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1.
OFFICIAL PLAN AND ZONING -
1335 PRINCE OF WALES DRIVE PLAN OFFICIEL ET ZONAGE - 1335, PROMENADE PRINCE OF WALES |
Committee recommendationS as
amended
That Council:
1. Approve and adopt an amendment to the Carleton Heights Secondary Plan, included in the Ottawa Official Plan, to redesignate 1335 Prince of Wales Drive from Low Density Residential Area to Medium Density Residential Area, as detailed in Document 2.
2. Approve
an amendment to the former City of Ottawa Zoning By-law to change the zoning of
1335 Prince of Wales Drive from General Commercial (CG [402]) and (CG[68])
zones to a Residential (R5A) exception zone as shown on Document 1 and Detailed
in Document 3.
3.
That Document 3, Details of Recommended Zoning, be
replaced with the following:
A residential (R5A) exception zone
is established for the property at 1335 Prince of Wales Drive as shown on
Document 1 with the following provisions:
In the case of an apartment building or retirement home,
1. That
the calculation of landscaped open space may include the area of a roof deck
over parking spaces.
2. For
walls up to 13.5 metres in height, the side yard may be a minimum of 1.5
metres.
3. The
minimum rear yard setback for a roof deck over parking spaces shall be 1.5
metres.
4. Parking
shall be calculated at the rate of 0.4 spaces per dwelling unit and visitor
parking shall be calculated at the rate of 0.13 parking spaces per unit after
the first 12 units.
5. Maximum
building height is 13.5 metres.
RecommandationS modifiÉes du Comité
Que le Conseil:
1. Approuve et adopte une modification au
plan secondaire de Carleton Heights, intégré dans le Plan officiel d'Ottawa, de
manière à faire passer la désignation du 1335, promenade Prince of Wales de
secteur résidentiel de faible densité à secteur résidentiel de densité moyenne,
tel qu'exposé en détail dans le Document 2.
2. Approuve une modification au Règlement
de zonage de l'ancienne Ville d'Ottawa de manière à faire passer le zonage du
1335, promenade Prince of Wales de zones commerciales générales (CG [402]) et
(CG[68]) à zone résidentelle d'exception (R5A), tel qu'illustré dans le
Document 1 et exposé en détail dans le Document 3.
3. Que le document 3 du rapport,
intitulé Details of Proposed Zoning (Détails du zonage proposé), soit remplacé
par le texte suivant :
Un zonage R5A (zone résidentielle assortie d’une exception) est
adopté pour la propriété située au 1335 de la promenade Prince of Wales, telle
qu’elle est illustrée dans le document 1, sous réserve des clauses suivantes :
Si une maison de retraite ou un
immeuble d’habitation est construit,
1.
le calcul de la superficie minimale
de l’espace paysager peut comprendre la superficie d’un toit-terrasse aménagé
au-dessus des places de stationnement;
2.
lorsque les murs n’excèdent pas 13,5
mètres de hauteur, le retrait latéral peut être d’aussi peu que 1,5 mètre;
3. le retrait de cour arrière minimal pour un
toit-terrasse aménagé au-dessus des places de stationnement est de 1,5 mètre;
4. le nombre de places de stationnement à
prévoir pour les résidents doit être calculé selon un rapport de 0,4 place par
unité d’habitation tandis que celles destinées aux visiteurs doivent
correspondre à un rapport de 0,13 place par unité compte non tenu des
12 premières unités;
5.
le bâtiment ne peut dépasser 13.5
mètres de hauteur.
Documentation
1. Deputy City Manager's report Planning, Transit and the Environment dated
20 December 2006 (ACS2007-PTE-APR-0003).
2. Extract of Draft Minutes, 9 January
2007.
Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
December 20, 2006 / le 20 décembre 2006
Submitted by/Soumis par Nancy Schepers, Deputy City Manager/
Directrice municipale adjointe,
Planning, Transit and the Environment /
Urbanisme, Transport en commun et Environnement
Contact Person/Personne Resource : Grant Lindsay,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
OFFICIAL PLAN ANd Zoning - 1335 Prince
of Wales Drive (FILE NOs. D01-01-06-0011 and D02-02-06-0079) |
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OBJET : |
REPORT
RECOMMENDATION
That the recommend Council
1. Approve and adopt an amendment to the
Carleton Heights Secondary Plan, included in the Ottawa Official Plan, to
redesignate 1335 Prince of Wales Drive from Low Density Residential Area to
Medium Density Residential Area, as
detailed in Document 2.
2. Approve
an amendment to the former City of Ottawa Zoning By-law to change the zoning of
1335 Prince of Wales Drive from General Commercial (CG [402]) and (CG[68])
zones to a Residential (R5A) exception zone as shown on Document 1 and Detailed
in Document 3.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement
recommande ce qui suit au Conseil :
1. Approuver et adopter une modification au
plan secondaire de Carleton Heights, intégré dans le Plan officiel d'Ottawa, de
manière à faire passer la désignation du 1335, promenade Prince of Wales de
secteur résidentiel de faible densité à secteur résidentiel de densité moyenne,
tel qu'exposé en détail dans le Document 2.
2. Approuver une modification au Règlement de
zonage de l'ancienne Ville d'Ottawa de manière à faire passer le zonage du
1335, promenade Prince of Wales de zones commerciales générales (CG [402]) et
(CG[68]) à zone résidentelle d'exception (R5A), tel qu'illustré dans le
Document 1 et exposé en détail dans le Document 3.
BACKGROUND
The subject property, 1335 Prince of Wales Drive, is located on the southeast corner of Prince of Wales Drive and Maryland Avenue. The site is approximately 2770 square metres in area and has frontage on both Prince of Wales Drive and Maryland Avenue. A one-storey brick building that was originally constructed as a school house is located on site. This building was more recently occupied as a single detached dwelling but is now vacant. The applicant wishes to demolish the existing building and in its place, construct a four storey (13.5 metres) retirement home containing 44 units with 23 parking spaces.
To accommodate the proposed development, the applicant has submitted applications to amend the Carleton Heights Secondary Plan to establish a Medium Density Residential designation for the site and to establish a residential (R5) zone. The lands are currently designated Low Density Residential in the Carleton Heights Secondary Plan and zoned General Commercial (CG) with exceptions. The exceptions prohibit all uses except a full service restaurant along the portion of the property fronting Prince of Wales Drive and up to four townhouses at the rear of the property, next to Maryland Avenue and existing detached dwellings.
To the east of the subject property, along Maryland Avenue, are single detached dwellings while immediately across the street is the Hellenic Community Centre. Opposite the site, on the west side of Prince of Wales Drive is a gasoline service station and the rear yards of detached dwellings which face Morley Boulevard. South of the site are high-rise apartment buildings, while further to the south are commercial plazas with a mix of uses.
DISCUSSION
The City's Official Plan designates the subject property as General Urban Area. Lands with this designation are to contain a full range of housing types, to meet the needs of the population, along with conveniently located commercial uses. The policies in the General Urban Area indicate that when considering a proposal for residential intensification, it is important to recognize the new development in relation to the existing built form. The Department notes that the subject property is located in an area that already consists of higher density residential dwellings. There is an 18-storey high-rise apartment building located immediately to the south and two 28-storey high-rise apartment buildings located to the west of the subject property.
These and more high-rise buildings are generally located between Dynes Road and Maryland Avenue in the north, Meadowlands Drive in the south and have frontage on Prince of Wales Drive. Permitting the proposed rezoning would represent a slight increase in density within this geographical area, but would complement its existing higher density built form characteristics.
It does not represent intensification beyond the boundaries mentioned above and thus is not considered an intrusion into larger established low density areas.
The Official Plan also indicates that uses which have the potential for generating increased traffic volumes, be located at the perimeter of established residential neighbourhoods along Arterial Roadways. As the subject property is located along Prince of Wales Drive, this provides the opportunity for people to access the property without having to use local streets. The proposed development is not expected to result in a significant amount of vehicular traffic to the existing road network (10 vehicles during the peak hour). This level of traffic is significantly less than the traffic that could be generated by the present zoning, which permits a restaurant use.
