3. ZONING - 1233 WELLINGTON STREET ZONAGE - 1233, RUE WELLINGTION |
COMMITTEE RECOMMENDATION
That Council approve an amendment to the former
City of Ottawa Zoning By-Law, 1998 to modify the Neighbourhood Linear
Commercial CN3 [514] F(3.0) H(19) zoning of 1233 Wellington Street as detailed
in Document 3 and shown in Document 1.
RECOMMANDATION DU COMITÉ
Que le Conseil municipal approuve une modification
au règlement municipal de zonage de 1998 de l'ancienne Ville d'Ottawa en vue de
modifier le zonage de rue commerçante de quartier CN3 [514] F(3.0) H(19) du
1233, rue Wellington telle qu'elle est détaillée au document 3 et illustrée au
document 1.
Documentation
1. Development Services Department General Manager’s report dated 16 October 2003 (ACS2003-DEV-APR-0224).
2. Extract
of Draft Minutes, 23 October 2003.
Report to/Rapport
au :
Planning
and Development Committee
Comité de l'urbanisme et de l'aménagement
and Council / et au Conseil
16 October 2003 / le 16 octobre
2003
Submitted by/Soumis par : Ned Lathrop, General
Manager/Directeur général,
Development Services/Services d'aménagement
Contact Person/Personne ressource : Grant Lindsay, Manager / Gestionnaire
Development Approvals / Approbation des demandes d'aménagement
(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET
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REPORT RECOMMENDATION
That the Planning and
Development Committee recommend Council approve an amendment to the former City
of Ottawa Zoning By-Law, 1998 to modify the Neighbourhood Linear Commercial CN3
[514] F(3.0) H(19) zoning of 1233 Wellington Street as detailed in Document 3
and shown in Document 1.
RECOMMANDATION DU RAPPORT
Que le Comité de
l'urbanisme et de l'aménagement recommande au Conseil municipal d'approuver une
modification au règlement municipal de zonage de 1998 de l'ancienne Ville
d'Ottawa en vue de modifier le zonage de rue commerçante de quartier CN3 [514]
F(3.0) H(19) du 1233, rue Wellington telle qu'elle est détaillée au document 3
et illustrée au document 1.
BACKGROUND
Site Location
The subject property, 1233
Wellington Street, is located on the north-east corner of Wellington Street and
Holland Avenue. The property has a
total lot area of 1024 square metres. The site was previously occupied by a dry-cleaning
operation until it was converted to an automotive garage in 1992 and is
currently used by an automotive garage/car-wash centre. Immediately to the
north is a nine-storey residential building; to the west is a seven-storey
mixed-use building; and to the east and south are single-storey commercial
buildings.
The Proposal
The development being
proposed is a 10 storey mixed use project with approximately 46 dwelling units
located on the upper floors. The bottom two floors will accommodate commercial
uses. The developer has indicated that there is an agreement to have a theatre
company occupy the two floors of commercial space. Forty-two parking spaces are
to be provided for the development within a two level below grade parking
structure. The first level of parking will accommodate 19 spaces to serve the
commercial component of the development. The 23 spaces on the second level will
be residential parking.
The key principle of the
proposed development is to promote green building technology. In addition to
the request to modify parking requirements, the owner will employ sustainable
systems to reduce impacts on infrastructure and reduce energy consumption. It
is intended that the development be a demonstration project of these
technologies.
The Application
The initial application
requested that the former City of Ottawa Zoning By-Law (1998) be amended to
permit a maximum height of 39 metres and a floor space index (FSI) of 7.0 to
allow for the development of a 13-storey mixed-use development. Following a public meeting held on July 16,
2003, the applicant reduced the height proposed for the development and
requested that the application be revised to allow a building with a height of
10 stories. The applicant is also seeking to add theatre as a permitted use
under the CN3 zoning and to modify the parking requirements for a theatre and
for the residential use.
