2148 CARLING AVENUE (2140 CARLING AVENUE AND 830 AARON AVENUE)
REVISED PLANNING RATIONALE
Prepared for:
Starbank Developments 2148 Corp 329 Brooke Avenue Toronto ON M5M 2L4
Prepared By:
NOVATECH ENGINEERING CONSULTANTS LTD. Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6
August 2013
Novatech File: 113002
August 12, 2013
City of Ottawa 110 Laurier Avenue, West 4th Floor Planning and Growth Management Department Ottawa, ON K1P 1J1
Attention: Mr. Richard Buchanan, Program Manager, Development Review, Outer Urban Area
Dear Mr. Richard Buchanan,
Reference: 2148 Carling Avenue (2140 Carling Avenue and 830 Aaron Avenue) Site Plan Control and Zoning By law Amendment Applications Our File No.: 113002
The original site plan application filed with the City, proposed a two storey restaurant, with a rooftop patio at the corner of Carling Avenue and Aaron Avenue. The associated parking would be located on the parcel of land to the south at 830 Aaron Avenue.
The site plan has been revised in response to preliminary comments from City staff and neighbourhood residents. This application will facilitate the development of a commercial building at 2140 Carling Avenue, with the required parking located at 830 Aaron Avenue. The revised site plan application proposes a restaurant located on the ground floor and offices located on the second floor of the building. The roof top patio has been eliminated.
The ‘shopping centre’ at 2148 Carling Avenue consists of three separate parcels of land. 2148 Carling Avenue is currently zoned AM [91] S113. 2140 Carling Avenue is currently zoned R3C and 830 Aaron Avenue is currently zoned R1O. It is proposed that all of these ‘shopping centre’ lands have similar zoning, Arterial Mainstreet zone.
Should you have any questions regarding any aspects of these applications please do not hesitate to contact either Murray Chown or myself.
Yours Truly, NOVATECH ENGINEERING CONSULTANTS LTD.
Alyson Mann Planner
CONTENTS
1.0 EXECUTIVE SUMMARY ...... 1
2.0 INTRODUCTION 2.1 Purpose ...... 2 2.2 Proposal for Zoning By law Amendment ...... 3
3.0 COMMUNITY CONTEXT 3.1 Site Description...... 4 3.2 Surrounding Uses...... 4 3.3 Transportation ...... 5
4.0 SUPPORTING DOCUMENTATION 4.1 Provincial Policy Statement (2005) ...... 7 4.2 City of Ottawa Official Plan ...... 8 4.2.1 Official Plan ...... 8 4.2.2 Arterial Mainstreet Designation ...... 9 4.2.3 General Urban Area...... 10 4.2.4 Review of Development Applications and Land Use Compatibility ...... 11 4.2.5 Design Guidelines for Development along Arterial Mainstreets...... 16 4.3 City of Ottawa Zoning By law 2008 250...... 17
5.0 PROPOSED ZONING AMENDMENT ...... 18
6.0 SUMMARY...... 20
PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
1.0 EXECUTIVE SUMMARY
This revised Planning Rationale has been prepared in support of zoning by law amendments and site plan for two parcels located at 2148 Carling Avenue in the City of Ottawa. Schedule ‘B’ of the City of Ottawa Official Plan (Consolidation January 2007) designates the subject parcels as ‘Arterial Mainstreet’ and ‘General Urban Area’. The current zoning of the parcels are R1O and R3C, in the City of Ottawa Zoning By law 2008 250 .
The subject properties are located southwest of Carling Avenue and Aaron Avenue, in the City of Ottawa. The properties are currently municipally known as 2148 Carling Avenue and are legally described as Part of Lot 26, Concession 2 Ottawa Front, Parts 2, 3, and 4 on Plan 4R26088. The total area of the parcels is approximately 5,438m2. There are two distinct parcels of land separated by an existing entrance to Fairlawn Plaza off of Aaron Avenue. Parts 3 and 4 (2140 Carling Avenue) have frontage along Carling Avenue and Aaron Avenue. Part 2 (830 Aaron Avenue) has frontage along Aaron Avenue. These two parcels of land are part of the ‘shopping centre’, known as Fairlawn Plaza.
