Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
April 10 2006 / le 10 avril 2006
Submitted by/Soumis par : Ned
Lathrop, Deputy City Manager /
Directeur municipal adjoint
Planning and Growth Management / Urbanisme et Gestion de la croissance
Contact Person/Personne ressource : Karen Currie,
Manager / Gestionnaire
Development Approvals / Approbation des
demandes d'aménagement
(613) 580-2424 x28310,
Karen.Currie@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment
Committee recommend Council aprove an amendment to the former City of
Gloucester Zoning By-law to change the zoning of a portion of 1339 Cousineau
Street from Rd-1; Residential, Double Dwelling Zone, to Rd-1 (E'XX'); Residential, Double Dwelling Exception 'XX' Zone as shown in Document 1 and as detailed in Document
2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement
recommande au Conseil d’approuver une modification au Règlement de zonage de
l’ancienne Ville de Gloucester en vue de change le zonage d’une partie du 1339,
rue Cousineau de Rd-1, résidentiel, Zone d’habitations à deux logements à Rd-1
(E'XX'), résidentiel, Zone d’habitations à deux logements assortie de
l’exception « XX », comme il est illustré au Document 1 et précisé au Document
2.
BACKGROUND
The site consists of a one-storey dwelling to the north and a single-storey commercial garage to the south. Paved surface parking exists in front of the two buildings. The property encompasses an area of approximately 700 square metres.
The land is surrounded by two commercial buildings to the east; a single-dwelling residence to the north; a retail use to the south and a single-dwelling residence across from Cousineau Street.
The applicant seeks to amend the Zoning By-law to permit automotive detailing and manual car wash operations, which currently operate from the southerly building. These uses are illegal uses. As such, the requested zoning would apply to the southerly portion of 1339 Cousineau Street.
This site has a history that
dates back to the 1960’s. At
that time the site was zoned "C" Commercial, which permitted a broad
range of uses including a retail store or shop, an automobile service station,
a printing establishment and a public garage as well as a single family
residence. The existing residence was constructed on the north portion of the
site in 1970. The garage, which currently houses the automotive uses, was
constructed as a plumbing warehouse in 1973. Since 1974, the entire property
has been zoned residential and throughout the 1970’s and early 1980’s, the
plumbing operation retained a legal non-conforming status. There has been no
history of complaints on the property.
DISCUSSION
Council Approved Official Plan and
Former Regional Official Plan
According to both the City Council Approved
Official Plan and the former Regional Official Plan, the subject lands are designated
"General Urban Area". A broad scale of uses will be found within this
designation, from ground-oriented single-purpose to multi-storey mixed-use. The
primary land use in this designation is intended to be residential, however
other ancillary uses may also be permitted subject to specific criteria and as
such the designation allows a combination of uses including well located
employment, service, cultural, leisure, entertainment, natural areas and
institutional uses that will facilitate the development of complete and
sustainable communities.
Former City of Gloucester Official Plan
The Official Plan of the City of Gloucester
designates this property residential that permits a full range of housing types
and densities. Some compatible non-residential uses may be permitted in areas
designated residential, provided they conform to the policies of this Plan.
Former City of Gloucester Zoning By-Law
The current zoning of the subject lands is Rd-1
- Residential, Double Dwelling which permits a single dwelling, a duplex
dwelling and a semi-detached dwelling.
Details of Proposed Zoning
The applicants have requested an Rd-1 (E'XX'),
Exception Zone that would legalize the existing automotive detailing (paint)
and manual car wash operations.
Consequently, after reviewing the request and
considering the history of the activities on the subject property, staff are of
the opinion that zoning a portion of the property would accommodate the project
with no detrimental impact on the surrounding residential development.
However, in doing so, the proposal will
contravene several Zoning By-law requirements. The existing building contains
two service bays along with a single manual car wash bay, which generates a
requirement for seven parking spaces. Only three spaces can be provided. A
storage area for a garbage container must have clear access via a lane of a
minimum of three metres in width and a storage area shall not be located in any
required yard abutting a street lot line or abutting a residential lot line;
the site is small to satisfy this requirement. The street front landscape and
residential landscape buffer requirements cannot be met. This means that, in
order to legalize the current use, the exception will allow variations in
parking, garbage storage and buffering.
Staff recognize that several commercial uses
have intermittently occupied the garage over the past decade beside the
single-dwelling unit, with no apparent conflict between these two uses.
Moreover, proximity to St. Joseph Boulevard that is designated as mainstreet
makes the proposal so inoffensive. It is important to mention that no
complaints have been filed against the current use; it has proved to be
compatible with the immediate area.
Therefore, based on the above-noted
considerations, the Department recommends approval of the rezoning proposal.
CONSULTATION
Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy. The Ward Councillor is aware of this application and the staff recommendation. The City did not receive any negative comments or opposition to this application from the public circulation.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
The application was not processed by the "On
Time Decision Date" established for the processing of Zoning By-Law
amendments due to the complexity of the issues such as parking.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of
recommended zoning
DISPOSITION
Corporate
Services Department, City Clerk's Branch to notify the owner (John Holtam
1072 Merivale Road, Ottawa, ON K1Z 6A8), applicant (Holzman Consultants
Inc. Attn.: William Holzman 1076 Castle Hill Crescent, Ottawa, ON K2C 2A8),
Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5 and Ghislain
Lamarche, Program Manager, Assessment, Financial Services Branch (Mail
Code: 26-76) of City Council’s
decision.
DOCUMENT 1
LOCATION MAP
DOCUMENT 2
DETAILS
OF RECOMMENDED ZONING (Amended as underlined below)
The subject lands at 1339 Cousineau Street as
shown on Document 1 will be rezoned from Rd-1; Residential, Double Dwelling Zone, to Rd-1 (E'XX'); Residential, Double Dwelling Exception 'XX'. Notwithstanding the
provisions of Section 8.0 hereof to the contrary, the lands designated Rd-1 (E'XX') must be used in accordance with the
following provisions:
1.
Only
an automotive detailing use shall be permitted, along with an accessory manual
car wash;
2.
The interior lot line shall be at 1.2 meters along
the existing single dwelling and shall coincide with the zoning line;
3.
The back lot line shall be 1 meter;
4.
The three bay garage shall be used as a one bay
garage;
5.
The minimum number of parking spaces shall be 3 and
shall be located in front of the service bay;
6.
The garbage container shall be located in the front
yard; and
7.
The northerly area between the garage and the lot
line as well as the easterly side yard shall be landscaped.