Official Plan Designation
The subject site is located
within an area designated Mixed Use Centre and Mainstreet on Schedule B of the
City Council Approved Official Plan; within an area designated Neighbourhood
Linear Commercial on Schedule A of the former City of Ottawa Official Plan;
within an area designated Low to Medium Profile Neighbourhood Linear Commercial
Area by the Scott/Wellington Area Site Specific Policy included in the former
City of Ottawa Official Plan; and within an area designated General Urban Area
on Schedule B of the former Region of Ottawa-Carleton Official Plan.
Current Zoning
The subject site is zoned
CN3 [514] F(3.0) H(19), which is a Neighbourhood Linear Commercial Zone. This
zone encourages a mix of commercial uses in a visually continuous, street-level
building form. It also serves to foster and promote a pedestrian-oriented
retail environment, imposing site regulations and development standards that
will ensure that commercial uses do not impede on adjacent uses, or upon local
residential uses. Within the CN3 zone, the cumulative total gross floor area
occupied by non-residential uses cannot exceed 50% of the maximum floor space
index permitted. The [514] denotes an exception which sets out performance
standards applicable to developments dealing with matters such as setbacks.
Specifically, this exception requires that for the first 10.7 metres above
grade, the maximum permitted setback from a lot line abutting Wellington Street
and Holland Avenue is 1 metre and for the next 8.3 metres above grade, the
minimum permitted setback from Wellington Street and Holland Avenue is 3 metres.
It also states that no front yard is required and that existing yards are
deemed to be in conformity provided they were lawfully established prior to
March 4, 1998. The H(19) indicates that buildings are limited to a height of 19
metres (approximately six to seven storeys). The F(3.0) indicates that the ratio of the gross floor area of a building
to the total area of the lot on which the building is located is not to exceed
3:1.
DISCUSSION
Council Adopted Official
Plan
There are two key policies
that apply to the subject property under the City Council Approved Official
Plan. First, the subject site falls within a Mixed-Use Centre designation. The
Mixed-Use Centre designation in this Plan applies to lands that have been
identified as strategic locations on the rapid-transit network and lie adjacent
to major roads. They act as focal points of activity, both within their
respective communities and within the larger municipal structure. Mixed-Use
Centres constitute a critical element in the City's growth management strategy,
being areas with high potential to achieve compact and mixed-use development.
It is the intention of the
Plan that Mixed-Use Centres ultimately develop as "good places" in
their own right as components of complete neighbourhoods. They are to contain
development that is both locally- and regionally-oriented. Development at
Mixed-Use Centres will take advantage of the opportunities offered by transit
for both internal and external commuting and ease of access on foot and by
bicycle. By virtue of careful attention to design, orientation and a mix of
uses, development in Mixed-Use Centres is to contribute to the diversity of
land use in the immediate area and foster the creation of vibrant centres of
activity.
The proposed development
strongly adheres to the policies and goals of the Mixed-Use Centre designation.
The proposed development makes good use of the existing transit facilities in
the area and provides additional housing and services for the employment node
at Tunney's Pasture. The development also contributes to the variety of uses in
the area by allowing for the establishment of a local theatre on site. The
compact, mixed-use design of the proposed development makes effective use of
the subject site, which is only two blocks away from the Transitway. The
anticipated "green" design of the proposed building and the theatre
will allow the development to act as a focal point of activity and interest,
both within the local community and the larger municipal area. The unique
architectural design of the proposed development will serve to create visual
interest, avoiding monotone façades and rooflines, which will add to the
physical character of the neighbourhood and the city. Finally, the proposed
development will contribute to the diversity of land use in the area and the
ability to live, work and shop within the same neighbourhood.
The Mainstreets designation
also applies to the subject property. This designation identifies streets that
offer some of the most significant opportunities in the city for renewal
through more concentrated forms of development, a lively mix of uses and
adherence to a more design-oriented approach to planning. Areas designated in this
manner are generally able to take advantage of existing municipal services,
such as public transit and a high percentage of housing, employment, retail and
civic functions lie within easy reach of one another. Through this designation,
the City supports projects that achieve a more urban, densely developed form
within Mainstreets in a manner that sensitively builds on existing
neighbourhoods and is less auto-dependent. Over time, it is the City's intent
that Mainstreets will consolidate into uninterrupted networks of active,
mixed-use, pedestrian-oriented development.
