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6. ZONING - 955, 965 AND 971 RICHMOND ROAD ZONAGE - 955, 965 ET 971,
CHEMIN RICHMOND |
Committee recommendation
(This application
is not subject to Bill 51)
That Council
approve
an amendment to the
former City of Ottawa Zoning By-law, to
apply the exception
provision of the General Commercial CG4[756] F(2.0)H(24.7)
zone for the
property at 971 Richmond Road to two adjacent properties at 955 and 965
Richmond Road, currently zoned CG4[435] F(2.0)
H(24.7), to allow a car dealership to also occupy these properties
as shown on
Document 1. That
the recommend Council approve an amendment to the former City of
Ottawa Zoning By-law to change the zoning of 955, 965 and 971 Richmond Road
from General Commercial CG4[435] F(2.0)
H(24.7) and
CG4[756] F(2.0) H(24.7) exception zones to a General Commercial (CG4) exception
zone
to permit an Automobile Dealership,
as
shown in
Document 1
and detailed in Document 2.
********confirm
about changing the zoning for 971 Richmond Road, which already permits an
automobile dealership*******
Recommandation du Comité
(Cette demande n’est pas
assujettie au projet de loi 51)
Que le Conseil approuve une modification au Règlement de zonage de
l’ancienne Ville d’Ottawa visant à appliquer la disposition d’exception de la
zone commerciale générale CG4[756] F(2.0)H(24.7), qui vise la propriété située
au 971, chemin Richmond, à deux propriétés contiguës, soit les 955 et 965,
chemin Richmond, qui portent actuellement la désignation de zonage CG4[435]
F(2.0) H(24.7), de façon à permettre que ces terrains soient également occupés
par une concession d’automobiles, comme l’illustre le document 1.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated
10 May 2007 (ACS2007-PTE-APR-0029).
REPORT TO COMMITTEE(S) OF COUNCIL
INTERNAL ROUTING CHECKLIST
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APPLICANT: Liff & Tolot Architects Inc. Attention: Tino Tolot
APPLICANT’S
ADDRESS: 83
Hinton Avenue North K1Y 0Z7
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
103
January May
2007 / le 10 maijanvier 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
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SUBJECT: |
ZONING - 955, 965 and 971 Richmond
Road (FILE
NO. D02-02-03-0056) |
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OBJET : |
REPORT RECOMMENDATION
That
the Planning and Environment Committee recommend Council approve an amendment to the
former City of Ottawa Zoning By-law, to
apply the exception provision of the General Commercial
CG4[756] F(2.0)H(24.7)
zone for the
property at 971 Richmond Road to two adjacent properties at 955 and 965
Richmond Road, currently zoned CG4[435] F(2.0)
H(24.7), to allow a car dealership to also occupy these properties as shown on
Document 1. That
the recommend Council approve an amendment to the former City of
Ottawa Zoning By-law to change the zoning of 955, 965 and 971 Richmond Road
from General Commercial CG4[435] F(2.0)
H(24.7)
and CG4[756] F(2.0) H(24.7) exception
zones to a General Commercial (CG4) exception
zone
to permit an Automobile Dealership,
as
shown in
Document 1
and detailed in Document 2.
********confirm
about changing the zoning for 971 Richmond Road, which already permits an
automobile
dealership*******
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil
d’approuver une modification au Règlement de zonage de l’ancienne Ville
d’Ottawa visant à appliquer la disposition d’exception de la zone commerciale
générale CG4[756] F(2.0)H(24.7), qui vise la propriété située au 971, chemin
Richmond, à deux propriétés contiguës, soit les 955 et 965, chemin Richmond,
qui portent actuellement la désignation de zonage CG4[435] F(2.0) H(24.7), de
façon à permettre que ces terrains soient également occupés par une concession
d’automobiles, comme l’illustre le document 1.
