1.       COMMUNITY DESIGN PLAN FOR MER BLEUE MIXED USE CENTRE AND ZONING –
part of 2201 MER BLEUE ROAD, 2215 MER BLEUE ROAD AND PART OF 2233 MER BLEUE ROAD AND PART OF 2168 TENTH LINE ROAD

 

PLAN DE CONCEPTION COMMUNAUTAIRE DU CENTRE D'USAGE MIXTE MER BLEUE ET ZONAGE – une partie du 2201, chemin mer bleue, 2215, chemin mer bleue ET UNE PARTIE DU 2233, CHEMIN MER BLEUE ET UNE PARTIE DU 2168, CHEMIN TENTH LINE

 

 

 

Committee recommendations

 

That Council:

 

1)   Approve the Mer Bleue Mixed Use Centre Community Design Plan attached as Document 4; and

 

2)   Approve an amendment to the former City of Cumberland Zoning By-law to change the zoning of Part of 2201 Mer Bleue Road, 2215 Mer Bleue Road, Part of 2233 Mer Bleue Road and Part of 2168 Tenth Line Road from D-I - Development Industrial and R3C-X2 – Residential Mixed Variable Setbacks Exception Two to CTC-(XX) - Commercial Town Centre Exception and R5A-(XX) – Residential Apartments Low Density Exception, as shown in Document 2 and as detailed in Document 3.

 

 

Recommandations du Comité

 

Que le Conseil municipal :

 

1)   approuve le Plan de conception communautaire du noyau d’utilisations mixtes de la Mer Bleue (document 4 ci‑joint);

 

2)   approuve une modification au Règlement de zonage de l’ancienne Ville de Cumberland visant à changer le zonage d’une partie du 2201, chemin Mer Bleue; du 2215, chemin Mer Bleue; d’une partie du 2233, chemin Mer Bleue; et d’une partie du 2168, chemin Tenth Line, pour que ce zonage passe de zone industrielle de développement (D-I) et zone résidentielle mixte à marges de recul variées avec exception 2 (R3C-X2) à centre d’activité à vocation commerciale avec exception (CTC-XX) et zone d’appartements à faible densité avec exception (R5A-XX), comme l’illustre le document 2 et le décrit le document 3.

 

 

 

 

 

 

 

Documentation

 

1.         A/Deputy City Manager's report (Planning and Growth Management) dated
12 October 2006 (ACS2006-PGM-APR-0201).

 

2.         Document 4 - Mer Bleue Mixed Use Centre Community Design Plan - previously distributed to all members of City Council and held on file with the City Clerk.

 

 

 

 


Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

12 October 2006/12 octobre 2006

 

Submitted by/Soumis par John L. Moser, Acting Deputy City Manager/

Directeur municipal adjoint par intérim,

Planning and Growth Management / Urbanisme et Gestion de la croissance

 

Contact Person/Personne ressource : Karen Currie, Manager / Gestionnaire, Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424, 28310  Karen.Currie@ottawa.ca

 

Cumberland (19)

Ref N°: ACS2006-PGM-0201

 

 

SUBJECT:

COMMUNITY DESIGN PLAN FOR MER BLEUE MIXED USE CENTRE AND ZONING– part of 2201 MER BLEUE ROAD, 2215 MER BLEUE ROAD AND PART OF 2233 MER BLEUE ROAD AND PART OF 2168 TENTH LINE ROAD (FILE NO. D02-02-06-0061)

 

 

OBJET :

PLAN DE CONCEPTION COMMUNAUTAIRE DU CENTRE D'USAGE MIXTE MER BLEUE ET ZONAGE – une partie du 2201, chemin mer bleue, 2215, chemin mer bleue ET UNE PARTIE DU 2233, CHEMIN MER BLEUE ET UNE PARTIE DU 2168, CHEMIN TENTH LINE (DOSSIER NO. D02-02-06-0061)

 

 

REPORT RECOMMENDATIONS

 

That the Planning and Environment Committee recommend Council:

 

1)   Approve the Mer Bleue Mixed Use Centre Community Design Plan attached as Document 4; and

 

2)   Approve an amendment to the former City of Cumberland Zoning By-law to change the zoning of Part of 2201 Mer Bleue Road, 2215 Mer Bleue Road, Part of 2233 Mer Bleue Road and Part of 2168 Tenth Line Road from D-I - Development Industrial and R3C-X2 – Residential Mixed Variable Setbacks Exception Two to CTC-(XX) - Commercial Town Centre Exception and R5A-(XX) – Residential Apartments Low Density Exception, as shown in Document 2 and as detailed in Document 3.

