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2. ZONING – 385 SUSSEX DRIVE ZONAGE – 385, PROMENADE SUSSEX |
Committee
recommendation
(This matter is
Subject to Bill 51)
That Council
approve an amendment to the Zoning By-law No. 250 2008 to change the zoning at
385 Sussex Drive to permit the continued use of a parking lot for a
temporary period of three years, as detailed in Document 2.
Recommandation DU Comité
(Cette question est assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage no
2008-250 visant à changer le zonage de la propriété située au
385, promenade Sussex, afin d’y permettre le maintien d’un parc de
stationnement à titre temporaire pour une période de trois ans, comme le
prévoit le document 2.
Documentation
1.
Deputy
City Manager's report, Infrastructure
Services and Community Sustainability, dated 2 September 2011 (ACS2011-ICS-PGM-0177).
Report to/Rapport au :
Comité de l'urbanisme
and Council / et au Conseil
2 September 2011 / le 2 septembre
2011
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 : Richard Kilstrom,
Acting Manager/Gestionnaire intérimaire, Development Review-Urban Services,
Inner Core/Examen des projets d'aménagement-Services urbains, Unité du Centre
intérieur
Planning and Growth Management/Urbanisme et Gestion de
la croissance
(613) 580-2424, 22379 Richard.Kilstrom@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the Zoning
By-law No. 250 2008 to change the zoning at 385 Sussex Drive to permit the
continued use of a parking lot for a temporary period of three years, as
detailed in Document 2.
RECOMMANDATION
DU RAPPORT
Que le Comité de recommande au
Conseil d’approuver une modification au Règlement de zonage no
2008-250 visant à changer le zonage de la propriété située au
385, promenade Sussex, afin d’y permettre le maintien d’un parc de
stationnement à titre temporaire pour une période de trois ans, comme le
prévoit le document 2.
BACKGROUND
The
property, which spans one city block, is bound by Guigues Avenue to the north,
Parent Avenue to the east and St. Patrick Street to the south. The Notre-Dame Basilica occupies the western
portion of the property and fronts onto Sussex Drive.
The entire
eastern portion of the property is occupied by a parking lot, which is
comprised of 85 permanent parking spaces in the southeast quadrant and 57
temporary parking spaces in the northeast quadrant of the site. Uses in the
surrounding neighbourhood include office and residential uses to the north,
low-rise residential uses to the east, and commercial uses and low-rise
residential uses to the south of the subject property. The National Art Gallery
of Canada is located on the west side of Sussex Drive, across from the Notre-Dame Basilica.
The property is zoned I1A [333] S207 – Minor
Institutional Zone. The I1 zone allows
for a range of community, emergency service and institutional uses in areas
designated General Urban Area and Central Area in the Official Plan. Exception
333 permits the required parking spaces for place of worship and office uses to
be used for a parking lot, restricts the parking lot use to the area shown on
Schedule 207 and permits parking spaces outside of the area on Schedule 207 to
be used as a parking lot on a temporary basis for a three-year period. Also
applicable to the site is Section 101 – Minimum Parking Space Rates, which
provides that there is no minimum number of parking spaces required for a place
of worship located in Area A of Schedule 1 of the Zoning By-law.
Parking Lot Zoning and Development History
The permanent public parking lot located at
the southeast corner of the property was approved by former City of Ottawa City
Council in 1998. In 2003, a Zoning By-law Amendment application was submitted
requesting an expansion of this public parking lot in an area, which at the
time, was occupied by two buildings at 60 Guigues Avenue and 90 Parent
Avenue. The expansion of the parking
area required the demolition of the existing buildings in order to provide an
additional 57 parking spaces, with the intent that the entire consolidated
parking lot would be redeveloped into offices, residential facilities and a
Catholic Centre in the future. On June 12, 2003, the former Planning and
Development Committee approved the requested expansion of the public parking
lot, but only on a temporary basis for three years. In addition, the former Planning and
Development Committee included a recommendation that the implementing By-law
not be enacted until such time that a Site Plan was approved by the City.
Pursuant to this recommendation, the former
Planning and Development Committee's recommendation was carried by City Council
on July 23, 2003. The Ontario Municipal Board approved a Site Plan Control
application for the layout of 142 parking spaces (85 permanent and 57
temporary) in 2005 and, subsequently, the by-law permitting the temporary
parking lot was enacted with a three-year time period beginning June 6, 2005
and ending June 6, 2008.
On July 9, 2008, By-law 2008-277 was
enacted, which extended the time period for the temporary parking lot for an
additional three years ending on July 9, 2011.
Purpose of Zoning By-law Amendment
The purpose of the requested Zoning By-law Amendment is to extend the time period permitting the temporary parking lot at 385 Sussex Drive for an additional three years in order to continue supporting parishioners by generating income to finance long-term redevelopment plans for the site; providing parking for over 1500 parishioners for weekend services; and providing parking for services offered by the church outside of regular services (e.g., funerals, weddings, baptisms, etc.).