BACKGROUND
The
lands subject to this rezoning proposal are located on the north side of
Richmond Road, west of Woodroffe Avenue
and. form
part of the Richmond Road Commercial Strip.
To
the east of the site
is a high-rise apartment building with ground floor commercial uses
and to the west of the site is a restaurant. Located to
the north is a low density residential neighbourhood
while to the south is the Byron Avenue linear greenstrip. Beyond this
linear greenstrip is a
predominantly low density residential neighbourhood.
The subject siteThey
consists of three abutting properties having
individual municipal addresses. Together,
theyh
havee subject site has a total frontage
along Richmond Road of approximately 80 metres and a depth of between
approximately 62 and 79 metres. The
subject lands are These
lands are occupied byan
automotive dealership. a
two-storey building having a floor area of
approximately 1135 square metres. This
building is located on the eastern portion of the property
and is used as an automobile dealership.
Vehicles for sale
are displayed
and stored on the western half
of the property.
While all three municipal addresses are zoned
General Commercial (CG4), only the most westerly, 971 Richmond Road, has an
exception which permits an automobile dealership. However, onat
the most easterly property, 955 Richmond Road, a car dealership is a legal
non-conforming use. The middle
property, 965 Richmond Road, was occupied by a commercial restaurant
building, which has been demolished. Vehicle
sales are not permitted on this property. The applicant ownes
all three lots and wishes to rezone them identically, to permit
an formalize the existing automobile dealership.
The subject property is presently occupied by a two
storey building having a floor area of approximately 1 135 square metres. This
building is located on the eastern portion of the property with vehicles for
sale being stored on the western half. The subject lands form part of the Richmond Road
Commercial strip. To the east of the sight is a high-rise apartment building
with ground floor commercial uses. To the west of the site is a
restaurant. To the north is a low
density residential neighbuorhood while to the south is the Byron Avenue linear
greenstrip. To the south of that is
predominantly low density residential development.
DISCUSSION
The Official Plan designates the
subject property as Traditional Mainstreets.
This is a designation in the City's Official Plan
that offers the largest opportunity for development. Lands with this designationMain
Streets
aare
intended to contain a wide mix of uses that are vibrant, pedestrian friendly
and provide at grade animation. TIn
order to help achieve this desired built
form and land use, the Official Plan contains policies to guide
development. Buildings are to be
located along the street edge with a minimum
profile of two storeys to establish a compact form
of development, with commercial at grade and other uses, such as
residential and offices, on upper floors. Properties
are to be extensively landscaped and uses permited are to encourage a compact
form of development. Surface
parking generally is not to be permitted between the
building and the street and where parking is adjacent to the street, it is to
be adequately screened. In addition,
certain new uses are not to be permitted on Traditional Mainstreets, to
protect, achieve and enhance the desired Main Street environment. TheseNew uses that are not to be permitted
include gas bars, service stations and automobile sales
and where. If these uses are existing,
they will be permited but arewill
be encouraged to redevelop over time, to uses and a built form
which achieves the street's planned function and character.
The Department notes that this
rezoning application was brought about to harmonize the zoning on the three
lots occupied by an existing automobile dealership. It is not representative of the introduction of a new automobile
dealeship into the Traditional Mainstreet.
The Department also notes that along
with the rezoning, there is a complementary Site Plan application, which is
being used to help ensure that the proposed alterations to the site will result
in a development that satisfies the Traditional Mainstreet policies.
This includes screening the area
where vehicles are displayed and
storedparked
for sale. This will
be accomplished by the by constructingon
of a façade structure at the street line, which
helps create the principle
intent of a continuous street
edge built form.