 


RECOMMANDATIONS DU RAPPORT

 

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil municipal :

 

1)   d’approuver le Plan de conception communautaire du noyau d’utilisations mixtes de la Mer Bleue (document 4 ci‑joint);

 

2)   d’approuver une modification au Règlement de zonage de l’ancienne Ville de Cumberland visant à changer le zonage d’une partie du 2201, chemin Mer Bleue; du 2215, chemin Mer Bleue; d’une partie du 2233, chemin Mer Bleue; et d’une partie du 2168, chemin Tenth Line, pour que ce zonage passe de zone industrielle de développement (D-I) et zone résidentielle mixte à marges de recul variées avec exception 2 (R3C-X2) à centre d’activité à vocation commerciale avec exception (CTC-XX) et zone d’appartements à faible densité avec exception (R5A-XX), comme l’illustre le document 2 et le décrit le document 3.

 

 

EXECUTIVE SUMMARY

 

Assumptions and Analysis

 

The subject lands are located east of Mer Bleue Road, south of the Future Rapid Transit Corridor and north of the Blackburn Hamlet Bypass Extension.  Official Plan Amendment No. 35 OPA 35) redesignated these lands from “Employment Area” to “Mixed Use Centre”. The Mer Bleue Community Design Plan which was approved by Council on May 24, 2006 established a land use framework to guide the future development within this new community.  Further details are required to be added to the Community Design Plan (CDP) for the Mixed Use Centre which takes into consideration the existing conditions, defines specific targets for housing, greenspace and transit, presents a detailed development land use plan and outlines urban design principles and guidelines.  The design guidelines will address built form, streetscaping, parking, loading and utilities and the civic square.

 

The goals for the Mixed Use Centre are to have transit-oriented development, compact urban form, high quality urban design and the achievement of employment targets.  The development is intended to be compact with easy pedestrian access to the Mer Bleue Transit Station. This Mixed Use Centre CDP area is part of a larger Mixed Use Centre to the west which has been identified in the Official Plan.  This designation applies to lands which have been strategically located along the rapid-transit network adjacent to major roads. 

 

The Zoning By-law amendment will create a Commercial Town Centre Exception Zone which will allow a combination of transit-supportive uses such as offices, hotels, hospitals, large institutional buildings, community recreation and leisure centres, day care centres, retail, entertainment and high density residential along with services such as restaurants and personal service businesses.  A Residential Apartment Low Density Exception Zone will also be created to permit stacked row dwellings with Medical/Dental offices and professional offices in the same building.  This zone will act as a transition between the higher density development in the Mixed Use Centre and the residential development to the east.

 

Financial Implications:

 

N/A

 

Public Consultation/Input:

 

The individual landowners of the subject lands were consulted prior to going forward with this Zoning By-law amendment.  A sign was posted on the site and no objections or negative comments were received from the public.

 

 

RÉSUMÉ

 

Hypothèses et analyse

 

Les terrains visés sont bordés à l’est par le chemin Mer Bleue, au sud par le futur couloir du transport en commun rapide et au nord par le prolongement de la rocade de Blackburn Hamlet. L’objet de la modification no 35 au Plan officiel (PO no 35) est de faire passer la désignation de ces terrains de « secteur d’emploi » à « noyau d’utilisations mixtes ». Le Plan de conception communautaire de la Mer Bleue, approuvé par le Conseil le 24 mai 2006, présente un cadre d’utilisation du sol devant orienter les futurs projets d’aménagement dans ce nouveau secteur. Il faudra inclure plus de détails à cet égard dans le Plan de conception communautaire (PCC) du noyau d’utilisations mixtes afin de tenir compte des conditions actuelles, de fixer les objectifs particuliers relatifs aux habitations, aux espaces verts et au transport en commun, de présenter un plan détaillé d’aménagement du territoire et de définir les principes et lignes directrices de conception urbaine. Ces dernières traiteront de la forme bâtie, du paysage de rue, du stationnement, des aires de chargement, des services publics et d’une éventuelle place publique.

