Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
12 October 2006 / le 12 octobre 2006
Submitted by/Soumis par : John L. Moser, Acting Deputy City Manager/
Directeur municipal adjoint par intérim,
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
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SUBJECT: |
CASH-IN-LIEU OF PARKING - 215 Preston
Street (FILE
NO. D07-03-06-0018) |
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OBJET : |
RèGLEMENT
FINANCIER DES EXIGENCES DE STATIONNEMENT - 215, rue Preston |
REPORT RECOMMENDATIONS
1. That the Planning and Environment
Committee approve a Cash-in-lieu of Parking application exempting the Owner of
215 Preston Street from providing two parking spaces for an addition to a
restaurant, subject to the following conditions:
(a) That the Owner enter
into the standard agreement required by Section 40 of the Planning Act to the
satisfaction of the City Solicitor;
(b) The payment shall be
in the amount of $6,240.00;
(c) That the cash-in-lieu
of parking be for the floor area occupied by storage and electrical equipment
for a restaurant.
2. That this approval is null and void if
the agreement required by 1(a) 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 une demande de
règlement financier des exigences de stationnement dispensant le propriétaire
du 215, rue Preston de fournir deux espaces de stationnement pour une annexe à
un restaurant, sous réserve des conditions suivantes :
(a) Que le propriétaire passe un contrat type, tel qu’exigé par
l’article 40 de la Loi sur l’aménagement du territoire, à la satisfaction du
chef du contentieux de la Ville;
(b) Que le paiement soit de 6 240,00 $;
(c) Que le règlement financier des exigences de stationnement
s’applique à la superficie occupée pour le stockage et pour l’équipement
électrique d’un restaurant.
2. Que
l’approbation soit nulle et sans effet si le contrat requis au point 1(a) n’a
pas été signé dans les six mois suivant cette approbation.
BACKGROUND
The
subject property, 215 Preston Street, is located on the east side of Preston
Street, south of Willow Street and north of Balsam Street. The property is approximately 3100 sqare
metres in area. The property has 33
metres of frontage along Preston Street, 66 metres along Willow Street and 60
metres along Balsam Street. A significant change in grade, creating an
escarpment, occurs along the east property line.
A commercial establishment known as Sala San Marco currently occupies the western portion of the site with at-grade parking located at the rear of the building. A two-storey semi-detached dwelling occupies the northeastern portion of the property. The abutting properties along Preston Street are occupied by commercial uses, and a low density residential neighbourhood is located to the north, east and south of the subject site.
The site is currently zoned CN
[598] F(2.0) H(13.8) - Neighbourhood
Linear Commercial Zone. This zone
permits a wide range of commercial uses.
The exception number [598] allows “club” as a permitted use provided
that specific requirements are met and prohibits drive through food
services.
The applicant has constructed a 24.21 square metre addition on the north side of the existing building fronting onto Willow Street. The addition will accommodate a storage and electrical room for the existing commercial building. The additional gross floor area will generate the need for two additional parking spaces, which cannot be accommodated on-site. The applicant is therefore requesting Cash-in-Lieu of Parking for two spaces.
Cash-in-Lieu of Parking applications are delegated to staff to approve where the applicant is willing to pay the full amount of the cash-in-lieu. In this case, the applicant has requested a reduced payment of $1 a space. This application is therefore being forwarded to the Planning and Environment Committee for consideration of the reduced payment request.
DISCUSSION
EVALUATION OF PARKING DEMAND
On-street metered parking is allowed along the west and east side of Preston Street. Metered parking in the area has a maximum duration of two hours. On-street parking is also permitted along Willow and Balsam Street. Site checks undertaken by staff indicate that there is adequate parking along Preston Street to meet the on-site deficiency of two parking spaces. It is expected that the impact on the residential side streets will be minimal as parking deficiency can be accommodated along Preston Street.
A rock escarpment is situated to the east of the subject property. If this escarpment were not a feature of the property, there would be an ability to accommodate the two parking spaces.
The use of the property is not considered to be over development of the site. The 24.21 square metre addition is located along the north property line and meets the Zoning By-law requirements pertaining to building set back.
The granting of this Cash-in-lieu of Parking is not expected to create a detrimental traffic and parking impact on the surrounding residential area as the proposed 24.21 square metre addition does not expand the seating capacity of the commercial business.
Other Planning Objectives
The Preston Street Corridor, where the subject property is located, is classified as a Main Street Corridor in the Preston-Champagne Secondary Plan. The Plan states that City Council shall promote Preston Street as the community and cultural focus and the main shopping street of the Preston-Champagne area. In doing so, Council shall encourage uses that are vibrant and/or promote an ethnic theme and evening activity, such as specialty stores, restaurants, and entertainment uses. Allowing Cash-in-lieu of Parking at this location would permit a small addition to an existing restaurant and banquet facility and would therefore serve to advance the City’s planning policies.
Reduced Payment Request
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. Staff are satisfied that the Cash-in-lieu of Parking approval can be supported for the reasons outlined in this report.
CONSULTATION
This application was subject to the City’s Public Notification and Consultation Policy for Development Applications. A community “Heads Up” was carried out. An on-site sign was posted and notification was given to registered Community Organizations. The Ward Councillor is aware of this application and the staff recommendation. The City received one phone call from an abutting property Owner expressing concerns relating to the processing of this application.
Consultation Details can be found in Document 3.
FINANCIAL IMPLICATIONS
The standard Cash-in-lieu of parking formula calculation requires a contribution of $6, 240 to the Parking Reserve Fund.
APPLICATION PROCESS TIMELINE STATUS
This application was processed by the "On Time Decision Date" established for the processing of Cash-in-lieu of Parking applications.
SUPPORTING DOCUMENTATION
Document 3 Consultation
Details
DISPOSITION
Planning and Growth Management Department to
notify the owner, Joseph Zaconi, 215
Preston Street, Ottawa, Ontario, K1R 7R1, Ottawa Scene Canada, 33-174 Colonnade Road, Ottawa,
ON, K2E 7J5, and all interested parties of Planning and Environment Committee’s
decision.
Corporate Services Department, Legal Services to prepare the Cash-in-lieu of Parking Agreement.
LOCATION MAP DOCUMENT
1
FACT SHEET DOCUMENT 2
Cash-in-Lieu of Parking –
Standard Method of Payment Calculation
Existing Development - Restaurant and a two-unit residential dwelling.
Proposed Development - A 24.21 square metre addition to an
existing restaurant.
PARKING DEFICIENCY CALCULATION
Parking required 50.4
Parking provided 48
Parking credits N/A
Parking Deficiency 2.4
STANDARD PAYMENT CALCULATION (as per cash-in-lieu of Parking By-law)
Short term levy $2 600 x 2.4 spaces
Long term levy $4, 700 x 0 space
Total Standard Payment $6, 240
Cash-in-Lieu of Parking-Reduced Payment Calculation
2 spaces @ $1.00 per space -
$2.00
Approved
Cash-in-lieu of Parking Applications in Vicinity
225
Preston St
Cash-in-Lieu
for 9 spaces
CONSULTATION DETAILS DOCUMENT
3
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 Cash-in-lieu of Parking
applications.
PUBLIC COMMENTS
One phone call was received as a result of the public notification. The proponent indicated that the Department should not be processing the Cash-in-Lieu of Parking application since the City was prosecuting the Owner for constructing the addition without the benefit of a building permit.
Response
The Department is required, under the Planning Act, to process an application when it has been submitted to the municipality. The Owner is required to obtain a building permit which is a separate process.
COUNCILLOR’S COMMENTS
Councillor Diane Holmes is aware of the application.