The
proposed rezoning does not
remove
permitted uses. With future redevelopment along
Richmond Road, the success
of the Traditional Mainstreet will growevolve
to achieve the Official Plan's objectives,
d eofsired policies of pedestrian
compatibility, built form and animation .
will be obtained and over time pressure will be placed on the With
this evolution, it is expected that the subject
use and,
other
similar
usesautomobile
dealerships and gas bars which are situated along
this section of Richmond Road
willin the area to
relocate to other properties, in favour of uses which are better
suited to a Traditional Mainstreet. One
zone for
all three properties will
make it easier to
accommodate future redevelopment,
as there are no differences in uses
or performance standards between the properties, which could inhibit future
development. In the intermmean time, through this rezoning and
the complementary Site Plan, the Department can ensure that the
existing use better satisfies Traditional Mainstreet policies of the Official
Plan.
In
addition to the polices for Traditional Mainstreets, Tthe Official Plan also
also ccontains
additional policies to help ensure
compatibility of development. These policies are contained in Sections 2.5.1. and 4.11
and ideas on how design compatibility can be achieved are
contained in Annex 3 of the Plan.
The Official Plan speaks to the relevance of these
policies as it indicates that all intensification of land use is to occurr in
accordance with these policies. Section 2.5.1.
relates to the compatibility of development in relation to the
urban environment, which is comprised of such things as built
form, open spaces and infrastructure. Together, these building blocks create the
character of an area, such as a Traditional Mainstreet. Design
objectives are qualitative statements of how the City should evolve and
mature over time. Section 2.5.1 contains a number of principles
to evaluate development proposals, which can
be addressed by this rezoning. This
rezoning proposal will allow for the construction of a building
façade, which
identifies and defines the connection
between public and
private spaces as well as helps provide
for a continuity of street frontages. It is expected that this in turn will
complement and enliven the surroundings
and achieve a more compact urban form over time. This rezoning,
which will consolidate the properties under one zoning,
satisfies another
principle as it recognizes
the present use, but will
allow for an easier evolution and adaptability to
a use more associated with Traditional Mainstreets. In
relation to Section 2.5.1., this rezoning is a step in the
direction to create a development wich is more compatible with Official Plan Policies
than presently
exists, as
well as establishing a foudation for the evolution and maturity of
the site to even better satisfy the policies in the Official Plan,
related to the compatibility of land use.
relates
more specifically to the built form and is more appropriate in considering Site
Plan Control applications. Section
4.11. of
the Official Plan also contains policies which are pertinant
to both Site Plan and rezoning applications.
One of the policies in Section 4.11, which is pertinarelevant
to a rezoning proposal, relates to traffic generation. Roads where uses are to be permitted should
have the capacity to accommodate the anticipated traffic generated. Richmond Road is an Arterial Roadway
carrying large volumes of traffic. As
the proposed rezoning is to regularize an existing situation and the complementary
Site Plan will permit an addition to the existing building,
which will be used for automotive parts storage and a waiting area for clients., i
It is the Department's position that approval of this rezoning will
result in a minimal traffic impact.
Other considerations of Section 4.11
are shadowing, height and massing. TWhile the existing zoning
on the property was established previously to
minimize the impact of site development
on the residential neighbourhood to the north.
Specifically, within 23
metres of the the residential properties to the north, the height limit would allowis
restricted to a building with a height 13.8
metres. Beyond
that limit, the height is increased
to of
24.7 metres.
T. The
proposed addition to the westerly side of the existing building is intended to
only be as high as the existing two storey building, which is approximately
11.5 metres. Given the height of
the proposed addition and that it satisfies the zoning setback requiements, it is the Department's position that tthe
applicant's proposal will not create a negative impact on the residential
community to the north.
In
addition to creating a continuous pedestrian friently
frontage along the street edge, the City's Official Plan indicates that
developments in Traditional Maistreets are typically small scale. While it is recognized that nodes of
development containing much higher buildings are appropriate in Traditional
Industrial
Areas
at strategic locations,
historically,
buildings tend to be of a smaller scale, typically two to four storeys. Given
the existing and proposed development of 11.5 metres, as well as the low
density residential neighbourhood located immediately adjacent to the north, it is the
Department's
recommendation
that the height limit should be reduced
to 12
metres, which
provides some flexability
to the
development but
is more in keeping with the height of buildings historically found in
Traditional Mainstreet Areas.
