5. ZONING - 424 METCALFE STREET ZONAGE - 424, RUE METCALFE |
COMMITTEE RECOMMENDATION AS
AMENDED
That Council
approve the application to amend the former City of Ottawa Zoning By-law, 1998,
for 424 Metcalfe Street, from a General Commercial CG8 F(3.0) H(18.3) zone to a
CG8 F(3.0) H(18.3) exception Zone to permit an emergency service use and
residential development on the property, as detailed in Document 2 and shown on
Document 3, subject to the following amendments:
1. Under the heading DETAILS OF
PROPOSED ZONING in Document 2,
i) Item 3 is
amended by replacing “having a door providing access to” with the word
“abutting”.
ii) Item 4 is
amended by replacing the words “having access to” with the word “abutting”.
2. WHEREAS
there is significant community support for the inclusion of a community garden
in the redevelopment of the site at 424 Metcalfe Street;
And
WHEREAS the People Services Department and the Housing Branch in particular
have indicated their support for the inclusion of a community garden in any
Request for Proposals the Housing Branch will issue for this site;
And
WHEREAS discussions about how to include the community garden through the site
plan approval, and/or the Request for Proposals process will be facilitated by
having the community garden as a required use in the Zoning for the site.
THEREFORE
BE IT RESOLVED that the staff report be amended to include a community garden
of at least the same size as currently exists on the site as a required use.
And that no further notice be provided
pursuant to Section 34 (17) of the Planning Act.
RECOMMANDATION MODIFIée DU
COMITÉ
Que le Conseil d’approuver la demande visant à modifier le Règlement municipal sur le zonage de 1998 de l’ancienne Ville d’Ottawa de façon à faire passer la désignation de zonage du 424, rue Metcalfe, de Zone commerciale générale - CG8 F(3.0) H(18.3) à Zone d’exception - CG8 F(3.0) H(18.3) pour permettre un service d’urgence et un aménagement résidentiel sur la propriété, comme le précise le document 2 et l’illustre le document 3, sous réserve des modifications suivantes :
1. Sous
la rubrique DÉTAILS DU ZONAGE PROPOSÉ dans le Document 2,
i) L’article
3 est modifié en remplaçant « dont une porte donne accès à » par le
mot « adjacent ».
ii) L’article
4 est modifié en remplaçant « ayant accès à » par « adjacent
à ».
2. ATTENDU
QUE l’on observe un grand soutien de la communauté pour l’intégration d’un
jardin communautaire dans le réaménagement du terrain situé au 424, rue
Metcalfe;
ATTENDU QUE les Services aux citoyens,
et la Direction du logement en particulier, ont manifesté leur soutien pour
l’intégration d’un jardin communautaire à toutes les demandes de propositions
émises par la Direction du logement pour cet emplacement;
ATTENDU QUE les discussions concernant
la manière d’intégrer le jardin communautaire dans l’approbation du plan
d’implantation, et/ou le processus de demande de propositions seront facilitées
si ce jardin communautaire constitue une utilisation requise dans le zonage de
cet emplacement.
IL EST RÉSOLU QUE le rapport du
personnel soit modifié de manière à intégrer un jardin communautaire d’une
dimension au moins égale à celui existant sur l’emplacement comme étant une
utilisation requise.
Et qu’aucun autre avis ne soit émis conformément à l’article 34 (17) de
la Loi sur l’aménagement du territoire.
Documentation
1. Development Services Department General Manager’s report dated 24 July 2003 (ACS2003-DEV-APR-0172).
2. Extract of Draft Minutes, 24 July 2003.
Report to/Rapport
au:
Planning and
Development Committee /
Comité de l’urbanisme et de l’aménagement
and Council/et au Conseil
24 July 2003 / le 24 juillet 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-0172 |
SUBJECT: ZONING
- 424 METCALFE STREET
OBJET: ZONAGE
- 424, RUE METCALFE
REPORT RECOMMENDATION
That the Planning and
Development Committee recommend Council approve the application to amend the
former City of Ottawa Zoning By-law, 1998, for 424 Metcalfe Street, from a
General Commercial CG8 F(3.0) H(18.3) zone to a CG8 F(3.0) H(18.3) exception
Zone to permit an emergency service use and residential development on the
property, as detailed in Document
2 and shown on Document 3.
