Report
to/Rapport au :
Comité de l’urbanisme
And Council / et au conseil
Submitted
by/Soumis par :Mathieu Fleury,
Councillor/Conseiller
Rideau-Vanier
(Ward/Quartier) 12
Contact Person/Personne resource:Mathieu Fleury, Councillor/ Conseiller
613-580-2482, Mathieu.Fleury@ottawa.ca
|
Ref N°:ACS2011-CMR-PLC-0009 |
SUBJECT: REDUCTION IN
CASH-IN-LIEU OF PARKING FEE FOR 90 GUIGUES AVENUE
OBJET: RÉDUCTION DU MONTANT DU RÈGLEMENT FINANCIER DES
EXIGENCES RELATIVES AU STATIONNEMENT POUR LE 90, AVENUE GUIGUES
REPORT
RECOMMENDATION
That the Planning
Committee approve the reduction of the Cash-in-Lieu
of parking fee for 90 Guigues Avenue to 500$ per parking space, for
three parking spaces, for a total of 1,500$.
RECOMMANDATION
DU RAPPORT
Que le Comité de
l’urbanisme approuve que le règlement financier des exigences relatives au
stationnement pour le 90, avenue Guigues, soit ramené à 500 $ par place de
stationnement, soit 1,500$ au total.
BACKGROUND
At
the 10 May 2011 meeting of the Planning Committee, Councillor Hobbs introduced
the following notice of motion on behalf of Councillor Fleury:
WHEREAS
the Official Plan encourages the use of alternatives means of transportation;
and,
WHEREAS
the property at 90 Guigues is conveniently located in the downtown, making it
convenient to both public transportation, cyclists and pedestrians; and,
WHEREAS
the current Cash-in-Lieu parking fees are prohibitively expensive for small
developers;
THEREFORE BE IT
RESOLVED THAT the Cash-in-Lieu of
parking fee for 90 Guigues Avenue be reduced to 500$ per parking space, for
three parking spaces, for a total of 1,500$.
DISCUSSION
The property is currently occupied with a three-storey
four unit rental apartment building on the west side and surface parking area
on the east side. The property has a lot
area of 640 square metres, and 20.22 metres of frontage on Guigues Avenue. The subject site is zoned R4S, a Residential
Fourth Density zone that allows a wide mix of residential building
forms ranging from detached to low rise apartment dwellings and planned unit
developments. The site is also subject
to a Heritage Overlay, which places restrictions on properties where existing
buildings are demolished and replaced or where additions are proposed. However, as the proposed plan includes
retaining the existing building and constructing an additional detached
building, the R4S zone requirements are applied. The existing apartment located on the west side of the subject site is
exempt from parking requirements because it is a Category 2 building in the City
of Ottawa Heritage Reference List, in an area to which a heritage overlay
applies.
There is an
additional three-storey six unit apartment building proposed on the east side
of the subject site, resulting in a Planned Unit Development. The parking requirement for the newly
proposed building is 0.5 spaces per unit, for a total of 3 spaces. The applicant had originally proposed
underground parking accessed from Guigues Avenue. However, following discussions with
stakeholders, the applicant has revised plans to remove proposed parking and
has chosen to proceed by way of cash-in-lieu of parking.
Parking in the
area has historically been accommodated in rear yards, through common or
individual driveways. On-street parking
is limited to 2 hours from 7am to 7pm on the north side of Guigues Avenue.
The application is for the
reasons outlined below:
Conformity with Official Plan Policies
and criteria contained in .
1.
Cash-in-Lieu
of Parking may be appropriate where the existing parking supply in the
surrounding area can accommodate the on-site deficiency.
There is 2 hour metered parking for
approximately 25 vehicles on both sides of Parent Street, from St Patrick to St
Andrew Streets and for 12 vehicles on the south side of St. Andrew Street from
7:00 am to 7:00 pm. There is 2 hour
metered parking for approximately 30 vehicles from 8.30 am to 5.30 pm on both
sides of Dalhousie Street from St Patrick to St Andrew Streets. The area north of and including St. Andrew
Street between Sussex and King Edward Avenues allows for permit parking.
There are three public parking locations
on Parent Street, two on Dalhousie Street, one on St. Patrick Street east of
Dalhousie and a City of Ottawa Public parking lot is located at 70 Clarence
Street, approximately 2 blocks from the site location.
Guigues Street which is the location of
the Cash in Lieu, consist of 2 storey residential units that provide on-site
private parking at the side or rear of the dwellings. On-Street parking for 2
hours from 7.00 am to 7.00 pm is permitted on the North side, and no parking is
permitted on the South side.
While
parking demand in the area is significant, the applicant has confirmed that
monthly parking spaces are available in all nearby parking lots, and Vrtucar or
car sharing services are located nearby.