‘Shopping Centre’ is defined in the City of Ottawa Zoning By law 2008 250 as follows:
Shopping centre means a group of predominantly commercial and service occupancies that
(a) is designed, developed and managed as a unit whether by a single owner or a group of owners or tenants acting in collaboration; (b) is either in a single building or in multiple buildings on the same lot or abutting lots , and shall be considered as one lot for zoning purposes; (OMB Order, File #PL080959 issued June 1, 2010) (c) is made up entirely of uses permitted or lawful non conforming on the site (d) has a minimum size greater than a cumulative total of 2,000 square metres of gross leasable floor area; and has either:(i) a common parking lot or parking garage or a combination thereof; or or (ii) a group of parking lots or parking garages or a combination thereof which are managed as a unit by the same owner, owners or tenants of the commercial and service occupancies required in subparagraph (a) above, and are on the same lot or lots as the commercial and service occupancies required in subparagraph (a) above.
2140 Carling Avenue (Parts 3 and 4) is currently zoned R3C and 830 Aaron Avenue (Part 2) is currently zoned R1O. The remainder of the shopping centre at 2148 Carling Avenue is currently zoned AM [91] S113.
The original submission for site plan proposed a two storey 1,225m 2 restaurant at the corner of Carling Avenue and Aaron Avenue. The associated parking would be located on the parcel of land to the south, containing 113 parking spaces.
PAGE 1 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
The revised site plan proposes a commercial building (on Parts 3 and 4), with the associated parking located on the parcel of land to the south (Part 2). The proposed building will contain a restaurant on the ground floor and office use on the second floor. Restaurant is not a permitted use in the R3C Zone and a parking lot is not a permitted use in the R1O Zone.
The application for a zoning amendment requests to rezone the properties from an R1O (Residential First Density, Subzone O) and R3C (Residential Third Density, Subzone C) Zone to AM (Arterial Mainstreet) Zones, similar zoning to 2148 Carling Avenue.
This planning rationale demonstrates that the proposed zoning amendments are consistent with the Provincial Policy Statement , conform with the policies of the City of Ottawa Official Plan, and that the proposed uses are compatible with the surrounding uses.
2.0 INTRODUCTION
2.1 PURPOSE
Novatech Engineering Consultants Ltd. (Novatech) has prepared this Planning Rationale in support of applications for Zoning By law Amendment and Site Plan Approval. The amendment proposes to rezone properties at 2140 Carling Avenue and 830 Aaron Avenue from R1O and R3C Zones to the AM Zone. The AM zone would be consistent with the zoning of the remainder of the shopping centre, Fairlawn Plaza.
This Planning Rationale will illustrate the various elements of the proposal that support the zoning by law amendments. This report will also demonstrate how the proposed zoning will:
• Be consistent with the policies of the Provincial Policy Statement • Conform to the policies of the City of Ottawa Official Plan • Be compatible with surrounding uses.
2.2 PROPOSAL FOR ZONING BY LAW AMENDMENT AND SITE PLAN APPROVAL
This application will facilitate the development of a commercial building, containing a ground floor restaurant and second floor office at 2140 Carling Avenue. The restaurant will have a gross leasable floor area of 849m2 and the office will have a gross leasable floor area of 956m 2. The narrow piece of land to the south, at 830 Aaron Avenue, will provide 66 parking spaces (See Figure 1). This site is currently undeveloped. The proposed change in use requires a zoning amendment as the existing zones do not permit the proposed uses.
PAGE 2 SITE STATISTICS
SITE AREA 60 (SUBJECT OF THIS APPLICATION)
PROPOSED BUILDING 'E' AREA REVISIONS AND DISTRIBUTION LOG No. Date Note
1 13/05/03 Issued for Site Plan Review CARLING AVENUE GROSS LEASABLE FLOOR AREA
GROUND FLOOR AREA 60 6) SECOND FLOOR AREA 60 6)
TOTAL G.L.A. 60 6)
PROPOSED BUILDING 'E' PROPOSED PARKING STATISTICS PARKING PROVIDED 66 SPACES PARKING REQ'D 3.4 PER 100SM = 61 SPACES
BUILDING 'B' MIN. PARKING SPACE (MIN. 2.6m X 5.2m) 3.6mX9.0m LOADING DIMENSION BUILDING 'D' EXISTING UNIT 'B-1' (BARRIER FREE- MIN. 3.6m X 5.2m) EXISTING EXISTING UNIT 'B-2'
BUILDING 'A'
EXISTING
FAIRLAWN AVENUE C:\Users\a.nagy\Desktop\12-424-00 Jan 22 2013.jpg S:\2012 Projects\12A166 Residential Development,3100 Keele Street, Toronto ON\Design Dwgs\Topography\Aerial\2011 Aerial Photo.jpg C:\Users\a.nagy\Desktop\sanitary sewer drawing keele.jpg IMAGES: C:\Users\a.nagy\Desktop\113002-BP Mod.jpg
BUILDING 'C'
EXISTING Seal: UNIT C4 EXISTING UNIT C3 247 Spadina Avenue, 4th Floor Toronto, Ontario M5T 3A8 www.smvarch.com EXISTING EXISTING AARON AVENUE UNIT C1 UNIT C2 T 416.506.1600 F 416.506.0956
