5. ZONING - 683 BRONSON AVENUE ZONAGE - 683, AVENUE BRONSON |
Committee recommendationS AS
AMENDED
(This application
is subject to Bill 51)
That Council approve an amendment to the former City of Ottwa Zoning By-law to
change the zoning of 683 Bronson Avenue from R5C, Low Rise Apartment zone to
CN, Neighbourhood Linear Commercial zone with a site specific exception to
permit a restaurant full-service, as shown in Document 1, and detailed in
Document 2.
That the rezoning report for 683
Bronson Avenue be amended as follows:
Under the heading DETAILS OF RECOMMENDED ZONING in
Document 2;
(a) Item
3 is deleted and replaced with the following:
Table
298 shall not apply and the zone regulations as they relate to the existing
building therein are replaced with what existed on the lot on the day of the
passing of the by-law.
(b) Under the heading DETAILS OF RECOMMENDED ZONING
in Document 2, the following shall be included:
5. Section
29(2) and Section 31 shall not apply, and an outdoor patio shall be permitted
along Bronson Avenue.
And
that no further notice be given under Section 34. (17) of the Planning Act.
RecommandationS modifiÉeS du Comité
(Cette demande est assujettie
au projet de loi 51)
Que le Conseil approuve une
modification au Règlement de zonage de l’ancienne Ville d’Ottawa visant à faire
passer la désignation de zonage de la propriété située au 683, avenue Bronson,
de R5C (zone d’immeubles d’habitation de faible hauteur) à CN (zone de rue
commerçante de quartier) avec une exception particulière visant à permettre un
restaurant à service complet, comme l’illustre le document 1 et le précise le
document 2.
Que le rapport sur le rezonage du 683, avenue
Bronson soit modifié comme suit :
(a) dans la section portant sur les
DÉTAILS DU ZONAGE RECOMMANDÉ du document 2, le point 3 est remplacé par ce qui
suit :
« Le tableau 298 ne s'applique pas et les
règlements de zonage qu'il contient, en ce qu'ils concernent l'immeuble
existant, sont remplacés par ceux qui s'appliquaient au terrain en question le
jour de l'adoption du Règlement municipal. »;
(b) dans
la section portant sur les DÉTAILS DU ZONAGE RECOMMANDÉ du document 2, le point
suivant est ajouté :
5. Le paragraphe 29(2) et l'article 31
ne s'applique pas, et une terrasse donnant sur l'avenue Bronson est autorisée.
Qu'aucun autre avis ne sera donné en
vertu du paragraphe 34 (17) de la Loi sur l'aménagement du territoire.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated
11 May 2007 (ACS2007-PTE-APR-0105).
2. Extract of Draft Minutes, 22 May 2007.
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
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
SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former City of Ottwa Zoning By-law to change the zoning of 683 Bronson Avenue from R5C, Low Rise Apartment zone to CN, Neighbourhood Linear Commercial zone with a site specific exception to permit a restaurant full-service, as shown in Document 1, and detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement
recommande au Conseil d’approuver une modification au Règlement de zonage de
l’ancienne Ville d’Ottawa visant à faire passer la désignation de zonage de la
propriété située au 683, avenue Bronson, de R5C (zone d’immeubles d’habitation
de faible hauteur) à CN (zone de rue commerçante de quartier) avec une
exception particulière visant à permettre un restaurant à service complet,
comme l’illustre le document 1 et le précise le document 2.
BACKGROUND
The
subject site is located on the east side of Bronson Avenue, south of Powell
Avenue and north of Clemow Avenue. The subject site has a 14-metre frontage along Bronson Avenue and
a lot area of approximately 240 square metres.
On a broader context, the site is located south
of the Queensway, and along Bronson Avenue, which is an arterial road. Abutting the property immediately to the
north and northeast are low-density residential dwellings. Abutting immediately
to the south is a four-storey apartment building. Across Bronson Avenue is an apartment/condominium complex, which
occupies the entire block between Powell Avenue and Clemow Avenue. The uses located along Bronson Avenue are a
mix of commercial, retail and restaurants, and residential uses.
The subject property is currently zoned a
Residential R5C, Low Rise Apartment zone, which permits medium density
residential uses. The subject site is
currently occupied by a one-storey, 141 square metre full-service
restaurant. The existing building had
been previously used as a retail business since the early 1950s. The retail
use, although not permitted in the residential zoning designation, enjoyed a
legal non-conforming right. In 2004, the
Owner changed the use from retail to restaurant without the required municipal
approvals. In doing so, the Owner lost
all non-confirming rights related to retail use.
The purpose of this application is to permit a
full-service restaurant at 683 Bronson Avenue.
The applicant is requesting that the subject
property be rezoned to a CN, Neighbourhood Linear Commercial Zone with an
exception, to legalize the existing
full service restaurant. The proposed exception would modify the general
provisions pertaining to parking and yards to accommodate the proposed use and
the existing building.
DISCUSSION
Official Plan
The subject property is designated
Traditional Mainstreet on Schedule “B” Urban Policy Plan of the Official Plan.
The Mainstreet designation encourages more compact, mixed-use, pedestrian
oriented development patterns, which is sensitive to the surrounding
neighbourhoods. These streets shall
function as a mixed corridor with the ability to provide for a range of goods
and services for neighbouring communities and beyond. Intensification will
continue to focus on nodes and corridors to support the public transit system,
to create a community focus, to allow for minimum travel and to minimize
disruption in existing stable neighbourhoods.
In addition, buildings located along Traditional Mainstreets shall be
located close to the street.