RECOMMANDATION
DU RAPPORT
Que le Comité de l’urbanisme et de l’aménagement
recommande au Conseil d’approuver la demande visant à modifier le Règlement
municipal sur le zonage de 1998 de l’ancienne Ville d’Ottawa de façon à faire
passer la désignation de zonage du 424, rue Metcalfe, de Zone commerciale
générale - CG8 F(3.0) H(18.3) à Zone d’exception - CG8 F(3.0) H(18.3) pour
permettre un service d’urgence et un aménagement résidentiel sur la propriété,
comme le précise le document 2 et l’illustre le document 3.
BACKGROUND
The subject property is located on the northeast corner of Metcalfe and Catherine Street with frontage onto Argyle Street. To the west is the YMWCA and to the north is the Museum of Nature. The subject property is approximately 7 014 square metres and was previously occupied by temporary buildings from World War II, known as the “Beaver Barracks”. The site is now vacant with a portion of the property being used in the summer by local residents as an urban garden. The northern half of the property falls within a Heritage Conservation District. The applicant wishes to construct an emergency services building (ambulance centre) and residential dwelling units on the property. The dwelling units are intended to be provided as either apartment units or townhouses. The current CG8 F(3.0) H(18.3) General Commercial Zoning does not allow an emergency service use or residential uses.
DISCUSSION
RESIDENTIAL
INTENSIFICATION
City Council Approved Official Plan
The City Council Approved Official Plan provides polices for intensification of residential development. It states that within the Greenbelt, there are intended to be approximately 283 000 households by the year 2021. Currently there are approximately 223 000. It is expected that approximately 90 percent of the growth in population, jobs and housing will take place within the established urban boundary. This intensification approach to residential development ensures that new development makes the best use of existing services such as sewers and the transportation network, in an effort to restrict urban sprawl and therefore the City’s cost of providing these services. It is the Department’s opinion that allowing the rezoning will provide for a development that complies with the intent of the intensification policies in the City Council Approved Official Plan.
The City 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. Residential intensification developments are to be considered with respect to their contribution to the maintenance and achievement of a balance and range of housing types for a variety of demographic profiles. New development is to relate to the existing community character so that it enhances and builds upon desirable established patterns and built form. The Department’s position is that the proposed rezoning to allow residential uses on the property, in addition to permitted commercial uses, will provide the opportunity for a range of development types for a wide demographic profile. The rezoning of the property to allow more intense forms of residential development, such as apartments and townhouses, will create a built form and pattern of development that is appropriate for this location along the boundary of Centretown.
The City Council Approved Official Plan also sets out policies to ensure that proposed uses are appropriate in relation to surrounding uses. 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 those relating to the design of buildings and landscaping, can be addressed through the site plan control approval process. Nevertheless, the rezoning proposal satisfies other policies in the new Council Approved Official Plan related to zoning, as set out below.
One of the considerations of rezoning for residential development is ensuring that the setbacks and height of the proposed development are compatible with the surrounding developments. As the Department is not amending the height and set back performance standards currently applying to the property, the proposed development will have a height and orientation identical to a development that can be constructed under the current zoning. Consequently, the proposed development should be compatible with the surrounding properties in this regard.
In addition, new residential development should be located on a road having sufficient capacity to accommodate the anticipated traffic to be generated by the proposal. The proposed development is located at the intersection of two arterial roadways and a Traffic Impact Study completed for the proposed development and accepted by the City, has indicated that the traffic impact will be minimal and that there are no required roadway modifications resulting from the proposed residential development.
Another consideration for a residential rezoning is how the proposed development will add to the diversity of land uses or activity in the surrounding area. The surrounding land uses consist of a diversity of residential, commercial and public uses. The proposed rezoning to allow residential uses on the property will add to that mix and complement the existing diversity.
The proposed development is not expected to have a significant impact on the private amenity area of surrounding residential uses. While the Windsor Arms apartment is located immediately to the east of the subject site, it is constructed virtually to the lot line and there is no outdoor amenity space. As well, the proposed residential building would be located on the site in a similar manner to an office building, which is already permitted on the site. Other residential uses are located further to the east on the opposite side of Metcalfe Street and they are not expected to be impacted.
