11. ZONING - 231 LISGAR STREET ZONAGE –
231, RUE LISGAR |
Committee
recommendation
(This matter is
Subject to Bill 51)
That Council
approve an amendment to Zoning
By-law 2008-250 to change the zoning of 231 Lisgar Street from R5B[482] F(3.0)
to R5B[XXXX]F(3.0) as shown in Document 1 and as detailed in Document 3.
Recommandation DU Comité
(Cette question est assujettie au Règlement 51)
Que le Conseil approuve
une modification au Règlement de
zonage 2008-250 afin de changer la désignation de zonage du 231, rue Lisgar de
R5B[482] F(3.0) à R5B[XXXX]F(3.0), comme il est indiqué dans le Document 1 et
expliqué en détail dans le Document 3.
Documentation
1.
Deputy
City Manager's report, Infrastructure
Services and Community Sustainability, dated 16 November 2011 (ACS2011-ICS-PGM-0232).
Report to/Rapport au :
Comité de l'urbanisme
and Council / et au Conseil
16 November 2011 / le 16 novembre
2011
Submitted by/Soumis par :
Nancy Schepers, Deputy City Manager/
Directrice municipale adjointe, Infrastructure Services
and Community Sustainability/Services d’infrastructure et Viabilité des
collectivités
Contact Person/Personne-ressource : Richard Kilstrom, Manager/
Gestionnaire,Development Review-Urban
Services, Inner Core/
Examen des projets
d'aménagement-Services urbains, Unité du Centre intérieur
Planning and Growth Management/Urbanisme et Gestion de
la croissance
(613) 580-2424, 22379 Richard.Kilstrom@ottawa.ca
SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the Planning Committee recommend Council approve an amendment to
Zoning By-law 2008-250 to change the zoning of 231 Lisgar Street from R5B[482]
F(3.0) to R5B[XXXX]F(3.0) as shown in Document 1 and as detailed in Document 3.
RECOMMANDATION DU RAPPORT
Que
le Comité de l’urbanisme recommande au Conseil d’approuver une modification au
Règlement de zonage 2008-250 afin de changer la désignation de zonage du 231,
rue Lisgar de R5B[482] F(3.0) à R5B[XXXX]F(3.0), comme il est indiqué dans le
Document 1 et expliqué en détail dans le Document 3.
The subject property is located on the north side of Lisgar Street
between O’Connor Street and Metcalfe Street, as shown in Document 1. Lisgar Street is one way in the westbound
direction with on-street parking on the north side of the street. This block of
Lisgar Street is primarily residential but also contains retail and commercial
uses.
In addition to the subject building, there are five high-rise
residential buildings and five 2½-storey single family residences, some of
which have been converted to other uses.
Immediately to the east of the subject property is a 12-storey
apartment building; to the west, is a parking lot for the building to the east.
Immediately across the street on the south side of Lisgar Street are the 2½–storey
residential buildings, containing residences, a podiatrist and massage
therapist. The site is located within 600 meters of Metcalfe Station
(transitway) and it also benefits from local bus service along Elgin Street.
Currently on the site is a 2½-storey house, approximately 265 square
meters in size. The property is a rectangular interior lot having an area of
304 square metres, with frontage on Lisgar Street of 10.08 metres and an
average depth of 30 metres. The gross floor area of the previous retail use, a
beauty parlour, is approximately 111.5 square meters.
Until recently, the building functioned as a beauty parlour on the main
floor with an apartment on the second and top floor. It has a paved driveway on
west side of the building with a garage at the rear. The front yard is paved
and has illegally been used for parking, resulting in effective “loss” of one
curbside parking spot. It has the
benefit of full municipal water, sanitary sewer and storm sewer services.
A recent as-built survey plan of the property is shown in Document 2.
Purpose of Zoning Amendment
The applicants recently purchased the building located at 231 Lisgar
Street, have moved into the apartment in the building and plan to operate a
Chiropractic, Acupuncture and Chinese Medicine Clinic in the space previously
occupied by the beauty parlour. A rezoning is required because the clinic, a
medical facility is currently not a permitted use, and because the current Zoning
By-law parking requirements cannot be fully met. There are no exterior changes proposed to the
existing building.