 

Un noyau d’utilisations mixtes vise les objectifs suivants : aménagement axé sur le réseau de transport en commun, forme urbaine compacte, conception urbaine de grande qualité et réalisation des objectifs de création d’emploi. L’aménagement prévu est compact et facilite l’accès des piétons à la station de transport en commun de la Mer Bleue. Le secteur à l’étude dans le PCC fait partie d’un plus grand noyau d’utilisations mixtes situé plus à l’ouest et dont le Plan officiel fait mention. La désignation « noyau d’utilisations mixtes » s’applique aux terrains aménagés de façon stratégique le long du réseau de transport en commun rapide près des grandes routes. 

 

La modification proposée aura pour effet de créer un centre d’activité à vocation commerciale avec exception dans lequel sera permis un mélange d’utilisations du sol qui favorisent l'usage du transport en commun, comme les bureaux, hôtels, hôpitaux, grands immeubles institutionnels, centres récréatifs et de loisirs communautaires, garderies, commerces de détail, installations de divertissement et services (p. ex., restaurants et entreprises de services personnels). Une zone d’appartements à faible densité sera également créée pour l’aménagement d’habitations superposées et de locaux réservés à des cabinets de médecin et de dentiste et à des bureaux pour professions libérales. Cette zone servira de transition entre le secteur résidentiel de densité élevée dans le noyau d’utilisations mixtes et le secteur résidentiel situé plus à l’est.

 

Répercussions financières

 

S.O.

 

Consultation publique/commentaires

 

Les propriétaires fonciers des terrains visés ont été consultés avant que la Ville ne procède à la modification du Règlement de zonage. Un avis a été installé sur le site et aucune objection ou observation négative n’ont été formulées à cet égard par la population.

 

 

BACKGROUND

 

The Site

 

The subject lands are bound to the north by the Future Rapid Transit Corridor, to the west by Mer Bleue Road and future development, to the east and south by future mixed residential and commercial development.  A station for the east-west transit line is planned at Mer Bleue Road and the Transit Corridor.   The site is shown in Document 1.

 

The Proposal

 

Official Plan Amendment No. 35 redesignated these lands from “Employment Area” to “Mixed Use Centre”. The Mer Bleue Community Design Plan was approved by Council on May 24, 2006 and established a land use framework to guide the future development within this new community.  It also included design details for this Mixed Use Centre.  The approved CDP indicated that further details would be required to be provided for the Mixed Use Centre which would establish the exact boundary, facilitate a more intense development pattern oriented to the rapid-transit network and pay particular attention to ensuring that growth is implemented in a way that is sensitive to the existing urban fabric.  The proposed Mer Bleue Mixed Use Centre CDP which is the subject of this report, is intended to analyze existing conditions, define specific targets for housing, greenspace and transit, present a detailed development land use plan, outline urban design principles and guidelines and provide an implementation strategy.  It will further support and detail the policies and guidelines applicable to this area and contained in the Mer Bleue CDP approved in May, 2006.

 

The purpose of the Zoning By-law amendment is to create a Commercial Town Centre Exception Zone which will allow a combination of transit-supportive uses such as offices, hotels, hospitals, large institutional buildings, community recreation and leisure centres, day care centres, retail uses, entertainment uses and high and medium density residential along with services such as restaurants and personal service businesses.  This zone will promote the efficient use of land and infrastructure by creating a concentration of employment-generating uses in a compact and pedestrian-oriented built form which is easily accessible by public transit and is well-served by the roadway network.  A Residential Apartment Low Density Exception Zone will also be created to permit stacked row dwellings with Medical/Dental offices and professional offices in the same building.  This zone will act as a transition between the higher density development in the Commercial Town Centre zone and the residential development to the east of the Mixed Use Centre.

 

Official Plan

 

The Official Plan as amended by OPA 35 designates the lands subject to this CDP and Zoning By-law amendment as Mixed Use Centre.  This designation, which is in proximity to the transit station, will accommodate a wide range of office, institutional, and convenience retail uses, with the objective of becoming a high-density employment-generating node for the area.  High density residential uses are encouraged to be integrated with non-residential uses in the same building. 

 

Requested Zoning By-law Amendment

 

The subject application applies to the lands in the Mixed Use Centre adjacent to Mer Bleue Road.  In accordance with the Mer Bleue Community Design Plan approved by City Council, a more detailed document has been prepared providing a detailed Community Design Plan for the designated Mixed Use Centre.  A CTC-(XX) - Commercial Town Centre Exception zone and an R5A-(XX) zone will be used.  The CTC-(XX) zone will be used for the mixed commercial and residential uses within the centre core and the R5A-(XX) zone for the lower density housing in the form of stacked row dwellings which will provide the transition between the Mixed Use Centre development and the residential neighbourhood development to the east.