Project: 'FAIRLAWN PLAZA' RETAIL RE-DEVELOPMENT STARBANK GROUP OF COMPANIES
2148 CARLING AVE.
OTTAWA ONTARIO
Drawing Title: SITE PLAN
Drawn By: Checked By: Date Checked: Project No. 09A138
Date Plotted: Scale: Jul 24, 2013 - 2:56pm 1:400
Drawing No.: Revision No.: A1.1 1 XREFS: FILE NAME: R:\09A138 Starbank, Shoppers LCBO, FAIRLAWN PLAZA Carling Avenue, Ottawa ON\Dwg Submittals\SPA\_Rezoning_2 Storeys Restaurant_Oct.09A138 - A1.1_Site Plan & Floor Plan_July 22, 2013.dwg A1 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
3.0 COMMUNITY CONTEXT
3.1 SITE DESCRIPTION
The parcel at 2140 Carling Avenue (Parts 3 & 4) is 1,572m 2 and has 39.6 metres of frontage along Carling Avenue and 39.1 metres of frontage along Aaron Avenue. The parcel at 830 Aaron Avenue (Part 2) has 117.9 metres of frontage along Aaron Avenue. The subject properties are both currently vacant and undeveloped. The remainder of the shopping centre at 2148 Carling Avenue is 2.6 hectares.
3.2 SURROUNDING USES
The subject properties are located in the Bay ward in the City of Ottawa. The subject sites are located north of Highway 417 and east of Woodroffe Avenue. More specifically, the parcels are located at the southwest corner of Carling Avenue and Aaron Avenue.
The developed portion of the Fairlawn Plaza is located directly to the west of the subject site. Carlingwood Shopping Centre is located directly to the north of the subject site. Residential properties are located to the south and east of the site (see Figure 2). Figure 2: View of Subject Properties
PAGE 4 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
3.3 TRANSPORTATION
The subject site is located south of Carling Avenue, which is identified as an Existing Arterial Road on Schedule E, in the City of Ottawa Official Plan (Figure 3)
Figure 3: Schedule E, City of Ottawa Official Plan
Annex 1 Road Classifications and Rights of Way states the following:
“Arterial roads function as major public and infrastructure corridors in the urban communities and villages they traverse. They not only accommodate car and truck traffic, but also serve pedestrians, public utilities, cyclists and public transit buses. The roadway and its boulevard are therefore designed to meet the needs of these users through the provision, where appropriate, of such features as sidewalks, cycling lanes, and bus stops and shelters”.
PAGE 5 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
Carling Avenue is a busy Arterial Road which accommodates “car and truck traffic”, public transit buses, as well cyclists. OC Transpo bus stops are located on both sides of Carling Avenue and Carlingwood Shopping Centre is a major transit hub. Carling Avenue is identified as an On Road Cycling Route, on Schedule C, in the City of Ottawa Official Plan (Figure 4). In addition, there are sidewalks on both sides of Carling Avenue to accommodate pedestrians.
Figure 4: Schedule C, City of Ottawa Official Plan
There are OC Transpo bus stops along the north and south side of Carling Avenue, as well as stops at Carlingwood Shopping Centre. Four OC Transpo Regular/All day Service bus routes (2, 16, 85 and 87) are located adjacent to the subject site. An additional three OC Transpo Peak Hours bus routes (201, 203 and 205) are located adjacent to the site (See Figure 5).