In addition to the policies contained in Section 3.6.1. of the Official Plan, the Official Plan also indicates that policies contained in Sections 2.5.1. and 4.11 are relevant to address issues of compatibility. These policies help reinforce the City's goal of directing intensification to within the urban area, in an effort to restrict sprawl and promote the efficient use of existing services. Approval of the rezoning as proposed, helps satisfy this goal as it makes efficient use of a presently underdeveloped parcel of land and the existing City services.
These policies also help identify that compatible development does not necessarily mean identical development, but development that can be designed to fit within the existing community and built environment with no significant adverse impact. It is the Department's position that a rezoning to permit a four-storey building, located along an Arterial Roadway, in an area that is predominated by larger residential buildings, satisfies these policies and will result in a development that is compatible with the existing character of Prince of Wales Drive.
The Official Plan emphasizes the need to ensure that a proposal can be accommodated without adversely affecting the existing traffic circulation or without a shadowing impact on the adjacent uses. As indicated, the resulting impact on the road work will be minimal. As well, the proposed building is intended to be located approximately 17 metres from the adjacent residential building along Maryland Avenue. This distance and the proposed height of four storeys, is not expected to result in any negative shadowing impact on surrounding residential uses.
Carleton Heights Secondary Plan (Volume 2)
The subject property, as noted, is located within the Secondary Planning Area for Carleton Heights. It is this Secondary Plan that the applicant is seeking to amend. Within the Carleton Heights Secondary Plan, the subject property is designated Residential Area-Low Density. Areas with this designation are intended to consist of predominantly single detached dwellings with a density range of between 25 to 75 persons per hectare. The applicant is requesting to amend the designation of the subject property to Residential Area - Medium Density. This request is being made as the Medium Density designation anticipates a population density of 150 to 248 persons per hectare.
The applicant's proposal of a 44-unit retirement home on the subject lands (2766 square metres) is expected to yield up to 68 persons, given an assumption of one person per one bedroom unit and two persons per two bedroom unit. This represents a medium density development of between 150 to 248 persons per hectare.
The Carleton Heights Secondary Plan was completed in the early 1970s and established the intended development pattern for that neighbourhood. It consisted of open space and park areas, predominantly in proximity to the Rideau River, with large areas of low density residential development occurring outside the centre of the neighbourhood. The area generally located between Dynes Road/Maryland Avenue in the north and Meadowlands Avenue/Greenbriar Avenue in the south was designated for medium and high density residential development. The Secondary Plan also recognized the location of commercial centres and Institutional Areas, all to meet the needs of the community. It was intended by the Carleton Height Secondary Plan that for the community to be viable, the neighbourhood would need to intensify so as to have 16000 residents.
There have been some changes to the Secondary Plan, most notably the development of Moffat Farm, but over 30 years later, the existing land use pattern found in the neighbourhood closely resembles the land use concept established in the Carleton Heights Secondary Plan of the 1970s and continues to be an appropriate document for guiding development in the area. However, the projected neighbourhood population of as high as 16000 has never been realized. The latest data indicates that the current population of Carleton Heights is approximately 8500. The proposed amendment to the Secondary Plan, while applying only to a one small property, will allow an increase in overall neighbourhood density to bring the population closer to the intended goal.
As indicated, the highest density of development is generally located within the central portion of the neighbourhood. The subject property is also located in this area and the proposed amendment to Medium Density Residential would represent a strengthening of that predominant characteristic. This in turn better defines the boundaries between the low density and higher density development.
It is recognized that the land use categories were established to achieve development characteristics for the neighbourhood. Given the extensive areas within Carleton Heights designated for low density development, it is the Department's position that the removal of the subject property from land having that designation does not have an adverse impact on the ability of the Secondary Plan to provide sufficient land for Low Density development. Therefore, the proposed amendment will still allow the overall intent of the Secondary Plan to be achieved.
