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5. ZONING - 2 AND 4 PERRY STREET AND PART OF 49 LAIRD
STREET ZONAGE - 2 ET 4, RUE PERRY ET PARTIE DU 49, RUE
LAIRD |
Committee recommendation as
amended
(This
application is subject to Bill 51)
That Council approve an amendment to Zoning By-law 2008-250 to
change the zoning of 2 and 4 Perry Street and part of 49 Laird Street from R1FF
– Residential First Density Subzone FF and I1B
– Minor Institutional Subzone B to I1B [xxx] – Minor Institutional
Subzone B, Exception xxx, as shown on Document 1 and as detailed in Document 2,
as amended in Item 2(b) to change the required width of landscaped buffer
abutting a street from 0.75 metres to 0.69 metres.
Recommandation MODIFIÉE DU Comité
(Cette demande
est assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage 2008-250
afin de changer la désignation de zonage du 2 et du 4, rue Perry ainsi que
d’une partie du 49, rue Laird de R1FF – Zone résidentielle de densité un,
sous-zone FF et de I1B – Zone de petites institutions, sous-zone B à I1B [xxx]
– Zone de petites institutions, sous-zone B, exception xxx, comme il est
indiqué dans le document 1 et expliqué en détail dans le document 2, tel que
modifié au point 2(b) en vue de changer la largeur requise de la zone tampon
paysagère adjacente à une rue de 0,75 mètre à 0,69 mètre.
Documentation
1.
Deputy
City Manager’s report, Infrastructure Services and Community Sustainability
dated 10 March 2009 (ACS2009-ICS-PLA-0053).
2. Extract
of Draft Minute, 14 April 2009.
Report to/Rapport au :
Planning
and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
10 March 2009 / le 10 mars 2009
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager
Directrice municipale adjointe,
Infrastructure
Services and Community Sustainability
Services d’infrastructure et Viabilité des collectivités
Contact Person/Personne ressource : Danny Page,
Acting Manager/Gestionnaire intérimaire, Development Approvals/Approbation des
demandes d'aménagement, Planning and Growth Management/Urbanisme et Gestion de
la croissance
(613) 580-2424, 27595 Danny.Page@ottawa.ca
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SUBJECT: |
ZONING - 2 AND 4 Perry street and PART
OF 49 Laird Street (FILE NO. D02-02-08-0132) |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an
amendment to Zoning By-law 2008-250 to change the zoning of 2 and 4 Perry
Street and part of 49 Laird Street from R1FF – Residential First Density
Subzone FF and I1B – Minor
Institutional Subzone B to I1B [xxx] – Minor Institutional Subzone B, Exception
xxx, as shown on Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de
zonage 2008-250 afin de changer la désignation de zonage du 2 et du 4, rue
Perry ainsi que d’une partie du 49, rue Laird de R1FF – Zone résidentielle de
densité un, sous-zone FF et de I1B – Zone de petites institutions, sous-zone B
à I1B [xxx] – Zone de petites institutions, sous-zone B, exception xxx, tel
qu’il est indiqué dans le document 1 et expliqué en détail dans le document 2.
BACKGROUND
The subject lands, 49 Laird Street and 2 and 4 Perry Street, are located within the Meadowlands Community. The site is located on the south west corner of Meadowlands Drive and Perry Street, on the north side of Laird Street, within a community of single-detached residential dwellings.
In 2001, on behalf of St. Maurice Catholic Church, the Roman Catholic Episcopal Corporation of Ottawa purchased the easterly portion of the property located at 56 Meadowlands Drive. St. Maurice Catholic Church later constructed a gravel surface parking lot at this location, which served as an extension of the existing church parking lot. At that time the Committee of Adjustment approved a Consent application, for a lot line adjustment. However, the Consent was done without the benefit of appropriate zoning and development review approval. This parcel now constitutes part of 2 Perry Street.
St. Maurice Catholic Church (2 and 4 Perry Street) currently has an agreement to purchase the easterly portion of the lot located at 49 Laird Street, to extend the existing surface parking lot of the church. On February 4, 2009, a Consent application (lot line adjustment) for this property received approval from the Committee of Adjustment.
Purpose
of Zoning Amendment
The parcels of land, subject to this Zoning By-law amendment, form a corridor extending between Meadowlands Drive on the north to Laird Street on the south. Residential properties at 56 Meadowlands Drive and 49 Laird Street flank the lands on the west. The property is encumbered by a major overhead hydro line easement, including a tower structure. The existing site includes a 1,796.77-square metre church and a 78-space parking lot. Access to the existing church parking lot is via a two-way private approach along the south side of Meadowland Drive and an existing two-way private approach along the north side of Laird Street. A total of 114 parking spaces have been proposed for the entire property: 36 additional surface parking spaces and 78 existing parking spaces. A Site Plan application (File No. D07-12-08-0265) for the church parking lot expansion is currently under review by the City. Document 3 illustrates the proposed Site Plan.
