Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
20 April 2005 / le 20 avril 2005
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 : Grant Lindsay, Manager / Gestionnaire
Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca
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SUBJECT: |
CASH-IN-LIEU OF PARKING - 433 Cooper
Street / 366 Lisgar Street (File no. d07-03-05-0006) |
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OBJET : |
règlement
financier des exigences de stationnement - 433, rue cooper / 366, rue lisgar |
REPORT RECOMMENDATIONS
1. That Planning and Environment Committee
approve a Cash-in-lieu of Parking application for five parking spaces in the
amount of $19,300.00 to accommodate the Youth Services Bureau in the proposed
redevelopment of the building at 433 Cooper Street and 366 Lisgar Street
subject to the following conditions:
(a) That
the Applicant enter into the standard agreement required by Section 40 of the
Planning Act; and
(b) That full payment be
made upon execution of the agreement.
2. That this approval
is void if the agreement required by (a) above has not been signed within six
months of the date of this approval.
RECOMMANDATIONS DU
RAPPORT
1. Que le Comité de l'urbanisme et de l'environnement approuve un règlement
financier des exigences de stationnement concernant cinq places de
stationnement, au montant de 19 300 $, afin de satisfaire aux besoins
du Bureau des services à la jeunesse pour le réaménagement de l'immeuble situé
au 433, rue Cooper et au 366, rue Lisgar, sous réserve des conditions
suivantes :
(a) Que
le requérant passe le contrat d'application générale requis en vertu de
l'article 40 de la Loi sur l'aménagement du territoire; et
(b) Que le paiement intégral
soit effectué lors de la passation du contrat.
2. Que cette approbation soit annulée si
le contrat requis aux termes de la rubrique (a) ci-dessus n'est pas signé dans
les six mois suivant la date d'approbation.
BACKGROUND
The site, 433 Cooper Street and 366 Lisgar Street, a through lot with frontage on both Lisgar and Cooper Streets, is located on the west side of Bank Street. The subject property is located on the north side of Cooper Street and contains a two storey building that was constructed in 1920. To the south across Cooper Street is a three storey parking garage with commercial and community uses located at grade. To the west, on the Cooper Street side, are a one storey retail building, parking lot and nine-storey apartment building. To the north and facing Lisgar Street are a townhouse development and a nine-storey Bell Canada building. A private parking lot is located adjacent to the site to the east. Metered parking is provided along most streets in the area with the south side of the Cooper Street road allowance used for angled metered parking.
The development proposal will allow the Youth Services Bureau to renovate the existing commercial building at 433 Cooper Street to provide a 30-unit residence for homeless youth and young men. The renovations include an interior retrofit to make the building suitable for residential purposes, an addition to the rear of the building as well as a third storey. Other proposed site works include additional outdoor landscaping, amenity space, and a garbage enclosure.
The zoning for the site is R6A [172] H(36.6), a High Rise Apartment zone with a height limit of 36.6 metres. The required parking for the proposed redevelopment is 10 spaces based on a gross floor area of 1016.1 square metres. The site will accommodate five parking spaces following the renovations, resulting in a deficiency of five parking spaces.
This application is being brought forward to Planning and Environment Committee because the applicant has requested that the amount of Cash in Lieu to be collected be reduced to $1.00 per space.
DISCUSSION
EVALUATION OF PARKING DEMAND
1. Cash-in-Lieu of Parking may be appropriate where the existing parking supply in the surrounding area can accommodate the on-site deficiency.
The deficiency of five parking spaces as requested in the subject application can be accommodated in the general vicinity. The City's 2000 Centertown Parking Study shows that on a typical weekday adequate on-street parking can be found at the angled parking spaces on Cooper Street and that several privately operated parking lots in this area have available capacity. Also, staff noted available parking spaces in the area during working hours and accordingly, have no concerns with the additional parking demand generated from this application.
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.
