Community Association to allow this use for one year only.

APPLICATION PROCESS TIMELINE STATUS

This application was received on August 27, 2001 and was subject to a project management timeline. A Mandatory Information Exchange was undertaken by staff with interested community associations since the proponent did not undertake Pre-consultation with all of the community associations requesting Pre-consultation, however, the Faircrest Heights Community Association and the Ward Councillor were contacted by the proponent prior to the submission of application.

This application was not processed within the maximum timeframe.

ZONING – 600 PETER MORAND CRESCENT

ZONAGE – 600, CROISSANT PETER MORAND

ACS2002-DEV-APR-0027

At the outset, Chair Hunter read a statement required under the Planning Act, wherein he advised that anyone who intended to appeal this proposed Zoning By-law Amendment to the Ontario Municipal Board (OMB), 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 OMB.

Grant Lindsay, Manager, Development Approvals, Central/West Districts, Patrick Legault, Planner, and John Smit, Program Manager, Development Review, Planning and Infrastructure Approvals Branch, appeared before the Committee on this item.

The Committee then heard from public delegations.

Don Melick, Faircrest Heights Community Association, referenced the application for 599 Smyth Road that came before the Committee in December, 2001. He stated he had foolishly agreed to a one-year extension on the basis that work would continue and a plan would be available. He opined that to his knowledge nothing has been made available and was disappointed regarding the will of the Hospital to find a long-term parking solution.

Mr. Melick noted the previous extension was granted on 01 March 2000 for one year for a maximum of 270 parking spaces and he advised more cars are parked there now. He quoted the wording of the by-law, which permitted the parking of hospital staff cars until such time as the overall hospital restructuring had taken place and a solution to the parking issue has been determined. Mr. Melick pointed out the Hospital asked for a three-year extension; staff proposed extending for one year and now two years had passed. He felt the City was allowing people to not follow its own by-law.

Mr. Melick recommended a three-month extension to allow the Hospital to present, fund and commit to a solution and if a solution is not forthcoming, the parking should be revoked. He noted other problems with the site, notably he estimated twenty-five percent of the cars parked on site come from the province of Quebec and existing transportation difficulties to get to the hospital. Mr. Melick recalled Mr. Lathrop had said the previous week, that if you don’t get people using public transportation when they start a new job, they almost never will. He said the Association strongly supports the hospital in the neighbourhood, but believe they have to respond at some point with a long-term solution.

Councillor Hume sought clarification from Mr. Melick with regards to his position regarding the length of the extension. Mr. Melick noted comments for this particular item were submitted prior to the 13 December meeting. He recalled that he supported a one-year extension at that time based on assurances that a solution to the parking situation was imminent. He explained that due to the lack of activity since the 13 December meeting, the Association believes a three-month extension would be appropriate to encourage action. This way, if a solution has not been found within three months, people would be able to make changes to their transportation method during the summer months.

In response to questioning from Councillor Hume, Mr. Smit estimated the by-law for 599 Smyth Road would expire in January 2003. Mr. Legault advised the 289 spaces included those not being utilized at the present time within the Park and, under the Agreement with the City, there is an opportunity to reduce the number of spaces. He said as site plans get approved within the park, if the number of spaces has to be reduced, notice is given to the hospital, which would then have sixty days to proceed with the reduction. Councillor Hume asked where the cars would go once the other buildings go up. Mr. Legault indicated the hospital should begin looking at other solutions, such as a parking structure and the Ecopass system.

In response to a question from Councillor Hume, Mr. Lindsay noted that under Section 35 of the Planning Act, when the established timeframe of a temporary zoning runs out, it can be extended at Council’s discretion. Councillor Hume agreed that a comprehensive long-term solution for this problem was needed and suggested this application be contiguous with 599 Smyth Road, allowing both to expire at the same time. He indicated he would move an amendment in this regard.

Councillor Eastman asked if a condition could be placed on the approval stating the Ottawa Hospital would have to appear before this Committee within three months and outline their plans for a permanent parking solution in that area. Mr. Lindsay advised conditions could not be placed on a Zoning By-law, temporary or otherwise. He opined the Hospital is cognizant of the problem and staff have implored them to come up with a long-term solution, however, the hospital insists it is contingent upon provincial funding.

Peter Thompson, Ottawa Hospital, expressed support for the staff recommendation for a one-year extension. He said the Hospital continues to meet with the Councillor and the province, with a common goal of resolving the parking issue. He said the Hospital expects within the next month to six weeks to be seeking site plan approval and noted a traffic study has been completed for this area. Mr. Thompson opined the Hospital had shown cooperation and these temporary off-site parking arrangements allow the Ottawa Hospital to avoid costs and keep money in health care, while serving both the community and the Ottawa Hospital well by distributing staff parking away from the hospital. The delegation viewed the temporary parking as a win-win situation, giving the City rental income from these off-site lots and helping the Hospital avoid costs.

In response to questioning from Councillor Cullen, Mr. Thompson indicated some progress had taken place with regards to the Ecopass issue, noting he had personally spoken with the Hospital’s Human Resources people. A meeting with the administrator of the Ecopass program and the administrator of the Hospital payroll deduction system was to be scheduled.

Councillor Hume pointed out that the requirement to partake in the Ecopass program is a condition of the City leasing 599 Smyth Road. The Hospital would be in violation of the lease agreement if they do not implement the program.

Councillor Little, who’s ward includes the Civic Campus of the Ottawa Hospital, and encouraged Mr. Thompson to meet at some point with both himself and Councillor Hume to discuss more long-term solutions to avoid these types of temporary extensions in the future. Mr. Thompson indicated he would be happy to do so and noted the Carling Avenue solution as an excellent example of how off-site parking lots work. He recalled that for the last ten years, the Hospital has managed by using off-site lots to keep eight hundred cars away from the community and the Hospital, which he viewed as beneficial for everyone.

The Committee then considered the following motion.

Moved by Councillor Hume

That the temporary by-law period be consistent with the timeframe previously approved for 599 Smyth Road.

CARRIED

The Committee then considered the recommendation as amended.

Moved by Councillor Eastman

CARRIED as amended with Councillor Hume dissenting.