The proposed development
conforms to the Mainstreets designation on several levels. First, it offers the
opportunity for renewal through the redevelopment of a 'brownfield' into a
compact, mixed-use development. The
proposed new development will transform an underutilized piece of contaminated
land into a productive development that contributes to the physical and social
character of the neighbourhood. Secondly, the proposed development will take
advantage of existing municipal services, such as public transit and
infrastructure, and will increase the percentage of housing, employment, retail
and civic functions that lie within easy reach of one another. Third, the
project achieves a more urban, densely developed form that is less
auto-dependent and which adds to the existing strengths of the surrounding
area. Lastly, the proposed development conforms with the City's policy of
encouraging intensification within Mainstreets, particularly where it will
replace surface parking areas that interrupt the continuity of building facades
along the street and supports the City's desire to encourage intensification
and mixed-use development along arterial roads, and transit-priority corridors,
and on formerly contaminated sites that have been rehabilitated in accordance
with the provisions of this Plan.
Former Regional Official
Plan
The subject property carries
a General Urban Area designation under the former Region of Ottawa-Carleton
Official Plan. The policies of this plan provide for communities to be mixed-use, diverse and adaptable to the
changing needs of the area. Wherever possible, shopping, services and community
facilities, such as theatres, should be located in areas that are easily reached
by walking, cycling, transit, as well as automobile. The proposed development
conforms with the goals of the former Region of Ottawa-Carleton Official Plan
and its policy framework by providing a compact, mixed-use development that is
well-serviced by transit and provides additional housing and services for the
surrounding area.
Former City of Ottawa Official Plan
There are three key policy
areas set out in the former City of Ottawa Official Plan that apply to the
subject property. First, the subject property carries a Neighbourhood Linear
Commercial designation, which supports and encourages main street and
storefront-type of commercial development as found in older areas of the city,
such as the Glebe, Centretown, Ottawa South, Westboro and Ottawa West. This
designation recognizes and provides for enhancement of the unique, mixed-use
and pedestrian-oriented character of these commercial areas serving both
residents in the vicinity, with some specialized areas and/or uses attracting
customers from beyond the neighbourhood. The proposed development for the
subject site is appropriate with respect to this policy. It has several
elements that serve to enhance and develop the main-street characteristics of
the area. The two-storey podium of the proposed building will add to the
physical character of the street by providing a zero-setback, storefront type
of frontage that is found throughout the existing neighbourhood. This type of
frontage creates a pedestrian friendly environment that adds life and animation
to the neighbourhood. By providing
commercial space at grade, the proposed development will enhance the
distinctive, mixed use and pedestrian-oriented character of the area and will
increase the level of commercial service for local and neighbouring residents.
The second main policy
framework applying to the subject site is set out in the Ottawa-West Key
Principles which are derived from the Ottawa West Neighbourhood Plan. The Key
Principles provide direction to guide future growth and change in Ottawa West
and include policies for land use, transportation, heritage, physical and
social services, site development and public participation. Given that the
proposed development will be mixed-use, residential and commercial land use
policies apply. With respect to residential development, the Ottawa-West Key
Principles establish a framework to reinforce and enhance the residential
character of Ottawa-West while allowing for a moderate increase in population.
Also residential development that will be compatible in scale and structure
with existing development, and a variety of housing types and densities to
accommodate a variety of family sizes, incomes, ages and lifestyles are
encouraged. The proposed development
advances these policies. It increases the number and variety of residential
units in the neighbourhood and is compatible in scale and structure with other
developments in the area, such as the Holland Cross development at the corner
of Scott and Holland, the nine-storey apartment building located directly to
the north of the subject site and the 13 storey mixed use development at
Parkdale and Wellington.
