5.
ZONING - 19 MELROSE AVENUE
ZONAGE - 19, AVENUE MELROSE
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Committee recommendation
That Council approve an amendment to the former City of Ottawa Zoning By-law to
change the zoning of 19 Melrose Avenue from Minor Institutional, I1, to a
Low-Rise Residential Apartment, R5D exception zone, as shown in Document 1 and
detailed in Document 2.
Recommandation du Comité
Que le Conseil approuve une modification au règlement
de zonage de l'ancienne Ville d'Ottawa, de manière à faire passer le zonage du
19, avenue Melrose de Petites institutions, I1, à Appartement résidentiel de
construction basse, R5D zone d'exception, tel qu'illustré dans le Document 1 et
exposé en détail dans le Document 2
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
26 January 2007 (ACS2007-PTE-APR-0060).
2. Extract of Draft Minutes, 13
February 2007.
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
26 January 2007/ le 26 janvier 2007
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/
Directrice municipale adjointe
Planning, Transit and the Environment/ Urbanisme,
Transport en commun
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an
amendment to the former City of Ottawa Zoning By-law to change the zoning of
19 Melrose Avenue from Minor Institutional, I1, to a Low-Rise Residential
Apartment, R5D exception zone, as shown in Document 1 and detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement
recommande au Conseil d'approuver une modification au règlement de zonage de
l'ancienne Ville d'Ottawa, de manière à faire passer le zonage du 19, avenue
Melrose de Petites institutions, I1, à Appartement résidentiel de construction
basse, R5D zone d'exception, tel qu'illustré dans le Document 1 et exposé en
détail dans le Document 2
BACKGROUND
The
subject property is located on the east side of Melrose Avenue, south of
Wellington Street.
The
irregular shaped lot has 44 metres of frontage along Melrose Avenue and a lot
depth of 66 metres. The École
Sacré Coeur school and playground currently occupy the site. The former school is sited close to the Melrose
Street frontage.
The surrounding uses include: a single detached dwelling to the north, the Hintonburg Community Centre to the northeast, Hintonburg Park to the east, Saint Francois D'Assise elementary school to the south, and single detached dwellings to the west, across Melrose Avenue.
The purpose of this application is to convert the former school building, which has been declared surplus by the School Board, to 11 apartment loft units and to construct eight stacked townhouses at the rear of the property. The proposed development is considered to be a planned unit development as per the former City of Ottawa Zoning By-law 1998.
The
subject property is currently zoned I1, a Minor Institutional Zone. The intent of the Institutional Zone is to
permit a range of neighbourhood-serving emergency and institutional uses such
as a school, day care, and a community centre.
The applicant is requesting that the property be rezoned to an R5D exception
zone which would allow the proposed development.
DISCUSSION
Official Plan
The subject property is designated General Urban Area
on Schedule “B” Urban Policy Plan of the Official Plan. Lands located within this designation are to
contain a broad range of uses and a full range of housing types to meet the
needs of all ages, incomes and life circumstances.
The Official Plan supports
intensification and infill development within the General Urban Area in a
manner that enhances and compliments the desirable characteristics of
communities and ensures their long-term viability. The Official Plan stipulates that infill development must be
accomplished in such a manner that the new development relates to the existing
community character and enhances and builds upon the established patterns and
built form. When considering a proposal
for residential intensification through infill or redevelopment, the policies
for this designation recognize the importance of new development relating to
existing community character.
Infill development is also assessed
in accordance to Section 2.5.1 "Compatibility and Community Design"
and Section 4.11 "Compatibility".
Section 2.5.1 relate to urban design issues and how infill development
shall be evaluated in the context of how it fits within the physical context
and how it works within the surrounding area.
Section 4.11 provides direction when evaluating a proposed infill
development in the context of compatibility, based on specific criteria such as
noise, lighting, and outdoor amenity areas.
The proposal meets the Official
Plan’s goal of intensification as it represents an opportunity to add a wider
range of housing types and opportunities for residents, all serviced within a
central location. The conversion of the
school to 11 dwelling units will retain and renovate a heritage building
without introducing any new development along the Melrose Street frontage.
The conversion of the school will
also include a modest third-storey penthouse addition, which has been designed
to compliment the heritage building and minimize any adverse shadowing impact
on the abutting residential properties.
