Report to/Rapport au :
Comité de l'urbanisme
and Council / et au Conseil
15 March 2012 / le 15 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/Examen des projets d'aménagement, Planning and Growth
Management/Urbanisme et Gestion de la croissance
(613) 580-2424, 13866
John.Smit@ottawa.ca
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SUBJECT: |
ZONING – Part of 90 Woodridge
Crescent and Part of 100 bayshore Drive |
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OBJET : |
ZONAGE – Partie du 90, croissant Woodridge
et partie du 100, promenade bayshore |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the
Zoning By-law 2008-250 to change the zoning of part of 90 Woodridge Crescent from
R5A[1164] H(34) to R5A[XXXX] H(34) and by amending Exception [1160], and to change
the zoning of part of 100 Bayshore Drive by amending Exceptions [199] and
[433], all of which is to permit a temporary parking lot for a period of three
years, as shown on Document 1 as detailed in Document 2.
RECOMMANDATION
DU RAPPORT
Que le Comité de recommande au
Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de faire passer le
zonage d’une partie du 90, croissant Woodridge de R5A[1164] H(34) à R5A[XXXX]
H(34), tout en modifiant l’exception [1160], et de modifier le zonage d’une
partie du 100, promenade Bayshore, tout en modifiant les exceptions [199] et
[433]; ces modifications permettront l’aménagement d’un parc de stationnement
temporaire pour une période de trois ans, tel qu’illustré dans le document
1 et exposé en détail dans le document 2.
BACKGROUND
The subject property includes the eastern portion of 90 Woodridge Crescent and the western portion of 100 Bayshore Drive which are located on the south side of Woodridge Crescent as shown on Document 1. The subject property is a 1.2 hectare undeveloped parcel located between Woodridge Crescent to the north and the OC Transitway and Queensway to the south. To the east of the site is the OC Transpo Bayshore station and the Bayshore Shopping Centre. A 12‑storey residential building is located to the west.
Purpose of Zoning Amendment
The application requests a Zoning By-law amendment for the site which would allow for a parking lot as a permitted use for a temporary period of three years from the day of passing of the implementing by-law as per the Planning Act. The application will facilitate the creation of approximately 200-250 additional surface parking spaces to be utilized by contractors and Bayshore Shopping Centre employees during the demolition and reconstruction of the existing parking structure at Bayshore Shopping Centre and retail addition. The additional temporary parking spaces would offset spaces lost during this period which is expected to begin in 2012 and be completed in 2016. Upon the completion of the project, the subject lands would be returned to their pre-development state as the additional parking would no longer be required.
The proposed temporary parking lot is a significant element in facilitating the overall reinvestment plan for the Bayshore Shopping Centre which was considered by Committee and Council in 2011 through a rezoning application. The reinvestement plan will comprise of the demolition of the east parking structure and construction of a new east retail addition, interior renovations to the mall and the vacated retail units, the demolition and reconstruction of the northeast parking structure, and the demolition and reconstruction of the northwest parking structure. It is anticipated that this additional construction to the Bayshore Shopping Centre will begin in the spring 2012 and be completed by the end of 2016.
Existing Zoning
The subject property is currently split zoned. The east portion of the site which is comprised of part of 100 Bayshore Drive is currently zoned “General Mixed Use - Shopping Centre, Subzone 9, Exception 199” GM9[199] H(34) which permits uses including but not limited to library, medical facility, office and training centre. The western portion of the site which is comprised of part of 90 Woodridge Crescent is currently zoned “Residential Fifth Density, Subzone A, Exception 1164” R5A[1164] H(34). This subzone permits a variety of residential forms such as low, mid and high-rise apartments and planned unit developments.
Proposed Zoning
The application proposes to amend the existing site-specific exception zones for each parcel by adding “parking lot” as a permitted temporary use for a period of three years following the passage of the implementing by-law. The proposed amendment will also permit parking spaces to have a minimum width of 2.4 metres whereas the current requirement is 2.6 metres. This provision would not apply to barrier free parking spaces.
The amendment also proposes to introduce a site-specific landscaping requirement for the temporary parking lot of 1.5 metres where it abuts a lot line. The site-specific landscaping requirement will still allow for an appropriate amount of landscaping to be placed around the perimeter of the parking lot, in particular to the west and north as shown on the conceptual site plan in Document 3.
DISCUSSION
Official Plan
The subject properties are designated General Urban Area in the Official Plan. The General Urban Area designation permits the development of a full range of housing types, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. This combination of lands uses facilitates the development of complete and sustainable communities.
The Official Plan
outlines that Major Urban Facilities, such as the Bayshore Shopping Centre, are
permitted in the General Urban Area in
accordance with the policies set out in Section 3.6.7. Larger scale land uses
with a more regional draw and which may create traffic, noise, and other
impacts are directed to locations along the rapid transit network, or an
arterial or major collector road. Suitable
locations include those that are on the edge of residential neighbourhoods.
Bayshore Shopping Centre is a Major
Urban Facility and is appropriately located on the edge of the surrounding
community with convenient access to Richmond Road and Bayshore Drive which are
designated arterial roads, Woodridge Crescent which is a designated collector
road, and Highway 417.
Major Urban Facilities
are
a type of land use that is considered an essential component of a community and
have special land-use considerations. They
are considered appropriate in
only a limited number of locations throughout the city in urban designations
and include facilities such as Hospitals, Universities and Community Colleges,
Major Sport, Recreational and Cultural Facilities, and Major Shopping Centres. Major Urban Facilities typically
occupy large sites and have varying degrees of impact on neighbouring residential
areas.
Compatibility Considerations
The Official Plan states that compatible development means development that, although is not necessarily the same as or similar to existing buildings, nonetheless enhances an established community and co-exists without causing undue adverse impact on surrounding properties. Development can be designed to fit and work well in a certain context without being “the same as” existing development.