Under Zoning By-law 2008-250, 49 Laird Street and the western portion of 2 and 4 Perry Street are currently zoned as R1FF – Residential First Density, Subzone FF, while the eastern portion of 2 and 4 Perry Street is zoned as I1B – Minor Institutional, Subzone B.
The applicant proposes to rezone all of the subject lands I1B – Minor Institutional, Subzone B, Exception xxx.
In order to facilitate the draft Site Plan the following exceptions are requested:
a) Reduction of the minimum landscape buffer
width from three metres to 1.5 metres for landscape buffering that does not
abut a street.
b) Reduction of the minimum landscape buffer
width from three metres to .75 metres for landscape buffering that abuts a
street.
DISCUSSION
This property is designated as ‘General Urban Area’ in the Official Plan. The ‘General Urban Area’ designation permits the development of a full range and choice of housing types, in conjunction with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. As a result, it has been determined that the extension of the existing ‘Institutional’ use meets the intent of the Official Plan under the ‘General Urban Area’ designation.
The westerly portions of the subject lands have been acquired by the adjoining church in order to expand its parking lot. As they are zoned “residential” a zoning change is required to reflect their intended “institutional” use as part of the church function. Also, as part of the proposed amendment, the applicant is requesting reductions in the required minimum landscape buffer around the parking lot for the overall property. This is because Zoning By-law 2008-250 requires a 3.0-metre landscape buffer around parking lots that contain more than 100 parking spaces. However, two site constraints restrict the amount of landscape buffering that the applicant can provide: (1) providing the entirety of the landscape buffer would mean that the applicant would lose a significant number of the much-needed additional parking spaces; and (2) the applicant would not be able to comply with a 26-metre right of way protection requirement for the future widening of Meadowland Drive. Hence, the applicant proposes an exception to the ‘I1B – Minor Institutional Subzone’ to permit reduced minimum landscape buffers of 1.5 metres along portions of the west property limit, and 0.75 metres along the portion of the church property that directly abuts Laird Street and Meadowlands Drive.
The requested Zoning By-law amendment is necessary in order to solve a real operational parking shortage for the church. The amendment will also enable the applicant to provide the required road widening requirement without significantly compromising the parking count yield. By achieving a greater number of on-site parking, church parishioners will no longer need to park on local streets, which will improve traffic flow and safety on nearby streets.
Staff recommends approval of this proposal because the proposed zoning is required to permit the proposed development, meets the general intent and purpose of the Zoning By-law and is consistent with the intent of the Official Plan. The proposed Site Plan includes a significant landscape buffer between the adjacent residential properties and the extension of the parking lot, which will not produce any adverse impact on neighbouring land uses.
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 City did not receive any negative comments or opposition to this application.
LEGAL/RISK MANAGEMENT IMPLICATIONS:
There are no legal/risk management implications associated with this amendment.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
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 Proposed Site Plan
DISPOSITION
City Clerk and Legal Services Branch, Legislative Services to notify the owner, St. Maurice Catholic Church, 4 Perry Street, Ottawa, Ontario K2G 1K5, applicant, Bill Holzman, Holzman Consultants Inc., 1076 Castle Hill Cr. Ottawa, Ontario, K2C 2A8, 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.
Infrastructure Services and Community Sustainability Department to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
LOCATION
MAP DOCUMENT 1
DETAILS OF RECOMMENDED ZONING AS AMENDED DOCUMENT 2
1. Zoning By-law 2008-250 is to be amended to show that the subject lands shown as ‘Area A’ and ‘Area B’ on Document 1 will be rezoned as follows:
a) Area ‘A’ – Eastern part of 49 Laird Street and eastern part of 56 Meadowlands Drive (now 2 and 4 Perry Street) from R1FF – Residential First Density, Subzone FF to I1B [xxx] - Minor Institutional, Subzone B, Exception xxx; and
b) Area ‘B’ – 2 and 4 Perry Street from I1B – Minor Institutional Subzone B to I1B[xxx] - Minor Institutional Subzone B, Exception xxx zone.
2. Section 239 of By-law 2008-250 is to be amended by adding a new exception including the following provisions:
a)
Despite Table 110, the minimum
required width of landscaped buffer not abutting a street: 1.50 metres; and
b) Despite Table 110, the minimum required width of landscaped buffer abutting a street: 0.69 metres.
PROPOSED SITE PLAN DOCUMENT 3