PAGE 6 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
Figure 5: OC Transpo Bus Routes
4.0 PLANNING POLICY AND REGULATORY FRAMEWORK
4.1 PROVINCIAL POLICY STATEMENT (2005)
The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1, 2005. Under the authority of Section 3 of the Planning Act , all decisions affecting planning matters shall be consistent with this policy statement. The specific policies applicable to this proposal are as follows:
Policy 1.1 states the following:
1.1.1. Healthy, liveable and safe communities are sustained by:
b) accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open spaces to meet long term needs;
PAGE 7 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
Policy 1.3. states:
1.3.1 Planning authorities shall promote economic development and competitiveness by:
a) providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long term needs;
The proposal consists of commercial uses (restaurant and office) and associated parking. As noted in policies 1.1.1 and 1.3.1, the PPS supports an appropriate mix and range of employment uses to meet long term needs.
4.2 CITY OF OTTAWA OFFICIAL PLAN
The City of Ottawa Official Plan was adopted by City Council on May 14, 2003 and modified by the Minister of Municipal Affairs on November 10, 2003. There have been numerous modifications and amendments approved by City Council and the Ontario Municipal Board. City Council approved the Official Plan Amendment 76 (OPA 76) on June 24, 2009. The amendment was approved by the Ministry of Municipal Affairs and Housing but was subsequently appealed. As decisions are made by the Ontario Municipal Board on the appeals, the new policies and land use designations of OPA 76 are being consolidated into the online version of the Official Plan. For the purposes of this planning rationale, the consolidated online version of the City of Ottawa Official Plan up to and including Official Plan Amendment 121 (Official Plan) was used for reference.
4.2.1 Official Plan
Schedule B shows that the subject sites are located in an area designated ‘Arterial Mainstreet’ and ‘General Urban Area’ (Figure 6). The parcel at 2140 Carling Avenue is in the ‘Arterial Mainstreet’ designation Section 3.6.3, Policy 2 states the following:
“2. The boundary of the Traditional and Arterial Mainstreet designation is flexible depending on site circumstance and lot configuration, but generally applies to those properties fronting on the road so designated”
Based on this policy, the land at 830 Aaron Avenue would be in the ‘General Urban Area designation.
PAGE 8 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
4.2.2 Arterial Mainstreet
Section 3.6.3 of the Official Plan states that: “ it is the City’s intent that Mainstreets will achieve more compact, mixed use, pedestrian oriented development patterns”.
“The common feature of all Mainstreets is their function as a mixed use corridor with the ability to provide a wide range of goods and services for neighbourhood communities and beyond. Because a high percentage of housing, employment, retail and civic functions lie within easy reach of one another, the vitality of the area is sustained. It is the intent of this Plan that intensification continue to focus on nodes and corridors (Mixed Use Centres and Mainstreets) to support the public transit system, to create an essential community focus, to allow for minimum travel and to minimize disruption in existing stable neighbourhoods”
This portion of Carling Avenue provides a wide range of goods and services for the neighbourhood. Within the immediate area, there is a pharmacy, grocery store, restaurants, coffee shops, LCBO and a general shopping centre (Carlingwood mall). The two immediate communities adjacent to the subject properties are Glabar Park and Carlingwood.
The Glabar Park community is a primarily a low medium density neighbourhood bounded by Carling Avenue to the north, Woodroffe Avenue to the west, the Queensway to the south and Maitland Avenue to the east. The Carlingwood community is bounded by Richmond Road to the north, Woodroffe Avenue to the west, Carling Avenue to the south and Sherbourne Rd to the east. Carlingwood is primarily low rise residential.
The proposed restaurant has 849m 2 of gross leasable floor area and is situated on the ground floor. The second floor of this building will consist of offices with a total of 956m 2 of gross leasable floor area. This building is located at the street’s edge at the corner of Carling Avenue and Aaron Avenue. The proposed development is consistent with the City’s intent for development along Arterial Mainstreets. The proposed rezoning is consistent with the City’s intent for Arterial Mainstreets. The proposed development would enhance the wide range of goods and services for the neighbouring communities and beyond.
Policy 8 states the following:
“8. Redevelopment and infill are encouraged on Traditional and Arterial Mainstreets in order to optimize the use of land through intensification, in a building format that encloses and defines the street edge and provides direct pedestrian access to the sidewalk”
PAGE 9 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
The site is currently undeveloped and intensification will occur. The proposed building will define the street edge, as it will be located at the corner of the site, which is encouraged by the City of Ottawa’s Official Plan. Pedestrians will be able to access the restaurant from the sidewalk, as well as the parking lot.
The proposed rezoning to permit a restaurant on this parcel of land is in keeping with the City’s policies for the Arterial Mainstreet designation.
4.2.3 General Urban Area
The parcel of land at 830 Aaron Avenue is designated ‘General Urban Area’ in the Official Plan.
