5.            Elgin street strategic plan - implementation OFFICIAL PLAN AND ZONING AMENDMENTS

 

mise en oeuvre du plan stratÉgique POUR la rue elgin

Propositions de modification du plan officiel et du rÈglement de zonage

 

 

 

COMMITTEE RECOMMENDATIONS AS AMENDED

 

That Council:

 

1.         Approve and adopt amendments to the Centretown Plan, in:

 

            i)          Volume II of the Official Plan of the former City of Ottawa; and

            ii)         Volume 2A of the Council adopted Official Plan of the City of Ottawa;

 

which will replace the current "District Commercial Area", "Local Commercial Area" and "Heritage Commercial Area" designations with a new "Elgin Street Commercial           Area" designation" on Schedule H, and to also add associated policies in the text of the Centretown Plan as detailed in Document 2.

 

2.         Approve amendments to the former City of Ottawa Zoning By-Law to change the zoning as detailed in Document 3,  for the properties shown in Document 1. 

 

3.         That staff initiate a rezoning from the CN6 F(3.0) zone to an appropriate residential zone for the property at 138 Somerset Street West, St. John’s Anglican Church parking lot,  should the owner or agent not apply for a rezoning by December 31, 2005.

 

4.         Approve the following changes to the departmental report:

 

a.                  Under DISCUSSION, Details of Proposed Zoning, bullet #7, 2nd sentence should read as follows:  “A maximum gross floor area of 600 square metres is recommended since this figure provides flexibility in accommodating business expansions or new businesses.”;

 

b.                  Under DISCUSSION, Details of Proposed Zoning, bullet #7, last sentence should read as follows:  “The maximum gross floor area of 600 square metres will be accompanied by a restriction on the maximum width of use on the street frontage”;

 


c.                   Under Document 3 DETAILS OF RECOMMENDED ZONING, Regulations, 1st bullet should read as follows:  “All uses, with the exception of place of worship, limited to a maximum of 600 square metres (gross floor area)”;

 

d.                  Under Document 4, EXPLANATORY NOTE, PROPOSED ZONING, 2nd last bullet should read as follows:  “Restrict gross floor for all uses of 600 square metres, and”; and,

 

e.                  Under Document 5, CONSULTATION DETAILS, PUBLIC COMMENTS, #3, first sentence of the response should read:  “The staff recommendation proposes that retail spaces be limited to 600 square metres.”

 

And that no further notice be provided pursuant to Section 34(17) of the Planning Act.

 

 

RECOMMANDATIONS MODIFIéeS du COMITÉ

 

Que le Conseil :

 

1.         approuve et d’adopter des modifications au plan pour le centre-ville dans :

           

(i)                 le volume II du Plan officiel de l’ancienne Ville d’Ottawa;

(ii)               le volume 2A du Plan officiel de la Ville d’Ottawa adopté par le Conseil.

 

Ces modifications auront pour effet de remplacer les désignations actuelles, à savoir « rue commerçante de quartier », « rue commerçante locale » et « secteur commercial à valeur patrimoniale » par la nouvelle désignation « secteur commercial de la rue Elgin » à l’annexe H; elles donneront également lieu à l’ajout de politiques connexes dans le texte du plan pour le centre-ville (document 2).

 

2.         approuve les modifications au Règlement de zonage de l’ancienne Ville d’Ottawa décrites au document 3, pour ce qui concerne les propriétés illustrées au document 1.

 

3.                  Que le personnel fasse passer de la désignation CN6 F(3.0) à une désignation résidentielle appropriée le zonage de la propriété située au 138, rue Somerset Ouest (terrain de stationnement de l’église anglicane St. John’s), si le propriétaire ou son représentant omet de soumettre une demande de modification de zonage d’ici au 31 décembre 2005.

 


4.         Approuve les modifications suivantes au rapport de personnel :

 

a.         À la rubrique DISCUSSION, Zonage proposé, puce no 7, la deuxième phrase devrait se lire comme suit : « A maximum gross floor area of 600 sq.m. is recommended since this figure provides flexibility in accommodating business expansions or new businesses » (On recommande une surface de plancher brute maximale de 600 mètres carrés, étant donné qu’une telle surface permet l’agrandissement des entreprises existantes ainsi que l’établissement de nouvelles entreprises);

 

b.         À la rubrique DISCUSSION, Zonage proposé, puce no 7, la dernière phrase devrait se lire comme suit : « The maximum gross floor area of 600 sq.m. will be accompanied by a restriction on the maximum width of use on the street frontage » (La limitation à 600 mètres carrés de la surface de plancher brute s’accompagnera d’une restriction concernant la largeur des façades donnant sur la rue);

 

c.         Au Document 3, ZONAGE PROPOSÉ, Règlement, la 1re puce devrait se lire comme suit : « All uses, with the exception of place of worship, limited to a maximum of 600 sq.m. (gross floor area) » (Toutes les utilisations, à l’exception des lieux de culte, limitées à un maximum de 600 mètres carrés (surface de plancher brute);

 

d.         Au Document 4, NOTE EXPLICATIVE, ZONAGE PROPOSÉ, l’avant-dernière puce devrait se lire comme suit : « Restrict gross floor for all uses of 600 sq. metres » (Limiter la surface de plancher brute pour toutes les utilisations à 600 mètres carrés);

 

e.         Au Document 5, CONSULTATIONS, COMMENTAIRES DU PUBLIC, no 3, la première phrase de la réponse devrait se lire : « The staff recommendation proposes that retail spaces be limited to 600 sq.m » (Le personnel recommande que la superficie des locaux commerciaux soit limitée à 600 mètres carrés);

 

Et qu’aucun autre avis ne soit donné aux termes du paragraphe 34 (17) de la Loi sur l’aménagement du territoire.

 

 

 

 

Documentation

 

1.         Deputy City Manager, Planning and Growth Management report dated 17 November 2004 (ACS2004-DEV-POL-0042).

 

2.         Extract of Draft Minutes, 14 December 2004.


Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

and Council / et au Conseil

 

17 November 2004 / le 17 novembre 2004

 

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 : Richard Kilstrom, Manager / Gestionnaire

Community Planning and Design/ Division de l'amenagement et de la conception communautaires

(613) 580-2424 x22653, Richard, Kilstrom@ottawa.ca

 

 

Somerset Ward (14)

Ref N°: ACS2004-DEV-POL-0042

 

 

SUBJECT:

Elgin street strategic plan - implementation

OFFICIAL PLAN AND ZONING AMENDMENTS -

(FILE NO. D01-01-02-0027, D02-02-04-0042)

 

 

OBJET :

mise en oeuvre du plan stratÉgique POUR la rue elgin

Propositions de modification du plan officiel et du rÈglement de zonage (dossierS noS D01-01-02-0027,

D02-02-04-0042) 

 

 

REPORT RECOMMENDATION

[U1] 

That the Planning and Environment Committee recommend that Council:

 

1.         Approve and adopt amendments to the Centretown Plan, in:

 

            i)          Volume II of the Official Plan of the former City of Ottawa;  and

            ii)         Volume 2A of the Council adopted Official Plan of the City of Ottawa;

 

which will replace the current "District Commercial Area", "Local Commercial Area" and "Heritage Commercial Area" designations with a new "Elgin Street Commercial     Area" designation" on Schedule H, and to also add associated policies in the text of the Centretown Plan as detailed in Document 2.