The Department is also
recommednig
that the floor space index of 2.0 be removed from the zoning. A floor space index of 2.0 would represent
a building with an area of 11 322 square metres. The existing building and proposed addition will have an area of 1 642 square metres. With
the recommended height limit and yard
requirements,
the
lot coverage
anticipated by the Floor
Space Index
would be unachievalbe and
therefore redundant. This is acommon problem with Floor Space Indicies and
their usefulness as a planning tool is limited. As a Planning Direction
throughout the City,
the use of Floor Space Indicies is being eliminated, with the development
envelope of properties is
being
controlled by setbacks and height limitsCommunity
Design Plan
The
Department is currently undertaking
a Community Design Plan (CDP) along
this section of Richmond Road and adjoining neighbourhoods
and it is expected to proceed to Committee and Council later
this year,
with recommendations. In
an effort to address community concerns
over a number of rezonings for high-rise residential developments
within the study area, City Council passed a motion calling
for a deferral of rezoning and Official Plan Amendment applications
requesting an increase in development potential and or height,
until the completion and approval of the CDP by City Council. This
proposal does not involve such
a request
and is therefore being brought forward for Committee
and Council consideration. .
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. As
a result of the recirculation, aA
response was received from the public wanting more information on the proposal
and a comment was received from the Woodroffe North Community Association. They
Community Association is
are in concurence with the development proposal but want to ensure
that issues such as noise, landscaping and garbage are positively addressed as
part of the Site Plan Control application.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
The application was not processed by the "On
Time Decision Date" established for the processing of Zoning By-law amendments
due to a need to have the Site Plan Control application proceed in conjunction
with the zoning and to address concerns of the neighbours.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document
2 Details of Recommended zoning
Document 23 Consultation Details
DISPOSITION
City Clerk’s Branch, Secretariat Services to
notify the owner, K-ONE Holdings Ltd. c/o Ottawa Honda 955 Richmond
Road Ottawa, K2B 6R1, applicant, Tino Tolot c/o Liff and Tolot Architects Inc. 83
Hinton Avenue N. Ottawa, K1Y 0Z7), 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, Transit and the Environment
Department to prepare the implementing by-law, forward to Legal Services Branch
and undertake the statutory notification.
Legal Services Branch to forward the
implementing by-law to City Council
LOCATION MAP DOCUMENT
1
DETAILS
OF RECOMMENDED ZONING DOCUMENT 2
CONSULTATION DETAILS DOCUMENT
32
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. A meeting between the applicant, the
Councillor and members of the Woodroffe North Community Association was also
held at a resident’s home to discuss the proposal. The comments
of the Woodroffe North
Community Association were formed as a result of this meeting.
PUBLIC COMMENTS
As
a result of the recirculation and the Site Plan circulation,
one person requested more information on the proposal.
September 5, 2006 - PUBLIC MEETING COMMENTS
1.
There is concern about fan
noise from the rear of the building on the property.
2.
There is a concern about light spill over
from the site onto the residences to the north.
3.
Stormwater runoff must be controlled. Water from the site has eroded a City
walkway adjacent to
the north.
4.
The existing wooden fence should be extended along
the entire northern boundary of the site.
Response
to Comments
The concerns raised at the public meeting are all issues related to Site Plan Control and will be dealt with as part of that application.
COUNCILLOR’S COMMENTS
Councillor Alex Cullen is aware of the application.
COMMUNITY ORGANIZATION COMMENTS
As
part of the 2003 rezoning circulation, the Woodroffe North Commuity Association
and the Woodpark Community Association provided comments indicating concerns
with the proposal. After circulation of
the Site Plan Control proposal and recirculation of the zoning, only the
Woodroffe North Community Association provided a revised comment.
