50+54 BELL STREET NORTH

Transcription

1 50+54 BELL STREET NORTH SITE PLAN CONTROL APPLICATION OCTOBER 2014

2 PREPARED BY: FOTENN Consultants Inc. 223 Mcleod Street Ottawa, ON K2P OZ8 (613) PREPARED FOR: Ottawa Chinese Alliance Church 22 Eccles Street Ottawa, ON K1R 6S2 (613)

3 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER This Planning Rationale has been prepared by FOTENN Consultants Inc. on behalf of the Ottawa Chinese Alliance Church (OCAC) in support of a Site Plan Control application for lands municipally known as 50 and 54 Bell Street North ( subject site ). The purpose of this report is to assess the Site Plan within the context of the City of Ottawa Zoning Bylaw Amendment ( ) and applicable Minor Variances granted for the development in October The Ottawa Chinese Alliance Church is proposing to build a two-storey institutional building containing a gymnasium and several multi-purpose rooms with parking located underground. In order to permit the development, an application for Site Plan Control has been filed with the City of Ottawa. APPLICATION HISTORY In 2011, the Ottawa Chinese Alliance Church retained FOTENN Consultants Inc. to prepare a Planning Rationale in support of an application for a Zoning By-law Amendment to rezone the subject site from R4H (Residential Fourth Density Zone, Subzone H) to I1A (Minor Institutional Zone, Subzone A, with exception). The application was approved, and exception [1969] was created to establish site-specific requirements for setbacks, parking spaces and maximum building height. Exception 1969: Minimum interior side yard setback from the northern side lot line: i. For the first 35.2 metres from the lot line: 2 metres ii. In all other cases: 3.5 metres Minimum interior side yard setback from the southern side lot line: 2 metres Minimum rear yard setback: 0 metres Minimum required number of parking spaces for a place of worship and community centre: 25 metres Maximum building height: 11 metres In 2014, an application for Minor Variances was submitted to the City of Ottawa Committee of Adjustment by the OCAC to seek approval for select modifications to the original design of the building. The front yard setback was reduced from three metres to two metres, and the interior side yard (south side, I1A [1969]) was reduced from two metres to one metre. The portion of the south side of the building that is located within the I1A zone (no exception) also has a reduced setback, from 7.5 metres to two metres, as indicated on the submitted Site Plan. PROPERTY ANALYSIS The subject properties have a total combined area of approximately 3,000 square metres (0.75 acres) and has frontage on Eccles Street, Lebreton Street North and Bell Street North. The property is located within Ottawa s Chinatown area.

4 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER At the corner of Eccles Street and Lebreton Street North is the existing Ottawa Chinese Alliance Church, which has been a part of the community since The Church is used a place of worship on Sundays but it also provides other programs for the congregants and the community. The portion of the property that fronts onto Bell Street North is currently occupied by two single-detached dwellings on deep, narrow lots. The dwellings are to be demolished in order to build the proposed institutional building. FIGURE 1: FULL SUBJECT LANDS SURROUNDING LAND USES The site is located in the City s Chinatown area, one block south of Somerset Street West. The area is characterized by a mix of low and mid-rise dwellings with some institutional uses such as the Ottawa Chinese Alliance Church, and commercial uses located on Somerset Street West. Land uses in the immediate vicinity of the site can be described as follows: North Across Eccles Street from the OCAC is a mix of single-detached and semi-detached dwellings, as well as the Annunciation Orthodox Cathedral. Further north is Somerset Street West, where several local businesses are located. East To the east of the subject site are single-detached dwellings, converted apartments and low-rise apartment buildings.

5 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER West To the west of the subject site are single-detached dwellings, converted apartments and low-rise apartment buildings. Some small businesses operate out of some dwellings along Lebreton Street North. South South of the subject site are more single-detached homes, converted apartments and apartment buildings. The area as a whole is characterized primarily by residential dwellings within the R4 zone. PROPOSED DEVELOPMENT The Ottawa Chinese Alliance Church is proposing to demolish the existing singledetached dwellings on the east side of the property in order to construct a two-storey institutional building that will contain a gymnasium and several multi-purpose rooms. A vestibule, bathroom and kitchen are also included, as a part of the gymnasium s function as a community centre. The Gross Floor Area of the proposed building is approximately 775 m 2. FIGURE 2: SITE PLAN

