Report to/Rapport au:

Planning and Development Committee /

Comité de l’urbanisme et de l’aménagement

and Council/et au Conseil

22 May 2003 / le 20 mai 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-0125

SUBJECT: ZONING – 384 ST. PATRICK STREET

OBJET : ZONAGE - 384, RUE ST. PATRICK

REPORT RECOMMENDATION

That the Planning and Development Committee recommend Council approve the application to amend the former City of Ottawa Zoning By-law, 1998, to add an Emergency Service Use as a permitted use in the General Commercial (CG[401]) zone applying to the property at 384 St. Patrick Street, as shown on Document 2.

RECOMMANDATION DU RAPPORT

Que le Comité de l’urbanisme et de l’aménagement recommande au Conseil d’approuver la demande de modification du Règlement municipal sur le zonage de 1998 de l’ancienne Ville d’Ottawa afin d’ajouter une utilisation de services d’urgence au nombre des utilisations permises dans la zone commerciale générale (CG[401]) à l’égard du 384, rue St. Patrick, comme il est indiqué dans le document 2.

BACKGROUND

The subject property is located adjacent to where St. Patrick and Murray Streets merge, just east of King Edward Avenue as illustrated on Document 2. The property is presently vacant, except for a concrete monument, which will be moved to the eastern edge of the property. The purpose of this rezoning is to allow an emergency service ambulance post as an additional use.

DISCUSSION

FORMER REGIONAL OFFICIAL PLAN POLICIES

The Official Plan of the former Region designates the subject property as General Urban Area. This designation anticipates a wide range of uses, including the use proposed. In the General Urban Area, it is recognized that there will be a mix of non-residential developments to provide services to the surrounding community, to meet day-to-day needs. This proposal satisfies the policy direction of the former Regional Official Plan as it represents a non-residential service that will be established to meet the needs of the community on a day-to-day basis.

FORMER CITY OF OTTAWA OFFICIAL PLAN

The former City of Ottawa Official Plan designates the subject property as Residential Area. Non-residential uses may be allowed in areas designated Residential Area, provided certain policies are satisfied. These policies (3.6.2. e)) are intended to ensure that a non-residential use is compatibly integrated into a residential area and that it does not become a nuisance. It is the Department’s position that the location of the subject property, on a small parcel of land that is owned by the City, adjacent to a parking lot and offices, and surrounded by arterial roadways, makes it suitable for allowing the Emergency Services Use. Furthermore, through the site plan control process, the impact of site development on adjacent properties can be mitigated.

CITY COUNCIL APPROVED OFFICIAL PLAN

The new Council Approved Official Plan designates the subject property as General Urban Area. Lands having this designation are expected to develop with a wide range of residential uses as well as employment, service, cultural, leisure, entertainment and institutional uses. To ensure that these uses are appropriate where they are proposed, the approved plan contains policies to guide in evaluating a development proposal. As with the former City Official Plan, these policies relate to the compatibility of development and ensuring that the development becomes an integral component of the neighbourhood (Section 2.5.1.). Many of these policies, such as the design of buildings and landscaping, can be addressed through the site plan control approval process. Nevertheless, the rezoning proposal satisfies policies which relate to a proposed rezoning application. As the proposed use will be designed to accommodate one emergency vehicle and will have two parking spaces, the Department does not expect the capacity of the surrounding transportation network to be compromised. As well, adding this use to the list of permitted uses will provide the opportunity to diversify land uses or activity in the surrounding area, as intended in the Council Approved Official Plan.

In addition to evaluating a proposed development with the above noted policies, Section 3 of the Council Approved Plan contains additional polices to be used when considering non-residential uses in residential areas. Similar to the policies contained in Section 2.5.1., such uses are to be located along arterial or major collector roadways with sufficient capacity to accommodate the anticipated traffic. As stated above, the proposed development will not significantly add to the traffic already on the surrounding streets.