That
comment has been further revised as a result of the
Community Association's concerns being
addressed. A summary of the latest revised comment is provided below.
This
letter is sent further to the September 5, 2006 meeting between Mr. Kay
Dilawri, the owner of Ottawa Honda currently operating at the above-noted civic
addresses, Mr. Tino Tolot, the architect advising Mr. Dilawri in this matter,
and representatives of the Woodroffe North Community Association (WNCA). You along with Councillor Alex Cullen also
attended the meeting, which took place at 104 Pooler Avenue in Ottawa.
Mr.
Dilawri and Mr. Tolot shared a number of site plan decisions with our members
at the September 5th meeting. These improvements to the original
plan are designed to address concerns and compatibility problems identified and
discussed in July 2003. Our
Association’s goal was to discuss compatibility issues with Mr. Dilawri and to
work with him in achieving a design, which would eliminate, or mitigate to the
greatest degree possible, existing problems. Improved compatibility between Ottawa Honda’s
service operations and residential uses remains the primary goal of our
Association’s efforts to date. The most recent meeting confirmed that both Mr.
Dilawri and our members want to continue this cooperation in order to ensure an
improved situation.
There
is unanimous agreement that the 2006/2007 building design and its overall
footprint are far more compatible with adjacent residential uses than that
proposed in 2003. The expanded Ottawa Honda facility will be far more
aesthetically pleasing and less intrusive than envisaged by the 2003 proposal.
Our
members were also very pleased with the Landscape/Tree Preservation Plan and
the Landscape, Grading and Drainage Plan. These plans confirm that privacy and view
issues have been understood, considered and addressed satisfactorily by Mr.
Dilawri and his advisors. We are also
confident that the drainage system will prevent future run-off during spring
thaw and major rainstorms.
As
part of the continuous consultation process, you shared the text of several
site plan conditions with us. It is evident to our members that the proposed
building design, landscaping and replacement/location of mechanical equipment
have carefully considered the incompatibility of land use issues confirmed in
the WNCA’s August 12, 2003 letter to Mr. Dilawri. In that letter the WNCA confirmed its intention to support
regularization of zoning, where required, and the proposed expansion provided
that the WNCA’s development conditions would be included in the site plan and
executed as part of development, and respected post-development. The most significant concern was effective
means to control environmental noise from Service Operations that are, and will
remain, at the rear of the facility in proximity to our members’ homes on
Pooler Avenue and Orvigale Road.
At the September 2006 meeting, Bev Binette asked whether all work, including that on the northern boundaries of these properties, could be completed without any disruption to the walking easement to the immediate north.
Two concerns were raised: our community’s desire to protect the formal walking path installed in October 2005; the protection and preservation of City of Ottawa trees on both sides of the walking path. Your April 26th response confirmed that with the exception of the installation of the solid fence all work is planned to occur within the boundaries of the three Richmond Road properties.
As
part of this same communication, you forwarded an additional condition
regarding tree preservation and protection, which is acceptable to cover this
final issue.
Environmental
Noise Control (2003-three conditions:
sound attenuation barrier; improved mechanical
systems; access doors and windows)
Noise
continues to be the most significant problem between Ottawa Honda and
residential neighbours. The City of
Ottawa’s Environmental Noise Control Guidelines identify three development
situations where noise studies will be required to ensure that stationary
source sound level limits are achieved and maintained post-development. The current application involves “a
development application that entails construction of new sources of stationary
noise or changes in land use that may introduce new sources of stationary noise
that are in proximity to existing noise-sensitive land uses”. The noise level limits adopted by Council,
and which are now part of the Official Plan via an Official Plan Amendment,
are: Leq 1 hour (50 dBA-day); Leq 1 hour (45 dBA-night).