The proposed stacked townhouses, located at the rear of the site will
make efficient use of vacant land. The location of the stacked-townhouses will
also frame Hintonburg Park and provide for direct visibility and increased
surveillance into the Park. The
Department is satisfied that the conversion of the former school and the
proposed stacked townhouses are of an appropriate scale and intensity; are
compatible with the surrounding community; and will enhance and complement the
desirable characteristics of the existing community.
Details of Zoning
The Department is recommending that the R5D, low-rise apartment zoning be established for the site with exceptions to accommodate the proposed development. The recommended reduced front and southerly side yard reflect the location of the existing school. The yards of the proposed stacked townhouses will either meet or exceed the yard requirement of the R5D zone. The recommended zoning modifications will also include an increase in the allowable height from the permitted 13.5 metres (for the school), and 10.7 metres (for the stacked townhouses) to a proposed 14 metres and 12 metres respectively. The increase in height for the former school building will have a minimal impact on the residential street as the proposed third floor will be setback from the existing roofline and will not be visible to the street. The increase in height for the stacked townhouses is not expected to have any negative impact on the residential community, as the units will be located at the rear of the property. The reduced interior yards to the north and south of the subject site will have minimal impact on the abutting properties, as the separation distance between buildings is adequate.
The applicant is also requesting an increase in allowable permitted projection from 1.8 metres into a required yard, to 2.2 metres. This increase will not have a negative impact the adjacent residential properties, as the proposed balconies and decks will be overlooking Hintonburg Park. The applicant is also requesting that a 3.0 metre landscape buffer between the proposed parking and a lot line be reduced to 0.6 metres. The Department is satisfied this site-specific provision is acceptable as this represents the narrowest dimension and affects a minimal area and sufficient screening will be installed along the property lines. A reduction to the amenity space is also being requested. The Zoning By-law requires that a total of six square metre of amenity space be provided per dwelling unit for the apartment building. The applicant is requesting relief of this provision, as two of the dwelling units will provide a maximum of 4.5 square metres. The requested reduction is considered to be acceptable as the site is located adjacent to a municipal park.
The new development will provide one
parking space per unit which exceeds the minimum parking requirement under the
former City of Ottawa By-law 1998.
The proposal to add only 19 units to the community is not expected to have a significant impact on the adjacent local streets. The City's Official Plan does not require a traffic impact study for a development of less than 150 units or a traffic overview for a development less than 75 units.
A Site Plan Control application is
currently being reviewed by the
Department and an Application to Alter the former École Sacré Coeur will be
considered by the Local Architectural Conservation Advisory Committee, and the
Planning and Environment Committee.
Conclusion
The proposed development is
representative of compatible residential intensification and is supportive of
the policies as set out in the Official Plan.
The proposed development is complimentary with the surrounding area,
will make efficient use of the existing infrastructure and will increase the
density on-site in an efficient manner.
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.
FINANCIAL IMPLICATIONS
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-law amendment
applications.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details
of Recommended Zoning
Document 3 Consultation
Details
Corporate Services Department, City Clerk’s
Branch, Secretariat Services to notify the owner, The Regional Group, 1737 Woodward Drive, 2nd
Floor, Ottawa, K2C 0P9, Attention: Josh Kardish), OttawaScene.com, 174
Colonnade Road, Unit #33, Ottawa, ON
K2E 7J5,
Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail
Code: 26-76) of City Council’s
decision.
Planning, Transit and the Environment
Department to prepare the implementing 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
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
Notwithstanding anything to the contrary in By-law 93-98 the following site specific requirements shall apply to the subject property:
1. No front yard setback shall be required.
2. The northerly and southerly interior side yard shall be 1.75 metres.
3. The permitted projection into a required rear yard shall be 2.2 metres.
4. The maximum building height for an apartment building designated under the Ontario Heritage Act shall be 14.0 metres.
5. The maximum building height for stacked townhouses shall be 12.0 metres.
6. Section 75 and 125 do not apply and the landscape buffer shall be 0.6 metres in width.
7. Section 121 does not apply and the amenity area shall be 4.5 square metres per dwelling unit.
CONSULTATION DETAILS DOCUMENT
3
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. Two public meetings were also held in the
community. Two written comments were received as a result of the public
notification.