 

2.         Approve amendments to the former City of Ottawa Zoning By-Law to change the zoning as detailed in Document 3,  for the properties shown in Document 1. 

 

3.         That staff initiate a rezoning from the CN6 F(3.0) zone to an appropriate residential zone for the property at 138 Somerset Street West, St. John’s Anglican Church parking lot,  should the owner or agent not apply for a rezoning by December 31, 2005.

[U2] 

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil :

 

1.         d’approuver et d’adopter des modifications au plan pour le centre-ville dans :      

           

(iii)             le volume II du Plan officiel de l’ancienne Ville d’Ottawa;

(iv)             le volume 2A du Plan officiel de la Ville d’Ottawa adopté par le Conseil.

 

Ces modifications auront pour effet de remplacer les désignations actuelles, à savoir « rue commerçante de quartier », « rue commerçante locale » et « secteur commercial à valeur patrimoniale » par la nouvelle désignation « secteur commercial de la rue Elgin » à l’annexe H; elles donneront également lieu à l’ajout de politiques connexes dans le texte du plan pour le centre-ville (document 2).

 

2.         d’approuver les modifications au Règlement de zonage de l’ancienne Ville d’Ottawa décrites au document 3, pour ce qui concerne les propriétés illustrées au document 1.

 

3.         Que le personnel fasse passer de la désignation CN6 F(3.0) à une désignation résidentielle appropriée le zonage de la propriété située au 138, rue Somerset Ouest (terrain de stationnement de l’église anglicane St. John’s), si le propriétaire ou son représentant omet de soumettre une demande de modification de zonage d’ici au 31 décembre 2005.

 

 

EXECUTIVE SUMMARY

 

Assumptions and Analysis:

 

The proposed Official Plan and zoning amendments represent the first phase of implementing the recommendations of the Elgin Street Strategic Plan, approved in 2000, that will support Elgin Street as a low scale pedestrian-oriented mixed-use area.  Recommendations focus on amending the Centretown Plan contained in the former City of Ottawa Official Plan and the 2003 Council- adopted Official Plan so that a consistent policy context is established for the future development of Elgin Street.  The zoning recommendations support Elgin Street’s designation in both of these Official Plans as a “Neighbourhood Linear Commercial Area” and “Mainstreet” respectively.  Elgin Street is currently under strict redevelopment rules since the creation of the Centretown Heritage Conservation District by the Council of the former City of Ottawa. 


Financial Implications:

 

There are no financial implications for Phase 1 of the Elgin Street Strategic Plan.

 

Public Consultation/Input:

 

All affected property owners, public bodies and individuals, who had previously indicated interest, were circulated the proposed Official Plan and zoning amendments.  As a result of some of the feedback, modifications were made to the proposed zoning regulations, which would provide more flexibility in the future for new businesses or business expansions while still maintaining the vision for the street.  

 

RÉSUMÉ

 

Hypothèses et analyse :

 

Les modifications projetées au Plan officiel et au Règlement de zonage constituent la première phase de la mise en œuvre des recommandations du Plan stratégique pour la rue Elgin, qui a été approuvé en 2000 et qui vise à faire de cette rue un secteur piétonnier constitué d'immeubles de faible hauteur à utilisation polyvalente. Les recommandations mettent l'accent sur la modification du plan pour le centre-ville contenu dans le Plan officiel de l'ancienne Ville d'Ottawa et le Plan officiel adopté par le Conseil en 2003, de façon à établir des politiques uniformes pour l'aménagement futur de la rue Elgin. Le zonage recommandé correspond à la désignation donnée à la rue Elgin dans ces deux plans officiels, soit respectivement « rue commerçante de quartier » et « rue principale ». Depuis l'établissement du District de conservation du patrimoine du centre-ville par le Conseil municipal de l'ancienne Ville d'Ottawa, les règles qui régissent les réaménagements le long de la rue Elgin sont très rigoureuses.  

 

Répercussions financières :

 

La phase 1 du Plan stratégique pour la rue Elgin n'a pas de répercussions financières.    

 

Consultation publique / commentaires :

 

Les modifications projetées au Plan officiel et au Règlement de zonage ont été diffusées à l'ensemble des propriétaires, des organismes publics et des particuliers concernés qui avaient manifesté de l'intérêt pour le dossier. Certains changements ont été apportés aux règles de zonage projetées à la suite des commentaires reçus, dans le but de permettre plus de latitude à l'avenir aux nouvelles entreprises ou aux entreprises souhaitant prendre de l'expansion, sans sacrifier la vision retenue pour la rue Elgin.   

 

 

BACKGROUND

 

On July 5, 2000, the former Council of the City of Ottawa directed that the “Strategic Plan, Elgin Street Planning Study” form the basis of future actions to be undertaken by the City.  The purpose of the comprehensive recommendations was to contribute to maintaining a pedestrian-oriented, low scale mixed-use area between Lisgar Street and Gladstone Avenue (see Document 1 – Location Plan).  In 2003, it was decided that further work on Elgin Street should be undertaken in three distinct phases.  This report constitutes the first phase, which deals with Official Plan policy and zoning recommendations emanating from the 2000 study.  The second phase will deal with all aspects related to parking such as maximization of on-street parking, modifications to cash-in-lieu of parking policy, and increasing public parking.  Finally, the third phase will deal with urban design matters and street design.  The timing of Phase 2 and 3 is dependent on funding of the Department’s future work program.

 

The recommendations in this report are the result of public and technical consultations undertaken since approval of the July 2000 study.  In 2003, staff held a public meeting/open house and more detailed discussions were undertaken with an advisory committee representing a cross-section of interests.  A technical and public circulation of recommendations was completed, resulting in modifications made by staff as a result of additional findings.  It should be noted that the general intent of the original recommendations has been maintained. 

 

The Centretown Heritage Conservation District was approved in 1997 by Ottawa’s Local Architectural Conservation Advisory Committee (LACAC), Planning Committee and City Council.  A “heritage overlay” was subsequently incorporated into the City’s Zoning By-law which affects all properties along Elgin Street.  The heritage overlay facilitates the retention of buildings in the Centretown Heritage Conservation District by requiring that any building that is removed must be rebuilt to the same height, bulk, and in the same location as prior to its removal.  It provides a safeguard to ensure that properties having heritage significance will be protected through the redevelopment process. 

No changes are recommended by staff to affect the “heritage overlay”.

 

DISCUSSION

 

Official Plan Amendments

 

The former Regional Official Plan designates Elgin Street "General Urban Area", which permits a wide range of uses including commercial and mixed-use development.  The Official Plan for the former City of Ottawa designates the area "Neighbourhood Linear Commercial Area" which provides for the storefront and mainstreet-type development found in older parts of the City.  Specifically this designation provides for enhancement of mixed-use and pedestrian-oriented  commercial areas that serve both residents and visitors from beyond the neighbourhood.  The Centretown Secondary Policy Plan provides further planning direction by designating parts of Elgin Street "District Commercial", "Local Commercial" and "Heritage Commercial".  It should be noted that the more recent 2003 Council-adopted Official Plan also designates Elgin Street as a "Mainstreet" and envisions an active pedestrian-oriented mixed-use area.