To assist in ensuring compatibility, Section 2.5.1 of the Official Plan, sets out broad design objectives and principles, to be applied when evaluating an application for intensification and infill development. The design objectives and principles speak to a number of considerations directed to achieving compatibility in form and function between new developments and an established area while allowing for flexibility and variety that is complementary. The proposed temporary parking lot is consistent with the objective of considering the adaptability and diversity of a place over time.
As the proposed parking is being requested as a temporary land use rather than a use permitted as of right, the application is not prejudicing the long-term development potential of the properties in a form that is consistent with the principles and objectives of the Official Plan. To further encourage development on the subject lands over the long term it is the intent of the applicant to reinstate the subject properties to their current condition, in essence a greenfield state free of encumbrances.
In addition to Section 2.5.1, the Official Plan requires that applications for development be assessed relative to the criteria set out in Section 4.11 which deals with compatibility considerations. While Section 2.5.1 is focused more on design and context matters to provide for ensuring compatibility, the criteria set out in Section 4.11 are more traditional planning considerations dealing with matters such as traffic, parking, and lighting. The following discussion highlights how the subject application responds to these criteria so as to ensure that the proposed development will co-exist with surrounding built environment and not result in any undue adverse impacts.
Traffic and Access:
The existing road network can adequately
serve the proposed temporary parking lot, with sufficient capacity to accommodate
the anticipated traffic generated. The
location and orientation of vehicular access and egress for the temporary
parking lot to Woodridge Crescent, and to shared transitway/shopping centre driveway,
will address matters relating to noise impacts, headlight glare, and loss of
privacy on adjacent developments.
Parking:
The proposed temporary parking lot will
provide employee and construction working parking to assist in offsetting the
loss of existing parking spaces on the Bayshore Shopping Centre lot during demolition
and construction.
Outdoor Amenity Areas:
The proposal will have minimal impacts on
the outdoor amenity areas of adjacent residential buildings and units located
to the west and along the north side of Woodridge Crescent. A landscaping
buffer will be created along the western lot line in an effort to mitigate any
potential visual impacts associated with the temporary parking lot.
Lighting:
New site lighting for the proposal will be
designed to minimize light spill over onto adjacent properties. Lighting for
the parking lot will meet Ministry of Transportation of Ontario (MTO)
requirements in regards to lighting in proximity to Hwy 417.
Noise and Air Quality:
The predicted increase in traffic is not
anticipated to create any undue adverse impacts related to noise or air quality
for the immediate area. There are no noise or emission generating facilities proposed
within the site to be used for the temporary parking lot.
In summary, as the Bayshore Shopping Centre
is a well-established Major Urban
Facility that is permitted within the General Urban Area land
use designation, the proposed temporary parking lot is an appropriate and
integral aspect of the overall reinvestment strategy for the centre which
supports the land use policies of the Official Plan and is supported by the
Department.
Concurrent Application
The
land to which the proposed zoning amendment applies is the subject of an
application for Site Plan Control approval (file D07-12-08-0226). The concurrent file is currently under
review.
RURAL IMPLICATIONS
There are no rural implications 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
I am in support of this application as its temporary land use supports the larger redevelopment project of a significant community anchor - Bayshore Mall (Mark Taylor)
LEGAL IMPLICATIONS
There are no legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
FINANCIAL IMPLICATIONS
There are no direct financial implications.
ACCESSIBILITY IMPACT
ENVIRONMENTAL IMPLICATIONS
There are no environmental implications with this report.
TECHNOLOGY IMPLICATIONS
There are no direct technical implications associated with this report.
CITY STRATEGIC PLAN
The application impacts the City’s Strategic Plan with respect to EP3 – support growth of the local economy.
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 Details of Recommended Zoning
Document 3 Conceptual Site Plan
Document 4 Consultation Details
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.
LOCATION MAP DOCUMENT
1
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
- Rezone part of the subject lands from R5A[1164] H(34) to R5A[XXXX]
H(34).
- Add a new exception, R5A[XXXX] H(34), to Section 239 – Urban
Exceptions with provisions similar in effect to the following:
- In Column III the text:
“- snow disposal facility
- parking lot”
- In Column V the text:
“- see also R5A[1160] H(34) for shared density provision
- a parking lot is permitted for a temporary period effective April 25, 2012 and expiring April 25, 2015
- the following applies to the temporary parking lot:
(i) parking spaces must have a minimum width of 2.4 metres; and,
(ii) Section 110 does not apply, however a 1.5 metres landscaped buffer must be provided between the parking lot and all lot lines”
3. Amend Exception [199] by adding:
a. In Column III the text “- parking lot” to the list of additional land uses permitted; and,
b. In Column V provisions similar in effect to the following:
“- a parking lot is permitted for a temporary period effective April 25, 2012 and expiring April 25, 2015
- the following applies to the temporary parking lot:
(i) parking spaces must have a minimum width of 2.4 metres; and,
(ii) Section 110 does not apply, however a 1.5 metres landscaped buffer must be provided between the parking lot and all lot lines”
4. Amend Exception [433] by adding to Column V the text:
“-- parking for all uses may be located in the abutting R5A[XXXX] H(34) zone during the time in which a parking lot is permitted as a temporary use
5. Amend Exception [1160] by replacing in the last provision the text “[1164]” with the text “[XXXX]” so that the referenced zone code reads “R5A[XXXX]” H(34)
CONCEPTUAL
SITE PLAN DOCUMENT
3
CONSULTATION
DETAILS DOCUMENT
4
NOTIFICATION AND CONSULTATION PROCESS
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 comments were received in opposition to the application during the public notification and consultation period.