2.             ZONING – 385 SUSSEX DRIVE






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.







1.      Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 2 September 2011 (ACS2011-ICS-PGM-0177).


Report to/Rapport au :


Planning Committee

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


Rideau-Vanier (12)

Ref N°: ACS2011-ICS-PGM-0177




ZONING – 385 Sussex Drive (FILE NO. D02-02-11-0046)




ZONAGE – 385, Promenade Sussex





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.





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.





The subject land, 385 Sussex Drive is located within the Lowertown West Heritage Conservation District north of the ByWard Market. 

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.


Existing Zoning


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.).





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


The Secondary Plan divides the Central Area into a number of geographical areas referred to as Character Areas and Theme Streets.  The subject property is located within the "The Canal" Character Area. 

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.


Site Plan


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.




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.









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.





Rideau-Vanier Ward Councillor Mathieu Fleury is aware of this application.





There are no legal implications associated with this report.





There are no risk management implications associated with this report.




There are no direct financial implications associated with this report.





There are no environmental implications associated with this report.









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.




This application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.




Document 1    Location Map

Document 2    Details of Recommended Zoning

Document 3    Consultation Details





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


Sussex Dr 385 Location Map.TIF



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 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.





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.




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.




The ByWard Market Business Improvement Area supports this application.