 

It is recommended that the land use designations in the Centretown Plan be updated to better implement Official Plan policy regarding Mainstreets and to reflect the fact that there is now no significant difference in actual uses and permitted types of uses between "Local Commercial" and "District Commercial" designations.  The "Local Commercial" land use designation which covers the blocks between Lewis Street to Gladstone Avenue were meant to accommodate uses that would serve the needs of the adjacent neighbourhood, while the "District Commercial" designation was meant to accommodate both neighbourhood needs and the regional market.  Therefore, it is recommended that the Elgin Street designations found in the Centretown Plan, which are also found in both the i) former City of Ottawa Official Plan and ii) the adopted City of Ottawa Official Plan, be redesignated to a new "Elgin Street Commercial Area".  An accompanying new land use description is also recommended which better describes the intention of the new land use designation.   Further, additional details relating to matters such as strategic interventions and streetscape improvements are recommended in the Official Plan amendment, which are all components of an all-inclusive approach to develop Elgin Street as a street for both residents and visitors.   

 

In addition, the Centretown Plan designates the Église St. Marc, as "Heritage Commercial", which is the only such designation on Elgin Street.  This designation, which contemplates development or redevelopment of heritage buildings, is more permissive than the current regulations in place such as the "heritage overlay".  Therefore, it is recommended that the "Heritage Commercial" land use designation be replaced with an "Elgin Street Commercial Area" designation. 

 

The proposed amendments to the Centretown Plan are in keeping with, and implement the policy direction of, both the former City of Ottawa Official Plan and the 2003 Council adopted Official Plan.

 

Document 2 contains the Official Plan amendment document.

 

Details of Proposed Zoning

 

The former City of Ottawa Official Plan identifies Elgin Street as a “Neighbourhood Linear Commercial Area”.  Zoning changes are recommended on Elgin Street to refine the former City of Ottawa’s zoning by-law to better implement the land use designation.   A new CN subzone is proposed to be created along Elgin Street, however, the “heritage overlay” will continue to apply.  Any proposed development or redevelopment, which affects the built form, must undergo a review process whereby heritage staff review the building plans to ensure that the surrounding buildings are not negatively impacted. 

 

It should be noted that the Nepean Street to Lisgar Street block, on the west side of Elgin Street, was initially included within the study area.  Upon further review, staff concluded that the buildings were more reflective of tall office buildings normally found within the downtown core of Ottawa, and not on a “mainstreet”, so it was decided that zoning changes would not be required for this block.

 

Below is a summary of the highlights of the proposed changes for the new CN subzone.  Document 3 details the recommended zoning proposed.

 

New CN Subzone – Elgin Street, generally from Lisgar Street to Gladstone Avenue

 

·                  Establish a minimum height of seven metres (about two storeys), to encourage intensification;

·                  Reduce the maximum height limit to 14 metres (approximately four storeys) to be in keeping with the generally low profile character of the area where about 45% of the buildings are two storeys or less, and a further 90% of all the buildings are four storeys or less. It should be   noted that currently all buildings on Elgin Street are limited to their existing height in accordance with the current “heritage overlay” and do not have “rights” to greater heights.  Therefore the proposed height limit represents the actual height that would be acceptable if there are higher heights contemplated in any redevelopment;

·                  Eliminate the Floor Space Index (FSI) provisions and thus allow height limits and setbacks to control development;

·                  Delete “parking lot” and “parking garage” uses since they are incompatible with the goal of creating a pedestrian-oriented continuous storefront environment;

·                  Permit non-residential uses on 1st and 2nd storeys only;

·                  Continue to permit residential uses above the 1st storey;

·                  Establish a maximum gross floor area for permitted uses to prevent large format type businesses along Elgin Street.  A maximum gross floor area of 500 sq. m. is recommended       since this figure provides flexibility in accommodating business expansions or new businesses.  Staff previously discussed and circulated draft proposals whereby for certain uses, different gross floor areas were recommended.  However, it was felt that this would be       too restrictive and not reflect the wide diversity of commercial space sizes along Elgin Street.  For example, retail spaces range from 58 sq. m. to 325 sq. m. and restaurants range from 77 sq. m. to 743.  Staff has recognized that there is no one optimal size for different types of uses and have therefore recommended a single maximum gross floor area, which represents a space slightly smaller than the Goldstein Freshmart store, to discourage the establishment of large format stores.  The maximum gross floor area of 500 sq. m. will be        accompanied by a restriction on the maximum width of use on the street frontage;

·                  Establish a maximum width of use of 20 metres along Elgin Street, which is based on a review of existing business widths at the Elgin Street frontage.  Previously staff had recommended a lower figure, but this was found to be too restrictive and would have put many of the uses in a non-complying situation. Use of this proposed regulation will assist in preventing the creation of overly wide storefronts.

·                  Full service, take out and fast food restaurants will be limited to ground floor only so as to lessen parking impact in the Elgin Street area.

·                  All ground floor uses shall have primary pedestrian access to Elgin Street so that activity is focussed on Elgin Street and not a side street.

·                  The Elgin Street property line shall be considered as the front lot line.

·                  Shared driveways, access over another property, new setback provisions and reduced driveway widths will be permitted in order to maintain the pedestrian-continuous storefront character of the street.

·                  In the case of shallow lot depths, there shall be reduced rear setback requirements.

 

 

Exceptions to the new CN subzone – 124, 161 and 138 Somerset Street West

 

Site-specific zoning recommendations are proposed for several properties on Somerset Street West to address the concern of commercial intrusion into a residential neighbourhood. 

 

           149 Somerset Street West

          The walk-up apartment building at 149 Somerset Street West on the north side of the block, which is adjacent to Elgin Street properties, is recommended to retain its current commercial (CN) zoning.  However, the range of permitted uses will be limited.  This is to ensure that uses such as restaurants and retail stores would not be created along Somerset Street West.  It is recommended that the only uses to be permitted include apartment building, dwelling units, offices and rooming house converted, to ensure that the future uses serve as a transition to the residential neighbourhood to the east.

 

           161 Somerset Street West

          The property at 161 Somerset Street   West, which is an Army mess, will retain its current commercial (CN) zoning as well, however, only very limited uses: “club” and “office” will be permitted.  The reason for the recommendation is to prevent potential future uses which would not be compatible with a residential community, and which would serve as a transition to the neighbourhood to the east.

 

           138 Somerset Street West – future rezoning recommended

          Rezoning from a CN zone to a residential zone is appropriate at 138 Somerset Street West, which is currently the site of the St. John’s Church parking lot and a public parking lot.  Staff has come to an agreement with the owner and developer, who is planning a residential apartment building on the parking lot site, that the owner/developer would initiate the required approvals, including a rezoning, on their own.  However, should a rezoning application not be received by the City by December 31, 2005 it is then recommended that staff initiate a residential rezoning which would be compatible with the surrounding neighbourhood. 

