Latest News October 27, 2008 Nov 6 Public Meeting The draft agenda for the November 6th public meeting is as follows. La Version française suit. DRAFT - AGENDA Public Meeting – Planning, Development and Environment Thursday, November 6, 2008, 7-9 pm South Fallingbrook Community Centre 998 Valin Street, Orléans Welcoming Remarks (J.-F. Claude) Adoption of Meeting Agenda Adoption of Minutes Greetings from Elected Officials Presentation – City of Ottawa Official Plan Amendments (L. Paterson and Danny Page on site to answer development-specific questions, e.g. 2000 Valin Street & recent OMB decision - City of Ottawa) Presentation – Cardinal Creek Karst (J. Rayner, Ministry of Natural Resources) Presentation – Update on Cardinal Creek Subwatershed Study (B. Wright, City of Ottawa) Presentation – Update on Cardinal Creek Streamwatch Study (J. Sutton, Rideau Valley Conservation Authority) President’s Report (J.-F. Claude) Treasurer’s Report (M. Herwi) New Business Next Public Meeting – Thursday, March 5, 2009 Meeting Adjournment ORDRE DU JOUR Asssemblée publique – Planification, développement et environnement Le jeudi 6 novembre 2008, 19 h – 21 h Centre communautaire Fallingbrook Sud 998, rue Valin, Orléans Mot de bienvenue (J.-F. Claude) Adoption de l’ordre du jour Adoption du procès-verbal Mots de bienvenue des élus Présentation – Amendements au Plan officiel de la Ville d’Ottawa (L. Paterson et Danny Page qui pourront répondre aux questions concernant la récente décision de la Comission des affaires municipales de l'Ontario au sujet du développement au 2000 rue Valin - Ville d’Ottawa) Présentation – Karst de Cardinal Creek (J. Rayner, Ministry of Natural Resources) Présentation – Mise à jour : Cardinal Creek Subwatershed Study (B. Wright, City of Ottawa) Présentation – Mise à jour : Cardinal Creek Streamwatch Study (J. Sutton, Rideau Valley Conservation Authority) Rapport du président (J.-F. Claude) Rapport du trésorier (M. Herwi) Affaires nouvelles Prochaine rencontre publique – le jeudi 5 mars 2009 Ajournement de l’assemblée October 25, 2008 2000 Valin: 10.5m high Stacked Row Dwellings In a decision by the Ontario Municipal Board, the land known as "2000 Valin" has been rezoned from CCN (Commercial Convenience Neighbourhood) to R5A-X'X' Residential Apartment Low Density Exception ‘X’ to permit stacked town houses or low rise apartment dwellings to be constructed. Residents of the area will recognize this as the land between Valin Street and Innes Road, along Trim Road. Here is an excerpt from the official document: Background 1343360 Ontario Limited (“Applicant”) requested an amendment to Zoning Bylaw 1-84 of the former City of Cumberland, Urban Section (now the City of Ottawa) to permit the construction of 84 apartment units spread amongst seven - 2.5 storey buildings, at a property known municipally as 2000 Valin Street (the “Subject Property”). The Applicant is also seeking approval for the related Site Plan. The requested zoning amendment would change the existing zoning from CNN – Commercial Convenience Neighbourhood to R5A-X’X’ – Residential Apartment Low Density Exception ‘X’ to permit stacked town houses or low rise apartment dwellings to be constructed. The City’s Planning Staff Report to the Planning Committee dated November 27, 2007, recommended that the Subject Property be rezoned from CCN – Commercial Convenience Neighbourhood to R5A-X’X’ – Residential Apartment Low Density Exception ‘X’. On February 1, 2008, Ottawa City Council refused the application to amend the zoning by-law on the basis that the proposed development is incompatible with the surrounding neighbourhood in terms of the proposed land use, height, density and setbacks; and that commercial development is the appropriate use for the site. The Applicant is appealing the refusal of the City to approve an amended zoning by-law and its refusal to approve the related Site Plan. Evidence At the hearing, the Applicant was represented by counsel along with a planner and an architect; and the City was represented by counsel and a planner. At the outset, Ms. Etna, counsel for the City, indicated that her client was withdrawing its opposition to the application. Ms. Bradley, counsel for the Applicant, indicated that her client had reached an agreement with the City on site-specific zoning amendments and conditions, along with a Site Plan, and would be providing summary evidence on the same. Ted Fobert, a qualified profession planner, appeared on behalf of the Applicant. The former City of Cumberland (now Ottawa) had previously re-designated the subject site from commercial to residential but this new designation was not implemented in the course of its amalgamation with the City of Ottawa. Under the City’s