“The General Urban Area 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. This will facilitate the development of complete and sustainable communities. A broad scale of uses found within this designation, from ground oriented single purpose to multi storey mixed use; from corner store to shopping centre”.
As noted above, the City supports a full range and choice of housing types, in combination with conveniently located uses, such as retail, service and entertainment uses, in the General Urban Area. There are a range of housing types adjacent to the subject properties. There are conveniently located uses adjacent to this parcel, such as commercial, service and entertainment. This site will provide the parking for the restaurant located on the property to the north at 2140 Carling Avenue. The proposed rezoning of this property to permit a parking lot is consistent with the intent of the General Urban Area.
PAGE 10 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
Figure 6: Excerpt from City of Ottawa Official Plan, Schedule B
4.2.4 Review of Development Applications and Land Use Compatibility
Section 4.11 of the Official Plan discusses issues of compatibility in reviewing planning applications. Designations such as Arterial Mainstreet permit a broad range of uses with non specific development policies; therefore it is necessary for zoning by laws to establish more specific uses that can be permitted and the corresponding performance standards. Policy 4.11.1 of the Official Plan states that,
“When evaluating compatibility of development applications, the City will have regard for the policies of the site’s land use designation and all applicable Community Design Plans, Secondary Plans, or site specific policies, Council approved design guidelines (See Section Page 16), Provincial Environmental Assessments, and functional design plans for capital projects, as well as the Design Objectives and Principles in Section 2.5.1, and the preceding policies in Sections 4.1 through 4.10.”
PAGE 11 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
The proposed development respects the following policies:
• Relating to Policy 4.1 (Site Specific Policies and Secondary Policy Plans), the subject site is not subject to Site Specific Policies or located within a Secondary Policy Plan; • Relating to Policy 4.2 (Adjacent to Land Use Designations), there are no areas of natural and scientific interest or Provincially significant wetlands within or adjacent to the site; • Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the existing transportation network is adequate to meet the needs of the proposed development (see Transportation Brief, Novatech Engineering; May 2013); • Relating to Policy 4.4 (Water and Wastewater Servicing), adequate services are available for the proposed development; • Relating to Policy 4.5 (Housing), these properties will not be developed for housing. These properties are better suited for commercial development; • Relating to Policy 4.6 (Cultural Heritage Resources), there are no cultural heritage resources on the subject site; • Relating to Policy 4.7 (Environmental Protection), there have been no environmental features identified on the site; • Relating to Policy 4.8 (Protection of Health and Safety), the subject site is not affected by designations on Schedule K of the Official Plan (flood plains, wellhead protection or unstable soils); • Relating to Policy 4.9 (Energy Conservation Through Design), there will be an opportunity to address energy conservation through design; • Relating to Policy 4.10 (Greenspace Requirements), the proposal will include the construction of a commercial building. A landscape buffer containing trees and shrubs is proposed to be located along the east side of the proposed building. The existing landscaped area along the southerly portion of 830 Aaron Avenue will remain (see Figure 1).
To demonstrate compatibility of the proposed use with existing uses adjacent to the subject property, this planning rationale gives consideration to the various objective criteria listed in Section 4.11.2 of the Official Plan as follows:
a) Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated.
The proposed development will include the construction of a commercial building on Parts 3 and 4 and the associated parking on Part 2. The subject site at 2140 Carling Avenue is located
PAGE 12 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013 along an existing Arterial road, Carling Avenue which has the ability to accommodate the traffic generated by users of the site. The findings of the Transportation Brief (prepared by Novatech and included in this submission) show that the proposed development can be accommodated by the local transportation network.
b) Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite.
Headlight glare, noise and loss of privacy are not expected to be issues for abutting properties. 22 of the 66 proposed parking spaces will face the residential properties to the east, along Aaron Avenue. As a result of the grading and landscaping, headlight glare from vehicles will be screened from the neighbouring residential properties (See Figure 7). Noise, headlight glare and loss of privacy on adjacent properties are not anticipated. Figure 7 Parking Lot Profile
c) Parking Requirements: The development should have adequate on site parking to minimize the potential for spillover parking on adjacent areas.
The parking requirement for the shopping centre would require 61 parking spaces for the proposed mixed use building (3.4 spaces per 100m 2 of gross leasable floor area). A total of 66 spaces are provided in the parking lot at 830 Aaron Avenue. Currently, Fairlawn Plaza has a total of 319 parking spaces provided, whereas 273 parking spaces are required. There is adequate on site parking for the proposed development and spillover parking should not be an issue.