Centretown Secondary Plan
The Centretown Secondary Plan, which now forms part of the new Council Approved Official Plan, designates the subject property as Queensway Commercial. Lands having this designation are intended to develop with a variety of commercial uses that serve other commercial uses, the special needs of commuters and the traveling public. Anticipated uses include hotels, apartment hotels, parking lots, bulk goods outlets and wholesale operations. This designation in the Secondary Plan also indicates that residential uses are not considered compatible.
Despite the fact that the Secondary Plan indicates that residential uses are not considered compatible, it does not prohibited these uses. The intent of this designation is to provide commercial uses close to the Queensway. Residential uses are discouraged from properties with this designation to ensure that there are commercial uses on the land. As well, there may be noise issues regarding the proximity to the Queensway. To address these concerns and fulfill the intent of the Official Plan, as part of the new zoning for this property, a provision will be established that requires commercial uses in a residential dwelling having frontage on Catherine Street. This will ensure that a commercial focus is maintained along this street, as intended by the policies. As well, to address noise concerns, outdoor amenity areas (e.g. balconies) along the Queensway side of the property will be prohibited. Furthermore, as part of the site plan control application for this property, a noise study can be required to address any sound attenuation requirements for the construction of the new building.
Former Regional Official Plan
The Official Plan of the former Region contains a development strategy for residential intensification. As stated in the Official Plan, this strategy is intended to encourage denser, compact and more balanced development on land designated for urban purposes. This policy was established to achieve objectives related to reducing the dependence on the automobile, providing more efficient use of existing land, facilities and services as well as supporting and encouraging economic development. Approval of this application to allow a dense residential development in the inner part of the city, on a property not currently used for residential purposes, is in keeping with the intent of the former Regional Official Plan.
Former City Official Plan
The former City of Ottawa Official Plan encourages residential intensification on vacant or underutilized residentially designated land. This strategic approach was adopted to reduce the financial burden of extending and constructing services and infrastructure associated with urban sprawl and supporting the more efficient use of existing facilities where investments had already been made. This strategic approach also satisfies the increasing demand for housing by providing for a mix and variety of housing types and densities. The proposed zoning, which would allow many types of residential uses, including apartments and townhouses, meets this intent of the former City of Ottawa Official Plan for residential intensification.
Policies 3.6.2.i and j of the former City of Ottawa Official Plan deal with moderate residential intensification, which is the type proposed by this application. These policies indicate that intensification should be permitted where a number of factors can be met. These include the provision of adequate transportation and service capacity, schools, parks and other amenities, as well as where the design of the development allows for adequate vehicular and bicycle parking, access to abutting streets, facilitates the use of public transit and incorporates a pedestrian circulation system.
These policies also articulate the built form of a development and address issues such as lot size, setbacks, parking, private amenity areas and the height of buildings. They are intended to ensure that infill is compatible with the surrounding community. Taking into consideration the subject property’s relationship to the surrounding community and the form of development that could be accommodated under the proposed zoning, it is the Department’s position that the proposed zoning satisfies these polices of the former City of Ottawa Official Plan relating to moderate residential intensification.
EMERGENCY SERVICE
USE
City Council Approved Official Plan
As stated, the new Council Approved Official Plan designates the subject property as General Urban Area. In addition to policies to evaluate residential intensification, this section also contains policies to evaluate the appropriateness of non-residential uses. These policies relate to compatibility with the surrounding community.
Such uses are to be located along a rapid-transit system or arterial or major collector roadways with sufficient capacity to accommodate the anticipated traffic. The proposed EMS building is to be constructed along the western portion of the subject site, adjacent to Catherine Street, which is an Arterial Roadway. As well, since the proposed development is not expected to significantly impact the surrounding streets, as indicated in the Traffic Impact Study, the existing road network can accommodate the expected traffic.
In addition to the foregoing, the City Council Approved Official 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. The proposed location of the Emergency Service building along Catherine Street, adjacent to the YMWCA is along the perimeter of the property, as anticipated by the Official Plan. Nevertheless, through the site plan control process, any site conflicts with the adjacent residential uses can be mitigated. Consequently, the proposed EMS building is not expected to have a negative impact on the surrounding community.
