Église Évangélique Baptiste d'Ottawa Development Plan - PLANNING RATIONALE JULY 2020
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Église Évangélique
Baptiste d’Ottawa
Development Plan
PLANNING RATIONALE
JULY 2020
Google, 2020
JU LY 2 0 2 0 É GLISE ÉVAN GÉLIQUE BAPT IST E D’OT TAWA DEVELOPMEN T PL AN
Table of Contents
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Proposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
Community Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Planning Policy Framework. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Public Consultant Strategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Conclusion. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
P L A N N IN G R AT IO N A L E ii
JU LY 2 0 2 0 É GLISE ÉVAN GÉLIQUE BAPT IST E D’OT TAWA DEVELOPMEN T PL AN
INTRODUCTION
GBA Group (GBA) has been retained by the Église Évangelique Baptiste d’Ottawa (ÉGÉBO) to prepare a Planning
Rationale in support of a Zoning Bylaw Amendment for 284 King Edward Avenue. The purpose of this Planning
Rationale is to assess the proposed Zoning Bylaw Amendment and ensure it is consistent with Provincial and
Municipal policies and regulations. Simultaneously a review is underway concerning the possible heritage
designation of the Church which outcome possibly will affect the proposed zoning of the site.
The subject site is located at the intersection of King Edward Avenue and Clarence Street. The main entrance to
the church is on King Edward Avenue. The site itself is approximately 465 square meters in size and covers the
majority of the lot except for space for two parking spaces on the southern edge of the site and a minimal rear
yard.
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The church, which has served the needs of its congregation for over a 100 years, is now too small to serve the
ÉGÉBO needs. A new site needs to be found to fully service the Church’s mission.
P L A N N IN G R AT IO N A L E 1
JU LY 2 0 2 0 É GLISE ÉVAN GÉLIQUE BAPT IST E D’OT TAWA DEVELOPMEN T PL AN PROPOSAL ÉGÉBO is proposing to rezone the subject property from I1A S77-Minor Institutional- Subzone A to TM S77- Traditional Mainstreet Zone with exceptions related to performance standards depending on the outcome of the possible heritage designation. The size of the church no longer serves the needs of its congregation and to provide the most flexibility to sell the site a commercial zone is sought (the TM zone does allow as a permitted use a Place of Worship). A description of the existing and proposed zones are as follows: I1A S77 – Minor Institution Subzone A The purpose of this zone is to permit a range of community uses and institutional accommodation and emergency service uses in area of the Official Plan designated as General Urban Area and the Central Area. A limited range of residential uses are permitted in the zone. The subzone A applicable to the site lays out the performance standards for yard setbacks. Because of its age, the church is non-conforming to these provisions. The S77 reference notes that the site is subject to Schedule 77 in the Zoning Bylaw. As noted in the schedule, the site has height restrictions imposed on it along the King Edward Avenue frontage and for the rear portion of the site as shown in the following Figure: Mature Neighbourhoods Overlay The site is subject to the provisions of the Mature Neighbourhood Overlay. The overlay affects all residential dwellings of four storeys or less in the Inner- City Wards including parts of Rideau Vanier. However it will not be applicable given the existing building on the site and it is unlikely that the ultimate development of the site would be four storeys or less. TM S77 - Traditional Main Street This zone is proposed to govern the site rather than the existing I1A S77 zone. The reference to Schedule 77 will be detained. It is a zone that recognizes King Edward Avenue as a Main Street, as a gateway street into Ottawa. The subject site would be considered to be located in a Traditional Mainstreet. The adjacent property to the south and partially to the west is zoned TM-Traditional Mainstreet. The site has frontage on King Edward Avenue and has been an active member of Lowertown for over 100 years. The progress of the church’s ministry has delivered it to a point in time where it has outgrown the physicality of the building and Ottawa’s only Francophone Baptist church has to leave its current location. Ideally to a location with the Rideau-Vanier Ward but definitely in Ottawa. The zoning change will expand the range of uses for the site to allow its subsequent uses to reinforce the Mainstreeet Policies. The specific zoning provisions may be impacted by the outcome of the heritage designation process. P L A N N IN G R AT IO N A L E 2
JU LY 2 0 2 0 É GLISE ÉVAN GÉLIQUE BAPT IST E D’OT TAWA DEVELOPMEN T PL AN COMMUNITY CONTEXT The site is located at the eastern edge of the Byward Market area in Lowertown. The policy context to the surrounding community will be discussed in the next section, but in terms of surrounding land uses, the site is located at the south west corner of Clarence Street and King Edward Avenue. Immediately to the south of the site is Capital Granite, a light industrial use that has been operating there for many years. On the south side of York Street is the Government of Canada office building housing Public Services and Procurement Canada and Shared Services Canada, which occupies the entire frontage of the block to George Street. Between George Street and Rideau Street is a LCBO store. To the rear of the LCBO site is a multi tower high rise residential and commercial project now under construction. To the north of the site between Clarence Street and Murray Street is a mid-rise residential complex and a fast food restaurant. Beyond is the Sheperds of Good Hope social services facility. To the west of the site generally between St. Patrick Street and Rideau Street is a mix of residential uses to varying densities with commercial uses along Dalhousie Street. Opposite the site between St. Patrick Street and Rideau Street is a mix of residential and institutional uses. At the book ends of this area is the newly opened Holiday Inn Hotel at St. Patrick Street and an University of Ottawa Residence at Rideau Street. P L A N N IN G R AT IO N A L E 3
JU LY 2 0 2 0 É GLISE ÉVAN GÉLIQUE BAPT IST E D’OT TAWA DEVELOPMEN T PL AN PLANNING POLICY FRAMEWORK The purpose of this section is to describe the planning framework that governs the subject property. Provincial Policy Statement The Provincial Policy Statement May 2020 (PPS) provides policy direction on matters of provincial interest regarding land use planning and development. The application under consideration is somewhat unique in that no new development is proposed at this time. A change in zoning designation is proposed that brings it in line with neighbouring properties. Nonetheless in terms of PPS compliance, the site is within the urban settlement area, is on existing municipal services, and through the heritage designation process the wise use and management of the site will be determined. A full review of the PPS would be undertaken at the time of any future redevelopment proposals. City of Ottawa Official Plan The subject property is designated Central Area within the Official Plan. P L A N N IN G R AT IO N A L E 4
JU LY 2 0 2 0 É GLISE ÉVAN GÉLIQUE BAPT IST E D’OT TAWA DEVELOPMEN T PL AN
Section 3.6.6 speaks to the policies related to the Central Area. This Area is the economic and cultural heart of
the city based on its range of existing employment, residential, commercial and cultural uses. The Central Area is
made up of a number of distinct sub-areas. The subject site is within the Lowertown sub-area. This area and others
have a specific role assigned to them as follows:
“The livability of the residential areas within the Central Area (Upper Town, Lowertown and Sandy Hill) will be
significantly improved, and their heritage resources will be protected and enhanced. They will continue to
contribute significantly to the City’s supply of inner-city housing and will support 24-hour activity in the Central
Area.”
