Report to/Rapport au:

Planning and Development Committee /

Comité de l’urbanisme et de l’aménagement

and Council/et au Conseil

26 February 2003/le 26 février 2003

Submitted by/Soumis par: Ned Lathrop, General Manager/Directeur général

Development Services Department / Services d’aménagement

Contact/Personne-ressource: Grant Lindsay, Manager, Development Approvals/ Gestionnaire, Approbation des demandes d’aménagement

580-2424 ext 13242 Grant.Lindsay@ottawa.ca

Ref N°: ACS2003-DEV-APR-0054

SUBJECT: ZONING – 112 WALLER STREET

OBJET: ZONAGE – 112, RUE WALLER

REPORT RECOMMENDATION

That the Planning and Development Committee recommend Council amend the former City of Ottawa Zoning By-law 1998 for 112 Waller Street to permit a temporary parking lot for a period of two years from December 4, 2002 to December 3, 2004 as detailed in Document 2.

RECOMMANDATION DU RAPPORT

Que le Comité de l’urbanisme et de l’aménagement recommande au Conseil d’approuver une modification au Règlement municipal sur le zonage de 1998 de l’ancienne Ville d’Ottawa pour ce qui concerne le 112, rue Waller, afin de permettre un terrain de stationnement temporaire pour une période de 2 ans, soit du 4 décembre 2002 au 3 décembre 2004, conformément aux précisions fournies dans le document 2.

BACKGROUND

The subject property is a triangular shaped block of land, approximately one-half hectares in size with frontage on public roadways on all three sides (see Document 1). The property is currently used as a surface public parking lot. This use was established in 1993 as a temporary use and has continued through the approval of two subsequent temporary use zoning amendments.

The most recent approval expired December 3, 2002. The applicant submitted an application for an additional three years prior to the December 3, 2002 expiration of the last temporary use approval.

DISCUSSION

The recommendation of approval to permit the continued use of the site as a temporary surface parking lot for a period of two years is based on the following:

The Official Plan provides the authority pursuant to the Planning Act, to allow uses not currently permitted by the Zoning By-law to be permitted on a temporary basis provided the land use objectives of the Official Plan are not adversely affected.

While Policy 5.9.2.2 of the former City of Ottawa Official Plan seeks to discourage the provision of temporary surface parking lots on vacant sites within the Central Area in order to support the reduction of carbon emissions and ensure a vibrant pedestrian environment, Policy 5.9.2.2 does allow Council to give consideration to temporary uses and requires City Council to take into account specific parking strategies in the Central Area Secondary Policy Plan. Furthermore, Policy 5.9.2.2 requires where temporary surface parking lots are permitted, that the visual appearance of such sites be enhanced through the use of vegetation.

The subject property has been designated by the Official Plan as part of the Rideau/Congress Centre Character Area, defined as a tourist-oriented convention-center/theater/hotel district. The Official Plan further states that the built environment of the character area is to be pedestrian-oriented and that the transportation requirements of the area be appropriately addressed while minimizing the negative effects of parking on the pedestrian environment.

The current CB1 zoning of the site was established in 1988 to accommodate a high profile, mixed-use development that was proposed at the time. This development has not yet occurred and the owner has cited that the necessary economic/market conditions for such development have not materialized. The owner has advised that several options for the site are being investigated but is unable to indicate at this time that development of these lands is imminent.

The Department wishes to see the site developed as envisioned in the Official Plan and as permitted under the Zoning By-law, 1998. In this regard, the Department is satisfied that the applicant is making efforts to have the site developed and given the development activity that has occurred in the area, the Department is of the view that a viable development proposal can be developed within a two-year timeframe. It is therefore recommended that the temporary zoning only be approved to allow the continuation of surface parking for two years rather than the three years requested by the applicant.

The landscaping of the property has been regulated by a zoning schedule that provided for a 3.0 meter landscaped strip around the perimeter of the property. The landscaping has been maintained and satisfies the policies of the Official Plan which require temporary surface parking lots be landscaped. The landscaping schedule is recommended to be reinstated as shown on Document 3.

CONSULTATION

Councillor:

Councillor Madeleine Meilleur was circulated and is aware of the application.

Public Comments

This application was subject to the City’s Public Notification and Consultation Policy for Development Applications. On-site signs were posted and notification was given to registered Community Organizations. There was no response from the general public as a result of the posting of the on-site sign. Action Sandy Hill provided a comment objecting to the application and subsequently submitted correspondence withdrawing their opposition.

APPLICATION PROCESS TIMELINE STATUS

The application was processed within the timeframe established for the processing of Zoning By-law amendments.

ATTACHMENTS

Document 1 Explanatory Note

Document 2 Details of Proposed Amendment

Document 3 Landscape Schedule

Document 4 Location Map

DISPOSITION

Department of Corporate Services, Secretariat Services to notify the Agent/owner (Minto Developments Inc., 300-427 Laurier Ave Ottawa, ON K1R 7Y2) and the Manager of Assessment, Corporate Services Department, of City Council’s decision.

Legal Services Branch to forward the implementing by-law to City Council.

Department of Development Services to prepare and circulate the implementing amendment to the Zoning By-law 1998 of the former City of Ottawa.

EXPLANATORY NOTE Document 1

THE FOLLOWING IS AN EXPLANATORY NOTE TO BY-LAW NUMBER -2003 -

By-law Number 2003 - X amends Zoning By-law, 1998 of the former City of Ottawa. This amendment affects the property at 112-120 Waller Street, within the former City of Ottawa, located on the north side of Laurier Avenue between Waller and Nicholas Streets.

The property is currently used as a temporary surface public parking lot. To the south of the subject property is a 16-storey residential building and to the north is the Arts Court. Across Waller Street to the east are University of Ottawa Institutional facilities and to the west is Department of National Defence Headquarters.

Current Zoning

The current zoning for the site is CB1 [704] F (7.0) SCH 194 & 195, a Central Business District Commercial Zone, permitting employment, shopping, residential, cultural and entertainment uses. The surrounding area is primarily zoned CB1, a Central Business District Commercial Zone and I2A, a Major Institutional Zone.

Proposed Zoning

The purpose of the proposed temporary use zoning amendment is to permit a surface parking lot for a period of two years. This use was established in 1993 as a temporary use and has continued through the approval of two subsequent temporary use zoning amendments. The most recent approval expired December 3, 2002. The proposed temporary use will be in effect from December 4, 2002 until December 3, 2004.

Should you have any questions regarding the amendment please contact Andrew Palmiere at 580-2424 ext. 28315.

DETAILS OF PROPOSED AMENDMENT Document 2

1. Amendment to Zoning By-law, 1998

Proposed amendment to CB1 [704] F(7.0) subzone to permit a use on a temporary basis as follows:

A parking lot is permitted for a temporary period of two years from December 4, 2002 to December 3, 2004.
In the case of a parking lot, landscaped open space is required in accordance with Document 3.

LANDSCAPE SCHEDULE Document 3

LOCATION MAP Document 4