The applicant is requesting that the zoning for the property be changed from General Commercial to Residential, to accommodate a retirement home. In addition to the residential rezoning request, the applicant is also requesting some modifications to the performance standards of the zone. These include, the location of landscape area, yard setbacks and the amount of parking to be provided.
Landscape Area
The City's Zoning By-law indicates that for an apartment building, there must be 30 per cent landscape open space and that landscaped area must be located in a yard. As part of the applicant’s proposal, they are proposing to have 35 per cent landscape open space, but this also includes a landscaped garden on a roof deck over a parking garage, which, while intended to be extending from the ground floor of the building, will be above ground level. It is the Department's position that this would represent a functional and significant landscaping feature and consequently landscape open space should incorporate the area that is above grade.
Yards
The zoning establishes rear and interior side yard requirements for apartment buildings to ensure that there is adequate separation distance from abutting properties, to mitigate against the loss of privacy. The applicant is seeking relief from the rear yard provisions to have the landscaped roof deck to be located within 1.5 metres from the rear lot line. The Department notes that the proposed building is intended to be approximately 17 metres from the abutting single detached dwelling to the east, with 17 metres of landscaped parking roof deck in between. It is the Department's position that the proposed amendment to the rear yard setback is appropriate as it meets the intent of the setback requirements and will help mitigate any adverse impact to the adjacent property.
With respect to the interior side yard (southern property line), the Department is recommending support to the applicant’s proposal to have the building wall 1.5 metres from that property line for its entire length. The Department is making this recommendation as immediately adjacent is an entranceway leading to a parking area for a high rise apartment and the boundary is heavily landscaped.
Parking
The applicant is requesting a reduction to the required parking for the site. The zoning for the property indicates that 36 parking spaces would be required, which includes five visitor spaces. The applicant is proposing to provide 23 parking spaces, which includes four visitor parking spaces. A traffic analysis provided for the proposal indicates that the expected traffic to be generated at the peak time is 10 vehicles, which can be accommodated by the proposed parking on-site. The applicant has also indicated that there is the opportunity for visitors to park in their property (Hellenic Community Centre) immediately opposite on the north side of Maryland Avenue. Consequently, it is the Department's position that there should be sufficient parking to meet the needs of the proposal.
Height
The applicant's proposal is to have a four storey building, which will require a height of 13.5 metres. The present zoning allows a building that is 10.7 metres in height. Given the applicant's property fronts on an Arterial Roadway and the height of buildings in the area, the Department believes that this increase is appropriate.
Conclusion
From the previous discussion, it is evident that the proposed development is appropriate as it satisfies the policies of the City's Official Plan and local Secondary Plan. It is also evident that the proposal will have a minimal impact on the existing transportation network and low density residential development to the east, especially when compared to the permitted use of a restaurant. Given the foregoing, it is the Department's position that the proposed Official Plan Amendment and Rezoning will result in a development that will be well integrated within and beneficial to the community.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. A public meeting was also held in the community by the Ward Councillor. A total of 21 people attended the meeting. Twenty-two copies of a letter in support of the proposal were received from members of the public by the Ward Councillor's office. The Ward Councillor is aware of this application and the staff recommendation.
The issues raised through the public meeting and notification process were similar and can be summarized as follows:
- Height of the proposed building,
- Traffic and on-street parking to be generated by the proposal,
- Difficulty turning exiting and entering Maryland Avenue,
- Pedestrian safety,
- Property values
- Loss of privacy.
Reasons in support of the proposal. Those in support believed the proposal was suitable for the location, better than a restaurant use currently permitted and complementary to the mix of uses already permitted.
Detailed responses to the notification/circulation are provided in Document 3.
FINANCIAL
IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
This application was not processed by the "On Time Decision Date" established for the processing of Official Plan amendment and rezoning application due to the applicant's request to place the proposal on hold until a meeting could be held by the Ward Councillor in the surrounding community.
