Report to Rapport au: Planning Committee / Comité de l'urbanisme November 10, 2015 / 10 novembre 2015

Transcription

1 1 Report to Rapport au: Planning Committee / Comité de l'urbanisme November 10, 2015 / 10 novembre 2015 and Council / et au Conseil November 25, 2015 / 25 novembre 2015 Submitted on October 22, 2015 Soumis le 22 octobre 2015 Submitted by Soumis par: John L. Moser, Acting Deputy City Manager / Directeur municipale adjoint par intérim, Planning and Infrastructure / Urbanisme et Infrastructure Contact Person / Personne ressource: Lee Ann Snedden, Acting Chief / Chef par intérim, Development Review Services / Services d Examen des projets d'aménagement, Planning and Growth Management / Urbanisme et Gestion de la croissance (613) , 25779, LeeAnn.Snedden@ottawa.ca Report Author / Auteur du rapport: Simon Deiaco, Planner III / Urbaniste III / Development Review Urban Services Unit / Unité examen des demandes d aménagement services urbains (613) , 15641, Simon.Deiaco@ottawa.ca Ward: GLOUCESTER-SOUTHGATE (10) File Number: ACS2015-PAI-PGM-0178 SUBJECT: Zoning By-law Amendment 3605 Paul Anka Drive OBJET: Modification au Règlement de zonage 3605, promenade Paul Anka REPORT RECOMMENDATION That Planning Committee approve an amendment to Zoning By-law for 3605 Paul Anka Drive to permit a hotel as an additional land use, as detailed in Document 2.

2 2 RECOMMANDATION DU RAPPORT Que le Comité de l urbanisme approuve une modification au Règlement de zonage visant le 3605, promenade Paul Anka afin de permettre un hôtel comme utilisation du sol supplémentaire, comme il est expliqué en détail dans le document 2. BACKGROUND Learn more about link to Development Application process - Zoning Amendment For all the supporting documents related to this application visit the link to Development Application Search Tool. Site location 3605 Paul Anka Drive. Owner Ont. Inc. c/o Anand Aggarwal. Applicant Dennis Jacobs, Momentum Planning & Communication. Architect Robert Woodman Architect Inc. Description of site and surroundings The site is located at the northeast corner of Paul Anka Drive and Dean Martin Crescent south of Hunt Club Road and west of Gibford Drive. The property is approximately 5,952 square metres in size and is currently vacant. To the north of the site is a gas station and car wash with frontage on Hunt Club Road; to the immediate east is a two-storey commercial development and restaurants; to the south and west beyond Dean Martin Crescent and Paul Anka Drive is a car dealership and residential community which includes detached homes, townhouses and semi-detached dwellings. East of Gibford Drive there are two hotels that are four and six storeys, respectively. A banquet hall on the corner of Gibford Drive and Uplands Drive has also received Site

3 3 Plan Control approval. A new residential development is located south of Dean Martin Crescent. Summary of requested Zoning By-law amendment proposal The site was previously approved for a five-storey, 69-unit residential apartment building with a gross floor area of 5,347 square metres. The residential building was not constructed and the applicant has now submitted an application for re-zoning and Site Plan Control in order to permit the construction of a six-storey hotel at the south end of the site, with associated parking immediately north of the building. The six-storey (17-metre) building is proposed to have a 1443 square metre footprint and a gross floor area of square metres which would accommodate 93 hotel rooms and associated amenity space. The main entrance for the subject buiding is located on the north side of the building which leads to a surface parking lot comprising of 94 parking spaces, a loading area and bicycle parking. Access to the site is via Paul Anka Drive near the north end of the site which leads to the main driveway through the site and connects internally to abutting properties immediately to the east of the subject property (see Document 1). The property is zoned General Mixed Use, Exception 1636 (GM [1636]), which permits a wide range of residential and non-residential uses. The General Mixed Use Zone speaks to permitting uses that are often large and serve or draw from broader areas. The GM[1636] zone permits uses, including but not limited to, medical facility, office, place of assembly, retail store, restaurant, apartment dwelling low rise and apartment dwelling mid-high rise. Excepton 1636 speaks to a minimum front yard setback for a townhouse dwelling which is not relevant to the application at hand. A hotel is not currently permitted and, therefore, the applicant is proposing to add hotel as an additional permitted use with the existing GM[1636] zoning. The proposed development is in compliance with all existing performance standards within the GM [1636] zone. DISCUSSION Public consultation Public notice of the application was provided in accordance with the City s Public Notification and Consultation Policy. A community information and consultation session was held on September 21, 2015 at the Hunt Club Riverside Community Centre. The meeting was organized by Ward Councillor Deans with staff, the applicant, the planning