In addition to the policies related to General Urban Areas, the new Council Approved Official Plan contains policies related to the compatibility of non-residential development with surrounding land uses, to ensure that the development becomes an integral component of the neighbourhood. As with the residential considerations, these are also found in Section 2.5.1. One of these policies is the impact the proposed development will have on the surrounding road network. A traffic impact analysis completed for the proposed EMS building indicates that the impact on the existing road network is negligible and there are no roadway modifications required as a result of the proposed rezoning.
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.
FORMER REGIONAL OFFICIAL PLAN POLICIES
The Official Plan of the former Regional Municipality 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 the edge of the Centretown Community, next to arterial roadways, makes it suitable for an Emergency Services Use. Furthermore, through the site plan control process, the impact of site development on adjacent uses can be mitigated.
ZONING PROVISIONS
As previously mentioned in this submission, the zoning performance standards are being introduced, such as requiring commercial uses on the ground floor of buildings along Catherine Street, to meet the intent of the Secondary Plan Designation and prohibiting balconies for residential units facing Catherine Street, to address the noise from this road and the Queensway. In addition to these exceptions, the Department is also recommending changes to an existing performance standard pertaining to the property, which will be incorporated into the new zoning for the site. Specifically, identified commercial uses, such as a personal service business, retail or restaurants do not have to be located in an office building or a hotel. These uses may be appropriate for the ground floor of the residential building along Catherine Street. All other performance standards presently applying to the site will remain in effect.
BY-TOWN URBAN GARDENS
While the subject property is presently vacant, a portion of the site next to the Windsor Arms has been used since 1997 as an urban garden. The former City of Ottawa Zoning By-law allows garden plot as permitted stand-alone uses in all zones, except residential zones. In that instance they would be permitted as an accessory use to the main residential use. Consequently, this use is already allowed on the property and will continue to be allowed. The Department recognizes that the existing garden is important to the local community. Nevertheless, the Department does not believe that the development of the Emergency Services Building and the residential dwellings should only be allowed if there is a garden on the property. The proposed uses will add to the Centretown community and provide an essential service. Making their existence contingent upon a garden is not a desirable planning goal. Consequently, the Department is not recommending that the zoning require a community garden on the subject property, before development can take place.
CONSULTATION
Twelve responses were received as a result of the posting of the on-site sign; all the respondents wanted the community garden on the property to be preserved. A comment was also received from the Centretown Citizens Community Association supporting the continuation of the community garden. A public meeting was held on May 7, 2003 by the Ward Councillor and approximately 50 people attended. Six responses having concerns were received from the public meeting. They had concerns about the community garden but also about traffic and ensuring compatibility of the development. A petition with 268 signatures and 20 copies of a form letter were also received. This petition and the letters all related to preserving the garden on the property.
The Ward Councillor does not oppose the proposed uses, but indicated that the rezoning include a requirement for a community garden of the same size as exists on site.
Details of the consultation can be seen in
Document 4.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
This application was processed within the time frame established for Zoning Reports.
ATTACHMENTS
Document 1
- Explanatory Note
Document 2
– Details of Proposed Zoning
Document 3 - Location Plan
Document 4
- Consultation Details
DISPOSITION
Department
of Corporate Services, Secretariat Services to notify the owner (Mill and Ross Architects
Inc. 41 Empress Avenue Ottawa, Ontario K1R 7E9), All Signs, 8692 Russell
Road, Navan, ON K4B 1J1, and the Manager of Assessment,
Department of Corporate Services of City Council’s decision.
Development
Services 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.
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 at 424 Metcalfe Street, situated on the northwest corner of Catherine and Metcalfe Streets, as shown on the attached map.
Current Zoning
The subject property is currently zoned General Commercial CG8 F(3.0) H(18.3). This is a General Commercial Zone that typically allows a wide variety of uses. The subzone 8 indicates that residential uses are not permitted. As well, certain commercial uses are permitted if they are located in an office building or a hotel. Other uses are permitted if they are completely enclosed within a building. There are also restrictions to the full use of the floor space index for commercial purposes and no parking or loading is permitted in the front yard.
