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5.
ZONING - 150 ISABELLA STREET ZONAGE - 150, RUE
ISABELLA |
Committee recommendation
That Council approve an amendment to the
former City of Ottawa Zoning By-law to modify the General Commercial CG9 [441]
F(3.3) Sch 35 and 36 zone applying to 150 Isabella Street as detailed in
Document 2.
Recommandation du Comité
Que le Conseil approuve une modification au Règlement de
zonage de l’ancienne Ville d’Ottawa afin de changer la zone commerciale
générale CG9 [441] F(3.3) Sch 35 et 36 qui régit le 150, rue Isabella, tel
qu’il est expliqué en détail dans le document 2.
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
07 January 2007 (ACS2007-PTE-APR-0055).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
07 January 2007 / le 07 janvier 2007
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/
Directrice municipale adjointe
Planning, Transit and the Environment/ Urbanisme,
Transport en commun et Environnement
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former City of Ottawa Zoning By-law to modify the General Commercial CG9 [441] F(3.3) Sch 35 and 36 zone applying to 150 Isabella Street as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de
zonage de l’ancienne Ville d’Ottawa afin de changer la zone commerciale
générale CG9 [441] F(3.3) Sch 35 et 36 qui régit le 150, rue Isabella, tel
qu’il est expliqué en détail dans le document 2.
BACKGROUND
The
subject property, 150 Isabella Street, is located at the southwest corner of
Isabella and O'Connor Streets, north of Pretoria Street. A 13-storey office building with at-grade
commercial uses and a two-storey commercial annex presently occupy the
site. Abutting to the south is a mix of
low profile residential buildings, including single-detached, triplex and
apartments. Adjacent to the east, across
O'Connor Street are one-storey commerical buildings.
North,
across Isabella Street, is Highway 417, and located immediately to the west of
the site is a surface parking lot and commercial buildings.
Purpose of Zoning Amendment
The applicant is requesting permission to add a specialty dental office (specializing in endodontistry) to accommodate two practising dentists on the ground floor of the existing commercial building and to provide parking for this use at the rate set out in the Zoning By-law for a general office use. The existing Zoning By-law zones this site CG9[441] F(3.3) – a General Commercial Zone. The intent of the CG Zone is to permit a mix of commercial and residential uses. The CG9 zone only permits a select number of commercial uses. Exception [441] allows a dwelling unit as a permitted use and limits the height and yard setbacks. A dental office is not listed as a permitted use.
DISCUSSION
Official
Plan
The
City Council Approved Official Plan designates the subject property as
"General Urban Area". Lands
located within this designation are to contain a broad range of uses. The policies pertaining to non-residential
uses are divided into two categories: commercial uses intended to provide for
the everyday needs of the residents, such as locally-oriented retail and
service uses, and uses that serve a broader area. The intent of the policies is to protect the character of
residential neighbourhoods and to mitigate any possible impacts that non-residential
uses may have on residential areas.
The
subject property is located on the edge of the residential community along a
major arterial in proximity to the O'Connor Street, and Highway 417
interchange. The proposed dental office
will provide a speciality dental service (endodontistry) to the adjacent
residential community and beyond. Commercial uses which will serve a broader
area are to be located along a rapid transit system, an arterial or a collector
road.
The proposed dental office will be accessed from Isabella Street. Parking for the proposed use will be provided on-site as per the Zoning By-law requirement for a general office use. Given the specialized nature of the dental service, providing parking consistent with that required for a general office is considered adequate to serve the dental office. In this regard, unlike a typical dental facility where hygenists are employeed along with the dentist and where several patients would beserved at any given time, only one patient per dentist would be served at any one time in the proposed dental office. The total number of patients would be limited to a few patients a day given the time that would be required for the procedures that will be offered. Consequently, no negative impact pertaining to traffic or on-street parking is anticipated on the residential neighbourhood to the south.
The
proposed Zoning By-law amendment complies with policy directives of the
Official Plan for non-residential uses in the General Urban Area. The subject property is at the edge of the
residential neighbourhood and is located along an arterial road. The property is currently zoned to allow for
some commercial uses.
Parking
for the proposed use will be provided on-site.
Given the nature of the dental facility, visitors to the office would be
limited and there will be no additional employees such as hygenists as is
typical for mainstream dental offices. It is the Department's position that the
proposed parking calculation will satisfy the needs of the proposed dental
facility and will not cause a negative impact on the abutting residential
neighbourhood to the south.
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.The Ward Councillor is aware of this application and the staff recommendation. The City did not receive any negative comments or opposition to this application.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-law amendment
applications.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details
of Recommended zoning
DISPOSITION
Corporate Services Department, City Clerk’s
Branch, Secretariat Services to notify the owner, Metcalfe Realty Company Limited, 2700 Queensview
Drive, Ottawa, K2B 8H6 Attention: Jan W. Haubrich), applicant, Brazeau Seller, 750-55 Metcalfe Street, Ottawa, K1P
6L5 Attention: Fred Cogan), OttawaScene.com,
174 Colonnade Road, Unit #33, Ottawa, ON
K2E 7J5,
Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail
Code: 26-76) of City Council’s
decision.
Planning, Transit and the Environment
Department to prepare the implementing by-law, forward to Legal Services Branch
and undertake the statutory notification.
Corporate Services Department, Legal Services
Branch to forward the implementing by-law to City Council
LOCATION MAP DOCUMENT
1
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
The General Commercial CG [441] F(3.3) Sch. 35 and 36 zone applying to 150 Isabella Street as shown on Document 1 is modified by adding the following exception provisions:
1. A specialty dental facility is a permitted use at 150 Isabella Street.
2. A specialty dental facility is limited to providing endodontistry services with no hygienist services and where no more than two practising dentists are engaged in the practice.
3. Parking for the dental facility as permitted by 1. and 2. above shall be provided at a rate of one parking space per 135 square metres of gross floor area.