 

 

DISCUSSION

 

Mer Bleue Community Design Plan for the Mixed Use Centre

 

The goals for the Mixed Use Centre Community Design Plan are to have transit-oriented development, compact urban form, provision for jobs and high quality urban design.  The development is intended to include easy pedestrian access to the Mer Bleue Transit Station.  It will reflect a dense built form, with a mix of uses and be arranged to encourage non-automobile modes of transportation.  The Mixed Use Centre is intended to be a focus for jobs for the Mer Bleue Community with densities high enough to meet the employment targets.  Public and private development will reflect a high quality of urban design that is attractive, compact and pedestrian-friendly.

 

This Mixed Use Centre CDP area is part of a larger Mixed Use Centre to the west which has been identified in the Official Plan.  This designation applies to lands which have been strategically located along the rapid-transit network adjacent to major roads.  This designation on both sides of Mer Bleue Road is targeting 5000 jobs, however a CDP for the west side has not yet been completed.  Lands located within 600 metres of a rapid transit station are intended to develop as compact, mixed use, pedestrian friendly cores.

 

The following sections provide a brief description of the key points of the CDP which forms Document 4 to this report.

 

Mixed Use

 

The Mixed Use designation will accommodate a wide range of office, employment, institutional, high density residential and convenience retail uses, with the objective of becoming a high-density employment-generating node for the area.  Higher density development within the Mixed Use area will be directed towards the transit station to increase walkability and access to transit.  The mix of uses and densities in transit-oriented development creates active and vibrant communities with a focus on the pedestrian environment.  These features make transit more convenient and encourage ridership.

 

High density residential uses may be integrated with non-residential uses in the same building.  Approximately 300 high density residential units will be provided and over 3000 jobs are targeted.  Low and mid-rise apartments will be permitted.  Non-residential uses can include institutional, commercial, employment and service uses such as professional and medical offices, retail stores, restaurants, service commercial, financial institutions, hotels, entertainment and recreational uses. Uses that perform a community function such as retirement homes or care facilities are also appropriate for the Mixed Use designation. These uses should support job creation at a rate of one employee for every 30 square metres of floor area in order to achieve the employment targets of the plan.

 

Civic Square/Park

 

A Civic Square approximately 0.5 ha in size is centrally located and will be dedicated as a public park.  Additional cash-in-lieu of parkland will be collected as commercial development occurs.  The square will be designed as an urban plaza with hard surface areas and passive uses, with seating areas and landscaping.  Pedestrian connections will be provided from the Civic Square/Park to the transit station and surrounding area.

 

Transit Corridor and Future Transit Station

 

A transit station is intended to be developed where Mer Bleue Road intersects with the Transit Corridor. The detailed design of the transit station will be completed along with the Environmental Assessment studies for the transit function.  The design will be integrated with the adjacent development and provide safe and visible pedestrian connections between the station and the development.

 

Pedestrian/Cycling

 

All streets within the Mixed Use Centre will have sidewalks on both sides with pedestrian connections through the Civic Square and the transit station.  Bicycle routes will be provided along major streets.  There will be a connection for cyclists to the transit station and to the hydro corridor which is designated as a Major Recreational Pathway.  Bicycle parking will be provided for at the transit station and in key locations around the Civic Square.

 


Road Network

 

The roads in the Mixed Use Centre will be integrated with the road network provided in the Transportation Plan in support of the Mer Bleue Community Design Plan.  The right of way for the main loop street will be 22 metres to provide sufficient space for wide boulevards, street trees and furniture, cycling lanes and on-street parking.  Direct access to Mer Bleue Road and the Blackburn Hamlet Bypass will be limited to right-in and right-out turn movements only.

 

Parking

 

The Zoning By-law for the Mixed Use Centre will promote reduced parking standards within 600 metres of the transit station.  Surface parking will be limited and parking within structures and buildings will be encouraged.

 

Servicing and Transportation

 

A Municipal Servicing Plan and Transportation Plan were approved as part of the Mer Bleue Community Design Plan.  They are intended to govern servicing and road networks for this area.