Regarding commercial
development, the Ottawa-West Key Principles provide direction to strengthen and
improve the existing commercial structure within Ottawa-West by maintaining the
Wellington-Somerset Commercial Street as the main local shopping area for the
adjacent neighbourhoods and by promoting the commercial and physical
revitalization of the Wellington-Somerset Commercial Strip for the benefit of
merchants and residents. The proposed development advances these policies. It
adds quality commercial space to the area through the inclusion of a theatre
company to the building and will bring new patrons into the neighbourhood who
will use the existing commercial services in the area. The addition of a
theater to the area will also benefit local residents who will be able to enjoy
cultural services within their own neighbourhood.
The final main policy area
of the former City of Ottawa Official Plan that applies to this proposal is the
Scott/Wellington Site Specific Policy. Within this policy, the subject site is
designated as a Neighbourhood Linear Commercial Area. This designation applies
to the lands located along Holland Avenue from Wellington Street to Spencer
Street and along Wellington Street between Holland Avenue and Parkdale Avenue.
Under this designation, development in this area must emphasize retail uses and
services in a pedestrian-oriented, storefront environment. Building locations
for new development are to be located as close as possible to the sidewalk, and
the lower portions of buildings are to have their main entrances and display
spaces directed to the street. Also, direction is provided that buildings be
low to medium profile with the upper floors of buildings set back to avoid an
abrupt vertical effect at street level.
The proposed development
fits within the development framework established through the Scott/Wellington
Site Specific Policy. It emphasizes commercial services at grade through the
provision for a theatre company on the first two floors of the development. The
inclusion of this theatre serves to create a pedestrian-oriented environment
along Holland Avenue and Wellington Street and a cultural focal area for this
section of Wellington Street. The proposed building will be located as close as
possible to the sidewalk, with the main entrances and display spaces for the
lower portion of the building being directed towards the street. Finally, the
height and setbacks respect the provisions of the Scott/Wellington Site
Specific Policy, which call for medium profile buildings along this section of
Wellington Street. Staff consider the
height of the proposed development (10-storeys) to be within the range of
development that can be considered medium profile given the sites context with
a nine storey building to the north, a 5 storey building across the street to
the west and a thirteen storey building at Parkdale and Wellington. As required
by the site specific policy, the top eight storeys are setback from the street
to ensure that the mainstreet environment along Wellington and Holland will be
of human scale.
Parking
A key policy thrust of the
Council Approved Official Plan and the former City of Ottawa and Region of
Ottawa-Carleton Official Plan is to support and promote increased use of
sustainable transportation modes with an associated reduction in the use of
private automobiles for various trip types including work and entertainment
trips. All three plans encourage a more
mixed use development pattern within the urban area allowing for greater
integration of various land uses to support work live and entertainment
opportunities within the same community and for increased intensity of mixed use
development in proximity to transit.
These policy directives and development objectives are directed to
supporting increased use of sustainable travel modes including walking, cycling
and transit. Further, policy direction is provided to give consideration to
alternative parking arrangements that will contribute to and support maximizing
efficient use of parking facilities and support and encourage use of
sustainable travel modes.
As part of the rezoning, the
applicant is requesting modifications to the parking required for the proposed
development. For the residential
component of the project, the applicant is requesting that parking be permitted
to be provided at a rate of 0.5 spaces per unit, which is the parking required
under the Zoning By-law for apartments located in the inner urban area. For the
theater, the applicant is requesting that 19 parking spaces be required for
this use whereas the current parking requirements set out in the Zoning By-law
would require 51 spaces.
The basis for the request to
reduce the parking rate for the residential component of the development from
.7 spaces per unit to .5 spaces per unit stems from the proximity of the site
to the transitway and proximity to major employment nodes and commercial areas. With this context, and the green building
program being proposed for the development, the applicant has determined that
the provision of parking at a rate of .7 spaces per unit will result in an
oversupply of residential parking and would not be supportive of objectives to
attract residents who do not own private vehicles. Staff agree with the conclusions arrived at by the applicant and
are therefore recommending that the parking rate for residential for the site
be modified to require the provision of parking at a rate of .5 spaces per
unit, consistent with the parking rate required for apartments within the
downtown area.