Proposed Zoning
The proposed zoning is a new General Commercial CG8 exception zone. This zoning is similar to the current zoning, except that higher density residential uses, (e.g. apartment, high-rise apartment) shall be permitted. An emergency service use is also permitted. The provisions relating to the current zoning still apply, except that certain commercial uses do not have to be located in an office or a hotel to be permitted. There are no balconies permitted for residential uses facing Catherine Street and commercial uses must be located on the ground floor of a residential building along Catherine Street.
For further information, please contact Douglas James of the Planning and Infrastructure Approvals Branch at 580-2424 extension 13856.
DETAILS OF PROPOSED ZONING Document 2
1. Notwithstanding section 360, the following residential uses are permitted:
a) high-rise apartment building,
b) apartment building,
c) linked townhouse,
d) townhouse.
2. An “Emergency Service” is a permitted use.
3. The ground floor of a building containing residential uses and having a door providing access to Catherine Street must be dedicated to Commercial uses.
4. Section 22(2)(b) does not apply for residential uses having access to Catherine Street.
5. Section 343 (1) does not apply.
LOCATION PLAN Document
3
CONSULTATION DETAILS Document
4
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 By-law 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. Twelve responses were received as a result of the posting of the on-site sign and all of these responses related to preserving the community garden on the property. A summary of their concerns and a response is presented below. A comment was also received from the Centretown Citizens Community Association supporting the continuation of the community garden. A public meeting was held on May 7, 2003 by the Ward Councillor and approximately 50 people attended. Six responses were received from the public meeting. A petition with 268 signatures and 20 copies of a form letter were also received. The petition and the letters all related to keeping the community garden on the property. The preamble of the petition is presented below. A summary of concerns raised as a result of the public meeting, which are different from those received from the posting of the on-site sign and a response to their concerns, also are presented below.
Councillor’s Comments
The Ward Councillor, Elisabeth Arnold provided the following comments:
“I do not object to the two proposed additional
uses (Paramedic Post, Apartment Building) for this site. However, the re-zoning for this property
must include a requirement for a community garden of the same size as currently
exists on the site. I am willing to
explore creative solutions, such as providing credits to the affordable housing
proponent with respect to meeting their landscaped open space requirement by
accommodating BUGS, and/or including roof gardens on the EMS/Housing proposals
for the site. If the Zoning for this
site does not include a requirement for maintaining a community garden of the
same size as currently exists on the site, I will not be able to support the
proposed Zoning Amendment for the other uses.
I would prefer not to take that position, as I see all 3 uses as being beneficial
to our community, but I feel strongly that we can and must find a way to
accommodate the community garden in addition to the EMS post and affordable
housing on the site as part of its redevelopment.
I have copied
these comments to the General Managers of Development Services, People
Services, Protective Emergency Services and Corporate Services, because your
Departments are either the applicants or are responsible for processing the
development applications for this site.
I feel strongly that we need to have a corporate position for this site
that includes the community garden as a required component of any development
proposal for this property”.
Response to Concerns From Councillor
As stated in this submission, the former City of Ottawa Zoning By-law allows a garden plot on the subject property which would allow one to be incorporated on the site during the site plan control process. The Department is prepared to pursue that course of action. However, the Department does not believe that making the development of an ambulance post and affordable housing on this property, contingent on the existence of a garden, represents good planning.
Centretown Citizens Community Association
The Centretown Citizens Community Association (CCCA) passed a motion at its board meeting of May 13, 2003, expressing our support for the Bytowne Urban Gardens (BUGS) Community Garden, to remain at the Beaver Barracks property that is undergoing a rezoning to accommodate mixed-use development by the City of Ottawa. We understand that this mixed use will include affordable housing.
The CCCA is pleased to support the BUGS community garden because we support the principles behind Community gardens in the urban core, we believe that the size of the site could accommodate this use in any proposed development plan and it is our view that the continuation of a community garden would be a very complimentary feature to a housing development on the site.