 

Mixed Use Centre Design Guidelines

 

Built Form

 

All buildings will be designed to orient the fronts and primary entrances to the street with special architectural features such as canopies, arcades, awnings, bay windows, patios and porches.  Where uses front on pedestrian corridors or squares, similar treatment will be expected.  Accent lighting on buildings will animate the street and stepped back upper storeys and architectural detail will contribute towards an interesting streetscape.  A minimum of 80% glazing will be provided along the first floor and 50% on upper floors along all street frontages.

 

Increased massing with buildings located close to both street frontages will be encouraged at the transit station and all four road accesses into the Mixed Use Centre.  Five to seven storey building heights will also be encouraged.  The building setbacks may be increased where additional space is required to create active pedestrian space such as a seating area. 

 

Streetscape

 

Street trees will be planted throughout the Mixed Use Centre.  Other features such as shrub planting, decorative paving, site furniture, signage and lighting will be coordinated to provide a visual interest.  Lighting will be designed to ensure pedestrian safety and minimize spillage onto adjacent residential properties.  Community mailboxes, bus stops, newspaper boxes and municipal waste containers should be combined in common areas.

 

Parking

 

Above-ground parking garages contained within lower floors of a building should be incorporated into the architectural design of the building.  Surface parking will be minimized and where necessary, will be located adjacent to the transit corridor at the rear of the buildings.  Parking areas will be screened from roads, the transit corridor and adjacent residential properties.

 

Reduced parking rates will be introduced in the Zoning By-law to recognize the proximity to the transit station, the potential for shared-use parking and availability of on-street parking during off-peak times of the day.

 

Connections

 

All at-grade development will be designed to be pedestrian-oriented and barrier-free.  Sidewalks, two metres in width will be provided along the storefronts to accommodate the necessary amenities and provide safe pedestrians walkways.  The transit link pathway will be of sufficient width to accommodate pedestrians, cyclists, landscaping, lighting and seating areas. 

 

Civic Square

 

The Civic Square will have street frontage on at least three sides and will be the focal point of the Mixed Use Centre.  Any buildings adjacent to the square will be designed with their fronts facing the plaza and accommodate uses such as restaurants and retail stores, have enhanced elevations and special architectural features which will encourage pedestrian activity.  The square will be a hard landscaped area with street trees, planters, benches and public art incorporated in its design.

 

Loading and Utilities

 

Service and loading areas will be combined where possible and will be located away from the street and screened from view from the street and adjacent residential properties.  Waste and recycling facilities will be fully enclosed within buildings and for residential uses hard surface areas will be provided to accommodate bins and boxes on waste collection day.  Rooftop mechanical equipment will be integrated into the roof design and properly screened using materials complementary to the building's architecture.  Green roofs will be encouraged.

 

Utility and telecommunications providers are required to determine in the early stages of development where large utility equipment will be appropriately located.

 

Demonstration Plan

 

The Demonstration Plan included in the Mer Bleue Mixed Use Centre Community Design Plan shows how the minimum targets for the development area can be achieved.  The plan provides for a minimum of 1500 jobs and 175 high-density residential units.  The Civic Square will be enhanced with a public open space.

 

Notwithstanding the minimum targets, the demonstration plan shows that the area can achieve more than 3,000 jobs and 300 dwelling units if the buildings are constructed with a height of five to seven storeys.

 

Interim Development

 

Because the ultimate development illustrated in the Demonstration Plan can take up to 20 years to complete, interim development may be permitted as long as it does not negatively impact on the ultimate goals of the CDP.  In the early development of the Mixed Use Centre, for example, at grade parking may be permitted on undeveloped parcels provided the long term plan to supply parking structures is not jeopardized.

 

For any interim changes to the plan, a Planning Rationale will be required outlining the proposed block/lot layout, location of land uses, location of buildings, parking, pedestrian and cycling routes and open space. It will have to be demonstrated how target densities for employment and residential uses will be met over time.

 

Details of Proposed Zoning

 

The Commercial Town Centre Zone attempts to promote a significant employment centre by permitting office and business development.  It also enables high density residential development provided that such uses are combined in a building with ground floor retail development.  Its primary focus is to provide a main street design with a mix of commercial, office and residential uses to create a downtown environment. Exceptions to this existing zone are being proposed north-east of the intersection of Mer Bleue Road and the Blackburn Hamlet Bypass.  

