Campanale Homes Longfields Station. Proposed Commercial Parking Zoning Amendment. Planning Rationale Report

Transcription

1 Campanale Homes Longfields Station Proposed Commercial Parking Zoning Amendment Planning Rationale Report May 2015 Paquette Planning Associates Ltd. 56 Hutchison Avenue Ottawa, Ontario K1Y 4A3 PH: FX:

2 Table of Contents 1. Introduction Page Purpose of Report 1.2 Background 2. Existing Conditions Page 4 3. Current Planning Status Page City of Ottawa Official Plan 3.2 Plan of Subdivision 3.3 Zoning By-law Proposed Zoning Amendment and Planning Rationale Page 7 1

3 Figures Figure 1 Longfields Draft Plan of Subdivision Figure 2 Current Zoning: City of Ottawa By-law Figure 3 Builder Concept Plan Figure 4 Registered Plan of Subdivision: Plan 4M-1463 Figure 5 Commercial Parking Plan 2

4 1. Introduction 1.1 Purpose of Report The purpose of this report is to provide relevant background information and planning rationale in support of a zoning by-law amendment application for part of Campanale Homes Longfields Station lands located in Barrhaven. Specifically, the application is intended to amend the parking standard applicable to the commercial uses permitted on lands zoned MC[1642], MC[1646] and R4A[1760] which are hereinafter referred to as the subject property. 1.2 Background The subject property is located within the planned mixed use node contemplated for the Longfields Subdivision. See Figure 1 which identifies the subject property within the context of the Longfields draft plan of subdivision. See Figure 2 which identifies the subject property within the context of the existing zoning per City of Ottawa Zoning Bylaw Also, see Figure 3 which is Campanale Homes concept plan for this area which was the basis for their successful acquisition of this property from the Ottawa Community and Land Development Corporation ( OCLDC). The basis for this mixed use node was the Longfields transitway station which has since been built as planned. While the said subdivision is estimated will yield approximately 1600 residential units, more than half of these units will either be within the said mixed use node or walking distance to it. In addition to the higher residential densities contemplated for this node, the subject property has been zoned to permit up to 2787 square meters of commercial space. At the time the property was initially zoned, it was not clear how the market would respond to the availability of this commercial space nor had there been much discussion on an appropriate parking standard for this area relative to the availability of street parking; as a result the normal suburban commercial parking standards were assumed to apply. Today, we know that the developer, Campanale Homes, has successfully marketed some of this commercial space and that the final approved street cross sections for this area includes considerable space for on street parking. Given the above, the author of this report initiated a discussion with City planning staff to determine the appropriateness of a revised commercial parking standard for the subject property. 3

5 AVEN UE S D N O EL I FI AT G N ST T LO I S N A TR LONGFIELDS DRIVE W OO DR O FFE P. E. TRUDEAU SCHOOL PARK VE DRI CL ARI DGE RK PA VE I DR E V I R D BEATRI CE RY BU GH HI DRI VE ELDS LONGFI GREENB ANK RO AD MOTHER TERESA HIGH SCHOOL SUBJECT PROPERTY Campanale Commercial Figure 1 Parking Zoning Longfields Draft Plan of Subdivision Amendment

6 SUBJECT PROPERTY Campanale Commercial Figure 2 Parking Zoning Current Zoning : City of Ottawa By-Law Amendment

7 Campanale Commercial Parking Zoning Amendment Figure 3 BUILDER CONCEPT PLAN

8 2. Existing Conditions The subject property is located on Longfields Drive south of the Pierre Elliott Trudeau Elementary School near the new Longfields transitway station in the community of Barhaven. The subject property is part of a vacant parcel which has recently been subdivided and serviced; specifically the subject property is known as Blocks 10 and 14 and part of Blocks 8 and 13 of Plan 4M 1463 ( see Figure 4: Plan 4M 1463). The subject property has frontage on Via Campanale Avenue, Via Modugno Place and Longfields Drive. The subject property has an area of 15,598 square meters. 3. Current Planning Status 3.1 City of Ottawa Official Plan The subject property is designated General Urban in accordance with Schedule B of the City of Ottawa Official Plan. The General Urban Area designation permits the development of a full range and choice of housing types 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. 3.2 Plan of Subdivision The subject property was draft approved in September 11, The approval was subject to a number of draft conditions which are part of City File:D Following draft approval, the subject property, including the abutting lands, were sold to Campanale Homes on the basis of the concept presented in Figure 3: Builder Concept Plan. The lands purchased by Campanale, including the subject property, has since been formally subdivided via Plan 4M Zoning Bylaw The subject property is zoned MC[1642], MC[1646] and R4A[1760] per City of Ottawa Zoning By-la (see Figure 2: Current Zoning). The R4A is a residential zone which permits a variety of residential unit types ranging from low rise apartments to semi detached units. The MC zones are mixed use zones that permit a variety of residential and non residential uses. The exceptions to these zones are presented as follows: 4

9 LONGFIELDS TRANSIT STATION SUBJECT PROPERTY Campanale Commercial Figure 4 Parking Zoning REGISTERED PLAN 4M-1463 Amendment