Most of the new construction will be occurring on the existing building footprint and the applicant is utilizing the site as much as possible while retaining a balance between building space, landscape and amenity area, and parking. There is no opportunity to provide additional parking given the narrow width of the property and the size of the existing building footprint.
3. The use of the property is not considered over development of the site.
The Youth Services Bureau is designing the facility to provide both emergency shelter and transitional housing services for up to one year. The tenants of this residence will be youth and young men who require access to safe affordable housing and opportunities to develop life skills for independent living. Given that long term housing will not be provided on site, the demand for parking would be limited to on site staff requirements. The Youth Service Bureau expects that four of the five spaces would be utilized on a continuous long term basis and the fifth spot would be used for short term use.
4. There will be no negative impact on the liveability of adjacent residential areas.
The proposed five parking spaces on the site are sufficient for staff. In addition to these spaces, previous site checks and studies have confirmed that the additional parking demand generated can be accommodated in the district without causing any impact on near by residential areas.
OTHER PLANNING OBJECTIVES
The Council Approved Official Plan, the former City of Ottawa Official Plan and the Region of Ottawa-Carleton Official Plan all contain policies to support affordable housing development within already serviced, accessible, and integrated areas of the city. Specifically, the City Council Approved Official Plan states that the City will promote the development of affordable housing through such means as infill construction, conversions of non-residential space, and adaptive re-use of buildings. The adaptive re-use of the building at 433 Cooper Street will significantly increase the availability of affordable housing for vulnerable youth and young men within the city.
The Official Plan, also calls for the implementation of alternative development standards for affordable housing developments including reduced parking standards in areas serviced by transit. By permitting the Cash in Lieu of five parking spaces for the Youth Services Bureau, the City will directly encourage the provision of affordable housing in the downtown where transit, employment opportunities and social services are readily available.
ECONOMIC DEVELOPMENT OPPORTUNITIES
Reduced Payment Request
As noted, this application is being brought forward to the Planning and Environment Committee to allow Committee to give consideration to the applicant’s request for reduced cash payment of $1 per space.
Staff are satisfied that the policies respecting Cash-in-Lieu of parking are met, however staff is not able to approve requests to reduce the amount of cash-in-lieu.
CONSULTATION
Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy. Information signs were posted on-site indicating the nature of the application. No responses were received from the public from notification process or posting of the on-site signs.
The Ward Councillor is aware of this application.
FINANCIAL IMPLICATIONS
The standard Cash-in-Lieu of parking formula calculation requires a contribution of $19,300.00 to the Parking Reserve Fund.
APPLICATION PROCESS TIMELINE STATUS
This application was processed within the "On Time Decision date" established for the processing of Cash-in-Lieu of Parking applications.
SUPPORTING DOCUMENTATION
Document
2 - Fact Sheet
DISPOSITION
Planning and Growth Management Department to notify the property owner (Youth Services Bureau, 1338 1/2 Wellington Street West, Ottawa Ontario, K1Y 3B7), applicant (Jane Ironside, 2055 Prince of Wales Drive, Nepean Ontario, K2E 7A4), All Signs, 8692 Russell Road, Navan, ON K4B 1J1, and all interested parties of Planning and Environment Committee’s decision.
Department of Corporate Services, Legal Services to prepare Cash-in-Lieu of Parking Agreement.
LOCATION MAP Document
1
FACT SHEET Document 2
433 Cooper Street /366 Lisgar Street
Cash-in-Lieu of Parking – Standard Method of Payment Calculation
REQUIRED PARKING (as per Zoning By-law, 1998)
Existing Development Parking
Long Term Parking Required 8
Short Term Parking Required 2
Total Required Parking 10
PARKING DEFICIENCY CALCULATION
Parking required 10
Parking provided 5
Parking credits 0
Parking Deficiency 5
(Includes 3 short term and 2 long term parking spaces)
STANDARD PAYMENT CALCULATION (as per Cash-in-lieu of Parking By-law)
Short term levy $5,200.00
Long term levy $14,100.00
Total Standard Payment $19,300.00