5. ZONING - 468 WILBROD STREET ZONAGE –
468, RUE WILBROD |
Committee
recommendation
That Council
approve an amendment to Zoning By law 2008-250 to change
the zoning of 468 Wilbrod Street from Residential Fourth Density, Subzone M,
Exception 481 (R4M[481]) to Residential Fourth Density, Subzone M, Exception
xxxx (R4M[xxxx]), as shown in Document 1 and detailed in Document 2.
Recommandation DU Comité
Que le Conseil approuve
une modification au Règlement de zonage 2008-250, en
vue de faire passer le zonage du 468, rue Wilbrod de Zone résidentielle de
densité 4, sous-zone M, exception 481 (R4M[481]) à Zone résidentielle de
densité 4, sous-zone M, exception xxxx (R4M[xxxx]), tel qu’illustré dans le
document 1 et exposé en détail dans le document 2.
Documentation
1.
Deputy City
Manager's report, Planning and Infrastructure, dated 16 March 2012 (ACS2012-PAI-PGM-0051).
Report to/Rapport au :
Comité de l'urbanisme
and Council / et au Conseil
16 March 2012/ le 16 mars 2012
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice
municipale adjointe, Planning and Infrastructure/Urbanisme et Infrastructure
Contact
Person/Personne-ressource: John Smit, Manager/Gestionnaire, Development Review
- Urban Services/Examen des projets d'aménagement-Services urbains
Planning and Growth Management/Urbanisme et Gestion de la croissance
(613)
580-2424, 13866 John.Smit@ottawa.ca
SUBJECT: |
|
|
|
OBJET : |
REPORT RECOMMENDATION
That the Planning Committee recommend
Council approve an amendment to Zoning By‑law 2008-250 to change the
zoning of 468 Wilbrod Street from Residential Fourth Density, Subzone M,
Exception 481 (R4M[481]) to Residential Fourth Density, Subzone M, Exception
xxxx (R4M[xxxx]), as shown in Document 1 and detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme recommande au Conseil
d’approuver une modification au Règlement de zonage 2008-250, en vue de faire passer le zonage du 468,
rue Wilbrod de Zone résidentielle de densité 4, sous-zone M, exception 481
(R4M[481]) à Zone résidentielle de densité 4, sous-zone M, exception xxxx
(R4M[xxxx]), tel qu’illustré dans le document 1 et exposé en détail dans le
document 2.
BACKGROUND
The subject property is located at 468
Wilbrod Street, west of Charlotte Street, and north of Laurier Avenue East as
seen in Document 1.
The lot area is approximately 1233.53
square metres with 24 metres of frontage on Wilbrod Street. The property is
currently leased to the Embassy of Vietnam. The site is accessed from Wilbrod
Street, through a private laneway at the rear of the property. The site is
adjacent to a high rise apartment building and is surrounded by low to medium density
residential uses. Other surrounding uses include the Embassies of Austria and
Brazil, and Uganda High Commission, as well as dine-in and take-out
restaurants.
Purpose of
Zoning Amendment
The purpose of the proposed amendment
is to change the current Residential Fourth Density zoning to allow for the
construction of an addition to the existing building and permit the use of an
instructional facility and post-secondary educational institution, for the
purpose of additional classroom space for Le Cordon Bleu Culinary Arts School
Ottawa.
Existing
Zoning
The current zoning is Residential
Fourth Density, Subzone M, Exception 481. The zone permits for a variety of
residential uses and diplomatic missions. The zone provides an exception to
allow an office accessory to a diplomatic mission as well. The subject site is
within a heritage overlay which limits the massing and gross floor area of
additions to existing structures on site. The zoning restricts the gross floor area of
additions to 30% of the gross floor area of the existing building, and prohibits
the height of the addition from exceeding the height of the existing building. These
limitations ensure that the character of the heritage buildings are preserved
and remain a point of focus on the streetscape.
Details of Proposed
Zoning
The applicant is requesting to amend
the current zoning in effect over the subject site to add the use of
instructional facility and post-secondary educational institution, and to
include site-specific performance standards to reduce the parking requirement,
reduce the rear yard setback, and increase the permitted size of an addition
within the Heritage Overlay. This is demonstrated through the proposed concept
plan as shown in Document 2. The proposed concept plan features a one-storey,
140 square metre addition to the existing building, interior renovations to the
existing accessory structure, and renovations to the exterior deck of the
existing main building.
To allow for the development of the
site to be carried out as proposed by the concept plan, the applicant proposes
an amendment to the parking requirements as defined by Part 4 of the Zoning
Bylaw. The applicant proposes a parking
space rate of 1.5 parking spaces per 100 square metres. At this rate, six
spaces would be required instead of eight. Further, the applicant proposes to
remove the requirement of a loading space. Loading will be facilitated at the
main building located at the adjacent site, 453 Laurier Avenue East, making an
additional loading space at 468 Wilbrod Street unnecessary. A reduction to the
required 6.7 metre driveway and aisle width to allow 5.0 metres and 6.0 metres,
respectively, is proposed as well.
Additional amendments to the zoning
include reducing the rear yard setback from 7.5 metres to 4.75 metres given
that the existing accessory structure will become part of a single building on
the site. An amendment is required to allow for the gross floor area of the
addition to exceed 30% of the gross floor area of the existing building as
required in Section 60 of Comprehensive Zoning Bylaw 2008-250, Heritage Overlay.
As shown in Document 2, the applicant proposes an addition of 45% which will
not encroach on the interior side yards, the front yard, nor exceed the height
of the existing building. Details of the proposed zoning are described in
Document 3.