6 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER Parking is provided via an underground parking garage that is accessed from the parking lot at the rear of the existing church with access from Eccles Street. A total of 25 underground parking spaces will be added in the garage in addition to the existing surface parking spaces. The building is designed to serve as a malleable space for the community that can play host to a range of activities and events including sports, dances, community tax clinics, small gatherings and some large annual events. The spaces will be able to be rented out by congregants as well as the larger community. Figure 2 above shows the layout of the proposed building in relation to the existing place of worship. From a built form perspective, the building matches the two to three-storey character of the area. The east side of the proposed building that fronts onto Bell Street North addresses the street with the main entrance located only a few metres from the sidewalk. Landscaping provided in the front yard as well as fencing along the interior side yards helps to mitigate some of the potential impacts on neighbouring residential dwellings. The building is clad in terrified wood siding, hardie panels and prefinished maibec siding and contains a large number of windows at the main entrance and on the east wall of the second floor. The gymnasium includes a bay window on the north side, which is a permitted projection. FIGURE 3: PARKING LEVEL

7 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER FIGURE 4: GROUND LEVEL FIGURE 5: SECOND LEVEL

8 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER FIGURE 6: ELEVATIONS

9 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER SUPPORTING STUDIES Technical studies to analyze the proposed development have been completed and are included under separate cover for this application. POLICY AND REGULATORY ANALYSIS The proposed development has been considered in light of the current policy and regulatory framework in force in the City of Ottawa, as outlined below. PROVINCIAL POLICY STATEMENT The Provincial Policy Statement (PPS), issued under Section 3 of the Planning Act, came into effect on April 30, 2014, and provides policy direction on matters of Provincial interest and sets the foundation for the regulation of development and land use planning. The PPS requires that decisions of municipal councils shall be consistent with policies contained in the PPS when considering any development. Generally, the PPS requires that municipal councils ensure an efficient pattern of land use, a coordinated and comprehensive approach to making land use decisions, that development is consistent with and at locations where municipal services and transportation are available, and that development contributes to the long-term economic prosperity of the municipality. The PPS provides direction on the proposed development in several ways, including: Section 1.1 (Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use Patterns) specifies that an appropriate range and mix of residential, employment (including industrial, commercial, and institutional use), recreation and open space uses be accommodated to meet long-term needs and that cost-effective development standards be promoted to minimize land consumption and servicing costs. The proposed development enlarges an existing community asset and makes use of existing infrastructure and services. Section (Settlement Areas) specifies that settlement areas are to be the focus of growth and their vitality and regeneration promoted ( ). According to the PPS, planning authorities should promote opportunities for intensification where they can be accommodated ( ). The proposed development supports the intent of the PPS with respect to intensification in that it utilizes existing services and enlarges an existing community asset. The proposed development meets the intent of the PPS in that it represents an opportunity to expand an existing community asset and provide a mixed-use indoor space without requiring additional servicing. As such, the proposed development is consistent with the overall intentions of the PPS.

10 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER CITY OF OTTAWA OFFICIAL PLAN In 2013, the City of Ottawa reviewed its Official Plan which resulted in numerous changes to policy references and to land use designations. Ottawa Council adopted Official Plan Amendment (OPA) 150 to implement the changes in December 2013 and it was approved by the Ministry of Municipal Affairs and Housing (MMAH) on April 24, 2014 and has subsequently received several appeals. For the purposes of this Planning Rationale, the current policies of the City of Ottawa Official Plan 2003, Consolidated May 2013 remain in full force and effect and have been reviewed and analyzed for the proposed development. In addition, although OPA 150 is not yet in full force and effect, the new policies relevant to the proposed development have been taken into consideration as the intended direction of City Council and are described in this document. The General Urban Area designation is intended to accommodate a full range of housing options to meet the needs of people of all ages, incomes and life circumstances, with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. The goal is to create complete and sustainable communities using a broad scale of uses from ground-oriented single-purpose to multi-storey mixed-use. While a greater mix of uses is encouraged, this is not meant to imply that all uses are permitted everywhere within the General Urban Area. The Zoning By-law regulates the location, scale and type of land use in accordance with the Official Plan. FIGURE 7: SCHEDULE B OFFICIAL PLAN