SUPPORTING DOCUMENTATION
Document
2 Proposed Official Plan Amendment
Document
3 Details of Proposed Zoning
Document 4 Consultation Details
DISPOSITION
Corporate Services Department, City Clerk’s Branch,
Secretariat Services to notify the owner, The Hellenic Community of Ottawa,
applicant, J. E. Ironside
consulting ltd. 2055 Prince of Wales Drive, Nepean, K2E 7A4),
Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5, Ghislain Lamarche, Program
Manager, Assessment, Financial Services Branch (Mail Code: 26‑76)
of City Council’s decision.
Planning Transit and the Environment Department to prepare the by-laws adopting the Official Plan and Zoning Amendments, forward to Legal Services Branch, and undertake the statutory notification.
Corporate Services Department, Legal Services Branch to forward the implementing by-law to City Council.
LOCATION MAP Document
1
PROPOSED OFFICIAL PLAN AMENDMENT Document 2
Official
Plan Amendments XX/Modifications du Plan
directeur XX
To the Official Plan of the City of Ottawa
Land use
Utilisation du sol
________________________________________________________________________
INDEX
________________________________________________________________________
The Statement of Components.........................................................…...........................….
PART A - THE PREAMBLE
Purpose..................................…....................................................................................…..
Location....................................…..................................................................................….
Basis..............................................….............................................................................…..
PART B- THE AMENDMENT
Introductory Statement……..............................................................…..............................
Details of the Amendment.............................................................…..............................…
PART C - APPENDIX
Appendices......................................................................................…...........................…...
THE STATEMENT OF COMPONENTS
PART A - THE PREAMBLE, introduces the actual Amendment but does not constitute part of Amendment No. XX to the City of Ottawa Official Plan.
PART B - THE AMENDMENT, consisting of the following text and maps constitutes the actual Amendment No. XX to the City of Ottawa Official Plan.
PART C - THE APPENDIX, does not form part of the Amendment but is provided to clarify the intent and to supply background information related to the Amendment.
PART A - THE PREAMBLE
1.0 Purpose
The purpose of Amendment No. XX is to amend Schedule G - Carleton Heights Land Use as it applies to 1335 Prince of Wales Drive, to change the Land Use Designation from Residential Area - Low Density to Residential Area - Medium Density.
2.0 Location
The lands affected by this amendment are generally located on the southeast corner of the intersection of Maryland Avenue and Prince of Wales Drive.
3.0 Basis
3.1 Background
The subject property is known municipally as 1335 Prince of Wales Drive and is located on the southeast corner of Prince of Wales Drive and Maryland Avenue. The subject property is approximately 2770 square metres in area and has frontage on both Prince of Wales Drive and Maryland Avenue. Presently located on site is a one-storey brick building that was originally constructed as a school house. This building was more recently occupied as a single detached dwelling but is presently vacant. The applicant wishes to demolish the existing building and in its place, construct a four-storey retirement home containing 44 units and providing 23 parking spaces.
To the east of the subject property, along Maryland Avenue, are single detached dwellings while immediately across the street is the Hellenic Community Centre. Opposite the site, on the west side of Prince of Wales Drive is a gasoline service station and the rear yards of detached dwellings which face Morley Boulevard. South of the site are high-rise apartment buildings, while further to the south are commercial plazas with a mix of uses.
3.2 Context of Amendment
The applicant is requesting a modification to Schedule G, Carleton Heights Land Use. The property is presently designated Residential Area - Low Density and will be amended to Residential Area - Medium Density.
Lands in the Secondary Plan designated Residential Area - Low Density are anticipated to be developed with housing types that result in a density of between 25 to 75 persons per hectare. This request is being made as the applicant's proposal for a 44-unit building is expected to contain approximately 68 tenants, which represents a density of approximately 220 persons per hectare. The Medium Density designation is being chosen as it anticipates a population density of 150 to 248 persons per hectare.