 

 

Additional exception to new CN subzone:   

 

            378-384 Elgin Street (at Gladstone Avenue)

          It is recommended that the existing exception zone at 378 Elgin Street be carried over    to the new CN subzone proposed for Elgin Street.  A rezoning application approved by             Council in 1994 dealt in detail with site-specific matters such as the type, number and    size of   restaurants.

 

 

Uses exceeding gross floor area and maximum width of use recommendations:

 

          Under circumstances where a current business exceeds the recommended maximum gross floor area (500 sq.m.) or maximum width of use (20 m.), non-complying rights will apply.  In the case of an existing large store, the property owner is able to lease the larger space to any use permitted in the zoning, however, once the owner decides to subdivide the space into smaller spaces, rights to the original larger gross floor area are lost.  The same rule applies in the case            where a use exceeds the recommended width; the space may be rented at that larger width until such time as the owner decides to make the space less wide, and it is at this time that rights to the wider width are lost.

 

 

ENVIRONMENT/AL IMPLICATIONS

 

There are no environmental impacts resulting from amending the Official Plan designation/policies and zoning regulations on Elgin Street, which is a built-up urban area.   

 

 

CONSULTATION

[U3] 

At the start of the study in the late 1990s, there was extensive consultation with property owners, business owners and community members which led to the development of a draft strategic plan encompassing a wide range of preliminary recommendations for Elgin Street. The recommendations contained in the strategic plan were subsequently approved by the former Council of the City of Ottawa as the basis of further consultation.  On June 4, 2003 an open house/public meeting was held in order to review the draft Official Plan and zoning recommendations.  This was followed up with discussions with an advisory committee that represented a cross-section of the community, and by a technical and public circulation of the proposed amendments in the spring of 2004.  As a result of the circulation, both letters of support and concern were received with regard to the proposed recommendations.  Subsequently modifications were made to some of the recommendations.  [U4] Detailed responses to these letters are provided in Document 5.

[U5] 

 

FINANCIAL IMPLICATIONS

 

N/A

 

 

SUPPORTING DOCUMENTATION

[U6] 

Document 1      Location Map

Document 2      Proposed Official Plan Amendment

Document 3      Details of Recommended Zoning

Document 4      Explanatory Note

Document 5      Consultation Details

 

 

DISPOSITION

 

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

 


PROPOSED OFFICIAL PLAN AMENDMENTS                                                     Document 2

 

 

1.      OFFICIAL PLAN AMENDMENT NO. __ TO THE OFFICIAL PLAN FOR THE FORMER CITY OF OTTAWA.

 

2.     OFFICIAL PLAN AMENDMENT  NO. __  TO THE  OFFICIAL PLAN (2003) OF THE CITY OF OTTAWA.

 


INDEX

 

                                                                                                                                                   Page

THE STATEMENT OF COMPONENTS …………………………………………………...   i)

 

PART A - THE PREAMBLE

 

1.0  Purpose ………………………………………………………………………………….    1

 

2.0  Location …………………………………………………………………………………    1

 

3.0  Basis ……………………………………………………………………………………..   1

 

PART B - THE AMENDMENT

 

1.0  Introduction ………………………………………………………………………………  2

 

2.0  Details ……………………………………………………………………………………  2

 

3.0  Implementation ………………………………………………………………………….   4 

 

 


THE STATEMENT OF COMPONENTS

 

Part A - The Preamble introduces but does not constitute part of these Amendments.

 

Part B - The Amendments, consisting of the attached map (designated Schedule "A"), constitutes individual amendments to the listed Official Plans below:

 

Amendment No. __ to the Official Plan of the former City of Ottawa

Amendment No. __ to the Official Plan (2003) of the City of Ottawa.


PART A - THE PREAMBLE

 

1. 0  Purpose

 

The purpose of this Amendment is to establish a policy framework for the Elgin Street Study Strategic Plan, approved for implementation by City Council of the former City of Ottawa in July 2000.  The modifications are intended to establish an overall context for Elgin Street by incorporating a "vision" for the area into policy; by providing the necessary policy support for the implementation of initiatives to improve the physical environment of Elgin Street, and by enhancing the relationship between Elgin Street's commercial uses and the surrounding residential uses.  The proposed modifications apply only to the Centretown Secondary Policy Plan.

 

 

2. 0  Location

 

The lands affected by this Amendment generally front on Elgin Street between Lisgar Street and Gladstone Avenue.

 

 

3. 0  Basis

 

This Amendment is consistent with the General Urban policies of the former Regional Official Plan.  The  Neighbourhood Linear Commercial Area policies in the Official Plan of the former City of Ottawa and the Mainstreet policies in the Council-adopted City of Ottawa Official Plan support the continued development of Elgin Street as a mixed-use pedestrian-friendly street.  The  proposed amendments to the Centretown Plan, which is found in both the former City of Ottawa Official Plan and the Council adopted Official Plan, provide further planning guidance on Elgin Street.  The Local, District and Heritage Commercial designations that apply to Elgin Street will be amended to a single new designation with supporting policies with regard to retail, strategic interventions and streetscaping that support a pedestrian-oriented mixed-use street.

 

 

 


PART B - THE AMENDMENT

 

1.0  Introduction

 

All of this part of this document entitled Part B - The Amendment, consisting of the following text and the attached map designated Schedule "A" to Amendment No. __, constitutes Amendment No.  __to the Official Plan of the former City of Ottawa and constitutes Amendment No.__ to the Official Plan (2003) of the City of Ottawa.

 

2.0  Details

 

The following changes are hereby made both to:

 

i) Volume II of the Official Plan of the former City of Ottawa; and

ii) Volume 2A of the Official Plan (2003) of the City of Ottawa.

 

2.1.  New Land Use Designation:

 

That Schedule "H" - Centretown Land Use of the Secondary Plan for Centretown is hereby amended by deleting the designations “District Commercial Area”, “Local Commercial Area” and “Heritage Commercial Area” as it applies to the lands identified on Schedule "A" to this Amendment, and substituting therefore the new designation “Elgin Street Commercial Area” designation, as shown on Schedule "A" to this Amendment

 

2.2  New Policy Statement:

 

That Subsection 3.4.2 - Land Use Policies of the Secondary Plan for Centretown is hereby amended by inserting the following new policy statement immediately after Paragraph (j), and by renumbering the subsequent paragraphs accordingly:

 

k)   "The “Elgin Street Commercial Area” will accommodate a mix of commercial, institutional                                        and residential uses that enhances the surrounding community by providing goods and services for the adjacent residents,  downtown workers and tourists, the greater                                                                       Centretown

       area and the city as a whole.  It is intended that small-scale, street-oriented commercial

       establishments will contribute to a highly animated and attractive commercial street with a

       strong pedestrian presence.  Also, an appropriate balance and mix of uses will             be achieved

       and maintained so as to adequately serve the local community, regional market            and tourists;

       and to capitalize on the city’s yearly festivals and special events, all the while not

       undermining the adjacent community.  The presence of community uses and churches            along

       Elgin Street, such as the Jack Purcell Recreation Complex, Elgin Street Public School, and

       Minto Park, will complement the overall mix of uses and serve to enhance the street’s

       vitality  by making it the focus of community activity.  It is also the desire that the area’s housing stock will be augmented with upper-floor residential units in an attempt to increase local resident activity on the street.  Building heights will be limited.”