10 Urban Exceptions 1,601-1,700 I Exception Number II Applicable Zones Exception Provisions III Additional Land Uses Permitted IV Land Uses Prohibited V Provisions 1642 (By-law ) (By-law ) MC[1642] broadcasting studio - cinema - courthouse - diplomatic mission - drivethrough facility - emergency service - hospital - hotel - research and development centre sports arena - minimum lot width: 30m - minimum lot area: 2000m² - minimum front yard setback: 3.0m - minimum side yard setback: 3.0m - minimum rear yard setback: 6.0m - maximum building height: 24m or 8 storeys - minimum number of parking spaces for residential use is: 1.0 spaces per unit -minimum density 300 units per hectare -maximum density 400 units per hectare -minimum building height: 6 storeys -maximum permitted cumulative gross floor area of non-residential uses is 2787 m2 which may be distributed among the following zones: MC[1642], MC[1646] and R4A[1760] 1646 (By-law ) (By-law ) MC[1646] - apartment dwelling, midhigh rise - broadcasting studio - cinema - courthouse - diplomatic mission - drivethrough facility - emergency service - hospital - hotel - research and development centre - minimum lot width: 30m - minimum lot area: 3000m² - minimum front yard setback: 3.0m - minimum side yard setback: 3.0m - minimum rear yard setback: 6.0m - maximum building height: 13m or 4 storeys - minimum number of parking spaces for residential use is: 1.0 spaces per unit -maximum density 140 units per hectare -minimum front yard setback: 0m fronting Street 18 on approved Draft Plan dated October 9,

11 sports arena -minimum building separation distance: 4.5m -maximum of 12 units per stacked dwelling building -maximum permitted cumulative gross floor area of non-residential uses is 2787m 2 which may be distributed among the following zones: MC[1642], MC[1646] and R4A[1760] 1760 (By-law ) (By-law ) R4A[1760] -artist studio -bank -day care -instructional facility -medical facility -office -personal service business -service and repair shop For apartment dwelling, low rise and stacked dwelling uses: -minimum lot width: 30m -minimum lot area: 1600 m2 -minimum front yard setback: 0m -minimum rear yard setback: 5m -minimum side yard setback: 3.0m -maximum density: 100 units per hectare -minimum building separation distance: 4.5m -maximum building height: 13m or 4 storeys -minimum number of parking spaces required: 1.0 space per unit -maximum of 12 units per stacked dwelling building -maximum permitted cumulative gross floor area of non-residential uses is 2787 m2 which may be distributed among the following zones: MC[1642], MC[1646] and R4A[1760] The applicable parking standards for the permitted commercial uses are laid out on Table 101 of Zoning By law Given that the property s location, it is the Area C standards which apply. 6

12 4. Proposed Zoning Amendment and Planning Rationale The proposed zoning amendment is intended to firstly recognise a parking standard better suited to this area and secondly, to recognise the presence of significant street parking which was provided for this area. The area s specific attributes which support the proposed amendment include: - Presence of a new transit way station immediately adjacent to the subject property; - Significant residential densities in the form medium to high density residential forms planned to be located on the west side of Longfields Drive within the Longfields Draft Plan of Subdivision shown on Figure 1; - The planned delivery of 73 on street parking spaces, adjacent to the subject property, achieved through the construction of special street cross sections. See Figure 5: Commercial Parking Plan; - A modified grid street pattern with at least one sidewalk on each street which will create an environment in which many of the residents of this area will be able to easily walk to the commercial uses. Given these attributes, the proposal calls for the use of the Area B ( as opposed to Area C) parking standards per Table 101 of Zoning Bylaw given that the subject property more closely resembles Area B in terms of available amenities. Secondly, the proposal calls for the use of on street parking as a basis for reducing the amount of off street parking to be provided. To this end, please refer to the street parking plan presented in Figure 5: Commercial Parking Plan; it identifies a total of 73 available on street parking spaces directly in front of the potential commercial space within the subject property. The proposal calls for the use of some ( i.e. 28 of the 73 as discussed with City planning staff) of these on street parking spaces to off set the off street parking requirements. In order to understand the impact of this proposal, Table 1 was prepared. It provides a breakdown of how much commercial space could be built assuming this zoning amendment is approved ( i.e. by utilising Area B parking standards and assuming that 28 on street parking spaces are available). To this end, Table 1 indicates that approximately 1955 square meters of commercial space could be built based on these variables and the provision of 54 off street parking spaces as shown on the plan presented in Figure 5: Commercial Parking Plan. If acceptable, it is proposed that the zoning amendment recognise that the subject property be subject to Area B commercial parking standards and that the off street commercial parking requirements of the subject property be reduced by 28 (to reflect the use of some of the available on street parking supply as discussed above). Should the amount and or type of commercial space developed exceed the amount of parking 7

13 Campanale Commercial Figure 5 Parking Zoning COMMERCIAL PARKING PLAN Amendment

14 available (assuming the approval of this amendment), the developer would then have to provide additional off street parking.. 8

15 Table 1 Assumptions: use Area B standards and use of 28 on street parking spaces: area(m2) applicable use per Area B parking standard parking required Notes Table 101 ( ) per Bylaw medical facility 4 per 100 m2 gfa personal service business 2.5 per 100 m2 gfa office 1.8 per 100 m2 gfa 3.6 within 600 meters of transit station 200 retail 2.5 per 100 m2 gfa eat in restaurant 3 for 50 m2 then 10 per 100 m2 gfa 20.5 Sub Total Station Building see breakdown below Total Proposed Supply on street 28 2 hour on street parking restriction to ensure availability off street 54 Total 82 Station Building Assumptions: Use of Area B parking standards unit number area(m2) applicable use per parking standard parking required Notes Table 101 ( ) per Bylaw medical facility 4 per 100 m2 gfa personal service business 2.5 per 100 m2 gfa medical facility 4 per 100 m2 gfa retail 2.5 per 100 m2 gfa instructional facility 2.5 per 100 m2 gfa retail 2.5 per 100 m2 gfa eat in restaurant 3 for 50 m2 then 10 per 100 m2 gfa 15 no additonal parking for seasonal use of 55.7 m2 of patio Total