City staff shoot down zoning for Salvation Army church near airport
22-storey tower in Westboro and developed Westgate Shopping Centre also on planning agenda
Ottawa city staff are recommending councillors on the city's planning committee reject the Salvation Army's plans to build a new church near the Ottawa International Airport because the property is not supposed to be used for something that would be sensitive to loud noises.
The Salvation Army wants to build a one-storey gymnasium that could be used both for worship and conferences on vacant land on Bill Leathem Drive, near the RCMP complex on the edge of Barrhaven.
It's technically a business park and employment area, and the Salvation Army first asked the city for amendments last May to the zoning bylaw and official plan. In October the organization made changes to drop some potential uses such as a daycare, retirement home or shelter.
But city staff say the proposed church still doesn't match up with policies. It falls in an airport zone that prohibits any residential-style uses that would be sensitive to noise from planes flying overhead. Such zones are also supposed to be used for developments related to the business of the airport.
And now, even though the city risks being challenged at the Ontario Municipal Board, staff are suggesting councillors reject the Salvation Army's zoning request. The airport authority also opposed the changes.
22-storey tower on former Trailhead site in Westboro
Meanwhile, staff are suggesting a new 22-storey tower get the go-ahead on the site that housed a wood-siding paddling store in Westboro, even though residents came out firmly against the project.
A developer wants to build a tower with retail on the ground floor, offices on floors two through six, and residential above that.
During consultations, the city received two comments from people in favour of it and 57 opposed.
City staff say it should be allowed because that kind of density works given it will be so close to the Westboro light rail station.
Kitchissippi Ward Coun. Jeff Leiper said he has spoken with many residents, who he says can't understand how the tower should be built so closely to single-family homes on Clifton Road, when the plans for the area call for only four to six storeys.
"Instead of a transition, we will get Laurel and Hardy built form," Leiper commented in the staff report.
Westgate mall zoning changes
City staff also recommended approving some amendments to city plans and zoning bylaws to permit RioCan to build five mixed-use high-rise towers at the site of the Westgate Shopping Centre.
RioCan Real Estate Investment Trust's multiphase plan calls for the mall to be replaced with five buildings that would include both commercial space and 28 floors of residences.
The Westgate Shopping Centre, located at the corner of Carling Avenue and Merivale Road, was Ottawa's first mall, opening in the 1950s.
New zoning for 3 farmers' markets
The Ottawa Farmers' Market Association is also looking to expand beyond its current three sites, with three zoning proposals that go before planning committee on March 28.
It turns out the Byron market in Westboro, which it's been operating for five years, didn't have the proper zoning. But in the process of applying to make things right, the city heard from residents who wanted the zoning rejected over concerns about parking, garbage, noise and wear-and-tear on the grass in the Byron linear park.
Coun. Leiper wrote that residents overall like the market in the neighbourhood and is convinced those concerns can be mitigated.
The farmers are also looking to expand to Riverside South, with 20 to 50 vendors set up in the Riverview park and ride on Sundays from June through October.
Stittsville, too, would get a new market in Village Square Park on its main street. It would be a smaller market, with 10 to 20 vendors setting up on Friday afternoons.