11 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER The evaluation of development applications for properties in the General Urban Area is completed in accordance with the compatibility guidelines in Section and 4.11 of the Official Plan. Section is intended to establish guidelines for introducing new development in existing areas in an effort to mitigate differences and achieve compatibility of form and function. Compatible development means development that, although not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impacts on surrounding properties. Within this section various broad Design Objectives are outlined to guide development throughout all land use designations. The proposed development advances several of these objectives including: Enhance the sense of community by creating and maintaining places with their own distinct identity; Define quality public and private spaces through development; Create places that are safe, accessible and are easy to get to, and move through; Ensure that new development respects the character of existing areas. The proposed development enlarges an existing community asset to contribute to the distinctness of the Chinatown community and its culture. The built form of the building continues the street frontage and orients itself towards the street, with a landscaped main entrance located a few short metres from the sidewalk. The site is accessible by public transit located along Somerset Street West, Bronson Avenue and Gladstone Avenue, all within walking distance. The use of the building as a community centre/ gymnasium defines the envelope of the building and limits its design to a certain extent, but the building materials including wood siding and large windows enable it to fit within the context of the existing community. Section 4.11 of the Official Plan builds upon the general principles of compatibility outlined in Section by providing evaluative criteria (Section ) including: traffic, vehicular access, parking requirements, building height and massing, pattern of surrounding community, outdoor amenity areas, loading areas, service areas and outdoor storage, lighting, noise and air quality, sunlight, microclimate and supporting neighbourhood services. The proposed development satisfies the applicable criteria in Section in the following manner: A Transportation Review conducted by IBI Group noted sufficient capacity to accommodate the anticipated traffic generated from the development; Vehicular access will be provided via a Lebreton Street N and Eccles Street. The proposed development is not anticipated to generate a substantial volume of traffic. Pedestrian access is located on Bell Street N and is connected to the local pedestrian pathway network; Parking is provided in the form of existing surface parking, enclosed parking and newly proposed underground parking;

12 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER The proposed development will serve as a community centre and recreational space for the community; No noise impacts or spillover lighting are anticipated from the proposed use operations. The proposed building conforms to maximum height provisions outlined in the City of Ottawa By-law and Exception 1969 (11 metres) Numerous neighbourhood services are located within walking distance from the site. Additionally, OC Transpo transit routes are accessible within walking distance from the site. CITY OF OTTAWA COMPREHENSIVE ZONING BY-LAW The subject properties are split-zoned zoned Minor Institutional, Subzone A I1A, with Exception 1969 on the western properties of the subject lands in the City of Ottawa Comprehensive Zoning By-law The I1 zone is intended to permit a range of community uses, institutional accommodation and emergency service uses to locate in areas designated as General Urban Area or Central Area in the Official Plan. Its purpose is also to minimize the impact of the minor institutional uses in close proximity to residential uses by ensuring that such uses are of a scale and intensity that is compatible with the character of the neighbourhood. FIGURE 8: ZONING Table 1 compares the proposed development with the requirements of the I1A zone:

13 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER Table 1: Comparison of the I1A Zone Requirements and Provisions of the Proposed Development Zoning Mechanism By-law Requirement Proposed Development Compliance Minimum Lot Area Minimum Lot Width 400 m 2 1,010 m 2 3,000 m (50 and 54 Bell Street) 2 (Total) Yes 15 metres metres Yes Minimum Front Yard Setback ( ) 2 metres 2 metres Yes ** North side: First 35.2 metres from front lot line, 2 metres. North side: First 35.2 metres from front lot line, 2 metres. Minimum Interior Yard Setback ( * ) ( ) ** South side portion within I1A: 2 metres South side portion within I1A zone: 2 metres Yes Minimum Rear Yard Setback* Maximum Building Height* Parking Required* Maximum Lot Coverage South side portion within I1A[1969]: 1 metre South side portion within I1A[1969]: 1 metre 0 metres 0 metres Yes 11 metres metres Yes Minimum number of parking spaces for a place of worship and community centre: 25 Source: City of Ottawa Zoning By-law Greater than 25 Yes No Maximum - Yes Note: The asterix (*) denotes a provision specified in Exception Two (**) indicate the result of the Minor Variance applications (Final Decision October 6, 2014). The proposed development is consistent with the residential nature of the surrounding area and conforms to the requirements of the I1A zone.

14 50 & 54 BELL STREET NORTH PLANNING RATIONALE OCTOBER CONCLUSION The proposed community centre on the subject property represents good planning in that it is consistent with the Provincial Policy Statement, the City of Ottawa Official Plan, and the City of Ottawa Comprehensive Zoning By-law (No ). Carl Furney MCIP, RPP, AICP Senior Urban Planner Jacob Bolduc Urban Planner