Existing Zoning
The subject property is located within the R5B[482]F(3.0) – Residential
Fifth Density Subzone B, Special Exception 482, Floor Space Index of 3.0. This
zone is prevalent throughout the surrounding neighbourhood. A wide range of
residential uses are permitted within the R5 zone, as well as a limited number
of non-residential uses, including home-based business, home-based daycare, and
community health and resource centres. The 482 exception specifically permits
the beauty parlour that operated on the main floor. Medical facilities are not
currently permitted within the existing zone.
The total number of parking spaces required for this site is six: one
space for the residential unit and five spaces for the 111.5 square metre medical
facility located on the main floor.
Proposed Zoning
It is proposed that the property be zoned
R5B[XXXX], which will retain all the existing permitted uses and will add
medical facility as a permitted use.
In addition, the parking requirement for the
medical facility use is to be amended to reduce the number of required spaces
from five to zero. Further provisions
will require the owner to landscape the front yard, thereby eliminating the
front yard parking that has been occurring on the property.
DISCUSSION
Provincial Policy Statement
The Provincial Policy Statement (PPS) broadly outlines the provincial
government’s vision and policies for land use planning and development in
Ontario. The Planning Act, 1990, s.
3(a) requires that municipal land use and urban/rural planning decisions be
“consistent with” the policy statement as issued under the Act.
Part V, Section 1.0, Building Strong Communities, encourages healthy
and sustainable communities by promoting an appropriate range of employment and
residential uses (Policy 1.1.1 (b)). The PPS also states that Planning
authorities shall identify and promote opportunities for intensification and
redevelopment where this can be accommodated, taking into account existing
building stock or areas, including Brownfield sites, and the availability of
stable existing or planned infrastructure and public service facilities
required to accommodated projected needs (1.1.3.3).
The proposed use change will allow the owners to live and work in the
same building, thereby promoting a mix of housing and employment and reducing
their reliance on the automobile. The building’s location within 600 metres of
the rapid transit corridor, and with regular local bus service on Elgin Street,
the clinic’s clients will be able to make full use of existing transit
facilities. Further, located within three blocks of the dedicated bicycle lanes
on Laurier Avenue, and with an all-season sidewalk across the front of the lot,
cycling and pedestrian traffic is also encouraged. Full municipal sewer and
water services are currently available for this conversion.
The introduction of the medical facility within an existing established
building will add to the mixed use character of the street and surrounding
neighbourhood.
Official Plan
Strategic Direction (Section 2)
Section 2 of the Official Plan sets broad strategic directions to meet the challenge of managing growth, providing infrastructure, maintaining environmental integrity and creating liveable communities within Ottawa. To meet these challenges, polices are set out to pursue a mix of land uses, housing types and compact forms of development which in turn will enable the City to support a high-quality transit system and make better use of existing infrastructure and roads.
Land Use Designation (Section 3.6.1)
The subject property is designated “General Urban Area” on Schedule B
of the Official Plan. The proposed use complies fully with the General Urban
area guidelines and requirements.
It adds another use to a street of mixed uses, while maintaining the
exterior of the building in its current state.
Compatibility (Section 4.11)
At the city-wide scale, issues of compatibility are addressed in the Official Plan through the appropriate designation of land and associated policies that direct where and how certain categories of land use should be permitted to develop. At the scale of neighbourhoods or individual properties, issues such as noise, spillover of light, accommodation of parking and access, shadowing, and micro-climatic conditions are prominent considerations when assessing the relationships between new and existing development.
When considering applications for a Zoning By-law amendment to permit non-residential uses, other than land extensive uses, City Council will require that potential conflicts with adjacent residential development are minimized through the application of the Official Plan policies relating to Compatibility of Development. Such uses will be directed to locations where anticipated impacts can be adequately mitigated or otherwise addressed.
The proposal is within the high-density residential area within the
downtown core, adjacent to the major downtown employment area. It is expected
that a large proportion of the clientele will arrive by transit, on foot, or by
bicycle. This location is therefore
appropriate for a reduction in the number of required on-site parking spaces,
which will further encourage alternate forms of transportation.
The proposed landscaping provisions will contribute to the improvement
of the public realm, providing new green cover, eliminating a front yard
parking condition and restoring an on-street parking spot. Therefore, although the building will not
change, the site will be improved.
The proposal contributes new medical services in a high density residential area, adjacent to the major employment area of Ottawa’s downtown. It is therefore able to conveniently serve residents as well as downtown workers.