The
WNCA has isolated an externally-mounted extraction fan as being the most
significant and constant source of environmental noise. Mr. Dilawri confirmed his commitment to
replace the fan and, using the existing ducting, relocate it to the parking
area above the ground-level space occupied by Service Operations. This one improvement will substantially
reduce current environmental noise and associated problems. You and Bev discussed the wording of this
condition, which will read:
The
owner acknowledges that the extraction fan mounted on the rear wall of the 955
Richmond Road facility has an adverse impact on the low density residential
development located generally to the north. The owner agrees to replace
the extraction
fan with new, modern equipment and to place it on the parking deck where
concrete walls are expected to act as an effective noise barrier.
Further, the owner agrees that no noise-generating equipment will be mounted at
the rear of the facility in
the future. All future ventilation and extraction equipment will be
housed at other locations, such as within the facility or on the parking
deck. Finally, the owner acknowledges his responsibility for controlling
environmental noise within the boundaries
occupied by Ottawa Honda. The owner agrees that any and all activity, or
activities, occurring within Ottawa Honda’s boundaries post-development will be
continuously compliant with the City of Ottawa’s sound level limits for
stationary sources (Leq 1 hour
(50 dBA-day); Leq 1 hour (45 dBA-night).
This
condition covers off the issues of the noise barrier and the need for better
mechanical equipment. We are prepared
to dispense with the proposed condition related to new doors and windows.
Given
the above, the WNCA agrees that the requirement for noise studies in this
matter should be waived provided that the above conditions are stipulated and
fulfilled as part of the approval process and subsequent development.
Opaque
Fence (2006-new
condition)
The primary function of the noise attenuation barrier requested as part of the 2003 discussions was to reduce noise. Its secondary function was to protect the privacy of neighbouring residential uses.
The requirement for a noise attenuation barrier obviated the need to include an opaque fence as part of our original conditions. At the September 5th meeting, it was agreed that an opaque wooden fence would replace the current, temporary chain-link/barbed wire fence at the rear of 965 and 971 Richmond Road (a wooden fence exists at 955 Richmond Road). The associated costs for this privacy fence are more than offset by the savings achieved through the waiving of noise studies. The fence should also improved security on the northern boundary and will also improve the overall look of the site.
Landscaping/Protection of Vegetation (2003-one condition; 2006-revised condition)
Existing condition: The condition communicated in 2003 remains relevant. It is repeated next. “The official site plan will not require the removal of any of the trees currently located on the easement to the north of the property boundaries of 955 Richmond Road, 965 Richmond Road and 971 Richmond Road. The easement is owned by the City of Ottawa. The site plan agreement should include measures to protect existing and any additional trees, planted by the City of Ottawa, or neighbouring properties, from all manner of contamination, including trade waste and salt used in snow and ice management”.
Our community is concerned about the protection of the Woodroffe Walk pathway. In 2005, the City of Ottawa invested approximately $50,000 to restore the walking path immediately to the north of Richmond Road from Lockhart (east of Woodroffe) to Pooler (west of Woodroffe). The City has a duty to protect its investments and its recreational pathways. Our members have worked hard to have the path restored and now actively maintain the pathway on behalf of the citizens of Ottawa. We have agreed on the following wording:
The
property owner is reminded of the
City’s Tree By-law, its regulations and requirements. To ensure the preservation of existing City trees, prior to the
construction of the proposed new fence along the northern boundary of the
subject property, the owner shall contact the District Manager of
Roads, Parks and Trees to discuss the impact of this fence. This discussion shall be undertaken with a
view to saving all City trees along the northern site boundary and under no
circumstances are any trees to be removed without the prior approval of the
District Manager of Roads, Parks and Trees.
Lighting,
Snow Management and Refuse Management (2003 modified general conditions)
The
owner has agreed to replace current temporary lighting with lighting that
complies with Honda Canada national standards. Snow management and refuse management are
part of a number of standard conditions associated with site plan approval and
are subject to enforcement via City of Ottawa by-laws. Standard conditions should be included in
the relevant approval documents.
