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.
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
REPORT RECOMMENDATION
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.
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 :
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.
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
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.
FINANCIAL IMPLICATIONS
N/A
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Proposed Official Plan
Amendment
Document 3 Details of Recommended
Zoning
Document 4 Explanatory Note
Document 5 Consultation Details
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.
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
Councillor Diane Holmes is aware of the proposed Official Plan and Zoning recommendations.[U10]
COMMUNITY ORGANIZATION COMMENTS
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
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:
[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