Although the applicant has
submitted information which indicates that the proposed theatre may be able to
function with less parking spaces then required, staff believe that any request
to modify the parking requirements for the commercial section of the property
should be dealt with through the Cash-in-Lieu of Parking process. This process
will allow the City to appropriately evaluate the merits of the parking
reduction request, and if deemed acceptable, to tie the cash-in-lieu approval
directly to the use and/or user of the commercial space. In this way, any
change is use of the commercial space would be subject to future review of
parking demand through future Cash-in-lieu of parking applications.
BUILT FORM COMPATIBILITY
A) Building Massing
The current proposal employs
several techniques as set out in both the City Council Approved Official Plan
and the former City of Ottawa Official Plan to break up the building mass and
provide a more compatible building relationship with the lower profile
buildings typically found along pre-war mainstreets, such as Wellington Street.
These include:
Physically and
visually distinguishing the lower floors from the upper floors with increased
setbacks from the street edge for upper floors and a zero setback podium for
the lower floors.
Use of an
off-centre design for the upper floors.
Use of a
stepped-back setback on the tower portion of the building to break up the massing
of the upper floors.
The use of these techniques
serves to provide for a more compatible built form relationship between the
proposed medium profile development and adjacent lower profile buildings. To ensure that development will occur in a
way that reflects the building massing concept proposed, the Zoning By-law
amendment being recommended will include a building height and setback schedule
(Document 4). This will require that the site be developed so as to employ the
various techniques noted above to provide for a compatible built form
relationship with adjacent development.
B) Architectural
Expression
The current development
proposal, in combination with the techniques used to break up the building
mass, employs architectural design elements and treatments that provide for
integration of the development with the mainstreet character of the
neighbourhood. These include:
A two-storey
podium design for the lower floors which meets the street edge, thereby
providing a strong, continuous façade along Wellington Street
The location of
the theatre and condominium entrance along the Wellington Street side of the
development to create a pedestrian-friendly environment.
Selection of
colours and exterior detailing that helps to create a character for the
proposed development that is compatible with the character of existing
development in the area.
With the exception of
building materials, colour and detailing, the above will be controlled through
the Site Plan Control approval process.
C) Shadowing
Shadow studies submitted by
the applicant indicate the proposed development will have a similar impact on
sun exposure as the neighbouring nine-storey building. The effects of increased
shadows will be felt strongest by neighbouring properties to the northeast
during the fall, winter and spring. The presence of shadows will be most
noticeable during the mid to late afternoon during these seasons. In order to
mitigate the impact that the proposed development will have on sun exposure for
neighbouring properties, the applicant has incorporated a thin, tower design
for the upper floors of the proposed building. This design will help to
decrease the amount of shadow cast on neighbouring properties by the proposed
development.
Conclusions
This application conforms to
the policy framework established by the Council Approved Official Plan, the
former City of Ottawa Official Plan and the former Regional Official Plan.
Under the Council Approved Official Plan, the site is designated Mixed Use
Activity Centre and Main Street. The
policies associated with these designations support mixed use and more
intensive development. They also indicate that proposals involving rezoning be
assessed relative to the policies related to ensuring that new development be
compatible with existing development and that it will fit into the urban
fabric. The Regional Official Plan
designates the site "General Urban Area", which supports all forms of
development that provide for more efficient use of land and infrastructure and
that fit into the urban context. The
former City of Ottawa Official Plan designates the site Neighbourhood Linear
Commercial Area and sets out specific policies for development of the site
within the Scott /Wellington Site Specific Policy. These in combination with the general policies for Neighbourhood
Linear Commercial Areas support mixed use development with buildings providing
for a strong street edge and active at-grade retail uses with upper stories of
buildings setback from the street edge of a building's lower floors. Under the Scott/Wellington Site Specific
Policy, buildings located within the area bounded by Wellington, Parkdale,
Scott and Holland, with the exception of Holland cross, are to be low to medium
profile. The proposed 10 storey building
is considered to fall within the medium profile range contemplated under the
Official Plan given the site's context being located adjacent to a nine storey
building, across from a five storey building and near a 13 storey building at
Parkdale and Wellington. The two storey podium provides street related activity
at-grade and a continuous façade at the street edge with the setback of the
upper floors away from the street, eliminating the presence of an abrupt edge.