On
behalf of the WNCA, I would like to thank you for your efforts to move the file
forward while also being sensitive and attentive to the concerns of
neighbouring property-owners. Your
timely and frequent communications were invaluable to our members over
the last As
part of the 2003 rezoning circulation, the Woodroffe
North Commuity Association and the Woodpark Community Association provided
comments indicating concerns with the proposal. After circulation of the Site Plan Control proposal
and recirculation of the zoning, only the Woodroffe North Community Association
provided a revised comment. A summary
of that revised comment is provided below.
The
first meeting between the proponent and the WNCA on the proposed rezoning and
expansion
occurred in July 2003. The WNCA
confirmed development conditions and anticipated outcomes in its letter to Mr.
Dilawri dated August 12, 2003. Despite
the passage of more than 3 years, WNCA representatives were pleased to see that
Mr. Dilawri remains
committed to ensuring a very high degree of compatibility between the expanded
Ottawa Honda and neighbouring residences to the north.
We were
very pleased to learn of a number of site plan decisions, guided by Mr.
Dilawri, to address concerns and compatibility
problems identified and discussed in July 2003. Our Association’s goal has always been to discuss current
compatibility issues with Mr. Dilawri and to work with him in achieving a
design, which would eliminate problems.
In fact, over the last three
years our members have alerted Mr. Dilawri and his management team of problems
rather than involving City of Ottawa officials. Improved compatibility between Ottawa Honda’s service operations
and residential uses immediately to the north remains the primary
goal and expectation of our Association’s efforts. The most recent meeting
confirmed that both Mr. Dilawri and our members want to create an improved
situation where all property owners can enjoy their property and protect its
value in a balanced and
mutually supportive manner.
With
regard to building design and footprint, there is unanimous agreement among
residential property owners within the influence area of Ottawa Honda that the
structure being proposed in 2006 is far more compatible with adjacent
residential uses. Further, significant
attention has been given to external remodeling,
which will give the building an improved appearance. The expanded Ottawa Honda
facility will be far more aesthetically pleasing than that proposed in
2003.
There
is also much positive feedback on various development conditions presented by
Mr. Dilawri and Mr. Tolot. It was
evident to our members that the proposed building design, landscaping and
location of mechanical equipment had carefully considered problems
identified in 2003 and the development standards/conditions communicated in our
August 12, 2003 letter. In this same
letter the WNCA confirmed its intention to support regularization of zoning,
where required, and the proposed expansion provided that development conditions agreed
to by Mr. Dilawri would be included in the site plan and executed. Of particular concern are the means proposed
to control environmental noise from service operations that are and will
remain, at the rear of the facility in proximity
to our members’ homes on Pooler Avenue and Orvigale Road.
The
August 2003 development conditions, and anticipated outcomes to improve overall
compatibility have been reviewed in line with the new proposed structure and
the statements/commitments
made on September 5th by Mr. Dilawri. Those related to environmental noise have
been reviewed in line with the City of Ottawa’s Environmental Noise Control
Guidelines approved by Council in May 2006.
Environmental
Noise Control (2003=3
conditions: sound attenuation
barrier; improved mechanical systems; access doors and windows)
Noise
continues to be the most significant problem between Ottawa Honda operations
and residential neighbours. The City of
Ottawa’s Environmental Noise Control Guidelines identify three development situations
where noise studies will be required to ensure that stationary source sound
level limits are achieved and maintained post-development. The current application involves “a
development application that entails construction of new sources of stationary
noise or changes in land use that may introduce new sources of stationary noise
that are in proximity to existing noise-sensitive land uses”. The noise level limits adopted by Council,
and which are now part of the Official Plan via
an Official Plan Amendment, are: Leq 1 hour (50 dBA-day); Leq 1 hour (45
dBA-night).