Official Plan the subject lands are designated “general urban”, which permits a full range of types and densities of housing forms with the expectation that that the new development fit with the existing character and built form. The proposed development consists of a low-rise condominium apartment project with 84 units in seven buildings each, 2.5 storeys and 10 metres in height. The 84 units consist of 28 – 3 bedroom units and 56 – 2 bedrooms units. Mr. Fobert says the proposed development complies with Ottawa’s Official Plan and its policies for intensification, infill and compatibility with existing developments. On June 25, 2008, Ottawa City Council enacted a comprehensive zoning by-law that included the subject lands. Under the new comprehensive Zoning By-law 2008-250, the subject lands are now zoned LC5 H(9.5) which permits low rise residential apartment building, which is the use that the Applicant is seeking. Concurrent with the enactment of the new comprehensive zoning by-law, the City of Ottawa and the Applicant have prepared a site-specific by-law amendment to By-law 2008-250 to permit the proposed development. Mr. Fobert states that the Applicant and the City, in response to the new comprehensive zoning by-law, have also agreed on the Site Plan (Exhibit 2, Tab 8) and that the City has prepared a list of site-specific conditions subject to the Board’s approval of the proposed Site Plan. The proposed development has a building height of 10 metres; the new zoning designation LC5 H(9.5) has a height limit of 9.5 metres. Mr. Fobert said that under the former zoning designations the method of height calculation would have permitted a 12 metre high building on the subject site. Mr. Fobert also said the Subject Property at 2.5 storeys created a transition from taller residential buildings across the road at 3.5 storeys and the adjacent residential property at 2 storeys. Mr. Fobert opines that the proposed By-law amendment fully conforms with the Official Plan for the City of Ottawa and he recommends its approval along, with the Site Plan, as representative of good planning. Mr. Douglas Hardie, the project’s architect, testified that while the proposed building height was 10 metres, he recommended to the Applicant (owner) obtain approval for a 10.5 metre high development with the extra 0.5 metres (difference form 10.0 to 10.5 metres) to accommodate any grade variations at the subject site. Henry Skaalski, a neighbour living in a condominium building that abuts directly onto the Subject Property, expressed concern with the height and setback of the proposed development. Mr. Skaalski confirmed that some of his concerns have been addressed as the original project was downsized from 96 units in eight buildings to 84 units in seven buildings and the orientation of the buildings have been changed to face away from his rear yard. Mr. Hardie, an architect, testified the closest distance from wall to wall between Mr. Skaalski’s property and the proposed development was approximately 15.7 metres. Mr. Skaalski said he would be satisfied with “equal distance” which would be 21.4 metres as his property was 10.7 metres from his property line. Mr. Fobert had previously stated that the proposed project exceeds all of the minimum zoning setbacks. Disposition Counsel for the City who was present throughout the hearing indicated that she has no objections or comments on the summary evidence entered by Mr. Fobert. In this instance, it appears that the Applicant has addressed many of the concerns of the neighbour Mr. Skaalski. On the basis of the recommendations of the land use planner and the architect, and without any other evidence to the contrary, the Board accepts the evidence of the Applicant. The City of Ottawa and the Applicant have agreed to a site-specific by-law amendment to By-law 2008-250 to permit the proposed development. In addition, the Applicant and the City have also agreed on the Site Plan for which the City has prepared a list of site-specific conditions. Ms. Bradley, counsel for the Applicant, suggested that the City be seized with the responsibility for confirming that the conditions are met. THE BOARD ORDERS that the appeal is allowed and By-law 1-84 of the former City of Cumberland (now Ottawa) is amended in the manner set out in “Attachment “1” to this Order. THE BOARD ORDERS that the Site Plan is approved as submitted to the Board as Exhibit 2, Tab 8 subject to the conditions set out in “Attachment “2” to this Order. This is the Order of the Board. “J. G. Wong” J. G. Wong MEMBER The details are available at the OMB website in a pdf file. If you cannot access this file, we have a copy of it here for you. 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