4 4 consultant and architect in attendance to present and take questions from the audience. Comments and questions from the audience related to traffic impacts, parking and building height. A summary of the comments raised during the public consultation process and a staff response can be found in Document 3 of the report. For this proposal s consultation details, see Document 3 of this report. Official Plan designation This application has been reviewed under the Official Plan with regard for the Council approved amendments contained within Official Plan Amendment (OPA) 150. It should be noted that the subject proposal does not rely specifically upon any of the amendments introduced through OPA 150. The property is designated as General Urban Area within Schedule B of the Official Plan (OP). The General Urban Area designation permits a full range of land uses and housing choices so as to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. This range of uses will facilitate the development of complete and sustainable communities. The property is also located within the Airport Vicinity Development Zone of the Ottawa Macdonald-Cartier International Airport (OMCIA) as shown on Schedule K of the OP. The OMCIA contributes to the economic well-being of the National Capital Region by providing a full service terminal and airfield for the benefit of both residents and businesses. Notwithstanding that hotels are noise sensitive uses, the OP states that hotels are treated differently and may be permitted unlike other such uses because they benefit from convenient access to the airport, and the impact of noise on the public is reduced by the short duration of most visits. Within the framework of the Official Plan, compatible development means development that is not necessarily the same as existing buildings but coexists without causing undue adverse impacts. The Official Plan further requires that development applications be assessed against design and compatibility criteria set out in Section and Section Relevant considerations from Section 2.5.1, Urban Design and Compatibility, include encouraging a continuity of street frontages, addressing the relationship between buildings and the street, and considering the street as public space. Objective criteria within Section 4.11 identifies relevant policies regarding scale, height, setbacks of adjacent properties, traffic, access, parking, and outdoor amenity areas.

5 5 Urban Design Review Panel This application was not subject to review by the Urban Design Review Panel, as it is not located within a Design Priority Area. Planning rationale The proposed Zoning By-law amendment conforms to the relevant policies of the Official Plan. The requested zoning will allow for an additional land use that is consistent with the intent of the General Mixed Use (GM) zone, and is compatible with the current range of permitted uses within the GM[1636] zone. The GM zone is intended to allow commercial, residential and institutional uses in the General Urban Area, and such uses are often large and serve or draw from broader areas than the surrounding community. The proposed hotel will undoubtedly attract guests traveling through the Ottawa Macdonald-Cartier International Airport (OMCIA) due to its close proximity, along with a full range of visitors coming to the National Capital Region. With respect to the forms of development that may take place on site, as-of-right permitted uses would allow for similar levels of intensification such as the five-storey mid-rise apartment building that had previously received Site Plan Control approval. The bulk, mass and height of the proposed apartment building would have created similar impacts and benefits on the surrounding neighbourhood with respect to traffic, shadowing and streetscape. As well, any potential concerns regarding overlook onto the residential homes are reduced as the hotel is not proposing any private balconies for the suites. With respect to potential shadowing impacts, as the long edge of the building is aligned east west, shadows are cast predominately to the north away from the low profile dwellings on the south side of the Dean Martin Crescent. This preferred building alignment creates a strong edge condition along Dean Martin Crescent to frame the space between private property and the public realm. Landscaping, clear gazing on the first floor and the building programming all contribute to a more attractive and active built program. The performance standards in place through the parent GM zone will adequately regulate the proposed hotel with respect to building setbacks, landscaping requirements, and maximum building height. The proposed development as shown on Document 5 does not require any additional permissions to implement beyond the current zoning standards. Additional concerns with respect to the criteria identified in

6 6 Section 4.11 of the OP will be further reviewed and refined during the Site Plan Control process. Provincial Policy Statement Staff have reviewed this proposal and have determined that it is consistent with the Provincial Policy Statement, RURAL IMPLICATIONS There are no rural implications associated with this report. COMMENTS BY THE WARD COUNCILLOR Councillor Deans provided the following comments on the file. Please ensure that there is an appropriate amount of landscaping on the site. Are there any traffic implications associated with the new use as a result of the increased capacity? A response to these comments along with a summary and response of the comments received from the public consultation process is found in Document 3. LEGAL IMPLICATIONS There are no legal impediments to adopting the recommendation outlined in this report. RISK MANAGEMENT IMPLICATIONS There are no risk implications. FINANCIAL IMPLICATIONS There are no financial implications. ACCESSIBILITY IMPACTS The proposed building will be required to meet the accessibility criteria contained within the Ontario Building Code. Accessibility considerations will be evaluated through the application for Site Plan Control.