 

The applicant has requested the addition of an apartment dwelling as a stand alone use to the list of permitted uses in this zone.  Staff is satisfied that the mixed use nature of the area will still be provided given the employment targets for the Mixed Use Centre. 

 

In addition and in accordance with the approved Mer Bleue Community Design Plan, the CTC-(XX) zone will incorporate provisions which will facilitate high density mixed use development.  The specific provisions are included in Document 3. 

 

Notwithstanding the by-law provisions for parking, a minimum surface parking rate for office use will be one space for every 37.0 m² of Gross Floor Area and a maximum of one space for every 27.0 m² of Gross Floor Area.  The parking rate for retail use will be a minimum of one space for every 29.0 m² of Gross Floor Area and a maximum of one space for every 26.0 m² of Gross Floor Area.  These parking provisions are in accordance with the City’s Draft Consolidated Zoning By-law and are being used to ensure appropriate floor area ratios to meet the employment targets for the Mixed Use Centre.  In support of transit, a reduced parking standard will be introduced for all other uses within 600 metres of a future rapid transit station. 

 

An R5A-(XX) zone will be created to allow for the development of stacked row dwellings.  Additional accessory uses to the stacked row dwellings will also be permitted such as Medical/Dental Office and Office allowing the possibility to create a unit containing business and residential space.  This change in density will create a transition between the Mixed Use Centre high-density development and the rest of the residential development to the east.  The detailed provisions are included in Document 3.

 

Adjustments to the zoning schedule are also being made to properly identify the lands previously zoned R3C-X2 as part of By-law 2006-368 as well as the new CTC-(XX) zone and R5A-(XX) zone shown on Document 2.

 

Conclusion

 

The proposed Community Design Plan and Zoning By-law amendment comply with the Official Plan policies which support the development of a full range of housing densities and encourage uses within neighbourhoods which provide for the local everyday needs of the residents, including shopping, recreation and services. 

 

In addition, the Zoning By-law amendment complies with the Mer Bleue Mixed Use Centre Community Design Plan which is presented through this report.  In particular, it maintains the housing mix and densities proposed as well as the basic street layout, the location of the parkland and the size and location of the commercial nodes.  It also respects the employment targets set out in the Official Plan. 

 

Servicing, traffic and geotechnical studies in support of the Mer Bleue Community Design Plan have been approved and adequately satisfy all requirements for this proposed Zoning By-law amendment.

 

Staff recommend approval of the Community Design Plan and Zoning By-law amendment as outlined in Documents 2, 3 and 4.

 

 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.  The Ward Councillor is aware of this application and the staff recommendation.  The individual landowners of the subject lands at 2201 and 2215 Mer Bleue Road were also consulted and agreed to be included in this Zoning By-law amendment. The City did not receive any negative comments or opposition to this application.

 

 

FINANCIAL IMPLICATIONS

 

N/A

 

 

APPLICATION PROCESS TIMELINE STATUS

This application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.  The Zoning By-law amendment originally applied to all the commercial lands within the Mer Bleue Community as well as to the residential portion of the Phase 2 lands.  However, it was decided in consultation with the applicant that the commercial blocks and residential lands would be zoned immediately and that the Zoning By-law amendment for the Mixed Use Centre would be brought forward to Planning and Environment Committee accompanied by a new CDP document specifying detailed design guidelines and a more refined demonstration plan for this designated area.

 

 

SUPPORTING DOCUMENTATION

 

Document 1      Location Map

Document 2      Zoning Map

Document 3      Details of Zoning By-law Amendment

Document 4      Mer Bleue Mixed Use Centre Community Design Plan (distributed separately to all members of City Council and held on file with the City Clerk)

 

 

DISPOSITION

 

Corporate Services Department, City Clerk’s Branch, Secretariat Services to notify the owner, Ted Phillips, Taggart Realty Management 225 Metcalfe Street, Unit 708, Ottawa, ON K2P 1P9 and Chris Fleming, C. Fleming Developments, 700-2081 Merivale Road, Ottawa, ON  K2G1G9, applicant, Miriam MacNeil, FoTenn Consultants, 223 Mcleod Street, Ottawa, ON K2P 0Z8, Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code:  26-76) of City Council’s decision.

 

Planning and Growth Management Department to prepare the Zoning By-law, forward to Legal Services Branch, and undertake the statutory notification.