Another policy to consider when evaluating a rezoning proposal, pertains to the locational characteristics of a property. The Council Approved Plan states that non-residential uses should be located on the perimeter or isolated from established residential neighbourhoods. This is intended to mitigate against conflict with surrounding properties. As stated, it is the Department’s position that the sites locational characteristics of being adjacent to arterial roadways, on a small parcel of land with a parking lot and offices, makes it suitable for allowing the Emergency Services Use.

CONSULTATION

This application was subject to Notification and Consultation, which required the posting of an on-site sign and circulation to concerned community groups. Four responses were received as a result of the posting of the on-site sign requesting more information about the proposal. One person thought that there would be a lot of noise (i.e. sirens) associated with the site, which would have a negative impact on the surrounding properties. No comments were received from the circulation to concerned community groups.

The Ward Councillor is aware of this application.

FINANCIAL IMPLICATIONS

Should the rezoning be adopted by Council, and come into force and effect, it will allow for the development of City-owned land to meet the E.M.S. requirements. Should the rezoning not be successful, the City may be required to purchase private property at market value in the vicinity to satisfy E.M.S. operational requirements.

APPLICATION PROCESS TIMELINE STATUS

This application was processed within the time frame established for Zoning By-law amendments.

ATTACHMENTS

Document 1 - Explanatory Note

Document 2 - Location Map

Document 3 - Consultation Details

DISPOSITION

Department of Corporate Services, Secretariat Services to notify the agent (Mill and Ross Architects Inc. 41 Empress Avenue Ottawa, Ontario K1R 7E9) of Council’s Decision.

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

Department of Development Services to write and circulate the implementing by-law.

EXPLANATORY NOTE Document 1

THE FOLLOWING IS AN EXPLANATORY NOTE TO BY-LAW NUMBER

By-law Number ……… amends By-law Number 1998, the former City of Ottawa’s Comprehensive Zoning By-law. This amendment affects the lands located adjacent to where St. Patrick Street and Murray Street join, just east of King Edward Avenue and can be seen on the attached location map.

Current Zoning

The subject property is currently zoned General Commercial CG [401] F(2.0) H(10.7). A General Commercial Zone typically allows a wide range of uses, however, in this instance the [401] indicates that there is an exception applying to the property. This exception states that all uses are prohibited, except for those specifically mentioned. Some permitted uses include dwelling units, an office, retail store, personal service business or a utility installation. This exception also contains provisions limiting the size a retail store and requiring a residential building to have at least one commercial use.

Recommended Zoning

The recommended zoning is identical to the current zoning except that an emergency service use shall be added as an additional permitted use.

For further information, please contact Douglas James of the Planning and Infrastructure Approvals Branch at 580-2424 extension 13856.

LOCATION MAP Document 2

CONSULTATION DETAILS Document 3

NOTIFICATION AND PUBLIC CONSULTATION PROCESS

Notification and public consultation procedures were carried out in accordance with the Notification and Consultation Procedures approved by City Council for Zoning Amendments.

PUBLIC COMMENTS

This application was subject to Notification and Consultation, which required the posting of an on-site information sign and circulation to concerned community groups. Four responses were received from the posting of the on-site sign. All respondents wanted more information about the nature of the proposal. One person thought that there would be a lot of noise associated with the site, which would have a negative impact on surrounding properties. No comments were received from the circulation to concerned community groups. A summary of the concerns and responses to concerns are presented below.

Concerns and Response to Concerns from Posting of the On-site Sign

1. The proposed development will result in a lot of siren noise for the surrounding properties.

Response

It is important to note that the subject property is not a report to work centre for paramedics and therefore, it is not the dispatch centre for ambulances. Instead, it is a rest station. Noise generated by sirens will only occur during those times when they leave the emergency services post to answer a call. It should also be noted that St. Patrick Street and King Edward Avenue are busy arterial roads, which by their nature, already create a large amount of noise, especially during peak hours.