DISCUSSION
Official Plan
The Official Plan sets
broad strategic directions to meet the challenge of managing growth, providing
infrastructure, maintaining environmental integrity and creating liveable
communities within Ottawa. In order to implement the strategic directions,
policies are set out to encourage a mix of land uses and compact forms of
development that will make better use of existing infrastructure and roads.
Although priority is to be given to transit and reducing car dependency, the
strategic direction of the Plan recognizes that all modes of transportation
must be considered, including the use of automobiles. The additional 57 parking spaces will
provide a modest amount of short-term parking that supports the interests of
local businesses and tourist destinations.
Section 2.2.3 the policies of Section 3.3.6 acknowledge the Central Area as the economic and cultural heart of Ottawa, as well as the symbolic heart of the nation. The continued use of the existing parking lot will allow for tourists and residents to park in close proximity to major tourist destinations, such as the ByWard Market, National Gallery of Canada and the Parliament Buildings, while the revenue generated through this parking will aid in long-term redevelopment plans of the site.
Policy 9(a) of Section 3.3.3 requires that parking
and loading facilities address the unique role of the Central Area,
particularly in the realm of pedestrian safety and enjoyment, by providing
parking that targets short-term users such as tourists and users of local
businesses. The continued use of the temporary parking lot supports this policy
by providing short-term parking within the ByWard Business Improvement Area.
Policy 7 of Section 4.3 requires that
parking areas be screened through the use of landscaping techniques, such as
shrubs, trees and decorative fences. The existing parking lot on the site has
been screened as approved through the Site Plan Control process.
Central Area Secondary Plan
Although
the policies of the "The Canal" do not speak directly to parking, the
Secondary Plan recognizes that this area attracts Ottawa residents and tourists
from across Canada to its unique cultural, historical and leisure activities. Allowing
parking for a period of three years will ensure that the site is redeveloped in
ways compatible with the historical and cultural character of the area.
ByWard Market Local Area Parking Study –
Summary Report
The site was included within the ByWard
Market Local Area Parking Study, which was completed in 2011. The Study
concluded that on-street parking in the area is well utilized and over-capacity
at peak times and days. The continued use of the temporary parking lot on the
site will contribute to the availability of short-term parking within the
ByWard Market.
The approved Site Plan for the entire
parking lot (permanent and temporary areas) includes landscape buffers
consisting of shrubs and trees along the Guigues and Parent Avenue frontages.
Vehicular access to the parking lot is limited and located along the Parent
Avenue frontage. The existing stone wall
located along the Guigues Avenue frontage was retained in the development
process and new ornamental fencing was installed to the east of the stone wall,
and along Parent Avenue. The approved plans and conditions continue to remain
in full effect and force until such time the parking lot use is discontinued or
a revision is approved.
Summary
The Notre-Dame Basilica is an important
building in Ottawa's history and a popular tourist destination. The subject property is also located adjacent
to the ByWard Market and within walking distance of many tourist destinations,
such as the National Gallery of Canada, the Château Laurier and the Parliament
buildings. The recommendation to permit
the parking on a temporary basis for a period of three years will allow the
City to revisit the proposed use in the future and maintain its primary
objective to see the site redeveloped with compatible development consisting of
buildings and a more appropriate parking facility, such as an underground
parking garage.
RURAL IMPLICATIONS
N/A
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. Comments received with regards to this application are detailed in Document 3.
COMMENTS BY THE WARD COUNCILLOR
Rideau-Vanier Ward Councillor Mathieu Fleury is aware of this application.
LEGAL IMPLICATIONS
There are no legal
implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications associated with this report.
FINANCIAL IMPLICATIONS
There are no direct financial implications associated
with this report.
ENVIRONMENTAL
IMPLICATIONS
There are no environmental implications associated with this report.
TECHNOLOGY IMPLICATIONS
CITY STRATEGIC PLAN
The rezoning supports the objectives of the City’s
Strategic Plan by:
1) providing short-term parking that supports the vital interests of local businesses, institutions and tourism destinations; and
2) limiting the supply of long-term parking to levels that balance the needs of automobile users with the City’s transit ridership objectives, while minimizing spill-over parking in residential areas.
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 Consultation Details
DISPOSITION
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.
Planning and Growth Management 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 DOCUMENT 2
Proposed
Changes to the Comprehensive Zoning By-law No. 2008-250
Section 239, Urban Exception 333, Column V, of Comprehensive Zoning By-law is to be amended by deleting the following wording:
July 9, 2008 and expiring on July 9, 2011
And replacing with:
October 12, 2011 and expiring on October 12, 2014
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. No public meetings were held in the community with regards to this application.
PUBLIC COMMENTS
Details of this application were circulated to approximately 200 owners and tenants within a 120m radius of the subject site, as well as local community associations. Only one respondent expressed concern over the application.
SUMMARY OF PUBLIC INPUT
The parking lot is utilized more by the general public than by parishioners of the church. The landscaping is poorly maintained and does not provide an adequate buffer for the parking lot. There is also a concern with regard to the signage on the lot which is illuminated 24 hours a day, seven days a week in a residential area.
COMMUNITY ORGANIZATION COMMENTS
The ByWard Market Business Improvement Area supports this application.