City staff shoot down zoning for Salvation Army church near airport

Ottawa city staff are recommending councillorson the city's planning committee reject the Salvation Army's plans to build a new church near the Ottawa International Airport because theproperty is not supposed to be used for something that would be sensitive to loud noises.

• Proposed Salvation Army church hits turbulence with Ottawa airport

The Salvation Army wantsto build a one-storeygymnasium that could be used both for worship and conferences on vacant land on Bill LeathemDrive, near the RCMP complexonthe 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 officialplan. 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. Itfalls 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 ofthe 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 Trailheadsite in Westboro

Meanwhile, staff are suggesting a new 22-storey tower get the go-ahead on the site that housed awood-siding paddlingstore in Westboro, even though residents came out firmly against the project.

A developer wants to build atower 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 beso close to the Westboro light rail station.

Kitchissippi Ward Coun.JeffLeipersaid he has spoken with many residents, who he sayscan'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," Leipercommented in the staff report.

Westgatemall zoning changes

City staff also recommended approving some amendments to city plans and zoning bylaws to permitRioCanto build five mixed-use high-rise towers at the site of theWestgateShopping Centre.

RioCanReal 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.

TheWestgateShopping Centre, located at the corner ofCarlingAvenue andMerivaleRoad, was Ottawa's first mall,opening in the1950s.

New zoning for 3 farmers' markets

The OttawaFarmers' 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 concernsabout parking, garbage,noise and wear-and-tear on the grass in the Byron linear park.

Coun. Leiperwrote 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 50vendors set up in the Riverview park and ride on Sundays from June through October.

• Ottawa showing appetite for new south end farmers' market

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.