Specific Policies related to the subject site flow from the Central Area Secondary Plan which establishes a vision
and detailed policies for the desired future of the Central Area. Reference to the Downtown Ottawa Urban Design
Strategy and the angular height plane respecting key viewpoints and view sequences of the Parliament Buildings
must be kept in mind when redevelopment is considered. A full discussion on the Secondary Plan will follow later
in this section.
Central Area Secondary Policy Plan
As noted earlier, the Central Area Secondary Policy Plan provides complete guidance on the specific sub areas in
the Central Area.
The subject area is within the Lowertown sub area as illustrated below.
ÉGÉBO
P L A N N IN G R AT IO N A L E 5JU LY 2 0 2 0 É GLISE ÉVAN GÉLIQUE BAPT IST E D’OT TAWA DEVELOPMEN T PL AN
The key elements of Lowertown as expressed in the Secondary Plan are predominantly residential with some
mixed uses, significant heritage component, enhanced livability and safety and social service facilities.
The land use objectives and policies for Lowertown are articulated in Sections 1.8.2 and 1.8.3 and reinforce the
key elements. Residential uses are favoured with limited commercial uses. Heritage resources to be protected
and enhanced. The building profile is “medium, and where appropriate, limited high profile development in the
eastern and southern parts of Lowertown, which creates an edge along King Edward Avenue and complements
the high profile node in the vicinity of King Edward Avenue and Rideau Street”. Design criteria is established for
residential development.
The ultimate proposed redevelopment of 284 King Edwards Avenue will be as a portion of a mixed-use project
with residential the predominant use. The building profile will be medium to high profile based on the size of the
development site created by the church and surrounding properties. The Cultural Heritage element of the church
will be determined through work now underway with the City of Ottawa.
PUBLIC CONSULTANT STRATEGY
The following is an overview of the public consultation process to ensure the development process is transparent
and informative for residents in the community and the Ward Councillor.
Two meetings were held with the Ward Councillor, Mathieu Fluery, to inform him of the proposed rezoning of the
Church site. These were held on February 11 and June 25, 2020.
A Pre-Application Consultation meeting took place on July 16, 2020. Attendance in the meeting were Jean-
Charles Renaud, Planner II, Peter Ferguson, Lowertown Community Association, Pastor Gordon Belyea and John
Moser.
After filing of the rezoning application the following meeting is planned:
• A Public Open House prior to the end of the Technical and Public Consultation period.
The Public Meeting will occur at Planning Committee when the application is heard and interested parties can
provide their input on the merits of the application. The Planning Committee’s recommendation then would be
considered by City Council.
P L A N N IN G R AT IO N A L E 6JU LY 2 0 2 0 É GLISE ÉVAN GÉLIQUE BAPT IST E D’OT TAWA DEVELOPMEN T PL AN CONCLUSION This Zoning Bylaw Amendment application is unique in that a redevelopment proposal is not contemplated at this time. The application is to rezone the church site from an Institutional zone to a Traditional Mainstreet zone referencing Schedule 77. The congregation of Ottawa’s only Francophone Baptist Church has outgrown the size of its place of worship. It needs to build a new place of worship and wants to do so in Ottawa. This means that the existing church site has to be sold. The rezoning will provide an opportunity for a wider range of permitted uses on the site (a Place of Worship will remain a permitted use) that would attract a wider spectrum of potential buyers and the possibility of consolidation with adjacent sites. The proposed rezoning is consistent with the Provincial Policy Statement. The site is within the Settlement Area of Ottawa, and is on existing infrastructure and its ultimate redevelopment will increase the supply of residential units within the Urban Boundary. The Cultural Heritage aspects of the site will be determined and will be consistent with the PPS. The rezoning to a Traditional Mainstreet is consistent with the Official Plan and Secondary Plan objectives and policies. Future development will need to respect these policies to create a mixed use project fronting on King Edward Avenue. The rezoning represents good planning and will facilitate the Église Évangelique Baptiste d’Ottawa to pursue their growing ministry in a new site in Ottawa. John Moser, MCIP, RPP COO and Vice President - Planning, GBA Group P L A N N IN G R AT IO N A L E 7
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