PAGE 13 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
d) Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures.
The proposed commercial building will be located at the corner of Carling Avenue and Aaron Avenue, at the street’s edge. The original site plan proposed a second storey rooftop patio for the restaurant, which was oriented towards the west and Carling Avenue. Buffering and screening were proposed for the rooftop patio from the residential lands to the east. The rooftop patio has been eliminated. The restaurant will be located on the ground floor and offices will be located on the second floor.
A landscaped strip is proposed to be located along the east side of the lot which would act as a buffer between the mixed use building and the adjacent residential properties to the east. The residential properties to the east have frontages along Aaron Avenue. The outdoor amenity space for the majority of these lots is located in the rear yard. The proposed development would respect the outdoor amenity areas of adjacent residential units to the east.
The proposed parking at 830 Aaron Avenue does not extend to the southerly limit of the property. There is an approximate setback of 55m between the edge of the parking lot and the residential lands to the south. The existing landscaping that is located on this portion of the site, will remain. The proposed development will respect the outdoor amenity area of the residential units to the south.
e) Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas (including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated, using a variety of methods (e.g., location, containment, screening, berms, and/or landscaping).
A loading area and garbage enclosure are proposed for the mixed use building. The loading area and garbage enclosures will be located in the south east corner of the building. Along the west side of Aaron Avenue, there is a landscaped boulevard and existing sidewalk. A landscape buffer is located along the east side of the building. There is one garage door to the garbage enclosure and one garage door to the loading space at the southeast corner of the proposed building (See Figure 8)
PAGE 14 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
Figure 8: Loading Area and Storage
f) Lighting: The potential for light spill over or glare from any lighting source onto adjacent light sensitive areas should be avoided or mitigated.
The lighting will be addressed during the Site Plan application process.
g) Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions.
It is expected that the proposed use on the site will generate minimal additional noise, odours or other emissions. The orientation of the building and its entrances will help to minimize the impact of noise on the adjacent residential properties.
There is a Swiss Chalet and Harvey’s located directly to the west of the proposed building. Any odours being emitted from the proposed ground floor restaurant would be similar to the emissions of the existing Swiss Chalet and Harvey’s. There should be no more of an impact on the adjacent sensitive uses than exists today.
PAGE 15 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
h) Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures.
Shadowing is not expected to be an issue. As of right, in the current R3C Zone, the maximum permitted building height ranges from 8 metres to 11 metres for residential development. The proposed building is consistent with the maximum building height in the current zone. The shadowing would be similar to a building being constructed as of right.
In the R1O Zone, the maximum permitted building height is 8 metres. The associated parking lot is located at grade and will not produce shadowing onto the adjacent residential properties. The shadowing produced by the proposed development would have less of an impact on the adjacent outdoor amenity areas as compared to what has the potential to be built on this property under the existing zoning.
i) Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties.
The new development will have little or no adverse effects on microclimate.
The proposed uses, when evaluated against the above noted criteria, are compatible with existing uses. The proposed development will have minimal, if any, impact on neighbouring properties. The proposed zoning amendment conforms to the compatibility requirements of Section 4.11 of the Official Plan.
4.2.5 Design Guidelines for Development along Arterial Mainstreets
The site is located along an Arterial Mainstreet and is subject to the City of Ottawa Urban Design Guidelines for Development along Arterial Mainstreets. Guideline 1 encourages new buildings to be located along the street edge. The proposed mixed use building will be located at the corner of Carling Avenue and Aaron Avenue, at the street’s edge.
Guideline 17 encourages developments that “ orient the front façade to face the public street and locate front doors to be visible, and directly accessible from the public street” . The façade of the proposed mixed use building will face the Carling Avenue and Aaron Avenue. Guideline 18 states that clear windows and doors should be used to “make the pedestrian level façade of walls, facing the street, more transparent ”. Further, “locate active uses along the street at grade, such as restaurants” . The proposed development consists of restaurant at grade and the façade facing carling Avenue consists of clear windows and doors.
PAGE 16 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
The proposed rezoning to permit a mixed use building on this parcel of land is in keeping with the policies of the City of Ottawa Urban Design Guidelines for Development along Arterial Mainstreets.
4.3 CITY OF OTTAWA BY LAW 2008 250
The parcels are currently zoned R1O (830 Aaron Avenue) and R3C (2140 Carling Avenue) (See Figure 9).