This contributes to the appropriateness of the proposed development and
provides for integration of the development within its urban context.
ENVIRONMENTAL IMPLICATIONS
The Municipal Environmental
Evaluation Process (MEEP) checklist indicates that there will be impacts on
soils and possibly surface and ground water as a result of this
application. These impacts will be
mitigated by soil remediation.
CONSULTATION
Notice of this application
was carried out in accordance with the City's Public Notification and
Consultation Policy. Information signs were posted on-site indicating the
nature of the application. The Ward
Councillor is aware of this application and the staff recommendation.
Detailed responses to the
notification/circulation are provided in Document 6.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
This application was
processed within the timeframe established for the processing of Zoning By-Law
Amendment applications.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Explanatory
Note
Document 3 Details
of Recommended Zoning
Document 4 Setbacks
and Heights
Document 5
Preliminary Site Plan and Elevations
Document 6 Consultation
Details
DISPOSITION
Department of Corporate
Services, Secretariat Services to notify the owner (1391571 Ontario Ltd., 1233
Wellington Street, Ottawa, ON, K1Y 2Z9), applicant (15 Fitzgerald Road, Ottawa,
ON, K2H 9G1), All Signs, 8692 Russell Road, Navan, ON K4B 1J1, and the Program Manager, Assessment, Department of
Corporate Services of City Council's decision.
Development Services
Department to prepare the implementing by-law, forward to Legal Services Branch
and undertake the statutory notification.
Department of Corporate
Services, Legal Services Branch to forward the implementing by-law to City
Council.
LOCATION MAP Document
1
EXPLANATORY NOTE Document
2
THE
FOLLOWING IS AN EXPLANATORY NOTE TO BY-LAW NUMBER 2003 - XXX
By-law
Number 2003 - XXX amends Zoning By-law, 1998 of the former City of Ottawa. This amendment affects the property at 1233
Wellington Street, within the former City of Ottawa, located at the northeast
corner of the intersection of Wellington Street and Holland Avenue. The
property currently accommodates a one-storey commercial building that is used
as an automotive cleaning centre. The
purpose of the application is to modify the
CN3 [514] F(3.0) H(19) zoning to permit a 10-storey mixed use
residential and commercial building.
Current
Zoning
The
current zoning for the site is CN3 [514] F(3.0) H(19) a Neighborhood Linear
Commercial Zone. The CN zone permits a
mix of commercial uses in a visually continuous small-scale, street-level built
form; to foster and promote a pedestrian-oriented retail environment; and to
impose site regulations and development standards that will ensure that the
commercial uses do not impinge on adjacent uses, or upon local residential
uses. The F(3.0) is a floor space index that permits a building to have a gross
floor area equal to 3.0 times the lot area. The H(19) is a height limit that
permits buildings with a maximum height of 19 metres (approximately 6-7
storeys).
Proposed
Zoning
The
proposed zoning is CN3 [886] H(35.9) SCH.253 with additional exceptions. This
zoning will permit a building height of 35.9 metres. The new exception will
allow a theatre as an additional permitted use and will permit an accessory
office for the theatre to be located on the third floor. Other than this office, only residential
units will be permitted above the second floor. The exception will also modify the parking requirements for the
residential component of the development to allow a parking at a rate of 0.5
spaces per unit. The new schedule will reflect the heights and setbacks for the
proposed development and will control building mass.
The
lands affected by the proposed amendment are shown in the attached location
map.
Should
you have any questions regarding the amendment please contact Jeff O'Neill at
580-2424 ext. 27967.