Response to Centretown Citizens Community Association
While it is recognized that the BUGS has become a valuable asset to the community members who support the garden, the Department can not support making residential and emergency service uses contingent on the existence of the garden. The issue of whether it can be accommodated on the property as part of the redevelopment of the site should be addressed through the site plan control approval process.
Concerns and Response to Concerns from Posting of the On-site Sign
1. This garden as proved itself to be a great benefit to the community, please work with BUGS advocates to find a positive solution to the situation so the garden can stay.
2. The Community Garden is like green space. It should not be sacrificed.
3. BUGS should stay as it offers a compost service to the surrounding businesses and community.
4. This community garden represents an excellent alternative to food banks and should be allowed to continue.
Response to Concerns from the On-site Sign
The inclusion of the Community Garden should be addressed through the site plan control process. If the community garden remains, it can continue to provide the mentioned services to the surrounding community.
Concerns and Response to Concerns from the Public Meeting
1. If BUGS can’t remain where they are, can the City move them to another location? How about on the roof of a new building to be built on the property?
Response
The location of BUGS onto the roof of a building or onto another parcel of City owned land should be addressed through the site plan control process.
2. Does the rezoning take away commercial uses?
Response
The subject property is currently zoned commercial and the proposed zoning is also commercial. There is no intention to remove commercial uses from the property.
3. I am concerned about noise from construction.
Response
There will be noise from the property associated with the proposed development of the site, however, it will be temporary and construction will take place only at times stipulated by the City’s By-laws, to minimize impact on the surrounding community.
4. How will the development satisfy the policies in the Official Plan relating to greenspace and communities?
Response
The issue of greenspace will be addressed through the site plan control process. The provision of vegetation on the property will be in accordance with Official Plan policies and will be done to ensure that the property is well landscaped so as to enhance the community.
5. If the residential development gets built I will lose my view.
Response
The site is currently zoned for development. The Department is not recommending any changes to the performance standards (i.e. setbacks) on the property. Consequently, the present zoning will allow a building which would block the view of adjacent tenants.
6. The proposed development will increase traffic and endanger pedestrians.
Response
A Traffic Impact Study completed for the proposed rezoning has indicated that the traffic impact from the overall development of the site will not have a significant impact on the surrounding transportation network. There are sidewalks on Metcalfe, Catherine and Argyle to facilitate the safe movement of pedestrians, with a signalized intersection at Catherine and Metcalfe. Consequently, the impact on pedestrian safety, resulting from this rezoning, is not expected to be a concern.
7. I am against above ground parking. All the parking should be underground. It is less noisy and messy.
Response
The proposed rezoning will allow surface parking, nevertheless, it will be well landscaped through the site plan control process.
8. There should be no balconies facing the Windsor Arms .
Response
The proposed rezoning will not allow balconies along the Catherine Street frontage of the building as a result of noise concerns. However, they will be allowed facing in other directions, including the Windsor Arms. Nevertheless, any balconies will be required to respect the performance standards established in the Zoning By-law to mitigate loss of privacy.
9. The proposal should be designed so that traffic comes and goes via Catherine Street.
Response
The access to the site will be addressed through the site plan control process.
10. There should be no commercial uses allowed fronting Argyle Street.
Response
The present rezoning allows commercial uses abutting Argyle Street, this is in accordance with the Official Plan designation for the property, which is Queensway Commercial. Consequently, the Department is recommending a zoning that complies with the Official Plan designation and allows commercial facing Argyle. Despite the foregoing, it is not likely that the Argyle frontage of the property will be constructed with residential uses.
11. The traffic study needs to investigate narrowing the traffic lanes on Metcalfe between Catherine and Argyle. An outer treed boulevard on the west side of Argyle would benefit the site.
Response
The City is investigating the narrowing of the traffic lanes along Metcalfe between Catherine and Argyle to widen the boulevard for landscaping. If this is feasible, the widened boulevard will be shown as part of the Site Plan application.
Preamble of Petition
“I believe that BUGS (Bytowne Urban Gardens) is a valuable asset to the community of Centretown in the City of Ottawa. I fully support a decision by the City of Ottawa to allow BUGS to continue leasing 424 Metcalfe Street for the purpose of community gardening for a five-year period”.
The petition was signed by 268 individuals.