PUBLIC COMMENTS
The expressed concerns regarding the proposed development include the following:
1. I am not anti-development and welcome renewed housing in my neighbourhood, but I do expect to be informed of the proposed development.
The proposed development was subject to the Public Notification Process as per City Council’s Public Notification Policy. An on-site notification sign was installed on the subject property and notification by mail was sent to the Community Associations and Ward Councillor. A public meeting organized by the Hintonburg Community Association took place on November 1, 2006 and an Open House meeting organized by Councillor Christine Leadman took place on January 17, 2007.
2. What is the appearance of the proposed stacked-townhouses and how does it relate to the existing school?
Response
The proposed townhouse development will be designed in a manner, which is similar and sympathetic to the École Sacré Coeur School. The materials will include brick and stucco. The Local Architectural Conservation Advisory Committee will also review this proposal since the former École Sacré Coeur School has been designated under Part IV of the Ontario Heritage Act.
3. The proposed development will visually intrude into the park due to the positioning of the townhouses, approximately 10 feet from the boundary line, and undermine the integrity of the Hintonburg Park. The townhouses will change the nature and appearance of the Park and its use by residents of Hintonburg.
Response
The townhouses will be set back 7.5 metres from the eastern property line. Staff is of the opinion that the proposed development will not undermine the integrity of Hintonburg Park and that the proposed development will in fact provide for surveillance and discourage improper night time use of the park.
4. A six-foot wooden residential fence will be totally out of keeping with the existing stone fence located to the east and south boundaries of Hintonburg Park.
The detail of the proposed fence will be reviewed during the Site Plan Control review process.
PUBLIC MEETING COMMENTS
On November 1, 2006, The Hintonburg Community Association organized a public meeting and on January 17, 2007, Councillor Christine Leadman organized an open house to discuss the proposed development with the community.
COUNCILLOR’S COMMENTS
Councillor Christine Leadman is aware of this application.
COMMUNITY ORGANIZATION COMMENTS
The Hintonburg Community Association provided the following comment:
“The
Hintonburg Community Association is not opposed to the proposed rezoning. We are
very pleased that Sacré-Coeur School will be retained and re-used, since we
worked with City staff to have this building designated under the Heritage
Act. The proposed stacked townhouses are an appropriate use on the site.
However, we do have some concerns
about the site layout, which we will raise when the site plan has been
submitted. The parking raises many concerns and we do not feel that the garbage
and recycling proposals are workable.”
The concerns related to the garbage location and recycling are currently under review and will be finalized through the Site Plan Control Approval process.
ZONING -
19 MELROSE AVENUE
ZONAGE -
19, AVENUE MELROSE
ACS2007-PTE-APR-0060 KITCHISSIPPI (15)
Prior to discussing this matter, the
Acting Chair requested that it be considered in connection with Item 14,
Application to Alter the Former École Sacré-Coeur, 19 Melrose Avenue, and to
Construct Stacked Townhouses on the Property.
She asked that speakers comment on both items simultaneously.
The Committee heard from Mr. John
Smit, Program Manager, Development Review, on zoning issues and Ms. Sally
Coutts, Heritage Planner, on heritage issues.
Copies of the PowerPoint submissions are on file with the City Clerk.
Ms. Linda Hoad, President,
Hintonburg Community Association (HCA), read from a prepared submission dated
February 12, 2007 (held on file with the City Clerk) which may be summarized as
follows:
·
The
HCA and other members of the Federation of Citizens' Associations, have a
long-standing concern about the separation of the approval process for
re-zonings and site plans;
·
The
Committee should follow the model of the Committee of Adjustment which requires
detailed plans including elevations when considering Minor Variances and
severance applications;
·
Staff
should be directed to review the policy of separating the processes for
rezoning and site plans for infill development.
Commenting on the staff report, Ms.
Hoad said it makes reference to the fact that parking is already problematic on
Hintonburg's large number of narrow, one-way streets. She also suggested that snow clearing Melrose Avenue be upgraded
to the next highest level.
The Committee then considered the
report recommendation.
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Ottawa Zoning
By-law to change the zoning of 19 Melrose Avenue from Minor Institutional, I1,
to a Low-Rise Residential Apartment, R5D exception zone, as shown in Document 1
and detailed in Document 2.
CARRIED