The Carleton Heights Secondary Plan was completed in the early 1970s and established the intended development pattern for that neighbourhood. It consisted of open space and park areas, predominantly in close proximity to the Rideau River. Large areas of low density residential development were identified as occurring outside the centre of the neighbourhood, with the area generally located between Dynes Road/Maryland Avenue in the north and Meadowlands Avenue/Greenbriar Avenue in the south, designated for medium and high density residential development. The Secondary Plan also recognized the location of commercial centres as well as Institutional Areas, all to meet the needs of the community. It was intended by the Carleton Height Secondary Plan that for the community to be viable, the neighbourhood would need to intensify so as to have 16000 residents.
There have been some changes to the Secondary Plan, most notable the development of Moffat Farm, but over thirty years later, the existing land use pattern found in the neighbourhood closely resembles the land use concept established in the Carleton Heights Secondary Plan of the 1970s and continues to be an appropriate document for guiding development in the area. However, the projected neighbourhood population of as high as 16000 has yet to be realized, with the latest data indicating that the current population of Carleton Heights is approximately 8500. The proposed amendment to the Secondary Plan, while applying only to one small property, will allow an increase in overall neighbourhood density to bring the population closer to the intended goal.
As indicated, the highest density of development is generally located within the central portion of the neighbourhood. The subject property is also located in this general area and the proposed amendment to Medium Density Residential would represent a strengthening of that predominant characteristic and better define the boundaries between low density and higher density development.
It is recognized that the land use categories were established to achieve development characteristics for the neighbourhood. Given the extensive areas designated for low density development, the removal of the subject property from the designation of Low Density Residential does not have an adverse impact on the ability of the Plan to provide sufficient land for Low Density development. Therefore, with the approval of this amendment, the overall intent of the Secondary Plan can still be achieved.
Given the foregoing context, it is appropriate and compatible to redesignate the land from Residential Low Density to Residential Medium Density to allow the site to be used as a retirement home.
Rezoning
An amendment to the City's Comprehensive Zoning By-law is also being reviewed at this time. The recommended zoning complements the Official Plan designation presented and provides the ability to implement the policies presented.
PART B - THE AMENDMENT
1.0 The Introductory Statement
All of this part of the document entitled Part B - The Amendment, consisting of the following text constitutes Amendment No. XX to the City of Ottawa Official Plan.
2.0 Details of Amendment
The City of Ottawa Official Plan is hereby amended as follows:
2.1 Schedule G – Carleton Heights Land Use is amended to include the following changes shown on Schedule “B” attached hereto:
I) Redesignate the lands generally located on the southeast corner of Maryland Avenue and Prince of Wales Drive from Residential Area - Low Density to Residential Area - Medium Density.
PART C - THE APPENDIX
N/A
DETAILS OF PROPOSED
ZONING Document
3
A residential (R5A) exception zone
is established for the property at 1335 Prince of Wales Drive as shown on
Document 1 with the following provisions:
1. That for the calculation of landscaped open space, the area of a roof deck over parking spaces may also be included.
2. In the case of an apartment building or retirement home, for walls up to 15 metres in height, the side yard may be a minimum of 1.5 metres.
3. In the case of an apartment building or retirement building, the minimum rear yard setback for a roof deck over a parking structure shall be 1.5 metres.
4. In the case of an apartment building or a retirement home, parking shall be calculated at the rate of 0.4 spaces per dwelling unit and visitor parking shall be calculated at the rate of 0.13 parking spaces per unit after the first 12 units.
5. Maximum building height 13.5 metres.
CONSULTATION DETAILS Document
4
Notice
of this application was carried out in accordance with the City’s Public
Notification and Consultation Policy. A
circulation was undertaken to technical agencies and concerned Community Groups
and an information sign was posted on-site indicating the nature of the
application. A meeting was also held in
the community by the Ward Councillor to discuss the proposal. Approximately 21 people attended. The concerns expressed at the public meeting
were similar to those expressed as a result of the City's notification
process. Twenty-two copies of a form
letter were also sent to the Councillor's office in support of the
proposal. A copy of the letter is
presented below.
PUBLIC COMMENTS
Twelve comments were received as a result of the posting of the on-site sign. Eleven of these responses were in opposition to the proposal while one person was in favour. The Carleton Heights and Area Residents Association passed a motion at their meeting of July 18, 2006 indicating their support for the proposed development.