 

2.3  New Land Use Policies:

 

       That Subsection 3.4.4 - Commercial Policies of the Secondary Plan for Centretown be amended by including the following set of new policies specific to the “Elgin Street Commercial Area” immediately after Paragraph ( c ):

 

d)  "That the following policies shall apply to all development and redevelopment within the Elgin Street Commercial Area identified on Schedule "H":

 

       i)  Land Use Details

 

       In recognition of the potential for certain uses to detract from achieving an appropriate mix of uses, and in particular the potential impacts associated with entertainment/restaurant type uses, and to ensure that uses along the street will contribute to achieving the above-noted    land use policy, the zoning for the area will establish regulations to limit the size and street        frontage of uses so as to ensure that a small-scale street-related character is             maintained for the area, and to limit the location of certain uses so as to ensure that uses                                                      contribute to an attractive pedestrian-oriented street environment.

 

       ii) Strategic Intervention

 

       To achieve the land use objectives for the area, Council is committed to identifying and participating in the implementation of strategic intervention opportunities such as strategic redevelopment opportunities through joint venture or development for the area, or potential incentives such as financial and other incentives that can encourage or support the

       establishment of the               desired uses.  This might include exploration of parking opportunities

       and streetscape improvements.

 

       iii) Streetscape Improvements

 

       It is Council’s desire to achieve a highly animated and attractive physical environment within the Elgin Street Commercial Area, consistent with the recommendations of the Downtown Ottawa Urban Design Strategy 2020, through streetscape improvements that would enhance the pedestrian environment and the street’s existing character and charm, and        integrate this commercial area with the Central Area. As part of this initiative, consideration will be given to the creation of building façade design guidelines to give                                                                        direction and

       encouragement to owners to improve building facades.

 

       iv) Road Widening Requirement

 

       There is an Official Plan requirement for a road widening on each side of Elgin Street that could result in a 2.5 metre right-of-way widening being requested at the time of redevelopment.  This may not be entirely appropriate due to the fact that Elgin Street is                                                                           located in the Centretown Heritage Conservation District, and its buildings generally present

       a uniform continuity of façades. Also, there are numerous property owners, making it

       difficult to obtain the               desired right-of-way.   A streetscape plan to be prepared at a future

       date will identify potential locations where the road widening may be required to

       accommodate wider sidewalks, trees, street furniture, bus shelters and bicycle parking.

 

3.0  Implementation

 

The implementation of these Amendments shall be in accordance with the respective policies of the Official Plan of the former City of Ottawa and the Official Plan (2003) of the City of Ottawa.

 

 

 



                                                                                                                                   SCHEDULE A

 

AMENDMENT TO THE OFFICIAL PLAN OF THE FORMER CITY OF OTTAWA, Volume II (Centretown Secondary Policy Plan) and OFFICIAL PLAN (2003) OF THE CITY OF OTTAWA,  Volume 2A (Secondary Plan for Centretown)

 


DETAILS OF RECOMMENDED ZONING                                                              Document 3

 

 

EXISTING ZONING

 

PROPOSED AMENDMENTS

 

CN - Neighbourhood Linear Commercial

 

From:  CN6 F(4.0)                                                                                                                                               

·     Wide range of pedestrian-oriented commercial uses,   including hotel are permitted.  Residential uses        permitted only above first floor.

·     Floor Space Index (FSI) - max. building floor              area equivalent to four times lot size.

·     Max. building height - 18 m. (6 storeys).

·     Entire building can be built for commercial purposes.

 

 

 

 

To:  “New” CN Subzone

    Height/Density

·     Building height limited to 14 m. (about 4 storeys).

·     Minimum building height is 2 storeys (7 m.), except for                additions to buildings if located in the rear yard, then no    minimum.

·     Delete FSI restrictions.

 

Uses

·     Non-residential uses permitted on ground and second storey only.  

·     Residential uses permitted above ground floor.

·     Delete “parking lot” and “parking garage” as permitted uses.

·     Change “office” and “artist studio” from conditional uses to          permitted uses.

·     Permit “hotel” use.

·     Full-service, fast food and take-out restaurants limited to ground                                                floor only.

 

 

Regulations

·     All  uses, with the exception of place of worship, limited to a         maximum of 500 sq. m. (gross floor area).

·     The maximum permitted width of each use along Elgin Street         is             limited to 20 metres.

·     A lot line that abuts Elgin Street shall be deemed to be the front        lot line.

·     All ground floor uses abutting Elgin Street shall have primary      pedestrian access to Elgin Street.

·     Min. front yard setback is 0 m.

·     Max. front yard setback is 1 m. except for:

i)     any part of the building above the second floor, for which no maximum setback is defined;

ii)    accommodation of an outdoor patio located at the corner of a corner lot, for which the maximum front yard setback shall be 3 m. for a length no greater than 6 m.; and

iii)  provision of corner sight triangles (compliance w/ Sec. 8)

·          Max. corner side yard  is 3 m.

·    Max. side yard setback is 1  m. except in the case where a               driveway leads to a parking area located in the rear yard, in                 which case:

i)       the maximum side yard setback shall be 3 m. where such parking area accommodates less than 20 parking spaces; and

ii)    the maximum side yard setback shall be 6 m. where such parking area accommodates more than 20 parking spaces.

·       Shared driveways are permitted.

·       A parking area may have access to a street over an abutting lot.

   A parking area and parking spaces are prohibited in a front yard              and a side yard abutting the street.

·      For lots having a depth less than 20 m. and which rear yards abut                                                              a residential zone, the min. rear yard setback is 3 m., within                                                                         

       which a landscaped area shall be provided that includes an

       opaque fence having a min. height of 1.4 m.

 

 

From:  CN6 F(3.0) H(18.3)

·     Wide range of pedestrian-oriented commercial uses,        including hotel are permitted.   Residential uses       only permitted above 1st floor.

·     Max. building floor area is equivalent to 3 times lot    size.

·     Max. building height  - 18.3 m. (6 storeys).

·     Entire building can be built for non-residential            use.

 

To:  New CN subzone

·     See description of new CN subzone above.

 

161 Somerset Street West

To:  New CN subzone with exception zone

·     Prohibit all uses except “apartment building”, “dwelling unit”, “office”, and “rooming house, converted”.

 

149 Somerset Street West - “Army Officer’s Club”

To:  New CN subzone with exception

·     Prohibit all uses except “club” and “office”.

 

 

 

 

 

From:  CN F(2.0) H(18.3)

·      Wide range of pedestrian-oriented commercial uses.   Residential uses only permitted above 1st floor.

·     Hotel is not permitted. 

·     Max. building floor area equivalent to 2 times lot        size.

·     Non-residential development limited to 50% of          permitted building size.

·     Height limit is 18.3 m. (6 storeys).

 

 

To:  New CN subzone

·          See “New” Elgin Street CN zone.

 

From:  CN[496] F(2.0) H(18.3)

·    Permits wide range of pedestrian-oriented commercial uses.  Residential uses permitted above 1st floor.