Centretown Secondary Plan
This plan encourages uses that
are compatible with residences. The proposal will retain the residential
component, with the apartment on the upper two floors, while adding the medical
facility to the ground floor. Without any proposed exterior revisions, the
compatibility of this building, which faces five other buildings of similar
size and scale on the south side of
the street, will be retained. The building has been operating as an apartment
and beauty parlour without any detrimental impact on the neighbourhood, and the
conversion of the beauty parlour to a medical facility will have no negative
effect on the neighbourhood.
One of the objectives of the Centretown Secondary Plan is to permit only
uses which are compatible with the residential nature of the surrounding area.
In this instance, this objective is enhanced through the Medical Clinic
proposal – maintaining the residential use of the building, while adding a
medical facility which will be convenient for the residents of the high-rise
apartments on nearby streets and for employees of nearby businesses.
Immediately across the street are two other wellness-oriented businesses
– a massage therapist and a podiatrist, all of which are compatible with each
other.
The proposal to add the medical facility use to the existing R5 zone,
rather than undergoing a designation change to a GM or other mixed-use zone,
maintains a more restricted list of permitted non-residential uses, thereby maintaining
the continuation of the residential use within the building.
Conclusion
The
Department is satisfied that the objectives set out in Provincial Policy
Statement, the Official Plan; the Centretown Secondary Plan; and Zoning Bylaw
2008-250, related to the
strategic directions for employment uses and the provisions for the
intensification of jobs within the Central Area, are being met. To summarize:
In light
of the discussion above, the Department recommends approval of the Zoning
By-law amendment application.
RURAL IMPLICATIONS
N/A
Notice of this
application was carried out in accordance with the City's Public Notification
and Consultation Policy. The City did not receive any negative comments or
opposition to this application.
The Ward Councillor is aware of this application and the staff
recommendation.
There are no legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
N/A
There are no direct financial implications associated
with this report.
The application is
consistent with the Planning and Growth Management priority which
This application was
processed by the "On Time Decision Date" established for the
processing of Zoning By-law amendment applications.
Document 1 Location Map
Document 2 Survey Plan
Document 3 Details of
Recommended Zoning
Document 4 Consultation Details
City Clerk and Solicitor Department, Legislative Services to notify the
owner, applicant, OttawaScene
Canada Signs, 1565 Chatelain Avenue, Ottawa, ON
K1Z 8B5, Ghislain Lamarche,
Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.
Planning and Growth Management to prepare the implementing by-law, forward
to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
SURVEY PLAN DOCUMENT 2
DETAILS OF RECOMMENDED ZONING DOCUMENT
3
Proposed Changes to the Comprehensive Zoning
By-law
1. Rezone the property as shown on Document 1 from R5B[482]F(3.0) to R5B[xxxx]F(3.0).
2. Add a new exception to Section 239, Urban Exceptions, with provisions similar in effect to the following:
a. In Column II, the text R5B[XXXX]F(3.0); and,
b. In Column III, the text:
- personal service business limited to barber shop, beauty parlour, or dry cleaner's distribution station
- place of assembly limited to a club
- retail store limited to a drug store, florist shop, news stand,
- restaurant
- medical facility
c. In Column V, the text:
Provisions
-
no
parking spaces are required for a medical facility parking for additional
permitted uses may be parked three in tandem on a driveway that leads to a
required parking space
-
total maximum
required number of parking spaces for all other non-residential uses: three
spaces
-
a motor
vehicle parking space must have a minimum width of 2.25m
-
three
tandem parking spaces are permitted on a driveway leading to a required parking
space
-
No parking spaces may be located within
the front yard and no vehicle may be parked on a driveway within the front yard
-
Maximum permitted width of a driveway:
2.35 m
-
All portions of the front yard not
occupied by a driveway, a walkway with a maximum width of 1.8 metres, and
permitted projections must be landscaped with soft landscaping
CONSULTATION DETAILS DOCUMENT 4
NOTIFICATION AND CONSULTATION PROCESS
Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law amendments.
PUBLIC COMMENTS
None were received.
COMMUNITY ORGANIZATION COMMENTS
I am pleased to inform you that the Centretown Citizens Community Association has no objections to the proposed rezoning for 231 Lisgar Street, which you brought to our attention via a community heads-up email.
Jordan Charbonneau
CCCA interim President