 

Corporate Services Department, Legal Services Branch to forward the implementing by-law to City Council

 


LOCATION MAP                                                                                                  Document 1


ZONING MAP                                                                                                        Document 2


DETAILS OF ZONING BY-LAW AMENDMENT                                             Document 3

 

 

1.         The subject lands are to be rezoned as follows:

 

Area A on Document 2 from DI to CTC-Exception

Area B on Document 2 from DI to R5A-Exception

Area C on Document 2 from R3C-X2 to CTC-Exception

Area D on Document 2 from R3C-X2 to R5A-Exception

 

2.         A new CTC exception zone be added to the By-law including the following amended requirements:

 

            a)         Further permitted uses:

- Apartment Dwelling

- Home occupation

- Public Square

 

                        So that the entire list of permitted uses will be:

 

- Apartment Dwelling

- Bakery

- Bank

- Billiard Establishment

- Cinema/Theatre

- Community Centre

- Convenience Store

- Day Nursery

- Dry Cleaning Distribution Establishment

- Farmer's Market

- Fitness Club Establishment

- Home occupation

- Hotel

- Institution

- Library

- Medical/Dental Office

- Office

- Park

- Personal Service Establishment

- Place of Worship

- Private Club

- Public Square

- Recreational/Sports Facility

- Restaurant

- Restaurant, Take-Out

- Retail Store

- Rooming, Boarding and Lodging House - Type A

- School, Commercial

- School, Private

- Senior Citizen's Residence

- Video/Pinball Arcade Establishment

- Accessory Uses to the foregoing

 

b)         Zone requirements:

(i)         maximum front yard of 3.0 metres for non-residential uses except in the case where pedestrian space with seating areas is provided then 5.0 metres is permitted;

(ii)                the maximum main building height is 10 stories;

                        (iii)       the minimum lot coverage is 50%;

(iv)       the minimum density for Apartment Dwelling is 80 units per hectare;

(v)        a 4.0 metre wide landscaped buffer is required adjacent to a residential zone;

(vi)       a 3.0 metre wide landscape buffer is required between surface parking and the transit corridor.

(vii)      80% of the area of the first floor and 50% of the area of the upper floors of any building facade facing a street must consist of clear glazing;

(viii)      all garbage, service and loading areas must be screened by a 2.4 metre high wall or enclosure which is in keeping with the architectural treatment of the Main Building;

(ix)       storage must be completely enclosed within a building;

(x)        loading facilities must not be located in a yard abutting a residential zone;

(xi)       in a parking area 20 parking spaces maximum may be located side by side without a landscaped island;

(xii)      the minimum width of a landscaped island is 2.0 metres;

(xiii)           the maximum surface parking rate for office use is 1 space for every 27.0 m² of G.F.A;

(xiv)           the minimum surface parking rate for retail use is 1 space for every 29.0 m² and the maximum rate is 1 space for every 26.0 m²;

(xv)      the parking rate may be further reduced by 25%;

(xvi)     no parking shall be located in a front yard or corner side yard;

(xvii)     Employment targets and community design guidelines provided in the Mer Bleue Community Design shall be followed.

(xviii)    clause 7.12(c) does not apply

 

c)         All other requirements of the CTC zone will continue to apply.              

 

3.         A new R5A exception zone be added to the By-law including the following amended requirements:

 

            a)         Further permitted uses:

 

- stacked row dwelling

 

the following uses are permitted only in the same building as the above use:

 

- Medical/Dental Office

- Office

 

b)         Zone requirements:

 

(i)         maximum front yard, side yard, external side yard and building spacing of 3.0 metres for residential uses;

(ii)        minimum rear yard of 7.5 metres;

(iii)       maximum building height of 4 storeys;

(iv)       minimum density of 60 units per hectare;

(v)        maximum density of 80 units per hectare;

(vi)       maximum lot coverage of 40%;

(vii)      if a lot containing a use is within 600 metres of a rapid transit station then the parking rate may be reduced by 25%;

(viii)      no parking will be located in the front yard or corner side yard;

(ix)       clause 7.12(c) does not apply;

(x)        employment targets and community design guidelines provided in the Mer Bleue Community Design shall be followed.

 

4.         Add the following definition for Stacked Row Dwelling to the definition section of the by-law:

 

            Dwelling, Stacked Row

 

means a residential use building containing four or more dwelling units where the units in each pair are divided horizontally, and the pairs are divided vertically, and each dwelling unit has an independent entrance from the exterior.