·    Hotel is not permitted.

·    Max. building floor area is equivalent to 2 times the lot size.

·    Height limit is 18.3 m. (6 storeys).

·    Restrictions on size, type and location of fast food, take out and full service restaurants apply.

·    All restaurants may locate in the basement or on the 1st floor with no more than two on either floor, one of which must be a full service restaurant.

 

           Restaurant – full service

·          Only 1 permitted with a max. of 185 sq.m.                 gfa.

         

 

          Restaurant – fast food  & restaurant – take out

·          Max. of 40 sq.m. of gfa each permitted for                 take-out or fast food restaurant located in a     basement.

·          Max. of 58 sq.m. of gfa each permitted for                 take-out or fast food restaurant located on      1st floor.

          Parking rates

·          Calculation of gfa must include basement.

·          1.0 parking space per 9.5 sq.m. of gfa         required for each restaurant use.

·          1.0 parking space per 28.5 sq.m. of gfa       required for any other commercial use.

 

To:  New CN subzone with exception

·          See “New” Elgin Street CN zone recommended above and retain       existing exception zone.

 

 

 

 


EXPLANATORY NOTE                                                                                               Document 4

 

THE FOLLOWING IS AN EXPLANATORY NOTE TO BY-LAW NUMBER 2004- ___

 

The zoning amendments affect the properties located between Lisgar Street and Gladstone Avenue, as shown on the attached map.   

 

CURRENT ZONING

The current zoning designations are various Neighbourhood Linear Commercial Area zones (CN) consisting of the following:  CN6 F(4.0), CN6 F(3.0) H(18.3), CN F(2.0) H(18.3), and CN [496] F(2.0) H(18.3).  The CN zone permits a wide range of commercial uses as well as residential uses, which are only permitted if located above ground level.  The CN6 subzone also permits a hotel.

 

The height limit is generally ranges from 18 to 18.3 m. (about 6 storeys).  The floor space index (FSI), which specifies maximum floor area to lot ratio, ranges from 2.0 to 4.0 with limitations on the gross floor area of non-residential uses.

 

There is currently a heritage overlay that affects all of the properties on Elgin Street.  It requires that all properties that are removed or destroyed must be rebuilt to the same type of construction, height, bulk, size, floor area and in the same location. 

 

No zoning changes are proposed to I1 (minor institutional) zone, or L3 (community leisure) zones, which apply to Minto Park, Elgin Street Public School and the Jack Purcell Community Centre.

 

PROPOSED ZONING

The purpose of this amendment is to create a new Neighbourhood Linear Commercial (CN) subzone to:   

·        Reduce the height limit to 14 metres (about 4 storeys);

·        Establish a minimum two storey (7 metres) height limit;

·        Delete floor space index provisions;

·        Delete parking lot and parking garage uses;

·        Residential uses will only be permitted above the first floor while non-residential uses will be permitted on first two floors;

·        Require primary pedestrian access to Elgin Street; and

·        Restrict gross floor for all uses to 500 square metres; and

·        Maximum width of use limited to 20 m. at street front.

 

Several exception zones to the new CN subzone will be created at 149 and 161 Somerset Street West to reduce commercial intrusion and 378-384 Elgin Street (at Gladstone Avenue) which will incorporate the current exception zone with the new proposed CN subzone.

 

Should you require further information regarding the zoning amendments, please call Rose Kung at 580-2424 ext. 13124.


CONSULTATION DETAILS                                                                                       Document 5

 

 

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 Official Plan and Zoning By-law amendments.  In 1997, numerous workshops were held by staff  to develop a vision for the future of Elgin Street and to discuss proposals related to planning and regulatory controls, parking and cash-in-lieu strategy and urban design and streetscape options.  In some cases, there was agreement, and in other cases there was on-going discussion.  On July 5, 2000, the previously discussed proposals were brought to the former Council of the City of Ottawa which directed that the recommendations of the "Strategic Plan, Elgin Street Planning Study" form the basis of future actions to be undertaken by the City.  On June 4, 2003, an open house/public meeting was held to review the Official Plan and zoning proposals.  A number of  public meetings with an  advisory group were held in the fall of 2003 to discuss the proposed Official Plan and zoning amendments.  A public circulation of the proposals resulted in eight responses from the  public. 

PUBLIC COMMENTS

 

1.         I am in agreement with the proposals.

 

2.         Section describing streetscape improvements in public circulation ignores the City’s responsibility for sidewalk cleaning, proper garbage receptacles, and beautification of the streetscape.  The difference between       the portion of the street maintained by the National Capital Commission compared to that maintained by the City is shockingly noticeable.  Some beautification is needed. 

 

            Response:         On-street maintenance along City streets, including Elgin Street, has been                                               reduced in accordance with Council priorities and budget constraints.  The                                 Downtown Ottawa Urban Design Strategy also addressed the issue of

improving the look of the “southern” part of Elgin Street up to the higher

design standards established by the National Capital Commission at the

northern end of Elgin Street.   A future phase of this project will be

focused on urban design and streetscape issues and will address the

appearance of the street.

 

3.         The proposal limiting the frontage of each use severely limits the owner’s ability to lease.  There are many businesses that would be interested in his entire site and would love to be on Elgin Street.  The owner should be able to lease space without incurring the expense of subdividing the space.  If the City wishes to impose frontage and gross floor area (gfa) limits in the zoning by-law, consider establishing max. 18 m. frontage, and maximum 6,000 sq. ft. gfa. for his property.

 

            Response:         The staff recommendation proposes that retail spaces be limited to 500                                      sq.m.   Any legally established uses that exceed this figure are considered                                               to have non-complying rights.  In the case of the existing grocery store,                                             which is approximately 600 sq.m., the entire space may be used for any of                                                 the uses permitted under the zoning such as a retail use or any other use                                          permitted in the CN zone.  However, once the 600 sq.m. space is                                                         subdivided, then non-complying rights to the large space are lost.     

 

4.         Respondent is pleased with original suggestion of limiting square footage.  Could a hardware store be included as a possibility in a frontage of 18 m.?

 

            Response:         A hardware store is considered as a “retail” use and is a permitted use                                       in the CN zone, as long as the frontage is no greater than 20 m.

 

5.         A parking garage must be a permitted use for Elgin Street, as destination shopping is a function of a flourishing business street.  The immediate neighbourhood is not sufficiently large to provide retail traffic for a low margin type of establishment to thrive.         

 

            Response:         Rather than permit a parking facility on every property along Elgin Street,                                               it is recommended that any proposal for a parking garage or parking lot be                                            considered as part of a rezoning process so that the redevelopment scheme                                     can be reviewed in light of the Official Plan’s vision of a main street. 

           

6.         Cash-in-lieu of parking approvals were not reasonable in the past.  Agreements were as low as $1 in some cases, and several thousand dollars per space a block away.  Rigid rules must be made and complied with. 