The
WNCA has isolated an externally-mounted
extraction fan as being the most significant source of environmental
noise. Mr. Dilawri confirmed his
commitment to replace
the fan and, using the existing ducting, relocate it to the parking area above
Service Operations. This one decision
will substantially reduce current environmental noise and associated problems.
The replacement and relocation of the extraction fan will be stipulated as a condition
in the report to PEC and in the site plan agreement. The following wording is proposed:
“The
owner acknowledges that the extraction fan mounted on the rear wall of the 965
Richmond Road facility has an adverse impact on residential uses on Pooler Avenue
and Orvigale Road.
As a
condition of regularizing zoning at 955 Richmond Road and obtaining zoning to
allow a car dealership at 965 Richmond Road, the owner agrees to replace the
extraction fan with new, modern equipment and
to place it on the parking deck where concrete walls are expected to act as an
effective noise barrier. Further, the owner agrees that no mechanical equipment
will be mounted at the rear of the facility in the future. All future ventilation and extraction
equipment will be housed within the facility or located on the parking
deck. Finally, the owner acknowledges
his responsibility for controlling environmental noise within the boundaries
occupied by Ottawa Honda. The owner
agrees that any and all activity
or activities occurring within Ottawa Honda’s boundaries post-development will
be continuously compliant with the City of Ottawa’s sound level limits for
stationary sources (Leq 1 hour (50 dBA-day); Leq 1 hour (45 dBA-night)”.
Based
on the above agreement,
the WNCA agrees that the requirement for noise studies in this matter is waived
provided that the above conditions are stipulated and fulfilled as part of the
approval process.
Opaque
Fence (2006=new
condition)
The
primary function of the noise attenuation
barrier requested as part of the 2003 discussions was to reduce noise. Its secondary function was to protect the
privacy of neighbouring residential uses.
The requirement for a noise attenuation barrier obviated the need for an
opaque fence and
as a result the August 2003 letter is silent on the issue of fencing. At the
September 5th meeting, it was agreed that a wooden fence would replace the
current, temporary chain-link/barbed wire fence at the rear of 965 and 971
Richmond Road (a wooden fence
exists at 955 Richmond Road). The
associated costs are more than offset by the savings achieved through the
waiving of noise studies. The fence
will also improved security of Ottawa Honda’s property and assets.
Landscaping/Protection
of Vegetation (2003=1
condition)
The
same condition communicated in 2003 applies in 2006 and is repeated next. “The
official site plan will not require the removal of any of the trees currently
located on the easement to the north of the property boundaries of 955 Richmond
Road, 965 Richmond Road and 971 Richmond Road.
The easement is owned by the City of Ottawa. The site plan agreement
should include measures to protect existing and any additional trees, planted
by the City of Ottawa, or neighbouring properties, from all
manner of contamination, including trade waste and salt used in snow and ice
management”.
Lighting,
Snow Management and Refuse Management (2003 modified general conditions)
The
owner has agreed to replace current temporary lighting with lighting, which
complies with Honda Canada standards.
Snow management and refuse management are part of a number of standard
conditions associated with site plan approval and are subject to enforcement
via City of Ottawa by-laws. Standard
conditions should be included
in the relevant approval documents.
The
WNCA remains open to further discussions with Mr. Dilawri and his advisors as
the applications work their way through the PEC and then City Council.
We
would also like to thank you and Councillor Alex Cullen for your
interest and stewardship of this file.
Issues
related to noise levels, landscaping, lighting and snow removal are addressed
in the complementary Site Plan Control report, which is before Planning and
Environment Committee
for consideration.
ADVISORY
COMMITTEE COMMENTS
several
months. Congratulations on a job well
done.
Response
to Comment
Staff have worked diligently with the applicant, the Ward Councillor and the local Community Association to address issues related to such things as noise levels, landscaping, fencing, lighting and snow removal. As a result of cooperation and positive resolution of concerns, the Ward Councillor has reinstated delegated authority for the Site Plan application.