The proposed development satisfies the Official Plan’s goals and objectives of Traditional Mainstreets designation, as it will provide for a locally oriented service within walking distance of a residential community.
More importantly the Zoning By-law amendment will further advance the Plan’s goals and objectives for Traditional Mainstreets as it will encourage intensification and mixed-uses developments along arterial roads. The proposed zoning amendment will foster and promote a pedestrian oriented environment and contribute to the physical and social character of the neighbourhood over time. The subject property fronts onto Bronson Avenue, an arterial road, which is well served by existing transit system. The proposed restaurant and future mixed-use developments will have the opportunity to take advantage of the existing public transit along Bronson Avenue.
Development proposals on Traditional Mainstreets are evaluated in the context of the policies in the Design Objectives and Principles, Section 2.5.1 and the Compatibility policies of Section 4.11.
Details of Proposed Zoning By-law
The Department is recommending that the
property be rezoned to a CN, Neighbourhood Linear Commercial Zone, as this
zoning designation better implements the Official Plan policies pertaining to
Traditional Mainstreets. The zoning
detail pertaining to the parking count and the driveway width reflects the
existing on-site parking situation. The
Department is of the opinion that given the proposed use is close to the
residential neighbourhood and that the property abuts a road, which is well
served by public transportation, the amendment to the parking requirements is
acceptable. It is anticipated that the
clientele of the proposed development will be within walking distance of the
site and will therefore be pedestrian oriented.
The Department is currently reviewing a Site
Plan Control application.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of this application and the staff recommendation.
FINANCIAL IMPLICATIONS
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
Document 3 Consultation
Details
City Clerk’s Branch, Secretariat Services to
notify the owner, Michael Paravan, 504 Donald Street, Ottawa, Ontario,
K1K 1L1), applicant, FoTenn Consultants Inc., 223 McLeod Street,
K2P 0Z8), 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.
Legal Services Branch to forward the
implementing by-law to City Council.
DOCUMENT 2
DETAILS OF RECOMMENDED ZONING
Notwithstanding anything to the contrary in By-law 93-98 the following site specific requirements shall apply to the subject property:
1. One parking space shall be required for a commercial building having a maximum gross floor area of 145 square metres.
2. The minimum driveway width shall be 3.0 metres.
3. Table 298 shall not apply and the zone regulations therein are replaced with what existed on the lot on the day of the passing of the by-law.
4. Section 20 shall not apply.
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 Zoning By-law amendments. A total of
10 enquiries requesting additional information and two written comments
objecting to the proposal were received as a result of the public notification.
PUBLIC COMMENTS
The expressed concerns regarding the proposed development include the following:
1. The existing sign has a negative impact on the quality of life on the abutting residential community.
Response
The Owner will be required to obtain a sign permit to legitimize the existing sign. All signage must comply with the City of Ottawa’s Sign By-law.
2. The outdoor storage of wood in the front of the building is unsightly.
Response
Outdoor storage in the proposed zoning is not permitted and the wood must be stored inside the building.
3. The wood-burning smoke emitting from the restaurant is a nuisance and affects the abutting residential neighbourhood.
Response
The smoke caused by wood burning stove, which is not unlike wood burning stoves within private homes, cannot be regulated under the Zoning By-law.
4. Since the restaurant has opened there has been an increase in the number of cars parked on Powell Avenue, and as a result the residents of Powell Avenue cannot find parking on the street. I anticipate that traffic will increase as a result of this restaurant use.
Response
The restaurant is approximately 150 square metres in area and contains a total of eight tables. Given the size of the restaurant and since the site is located along an arterial road which is well serviced by public transit and at the edge of a residential community, staff are of the opinion that the traffic and parking impact on the abutting street will be minimal.
5. We fear that there will be an increase in the noise caused by patrons leaving the restaurant late at night.
Response
The City of Ottawa’s Noise By-law will regulate the possible noise generated by the restaurant use.
COUNCILLOR’S COMMENTS
Councillor Clive Doucet is aware of the application.
ZONING -
683 BRONSON AVENUE
ZONAGE - 683, AVENUE
BRONSON
ACS2007-PTE-APR-0105 CAPITAL 17
(This
application is subject to Bill 51)
Ms. Natalie Hugues, of FoTenn Consultants, appeared on behalf of the proponent, to request the addition of a provision to permit the existing outdoor patio. She advised that, further to discussions with staff, it was agreed that this would be resolved through other means.
The Committee was further advised that the following technical amendment was required:
That the rezoning report for
683 Bronson Avenue be amended as follows:
Under the heading DETAILS OF RECOMMENDED ZONING in
Document 2;
Item 3 is deleted and replaced with the following:
Table 298 shall not apply and the zone regulations as they relate to
the existing building therein are replaced with what existed on the lot on the
day of the passing of the by-law.
And that no further notice be given under Section 34. (17) of the Planning
Act.
CARRIED
In reply to questions from Councillor Diane Holmes, Ms. Stacey Ferrara, Legal Counsel, advised that the Committee of Adjustment compose conditions related to nuisance through sound and hours of operation.
The Committee Chair, Peter Hume, requested that staff provide the appropriate wording for the resolution of the patio issue prior to this report rising to Council.
The Committee then approved the report recommendation, as amended by the foregoing.
That the
Planning and Environment Committee recommend Council approve an amendment to
the former City of Ottawa Zoning By-law to change the zoning of 683 Bronson
Avenue from R5C, Low Rise Apartment zone to CN, Neighbourhood Linear Commercial
zone with a site specific exception to permit a restaurant full-service, as
shown in Document 1, and detailed in Document 2.
CARRIED
as amended