DISCUSSION
Planning Act and
Provincial Policy Statement
Within Section 2 of the Ontario Planning Act, the provision of orderly and safe communities and the
appropriate location of growth and development, among others, are identified as
matters of provincial interest. Furthermore, the Planning Act requires that all planning decisions made by a
municipality are consistent with the Provincial Policy Statement (PPS). As the
guiding policy document for land use within the province, policies for the
development of liveable communities and efficient use of land and resources are
identified within the PPS.
The Department is
of the opinion that the proposed Zoning By-law amendment is consistent with the
matters of provincial interest as outlined in the Planning Act and the 2005 Provincial Policy Statement, which
promotes efficient land use and development patterns to support strong,
liveable and healthy communities. The proposal is an appropriate use of land
that makes use of existing infrastructure and serves to support a liveable
community.
Official Plan
The subject
site is designated as “General Urban Area” in Schedule B of the Official Plan.
Lands located in this area are to be a full range of uses including a mix of
housing types, employment, retail, cultural, leisure, and institutional uses.
The purpose of this range is to meet the needs of a diverse population. The
policies recognize the importance of new development relating to existing
community character.
The General Urban Area designation
requires that development have regard for the compatibility criteria found in
Section 2.5.1 of the Official Plan and that development applications be
reviewed and evaluated in the context of Section 4.11. Policies within these
sections include those regarding the applicability of existing design
guidelines, secondary plans and community design plans for the site, as well as
design objectives.
The proposed Zoning By-law amendment
responds to the policies for the General Urban Area by allowing for the
conversion and expansion of a former dwelling unit within an established
neighbourhood, while maintaining the original character of the building and its
presence on the streetfront. Additionally, the site is located within walking
distance of transit routes and transit stations, as well as the University of
Ottawa campus.
Sandy Hill
Secondary Plan
Within the Sandy Hill Secondary Plan,
the site is designated as a ‘low profile residential area’. The residential
policies of the Plan permit public uses that complement the residential uses of
the neighbourhood in type and intensity. Additionally, the general policies of
the Plan include the policy to “preserve and enhance Sandy Hill as an
attractive residential neighbourhood, especially for family living”. The
proposed development supports these policies by locating all development at the
rear of the site, maintaining the existing streetfront, and providing a low‑impact
use that is complementary to the existing educational component of the Sandy
Hill neighbourhood.
Heritage Considerations
The existing buildings on the site are
designated under Part V of the Ontario
Heritage Act. As such, a Cultural Heritage Impact Statement (CHIS) was
required with the submission of the development application. Additionally, a
permit is required under the Ontario
Heritage Act to construct the addition and alter the existing buildings on
site. Further detailed review will be undertaken of the CHIS as part of the
heritage application review process and through the Site Plan Control approval
process. The application to alter this property designated under Part V of the
Ontario Heritage Act was considered and recommended for approval by the Ottawa
Built Heritage Advisory Committee (OBHAC) at its meeting of April 5, 2012. The
OBHAC recommendation is the subject of a separate report for consideration by
the Planning Committee at the April 24, 2012 meeting.
Conclusion
Staff are satisfied that the proposed change of 468 Wilbrod Street is
consistent with the policies of the Planning
Act, Provincial Policy Statement and the Official Plan. Therefore,
the requested Zoning By-law amendment is recommended for approval.
RURAL
IMPLICATIONS
There are no rural implications
associated with this report.
CONSULTATION
Notice of this application was carried
out in accordance with the City's Public Notification and Consultation
Policy. The City did not receive any
negative comments or opposition to this application.
COMMENTS BY
THE WARD COUNCILLOR
Councillor Mathieu Fleury is aware of
the application and has no concerns.
LEGAL
IMPLICATIONS
There are no legal implications
associated with the proposed zoning amendments in this report.
RISK
MANAGEMENT IMPLICATIONS
There are no risk management implications association with the
recommendation in this report.
FINANCIAL
IMPLICATIONS
There are no financial implications
associated with this report.
ACCESSIBILITY
IMPACT
There are no accessibility
implications associated with this report.
ENVIRONMENTAL IMPLICATIONS
There are no environmental
implications associated with this report.
TECHNOLOGY
IMPLICATIONS
There are no direct technical
implications associated with this report.
TERM OF
COUNCIL PRIORITIES
This
report is consistent with Strategic Priorities EP3 – Support Growth of Local Economy and
GP3
– Make Sustainable Choices.
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 Concept Plan
Document 3 Details of Recommended Zoning
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.
CONCEPT PLAN DOCUMENT
2
DETAILS OF RECOMMENDED
ZONING DOCUMENT
3
Proposed Changes to the Comprehensive
Zoning By-law No. 2008-50
1. The
lands shown on Document 1 zoned R4M [481] under Comprehensive Zoning By-law No.
2008-50 will be rezoned to R4M[xxxx].
2. Section
239 of By-law 2008-250 will be amended to add a new exception, R4M[xxxx],
including provisions similar in effect to the following:
Additional Land Uses Permitted
- Office associated with a diplomatic
mission, instructional facility, and post-secondary educational institution
- Instructional Facility
- Post-Secondary Educational
Institution
Provisions
- the provisions of Table 101, rows
(bk), (cf), and (bx) do not apply, and parking for the non-residential
permitted uses must be provided at 1.5 spaces per 100 square metres of gross
floor area.
- minimum rear yard setback of 4.75
metres
- minimum driveway width of 5.0 metres
- minimum aisle width of 6.0 metres
- Section 113 does not apply
- an
addition to a building in an area to which a heritage overlay applies is
permitted if the gross floor area of the addition does not exceed 45% of the
gross floor area of the building