 

            Response:         An application for cash-in-lieu of parking is now a staff delegated                                                          responsibility.  However, should the applicant request a reduction in                                           the fee or not agree with staff’s recommendation, then a report is prepared                                       for Committee consideration and Council approval.  The former City of                                        Ottawa cash-in-lieu policy acknowledged that there are instances where                                       reduction of fees is appropriate and these are at the discretion of                                                            Committee and Council.                                                  

 

7.         Existing store frontage widths should be grandfathered since many older buildings cannot be effectively demised to a max. of 10 m.

 

            Response:         Following further review, staff has recommended that the originally                                             proposed 10 metre maximum frontage of use be increased to 20 metres.                                                Upon additional review, it was determined that only a minority of                                                         businesses measured less than 10 m.  A far greater number of businesses                                      complied with   a 20 m. frontage. 

 

                                    It should be noted that existing frontages that exceed 20 m. will have a                                       non-complying right.  However, if the use is further demised to less than                                            20 m., then the non-complying right to the larger width is lost.

 

8.         Rear yard setbacks of three metres abutting a residential area are onerous for a landlocked building having no street access in either direction.[U7] 

 

            Response:         It is anticipated that in a scenario where an interior lot would be                                                             redeveloped, there would be some form of land consolidation so that                                         future access to public roads would be possible.  The proposed rear yard                                              setback of 3.0 mm. is a reduction from the standard 7.6 metres.  

 

9.         Elimination of floor space index should be delayed until parking issues and cash-in-lieu of parking are resolved.

 

            Response:         Floor space index adds another layer of complication in determining the                                                 actual amount of development permitted.  However, by only stipulating                                      height and setbacks, the building envelope is more easily defined.  

 

10.       The heritage overlay was never mentioned previously.  The heritage overlay seems to nullify       the prospect of above-grade residential apartments.  Strenuous objection to hritage overlay which seems to prohibit commercial ground floor with residential above        grade.

 

            Response:         Above-grade residential is permitted. The Centretown Heritage

Conservation District was approved in 1997 by the Ottawa Local

Architectural Conservation Advisory Committee (LACAC), Planning Committee and City Council.  Notification of the property owners of the public meeting was carried out as required.  Although potential redevelopment proposals for mixed-use projects on Elgin Street property must undergo additional review by heritage staff in terms how well the proposal impacts on the existing building and how it will fit into the surrounding architectural context, above-grade residential is not prohibited.                                               

 

11.       Please take note of redevelopment and proposed zoning intentions for St. John’s Anglican Church parking lot.

 

            Response:         Dealt with in Recommendation #3.

 

[U8] COUNCILLOR’S COMMENTS

[U9] 

Councillor Diane Holmes is aware of the proposed Official Plan and Zoning recommendations. [U10] 

 

COMMUNITY ORGANIZATION COMMENTS

[U11] 

Elgin Street Business Association

1.         It does not support official plan and zoning proposals.  The proposals look into the past instead of into the future. 


            Response:         The proposed Official Plan and zoning recommendations for                                                      Elgin Street reflects the type of mixed-use pedestrian-oriented                                                   development as envisioned in the former City of Ottawa Official Plan and                                               the 2003 Council adopted Official Plan.  Original recommendations were                                       modified by staff to try to maintain the existing character of this very                                                successful street, while providing some flexibility for future development.

 

2.         The proposals consider Elgin as a important street in Centretown instead of a main street in Ottawa. 

 

            Response:         Staff recognizes that Elgin Street serves both residents of Centretown as                                                well as visitors (employees working in the area and tourists). The staff

recommendation to amend the current "Local Commercial Area" and

"District Commercial Area" designations by a new Elgin Street

designation recognizes that residents, downtown workers and tourists

all frequent the area. 

 

3.         The proposals restrict commercial uses to small scale street-oriented commercial uses and their location.

 

            Response:         The zoning recommendations implement the Official Plan policies.  

 

4.         Height proposal is contrary to City's intensification policy and contrary to concept of mixed-use where people work, live and play in the same community.

 

            Response:         The Centretown Heritage Conservation District, that is now in effect,                                         currently restricts development to the current building forms.   Only                                            vacant lots can be built to the maximum height.   Any buildings that are                                           impacted by a heritage overlay, are only permitted to rebuild to the same                                                dimensions, materials, setback, and mass as the existing building.  If the                                      developer wishes to redevelop or add to an existing building,  then he/she                                              must demonstrate through a prescribed process how the proposed building                                            fits into its heritage/architectural context.

 

5.         The requirement of 2.5 m. road widening is not feasible.

 

            Response:         The current road right-of-way width is 18.3  m. metres whereas the                                           Official Plan identifies that 23 m. is the right-of-way to be protected.                                          There may be future opportunities whereby road widenings may be                                       required for larger sites via the development approval process.  A more                                            detailed review of road widening requirements will be undertaken during                                       the streetscape phase of the project.

 

6.         There should be a "laissez faire/free enterprise" approach to the development of Elgin Street, which encourages intensification, mixed use, investment, renovation/renewal, and involves liberal parking requirements similar to the Byward Market.


            Response:         The proposed zoning regulations for Elgin Street are very similar to the

controls that exist for the By-ward Market area, and the number of

regulations in the By-Ward Market has not been detrimental to the success

of the area. 

Both areas are covered by a "heritage overlay", and the zoning regulations

proposed for Elgin Street are similar with the current By-Ward Market

zoning regulations in that both:

·        limit some uses to the ground floor;

·        restrict residential uses to upper floors;

·        prohibit auto-oriented uses;

·        have no floor space index limit;

·        limit heights to a low profile;

·        establish a maximum front yard setback;

·        include a maximum width of uses permitted on the ground floor ranging from 6 to 21 metres in the By-ward Market and set at a maximum 20 metres on Elgin Street; and

·        generally exempt uses that are in designated heritage buildings or of heritage interest (Category 1 or 2) from providing parking.  

 

                                    Due to the “heritage overlay”, buildings that have been classified as Group          1 or 2 are not required to provide parking spaces to encourage the      preservation of buildings having heritage value.  This provides significant                     incentive to invest in the existing buildings through renovation and            renewal.

 

ADVISORY COMMITTEE COMMENTS

[U12] 

The Local Architectural Conservation Advisory Committee (LACAC) supports removing the road right-of-way requirement of 2.5 m., where possible, when a streetscape plan is prepared during a future phase of this project.  It also supports staff proposed zoning recommendations as well as the preservation of the heritage overlay.

The Ottawa Forests and Greenspace Advisory Committee has no comments at this time, but will be providing feedback during subsequent phases of the project.

 

The National Capital Commission (NCC) is generally supportive of the proposed land use designations for Elgin Street and new policies regarding the maintenance of a pedestrian-oriented main street.  They applaud the City in recognizing that an appropriate balance and mix of uses for both residents and a more regional market.  This will, in turn, support the area’s cultural institutions, festivals and other events.   Elgin Street has an important role to play in the NCC’s plans because of its proximity to Parliament Hill, War Memorial, Confederation Boulevard, Museum of Nature and the Rideau Canal.   

 

Response:                     City staff will consult with the National Capital Commission with respect                                                to any streetscaping planning projects that are undertaken along Elgin                                         Street.