7 7 TERM OF COUNCIL PRIORITIES This project addresses the following Term of Council Priorities: EP2 Support growth of the local economy. ES1 Support an environmentally sustainable Ottawa. APPLICATION PROCESS TIMELINE STATUS This application was processed by the On Time Decision Date established for the processing of Zoning By-law amendment applications. SUPPORTING DOCUMENTATION Document 1 Location Map Document 2 Details of Recommended Zoning Document 3 Consultation Details Document 4 Building Elevations Document 5 Draft Landscape Plan Document 6 Overview Data Sheet CONCLUSION As discussed in the land use planning policies for the General Urban Area, the proposed development that is facilitated by the Zoning By-law amendment represents good land use planning. The proposed new land use is both consistent with policies of the Official Plan and the intent of the General Mixed Use zone. The department is recommending that the Zoning By-law amendment be approved. DISPOSITION City Clerk and Solicitor Department, Legislative Services, to notify the owner, applicant, and the Program Manager, Assessment, Financial Services Branch (Mail Code 26-76) of City Council s decision. Planning and Growth Management Department to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification. Legal Services to forward the implementing by-law to City Council.

8 8 Document 1 Location Map For an interactive Zoning map of Ottawa visit geoottawa.

9 9 Document 2 Details of Recommended Zoning The proposed change to the City of Ottawa Zoning By-law No for 3605 Paul Anka Drive. 1. Rezone the lands shown in Document 1 from GM[1636] to GM[xxxx]. 2. Create a new exception, GM[xxxx], under section 239 with the same provisions as contained within Exception 1636, and a provision to permit a hotel as an additional permitted use.

10 10 Document 3 Consultation Details Notification and Consultation Process Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law amendments. A community information and consultation session was also held on the 21 st of September, 2015 at the Hunt Club Riverside Community Centre. The Ward Councillor, the applicant and staff attended. Four comments and a petition were submitted during the consultation process. Public Comments and Responses Comments: Concerns were raised with traffic impacts as a result of the proposed development, and what the traffic impacts would be when compared to the previously approved apartment building. Response: A traffic brief was prepared in support of the application. The study concluded that in comparison to the approved residential apartment building the hotel would generate an additional two cars in the morning and afternoon peak traffic periods which is considered minor. As well, there were no recommended modifications to the existing road network to facilitate the proposed hotel. Comments: Concerns were raised with respect to impacts all around negative impact of the proposed use, and more specifically the impacts on the quality of life for the abutting residential dwellings, such as shadowing and traffic. Response: The proposed hotel would be 17 metres of six storeys versus the approved five-storey (16.25-metre) residential apartment building. The general bulk and orientation of the hotel and apartment building are identical. As well, the hotel property is located to the north of the existing dwellings on Pondview Crescent which casts shadows away from the lower profile dwellings as demonstrated in the shadow assessment prepared for the hotel. Impacts with respect to overlook are reduced significantly, as the proposed hotel will not have any balconies for the suites in comparison to the residential product.

11 11 Comments: Concerns were raised with respect to parking impacts as a result of the proposed hotel. Concerns were also raised with how guests and taxis would access the site. Response: The required parking for the proposed hotel is 93 spaces which the applicant is providing, along with all required loading spaces which are internal to the site. The project is not relying on the street to act as loading areas for the hotel, and the front entrance to the hotel is facing the internal surface parking lot which is furthest away from the abutting homes. As well, there is no vehicular access from Dean Martin Crescent, rather access to the site if from Paul Anka Drive close to the intersection of Wisteria Crescent. Comments: Comments were raised regarding the landscaping plan for the proposed development. Response: Through the Site Plan Control process, the landscape plan will be reviewed to ensure that appropriate amounts of landscaping elements are introduced on the site. As shown on Document 5, the draft landscape plan is proposing significant tree and shrub plantings along both the Paul Anka Drive and Dean Martin Crescent frontages. Through the Site Plan Control approval, securities will be held to ensure all approved landscaping elements are implemented.

12 12 Document 4 Proposed Building Elevations

13 Document 5 Draft Landscape Plan 13