Report to/Rapport au :
Agriculture and Rural
Affairs Committee
Comité de l'agriculture et des
affaires rurales
and Council / et au Conseil
12 March 2012 / le 12 mars 2012
Submitted by/Soumis
par : Nancy Schepers, Deputy City Manager/Directrice
municipale adjointe, Planning and
Infrastructure/Urbanisme et Infrastructure
Contact
Person/Personne-ressource : Derrick Moodie, Manager/Gestionnaire, Development
Review-Rural Services/Examen des projets d'aménagement-Services ruraux, Planning
and Infrastructure/Urbanisme et Infrastructure
(613)
580-2424, 15134 Derrick.Moodie@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT
RECOMMENDATION
That the Agriculture and Rural Affairs Committee
recommend Council approve an amendment to the Zoning By-law 2008-250 to change
the zoning of 5582 Manotick Main Street from Village
Residential First Density, Subzone P (V1P) to Village
Residential First Density, Subzone P Exception [XXXr] (V1P[XXXr]) as shown in Document 1 and as
detailed in Document 3.
RECOMMANDATION
DU RAPPORT
Que le Comité de l’agriculture et des affaires rurales recommande
au Conseil d’approuver une modification au Règlement de zonage 2008-250
en vue de faire passer le zonage du 5582, rue Manotick Main de Zone
résidentielle de village de densité 1, sous-zone P (V1P) à Zone résidentielle de village de densité 1, sous-zone P,
dotée d’une exception [XXXr] V1P[XXXr], tel qu’illustré dans le document 1 et
exposé en détail dans le document 3.
BACKGROUND
The subject site is
located in the Village of Manotick on the west side of Manotick Main Street,
between Currier Street to the north and Eastman Avenue to the south. The property has an area of approximately 915
sq. m. and is currently occupied by a single family dwelling and detached
garage.
The site is located along a streetscape that is
characterized by a mix of single family dwellings, institutional, and home-based
businesses. In the immediate area along
Manotick Main is a mix of commercial retail with a commercial retail plaza to
the west (rear) of the site.
The purpose of this amendment is to covert a
two storey detached dwelling to a real estate office and to address compliance
issues with respect to the by-law provisions.
Existing Zoning
The property is currently
zoned Village
Residential First Density, Subzone P (V1P) pursuant
to Zoning By-law 2008-250. The VIP designation permits detached dwellings
(low density) and includes uses such as bed and breakfast, community garden, detached
dwelling, group home, home based business, home based daycare, park retirement home
(converted), and secondary dwelling unit.
It is noted that the property does not comply with today’s by-law
provisions.
Proposed Zoning
The applicant is requesting an amendment to
Zoning By-law 2008-250 to rezone the lands from Village Residential First Density, Subzone P (V1P), to Village Residential First Density Exception
[xxxr] V1P[xxxr]. The intent of the
change is to add an office use to the current zone only; and therefore not
impacting the ability of the property to return to a residential use. Further, the amendment will also address the
non-compliance issues.
DISCUSSION
Official Plan
In accordance with the Official Plan, the
subject site is located in the Village of Manotick, as illustrated on Schedule
“A” Rural Policy Plan. The predominant land use in the Village designation is
residential and allows a wide range of housing forms and modest employment
opportunities in the form of commercial, tourism and small-scale
development. The intensity and
distribution of lands uses will be determined in the context of the Secondary
and Community Design Plans.
Manotick Secondary Plan
The Secondary Plan provides detailed policies
that state how the Village will develop.
The subject site is designated Single Family and is located in proximity
to the Village Core and is designated Single Family and Gateway.
The Village Core and
its seven Character Areas are those areas defined on the "Village of
Manotick Land Use Plan - Schedule A".
This particular site is close to the Main Street Character Area and is
adjacent to the Mews Character Area (shopping plaza). Located amongst a strip of
single detached homes fronting onto Manotick Main Street, this area appears to be
in somewhat of a transition. A number of
these properties currently operate businesses (home-based) from their locations.
The Village Core and
its Character Areas have been established to facilitate the application of the
Plan's policies, in particular those policies relating to the location of
commercial uses and multiple family housing.
The Village Core, as a whole, encompasses the historic settlement and
the collection of non-residential uses that have been randomly placed roughly
at the geographic centre of the existing Village, and along Bridge Street. The
Village Core, then, is that mixed use area at the centre of the Village that is
surrounded by the comprehensively planned, residential neighbourhoods developed
since 1950.
Section 3.7.2.4. of the Manotick Secondary Plan states
that:
“The
boundaries of the Village Core and its Character Areas are to be considered
conceptual and are not to be interpreted to follow either individual property
boundaries or the limits of particular land use zones as defined by the City of
Ottawa Zoning By-law.
As a
priority, specific boundaries for the outside limits of the Village Core are to
be delineated through an amendment to the Zoning Bylaw. In the interim, this
boundary is subject to interpretation to accommodate unique local conditions
and circumstances. The boundaries of individual Character Areas are to remain
conceptual and subject to interpretation”.
Approved in 2000, the
Manotick Secondary plan is now in its twelfth year. Since that time a number of notable changes
have transpired. The Village Core has
been serviced and the Manotick Special Design Area and Minto’s Mahogany
Community (Phase 1) have been approved for residential development. Over the next decade, an increase in demand
for retail/business office space will certainly have an impact on the Village
Core area.
With a strong emphasis on locating retail
and business type uses in the core this particular request can be considered unique
and appropriately located on Manotick Main Street.