Elgin street strategic plan - implementation OFFICIAL PLAN AND ZONING AMENDMENTS -

mise en oeuvre du plan stratÉgique POUR la rue elgin

Propositions de modification du plan officiel et du rÈglement de zonage

ACS2004-DEV-POL-0042                                                                   SOMERSET (14)

 

Chair Hume began by reading a statement required under the Planning Act, which advised that anyone who intended to appeal this proposed Official Plan and Zoning By-law Amendment to the Ontario Municipal Board (OMB), must either voice their objections at the public meeting, or submit their comments in writing prior to the amendment being adopted by City Council. Failure to do so could result in refusal/dismissal of the appeal by the OMB.

 

N. Lathrop, J. Moser, D. Jacobs, T. Marc, F. Jessop and Rose Kung, Planner, appeared before the Committee with respect to departmental report dated 17 November 2004.  Ms. Kung provided a brief presentation (a copy of the PowerPoint presentation was circulated to Committee and is held on file with the City Clerk).  Councillor Holmes indicated she was prepared to move the staff technical amendment.

 

The Committee heard from the following delegations:

 

Brian Karam, 595799 Ontario Ltd., had presented a request to speak in opposition, but was not present when the Committee dealt with the matter.  Mr. Karam provided a written submission that was circulated and is held on file with the City Clerk.

 

M. E. Breig has lived in area for 35 years and as documentation indicated the Elgin Street issue has been long standing.  She participated in surveys and at many community meetings that were well attended.  There was little attempt at improvement in the area, except that consideration will be given to the creation of building façade design guidelines to give direction to owners to improve building façades.  She had nothing against façades, but they are not the problem.  Ms. Breig maintained there should be concentration on cleanliness of the sidewalks, proper garbage receptacles and some beautification of the streetscape.  The response was that future phases of this project will focus on these issues.  The document now relates this under road widening requirements and states a streetscape plan will be prepared at a future date and identify potential locations where road widening may be required to accommodate wider sidewalks, trees etc. She took issue with that and did not feel the problem is that Elgin should be widened.  She subsequently walked along Elgin and posited that if some of the clutter was cleared there would be ample space for beautification.  Ms. Breig made reference to the corner of Elgin and Somerset – there are numerous (12) newspaper dispensing boxes that surround the corner and named the various newspapers.  Within that area there are sufficient stores that sell/offer these magazines on Elgin with excellent operating hours.  These boxes would presumably interfere with snow removal.  Ms. Breig also raised the panhandling problem (safety issue) that should be addressed.

 

Councillor Holmes reiterated the statements made by Ms. Kung that this is only the Zoning portion, to be followed by the parking report and a streetscaping report.

 

Fred Cogan addressed PEC on behalf of his client Goldstein Foodmart, who is in support of this report.  Mr. Cogan commended staff for the attention given when called with questions.

 

In response to a question from Councillor Harder, Mr. Cogan confirmed there were no plans at the present time, but age and economics will govern what takes place in the future.

 

Councillor Holmes posited that ironically in the 1970’s the community wanted housing above the commercial ground floor and the staff of the day negated that.  Now in 2004, there is going to be housing above the ground floor.

 

Moved by Councillor D. Holmes:

 

4.                  Approve the following changes to the departmental report:

 

a.         Under DISCUSSION, Details of Proposed Zoning, bullet #7, 2nd sentence should read as follows:  “A maximum gross floor area of 600 square metres is recommended since this figure provides flexibility in accommodating business expansions or new businesses.”;

 

b.         Under DISCUSSION, Details of Proposed Zoning, bullet #7, last sentence should read as follows:  “The maximum gross floor area of 600 square metres will be accompanied by a restriction on the maximum width of use on the street frontage”;

 

c.         Under Document 3 DETAILS OF RECOMMENDED ZONING, Regulations, 1st bullet should read as follows:  “All uses, with the exception of place of worship, limited to a maximum of 600 square metres (gross floor area)”;

 

d.         Under Document 4, EXPLANATORY NOTE, PROPOSED ZONING, 2nd last bullet should read as follows:  “Restrict gross floor for all uses of 600 square metres, and”; and,

 


e.         Under Document 5, CONSULTATION DETAILS, PUBLIC COMMENTS, #3, first sentence of the response should read:  “The staff recommendation proposes that retail spaces be limited to 600 square metres.”

 

And that no further notice be provided pursuant to Section 34 (17) of the Planning Act.

 

                                                                                                CARRIED

 

The Committee approved the recommendations as amended.

 

That the Planning and Environment Committee recommend that Council:

 

1.         Approve and adopt amendments to the Centretown Plan, in:

 

            i)          Volume II of the Official Plan of the former City of Ottawa;  and

            ii)         Volume 2A of the Council adopted Official Plan of the City of Ottawa;

 

which will replace the current "District Commercial Area", "Local Commercial Area" and "Heritage Commercial Area" designations with a new "Elgin Street Commercial           Area" designation" on Schedule H, and to also add associated policies in the text of the Centretown Plan as detailed in Document 2.

 

2.         Approve amendments to the former City of Ottawa Zoning By-Law to change the zoning as detailed in Document 3,  for the properties shown in Document 1. 

 

3.         That staff initiate a rezoning from the CN6 F(3.0) zone to an appropriate residential zone for the property at 138 Somerset Street West, St. John’s Anglican Church parking lot,  should the owner or agent not apply for a rezoning by December 31, 2005, subject to the following amendments:

 

a.                  Under DISCUSSION, Details of Proposed Zoning, bullet #7, 2nd sentence should read as follows:  “A maximum gross floor area of 600 sq.m. is recommended since this figure provides flexibility in accommodating business expansions or new businesses.”;

 

b.                  Under DISCUSSION, Details of Proposed Zoning, bullet #7, last sentence should read as follows:  “The maximum gross floor area of 600 sq.m. will be accompanied by a restriction on the maximum width of use on the street frontage”;

 

c.                   Under Document 3 DETAILS OF RECOMMENDED ZONING, Regulations, 1st bullet should read as follows:  “All uses, with the exception of place of worship, limited to a maximum of 600 sq.m. (gross floor area)”;

 

d.                  Under Document 4, EXPLANATORY NOTE, PROPOSED ZONING, 2nd last bullet should read as follows:  “Restrict gross floor for all uses of 600 sq. metres, and;

 

e.                  Under Document 5, CONSULTATION DETAILS, PUBLIC COMMENTS, #3, first sentence of the response should read:  “The staff recommendation proposes that retail spaces be limited to 600 sq.m.

 

And that no further notice be provided pursuant to Section 34(17) of the Planning Act.

 

                                                                                          CARRIED as amended

 

 


 [U1]For applications that do not require a map

 [U2]For applications requiring a map

 [U3]If there are no objections…

 [U4]If there are objections or significant comment…

 [U5]The issues can be summarized as follows:

 [U6]Include the documents that are applicable to this report

 

 [U7]Provide details of any public meeting(s).

 [U8]If there are a number of comments/concerns, please list each comment separately along with the corresponding response. 

If there are a small number of related comments, please summarize them and provide one response.

 [U9]Insert Councillor’s comments

 [U10]Insert our response

 [U11]Insert Community Organization Comments

 [U12]Insert Advisory Committee comments