SUMMARY OF PUBLIC INPUT
Reasons in Opposition to the Proposal
1. A four-storey building as proposed would be the highest building in the area. It would be an eyesore.
Response
The proposed four-storey development would not be the highest building in the area. Within the immediate vicinity of the subject property, to the west and south, there are high-rise apartment buildings. These buildings have a height of 18 and 28 storeys. These buildings form part of the overall character of the area.
2. I am concerned that the height of the building proposed will result in a loss of privacy for the adjacent properties.
Response
The applicant is proposing to set back their building approximately 17 metres from the rear property line. In between the building and the property line, the applicant is proposing to have a landscaped garden area and the easterly lot line is intended to be heavily landscaped. Given the proposed setback and the extensive landscaping, it is the Department's opinion that the loss of privacy will be minimal.
3. The traffic generated from a 44-unit apartment building will have a detrimental effect on the surrounding streets with respect to volume and on-street parking, especially Maryland Avenue, which is a dead-end street.
Response
The proposed use is a 44-unit retirement facility. Given the limited number of units, it is not expected to create a detrimental effect on the existing road network. Nevertheless, as part of the Site Plan Control Process, any required modifications to the existing road network will be identified and implemented as part of that process. If there is an overflow of visitor parking, Maryland Avenue permits three hour parking and there is the opportunity to park at the Hellenic Centre opposite the subject site.
4. The extra traffic will create conflicts with pedestrians.
Response
The number of vehicle trips at the peak time is expected to be minimal; therefore, the potential for pedestrian conflict is also expected to be minimal. It should be noted that a restaurant is presently permitted on the subject property, which would have a higher traffic count and therefore more potential for pedestrian conflict than the proposed development.
5. If this building is constructed, there should be no access to Maryland Avenue, only from Prince of Wales Drive.
Response
The location of vehicular access points to the subject property are an issue of Site Plan Control and will be addressed at that time.
6. If this building is constructed, it will decrease my property values.
Response
This is a concern expressed by many people when there is a rezoning in the vicinity of their property. To date, there has been no evidence that such rezonings decrease the value of property. In fact, all evidence indicates that property values are either increased or remain the same.
7. Maryland Avenue consists of only single detached dwellings that are a single storey. This building of four storeys is out of character.
Response
The subject property is located on an Arterial Roadway, which is a transit route. Development along such a roadway is intended to be of greater intensity, with less intense development located away from that road, on local streets. The proposed development is in keeping with this direction for development within the City's Official Plan, as it allows a more intense development along Prince of Wales Drive, with less intense development to the east along Maryland Avenue.
Reasons in Support of the Proposal
1. This proposal is much better than what is presently allowed under the present zoning.
2. This proposal provides an opportunity for members of the Hellenic Society to live close to the church and community centre.
Letter in Support of the Proposal
"I am writing to advise you that I support the applications to amend the Official Plan and zoning by-law for 1335 Prince of Wales Drive to permit the development of a 44-unit low rise apartment building.
I believe this development is suitable at this location and is better for the neighbourhood than a restaurant, which is permitted under the existing commercial zoning. This area has a mix of housing types and building heights, as well as churches and community facilities. The proposed four storey building will fit in with the variety of development in the area".
COMMUNITY ORGANIZATION COMMENTS
“Proposed Development at 1335 Prince of Wales Drive
(Ottawa Hellenic Housing). The City has
received the development application.
On June 26 approximately 20 area residents attended a public meeting
with the developer and Councillor McRae at the Hellenic Centre. The CHARA Board expressed its support. Roger Tucker requested that the developer
keep CHARA advised.
MOTION: Moved by Giovanni Maiorino, seconded by Angelo Spadola that CHARA support the proposed development at 1335 Prince of Wales Drive (Ottawa Hellenic Housing). CARRIED.”
COUNCILLOR’S COMMENTS
Councillor Maria McRae is aware of this application.