The building is to be retained and there are no
proposed additions or alterations that would change the character of the
building with the exception of the addition of signage. The frontage along Manotick Main Street will
continue to be attractively landscaped to enhance the pedestrian-scaled
environment. The main pedestrian
entrance for the building will be located off the existing driveway to the
north. The majority of the parking will
be located to the rear of the building with one space provided in the front.
Of
note, the subject structure is identified as a building of interest on the heritage
listings identified by the former Township of Rideau. To further enforce such interests, the Secondary Plan
also requires that all new development within the Village Core be sensitive to,
and respect, the historical character and existing scale of development within
the Village Core.
In considering a request to
rezone the property staff have taken into account the impacts in terms of
adjacent land and their current uses and the policy direction of the Manotick Secondary
Plan. It is clear that the boundaries of
the core areas established by the plan can be considered to be conceptual where
there are unique local conditions. That
said, considering the uses that appear to be establishing along this main
street frontage, the introduction of an office use to 5582 Manotick Main
Street would have a negligible impact on its surroundings. As for heritage interests, any changes to the
site will be addressed through the site plan approval process.
Staff recommends approval of the Zoning By-law
amendment.
RURAL IMPLICATIONS
This Zoning By-law amendment is consistent with
the Official Plan policies for the Village of Manotick.
CONSULTATION
Notice of this
application was carried out in accordance with the City's Public Notification
and Consultation Policy. Details of the consultation can be seen in Document 2.
COMMENTS BY THE WARD COUNCILLOR
Councillor Scott Moffatt is aware of the
application.
LEGAL IMPLICATIONS
There are no legal implications associated with
this report.
RISK
MANAGEMENT IMPLICATIONS
There are no risk implications associated with
this report.
FINANCIAL IMPLICATIONS
There are no direct financial implications.
ACCESSIBILITY IMPACT
Accessibility impacts will be reviewed at the
Site Plan Control stage.
ENVIRONMENTAL IMPLICATIONS
There are no environmental implications
associated with this report.
TECHNOLOGY IMPLICATIONS
There are no direct technical implications
associated with this report.
CITY STRATEGIC PLAN
The recommended Zoning By-law amendment aligns
with the City Strategic Plan by preserving rural villages and ensuring that
decisions affecting rural communities are made with input from the rural
residents.
APPLICATION PROCESS TIMELINE STATUS
The application was not processed by the
"On Time Decision Date" established for the processing of Zoning
By-law amendments.
SUPPORTING DOCUMENTATION
Document 1 Location
and Zoning Key
Document 2 Consultation
Details
Document 3 Details
of recommended zoning
DISPOSITION
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 Infrastructure 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.
LOCATION MAP DOCUMENT
1
CONSULTATION
DETAILS DOCUMENT
2
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 SUMMARY
Comment:
I understand that Remax is looking to move
their location to this site from Bridge Street.
I am concerned that not enough parking will be provided.
Comment:
With regard to the re
zoning at 5582 Main St; I live in close proximity and want to enquire as to
what the impact is if this re-zoning proposal goes through. Will it set a precedent that we would also in
a position to also be zoned to Village Mixed Use (VM).
Comment:
I
live in close proximity to 5582 Mantoick Main Street. This notice will confirm that I object to the
proposed rezoning by-law for the following reasons.
The
eight parking spaces provided by the Owner in my view will not provide
sufficient parking for both customers and staff. This will force customers and sales reps to
park on the street. It should be noted
that street parking in this area is a hazard due to the amount of traffic, a
blind spot travelling south on Manotick Main over the hill and there are no
sidewalks on that side of the street.
Further, this is located in a single family area and is not identified
as being part of the Village Core Character Area. The Official Plan identifies this area as a
Gateway to the Village.
In
short the City should reject this zoning by-law amendment and any similar type
until such time as proper sidewalks are installed on the west side of Manotick
Main Street.
SUMMARY OF PUBLIC INPUT
The
specific concerns raised speak to site plan control detail such as the adequacy
of parking. The planning rationale submitted
in support of the application, indicates required parking can be
satisfied. Such details will be
addressed through the site plan process.
Staff are satisfied that the required number of parking spaces can be
accommodated on site.
With
regard to the boundaries of the character areas the Manotick Secondary Plan
states that the boundaries of the Village Core and its Character Areas are to
be considered conceptual and are not to be interpreted to follow either
individual property boundaries or the limits of particular land use zones as
defined by the Zoning By-law. The
boundaries are subject to interpretation to accommodate unique local conditions
and circumstances. The boundaries of individual Character Areas are to remain
conceptual and subject to interpretation.
COMMUNITY ORGANIZATION COMMENTS
Manotick Village Community Association supports
the proposed rezoning.
DETAILS OF RECOMMENDED ZONING DOCUMENT
3
The following changes
are proposed to Zoning By-law 2008-250:
1. Rezone the subject lands shown in Document 1 from V1P
to V1P[XXXr];
2. Add a new exception, V1P[XXXr], to Section 240 – Rural
Exceptions with provisions similar in effect to the following:
a. In Column II the text “V1P[XXXr]”
b. In Column III the text “- office”; and,
c. In Column V the text:
“- minimum lot area: 900 m2”
- minimum lot width: 24 m
- minimum front yard setback: 1 m
- maximum lot coverage: 33%
- minimum required driveway width: 4 m
- a covered porch may project to the front lot line
- minimum setback of an accessory building from an interior side lot line:
0.3 m
- maximum cumulative gross floor area of all accessory buildings: 86 m2”