The parcel zoned R1O is where the parking lot is proposed to be located. The purpose of the R1 Zone is to “restrict the building form to detached dwellings in areas designated as General Urban Area in the Official Plan”. The R1O Zone applies to all of the properties to the east and south of this particular portion of the site.
The parcel zoned R3C is where the mixed use building is proposed to be located. The purpose of the R3 Zone is to “allow a mix of residential building forms ranging from detached to townhouse dwellings in areas designated as General Urban Area in the Official Plan ”. The R3C Zone applies to all of the properties to the east of this portion of the site.
Figure 9: Excerpt from City of Ottawa Zoning By law 2008 250
PAGE 17 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
The property to the west, Fairlawn Plaza is zoned AM [91] S113. The property to the north of the subject site, Carlingwood Shopping Centre, is zoned GM24[90] –h S125.
5.0 PROPOSED ZONING AMENDMENT
The requested amendment to the Zoning By law is to rezone the subject properties from the R1O Zone (Residential First Density, Subzone ‘O’) and R3C Zone (Residential Third Density, Subzone ‘C’) to an AM Zone (Arterial Mainstreet Zone). The proposed amendment will accommodate the uses proposed on the subject site, which includes a ground floor restaurant and second floor offices at 2140 Carling Avenue and the associated parking at 830 Aaron Avenue. The parking lot will contain a total of 66 parking spaces.
The purpose of the AM Zone is to “ accommodate a broad range of uses including retail, service commercial, offices, residential and institutional uses in mixed use buildings or side by side in separate buildings in areas designated as Arterial Mainstreet in the Official Plan”.
The following non residential uses are permitted:
amusement centre amusement park animal care establishment animal hospital artist studio automobile dealership automobile rental establishment automobile service station bank bank machine bar broadcasting studio car wash catering establishment cinema community centre community garden community health and resource centre convenience store day care diplomatic mission drive through facility
PAGE 18 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
emergency service funeral home gas bar hotel instructional facility library medical facility municipal service centre museum nightclub office park parking garage personal service business place of assembly place of worship post office production studio recreational and athletic facility research and development centre residential care facility restaurant retail food store retail store school service and repair shop small batch brewery sports arena technology industry theatre training center
The proposed rezoning of 2140 Carling Avenue would be consistent with the existing zoning of the property immediately to the west, Fairlawn Plaza, which is an Arterial Mainstreet Zone.
Although 830 Aaron Avenue is currently zoned R1O and in the General Urban Area designation in the Official Plan, it is essentially part of the shopping centre. The rezoning of these parcels to an Arterial Mainstreet zone would result in Arterial Mainstreet zones applying to the entire shopping centre. Although there are three parcels of land, together, they operate as a shopping centre. Rather than having three distinctly separate zones for these three parcels of land, they would be consolidated under an Arterial Mainstreet zone.
PAGE 19 PLANNING RATIONALE REVISED (2140 Carling Avenue and 830 Aaron Avenue) August 2013
6.0 SUMMARY
This Planning Rationale has been prepared in support of revised applications for site plan approval and zoning by law amendment which would amend the zoning at 2140 Carling Avenue and 830 Aaron Avenue from an R1O and an R3C Zone to AM Zones. The proposed amendment will accommodate the uses proposed on the subject site, which includes a commercial building, accommodating restaurant and offices, and the associated parking.
The proposed site plan approval and zoning by law amendment are consistent with the Provincial Policy Statement. The proposed commercial use is appropriate as it accommodates “an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses for the long term needs ”.
The proposed site plan approval and zoning by law amendment conform with the policies in the City of Ottawa Official Plan. This report demonstrates that the proposed site plan approval and zoning amendment are compatible with surrounding uses. The subject properties are designated ‘Arterial Mainstreet’ and “General Urban Area’ in the Official Plan. The proposed development and zoning amendment will implement the goals and objectives of the ‘Arterial Mainstreet’ and ’General Urban Area’ policies in the Official Plan.
The Arterial Mainstreet Zone accommodates a broad range of uses including retail, service commercial, offices, residential and institutional uses. The proposal has established that the restaurant use, office use and associated parking are suitable for an Arterial Mainstreet Zone.
The proposal is considered appropriate development for the subject parcels, having regard to the nature of the existing and proposed land uses in the vicinity of the subject properties and the absence of any significant impacts on abutting and adjacent properties.
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