Two Vrtucar vehicles are located at the corner of Guigues Avenue and
Dalhousie Street and St. Andrew and Dalhousie Streets, half a block and two
blocks away respectively. Approximately
three blocks away at the corner of Dalhousie and Clarence Streets a third
Vrtucar is located.
2.
Cash-in-Lieu
of Parking may be appropriate where legitimate site constraints or other
hardships exist that limit the ability to provide the required number of
parking spaces.
The
applicant had originally proposed underground parking in the newly constructed
building on-site. Access to underground
parking was proposed through a garage door fronting on Guigues Avenue. The City’s Urban Design Guidelines for
Low-Medium Density Infill Housing speaks to emphasizing front doors rather than
garages, including increased soft landscaping and less asphalt in front yards,
which is accomplished through removing parking and the associated garage door
entrance.
3.
A
factor to consider is where the City currently has, or has identified the need
for a parking strategy in the area.
The
City has not identified the need for a parking strategy on Guigues Avenue
although a Local Parking Study has been initiated for the area south of St.
Patrick Street. There are no known plans
to change the parking complement in the immediate area or known construction
projects that might impact current parking supply in the area.
4.
The
use of the property is not considered over development of the site.
The
use is compatible with the existing character of the area and is a permitted
land use in the Zoning By-law.
Performance standards that are not met by the proposal will require
minor variances.
The
property exists within the Lowertown West Heritage Conservation District. The District Study anticipates that there
will be change in the District as it evolves.
This evolutionary growth pattern has resulted in streets that are
densely packed, either with no driveways, or with access to rear yards, or
access provided by narrow driveways or carriageways and with minimal side yard
setbacks. This street pattern, that also
features houses of different styles, eras and forms, side by side, is a
distinguishing feature of the heritage conservation district.
The
proposed development conforms to the “Guidelines” contained within the heritage
district study. The building is proposed at the same height, has roughly the
same setback from the street, and is similar in width as its neighbours.
Its
design expression echoes and is inspired by the “Appartements Guigues” next
door. The building’s understated contemporary design does not overwhelm the
neighbouring buildings and its materials are consistent with its neighbour to
the west.
5.
There
will be no negative impact on the liveability of adjacent residential areas.
The
close proximity of retail, services, employment and entertainment uses means a
probability that new residents of the proposed development may not own vehicles
or require parking on-site. If parking
is required off-site, public street parking and parking lots are
available. Public transit, car-sharing
service membership, cycling and walking are viable options for future residents
of the area. As such, the liveability of
adjacent residential areas will not be affected. In addition the streetscape of the subject
site will improve through increased landscaping, no curb cuts and less hard
surface.
Other
Planning Objectives:
Traditionally,
the property would not have had parking and the department feels that the
application is consistent with the goals of the Lowertown West Heritage
Conservation District.
The
City of Ottawa Official Plan Section 4.11 states that opportunities to reduce
parking requirements and promote increased usage of walking, cycling and
transit should be considered, where appropriate.
The
property is located within walking distance to retail, services, entertainment
and public transit. The site is served
by OC Transpo on Dalhousie Street to the South and by STO Transit on King
Edward Street and Murray Street and so a reduction in parking requirements is
consistent with Section 4.11.
RURAL
IMPLICATIONS
Not applicable.
CONSULTATION
The
following City department was circulated on this motion:
Planning
and Growth Management Department
This
represents good planning from a number of standpoints, including the successful
architectural integration of a small-scale infill project in a sensitive heritage
streetscape and within a mature urban neighbourhood where people can function
on foot. In this case, it is more important to the Department to achieve good
urban design and compatibility with the existing built fabric than to
compromise this with motor vehicle parking, especially since there are other
transportation and parking options available to residents.
COMMENTS
BY THE WARD COUNCILLOR
Councillor Fleury is supportive of the reduction of Cash-in-lieu
of parking, and has moved this motion to that end.
LEGAL
IMPLICATIONS
There
are no legal implications associated with this report.
RISK
MANAGEMENT IMPLICATIONS
No risk management implications have been
identified.
FINANCIAL
IMPLICATIONS
Cash-in-lieu of parking fees for the three spaces
are $12,840. Reducing the fees to $1,500 would reduce Cash-in-lieu of parking
revenues by $11,340.
TECHNOLOGICAL
IMPLICATIONS
Not applicable.
CITY
STRATEGIC PLAN
The
proposed development and planning applications align with the City Strategic
Plan in that it is an example of leading edge urban design, has integrated new
growth with the established community, and contributes toward achieving a 30
per cent modal split by 2021.
DISPOSITION
The Planning and
Growth Management Department will implement Committee’s decision and notify the
property owner.