Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
Submitted by/Soumis par : Ned Lathrop, Deputy City Manager
/ Directeur municipal adjoint
Planning and Growth Management / Urbanisme et Gestion de la croissance
Contact Person/Personne ressource : Karen Currie,
Manager / Gestionnaire
Development Approvals / Approbation des
demandes d'aménagement
(613) 580-2424 x28310,
Karen.Currie@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That
the Planning and Environment Committee recommend Council approve an amendment
to the former City of Ottawa Zoning By-Law to change the zoning of a portion of
2431 Bank Street to change the provisions of the General Commercial Subzone 12
Exception 448 zone and the height limits on Schedule 55 as shown in Document 1
and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de
l’environnement recommande au Conseil d’approuver une modification au Règlement
de zonage de l’ancienne Ville d’0ttawa en vue de changer le zonage d’une partie
du 2431, rue Bank afin de modifier les dispositions de la sous-zone de commerce
générale 12 assortie de l’exception 448 ainsi que les limites de hauteur
stipulées dans l’Annexe 55, tel qu’il est indiqué dans le Document 1 et
expliqué dans le Document 2.
BACKGROUND
The applicant owns the Southway Inn Hotel located at 2431 Bank Street. The property is located to the north of the intersection of Bank Street with Hunt Club Road. The site was rezoned in the early 1990's to permit a six-storey expansion. The owner later acquired 2425 Bank Street, a vacant residentially zoned property immediately abutting the hotel / restaurant complex on its north-east corner, to allow the expansion of the hotel's parking area. The new lands are situated at the rear of the existing hotel, but also front onto Southgate Road. On June 7, 2000, City Council approved an amendment to the Zoning By-law to rezone these residential lands to match the commercial zone designation of the existing hotel lands. To be consistent with the previous rezoning of the hotel lands in minimizing any future development impact, the continuance of a minimum landscaped buffer area of 6.0 metres for the lands abutting the residential zones, which includes Southgate Road, was inserted. The rezoning was also approved with an exception limiting only at-grade accessory parking with a 0.0 m height limit. On November 10, 2000, a Site Plan Control application was approved to permit the construction of the six-storey addition consisting of 75 rooms and which have been completed.
Purpose of the Zoning By-law Amendment
The applicant wishes to construct an accessory parking garage on these vacant lands located at the rear of the property and is requesting a change to the zone requirements to increase the height limits to 10.7 m and permit the parking structure.
DISCUSSION
The City Council Approved Official Plan designates
the subject lands as "General Urban". This designation permits the development of a full range and
choice of housing types in combination with conveniently located employment,
service, cultural, leisure, entertainment and institutional uses. Zoning will direct those uses that serve
wider parts of the city to the edges of neighbourhoods on high-order roads,
where the needs of these land uses (such as transit, car and truck access, and
parking) can be more easily met and impacts controlled. When considering applications for a Zoning
By-law amendment to permit non-residential uses, City Council will require that
potential conflicts with adjacent residential development be minimized through
the application of the Compatibility of Development policies by the use of
mitigation measures to help achieve compatibility of form and function. In this regard, existing or proposed
building orientation, massing and design, and the presence of mitigating
circumstances may be taken into account.
The former Regional Official Plan designates the subject lands as
"General Urban Area". The
policies associated with the General Urban Area designation permit the proposed
use.
The former City of Ottawa Official Plan designates the subject lands as
"Residential Area". This
designation permits a variety of residential uses and limited non-residential
uses. The proposal conforms with its
applicable objectives and policies as it pertains to permitting limited
non-residential uses in a "Residential Area" designation. In terms of compatibility with existing
residential uses, the subject lands are located at the periphery of existing
concentrations of residential development.
With respect to Policy 3.6.2e)ii) which indicates that non-residential
uses be located on a major collector or arterial roadway, the Southway Inn
Hotel lands front on arterial roadways (Hunt Club Road and Bank Street). Vehicular access from Southgate Road is not
being proposed nor would it be permitted by the City.
The area subject to this application consists of areas F and B as shown
on Document 1. The lands are zoned
General Commercial Subzone 12 Exception 448 (CG12(448) F(1.0) SCH 55). Exception 448 had the effect of limiting the
permitted uses of Area B and C to hotel use.
Area A is a required landscaped area and Area F may only be used for
accessory parking for a hotel in this zone and that parking lot must be
out-of-doors and at grade. As a result
of this exception, the height limits that were established for Area B and Area
F were 7.0 m and 0.0 m, respectively.
The applicant wishes to construct an accessory parking garage, for a
hotel in this zone, over Area B and F and is requesting a change to the zone
requirements to increase the height limits to 10.7 m for both Area B and Area
F.
Rationale
Future expansion of the hotel or parking structure onto the subject
lands being rezoned may have some impact on the abutting residential lands if
mitigation measures are not taken. To
be consistent with the zoning of the hotel lands in minimizing any future
development impact, the continuance of a minimum landscaped buffer area of 6.0
metres for the lands abutting the residential zones which includes Southgate
Road was included. The applicant is not
proposing any change to the 6.0 m landscaped buffer area. In addition to having a 6.0 landscaped
buffer area, the structure would need to be setback 7.5 metres from abutting
residential zones.
The applicant is requesting that the height be increased to 10.7 metres to permit the construction of a parking structure for the hotel. The applicant has indicated that this will provide additional parking for his clients conveniently located and sheltered four seasons. The height being requested is similar to the height limits for abutting zones (including the residential zones). Conceptual elevations and a shadow cast study were prepared in support of the application. Shadows created from the proposed building will have negligible effects on abutting properties. The requested height limit will ensure compatibility with the scale of the established residential area.
CONSULTATION
Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy. Information signs were posted on-site indicating the nature of the application. The Ward Councillor is aware of this application and the staff recommendation. The City did not receive any negative comments or opposition to this application.
On January 11, 2005 the applicant presented his project to the Southkeys/Greenboro Community Association and all were in support of the application.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
The application was not processed by the "On
Time Decision Date" (which was April 8, 2005) established for the
processing of Zoning By-Law amendments.
The March 8, 2005 Planning and Environment Committee meeting is the only
one in March, therefore the application was scheduled for the April 12, 2005
meeting. The applicant was made aware
and had no issues with the timeframe.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Details of
Recommended Zoning
DISPOSITION
Department of Corporate Services, Secretariat
Services to notify the owner William Zlepnig, 3220 Riverside Drive, Ottawa,
Ontario, K1V 8N7, All Signs, 8692 Russell Road, Navan, ON K4B 1J1, and the Program Manager,
Assessment, Department of Corporate Services of City Council’s decision.
Planning and Growth Management Department to prepare the implementing
by-law, forward to Legal Services Branch and undertake the statutory
notification.
Department of Corporate Services, Legal Services Branch to forward the
implementing by-law to City Council.
LOCATION MAP Document
1
DETAILS OF RECOMMENDED ZONING Document 2
Part XV - Exceptions, will be changed to modify the
provisions of the General Commercial Subzone 12 Exception 448 zone as follows:
i) permitted use of Area B and F
on Schedule 55 limited to hotel use including accessory parking garage for a
hotel in this zone
ii) permitted use of Area C on
Schedule 55 limited to hotel use
Schedule 55 will be changed to
increase the height limits as follows:
i) Area F from 0.0m to 10.7 m
ii) Area B from 7.0m to 10.7m