DETAILS OF
RECOMMENDED ZONING Document
3
1. Amendment to Zoning By-law, 1998
The CN3 [514] F(3.0) H(19) Neighbourhood Linear Commercial zone is modified to a CN3 H(35.9) with a new exception allowing the following:
a) A theatre is added as a permitted use.
b) Building heights and setbacks shall be in accordance with those shown on Document 4.
c) Parking for residential dwelling units shall be provided at a rate of 0.5 spaces per unit.
d) Commercial uses may only be located on the ground floor and second floor.
e) No floor space index will apply.
f) Notwithstanding d) above, an office use accessory to a theatre use may be located on the third floor.
g) With the exception as noted in f), only residential units are permitted above the second floor.
h) The requirement under the current zoning for the provision of a loading bay on the site will no longer apply.
SETBACKS AND HEIGHTS Document
4
PRELIMINARY SITE PLAN AND
ELEVATIONS Document
5
CONSULTATION DETAILS Document
6
NOTIFICATION
AND CONSULTATION PROCESS
Notification
and public consultation was undertaken in accordance with the Public
Notification and Public Consultation Policy approved by City Council for Zoning
By-law Amendments. One public meeting
was also held in the community on July 16, 2003.
PUBLIC
COMMENTS
The
rezoning application was subject to public notification and consultation, which
required the posting of an on-site sign and circulation to concerned community
groups. Sixty-nine responses (written and email) were received as a result of
the public notification process. Thirty-eight respondents expressed opposition
to the application. In addition, a petition with 208 signatures opposing the
application was submitted. Thirty-one respondents expressed support of the
application.
The
comments provided by the Hintonburg Community Association in a letter dated
August 8, 2003 capture the general nature of the comments and concerns raised
by the public respondents. The community association comments are provided
below.
1. Planning
"The
lot at 1233 Wellington Street is in a newly-designated Mixed Use Centre in the
City's recently approved Official Plan. Planning provisions for Mixed Use
Centres are vague and offer the community no certainty that development will be
appropriate. Approving the proposed by-law on the basis of the area's
designation will set a dangerous precedent for further height increases in the
absence of long-term planning guidance for the Scott/Wellington area.
The
current by-law restricting building height to the equivalent of six stories was
recently enacted, and developments in the area since its passing do not warrant
such a significant increase in the allowed height. A large number of residents
have made it clear that they are unwilling to accept 13 stories. They have told
the HCA that the proposed height is out of scale and out of character with the
existing built form and that it would result in a visually unappealing
streetscape.
The
HCA is willing to support an increase to the equivalent of 10 stories so long
as development is appropriately designed similar to the 13 storey proposal. The
Association asks that the planning rationale for any increase in height from
the currently allowed restriction be fully explained.
We
request that no further changes in the allowed height in the new Mixed Use
Centre occur prior to further study with regard to long-term development
goals."
Response
to Comments
After
a review of the application and consultation with City staff and members of the
community, the applicant has agreed to reduce the height of the initial
development from 13 to 10 storeys while still maintaining the original concept
for the building. Staff are satisfied that the revised application conforms
with the City's policy framework for new development in the Hintonburg area.
2. Design
"The
proposed Windmill development process is, in the HCA's view, proceeding at an
unacceptably accelerated pace. A design charette sponsored by CMHC is being
contemplated for September. Many aspects of the proposed design will become an
integral part of what the HCA has been assured will be a site-specific zoning
by-law. Any zoning by-law amendment must then be postponed until the completion
of a design charette with the participation of all stakeholders.
The
HCA has heard significant community concern about the potential for shading and
unacceptable impacts on the streetscape of Wellington Street, our
pedestrian-oriented main street as a result of the proposed new development. An
amendment to the existing by-law must be done in the context of comprehensive
studies of wind, shadowing, and the overall effect of the proposed building on
the existing streetscape. It is disconcerting to the Association that a change
to the by-law would be contemplated in the absence of these necessary studies.
The
development proposed by Windmill would take advantage of innovative building
processes and technologies to adhere to strict environmental guidelines for
environmentally smart development to the highest LEED standard. The HCA has
heard considerable support for this aspect of the proposal, but seeks
guarantees that once started, the developer will follow through on the promise
of a "green" building. The HCA asks that the City build LEED
guidelines into the by-law as performance standards."
Response
to Comments
Staff
are satisfied that the current proposal will maintain and enhance the
mainstreet, pedestrian-oriented feel of the area. Also, the design of the
proposed building will serve to reduce the impact of the development on wind
and sun exposure for neighbouring uses. At present, the City is unable to
stipulate in the By-law that the proposed development shall adhere to the
suggested LEED standard.
3. Arts
facilities.
"Hintonburg
is evolving rapidly as a vibrant centre city neighbourhood offering considerable
entertainment, arts, cultural and recreation opportunities for both its
residents and the citizens of Ottawa. This evolution is taking place within the
context of access to public transit and the opportunity for intelligent
re-development of existing and under-utilized sites. Any development
contemplated for the area should proceed in this context.
Windmill
has assured the community that space in the proposed new development will be
reserved for arts- and culture-related activities. The HCA asks that the zoning
by-law written for the 1233 Wellington site allow only a limited range of
cultural or arts uses on the first two floors."
Response
to Comments
The
proposed rezoning will add "Theatre" as a permitted for the site. The
commercial space will be limited to the first two floors, with a small amount
of commercial space (241 square metres) being permitted on the third floor.
This commercial space will provide accessory offices to the theatre.
4. Parking
and traffic.
"The
proposed development's impact on traffic and parking in the community is a
worrisome unknown. The developer has made the laudable proposal to offer
residents the opportunity to participate in programs such as car-sharing to
mitigate the impact of an increase in vehicles in the area, but there are no
guarantees that these programs will enjoy any significant take-up. The HCA has
heard important concerns about the potential for parking problems associated
with new arts and culture uses on the site.
An
amendment to the existing by-law must be contemplated only in the context of a
full traffic and parking study."
Response
to comments
A
traffic study has not be undertaken. Under the Traffic Impact Study Guidelines
of the former Region, Traffic Impact Studies (TIS) are required for residential
developments accommodating 100 dwelling units or more. A traffic study is not
required for this application because the proposed development will only
accommodate 44 residential units.
Parking
for the development will be accommodated in a underground parking garage on
site. The garage will have a total of 42 spaces on two floors. The second floor, containing 23 spaces, will
serve the residential component of the development.
5. Development
costs
"The
1233 Wellington Street site is known to be contaminated and the HCA has heard
broad support for an environmental remediation. The Association recognizes that
a clean-up carries with it significant attendant costs, and that the economics
of developing a brownfield site differ from uncontaminated sites.
Windmill
Developments has cited environmental clean-up costs as an important factor in
its decision to seek a by-law amendment allowing development up to the
equivalent of 13 stories. As outlined earlier, this increase is unacceptable to
a large number of residents. The HCA urges the City to take steps that would
mitigate the cost to the developer of cleaning up the site. The City has at its
disposal tools such as waiving development charges and permit fees to assist
the developer to generate an acceptable return on its investment while meeting
the reasonable expectations of the community for attractive development.
While
the HCA opposes the proposed by-law amendment, it does recognize widespread
support for several aspects of the proposed development, including of its use
of innovative processes and technologies to build a 'green' building that would
serve as a showcase, for a clean-up of the contaminated site, and of new arts
and cultural space for use by the community and others. Building these
attractive features into a 10-storey building that would enjoy broader
community support is an economic challenge which the City can play an integral
role in reaching."
Response
to Comments
The
City is not currently in a position to offer financial assistance to the
applicant for the purposes of site remediation. However, the City does support
the applicant's efforts to clean-up the site and re-develop it in an
environmentally friendly manner. The development being proposed will be a 10
storey building that incorporates the features of the 13 storey building that
was originally proposed.
COUNCILLOR
COMMENTS
Councilor
Shawn Little, Ward 15, was circulated and is aware of this application.