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4.
ZONING – 84 sherbrooke
avenue ZONAGE - 84, avenue sherbrooke |
Committee recommendation
(This application is subject
to Bill 51)
That Council approve an amendment to the former City of Ottawa Zoning By-law to change the zoning of 84 Sherbrooke Avenue from CL4, Local Commercial, to CL4 with a site specific exception as detailed in Document 2.
Recommandation du Comité
(Cette demande est
assujettie au Règlement 51)
Que le Conseil approuve une
modification au Règlement de zonage de l’ancienne Ville d’Ottawa afin de
changer la désignation de zonage du 84, avenue Sherbrooke de CL4, zone de
commerces locaux, à CL4 assorti d’une exception spécifique à l’emplacement en
vue de permettre une utilisation de bureaux, comme il est expliqué en détail
dans le Document 2.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 28 December 2007 (ACS2008-PTE-PLA-0018).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
28 December 2007/ le 28 décembre 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 change the zoning of 84 Sherbrooke Avenue from CL4, Local Commercial, to CL4 with a site specific exception 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 désignation de zonage du
84, avenue Sherbrooke de CL4, zone de commerces locaux, à CL4 assorti d’une
exception spécifique à l’emplacement en vue de permettre une utilisation
de bureaux, comme il est expliqué en détail dans le Document 2.
BACKGROUND
The
property, 84 Sherbrooke Avenue, is located at the southwest corner of Gladstone
and Sherbrooke Avenues. On a broader
context, the site is located to the north of the 417 Highway, south of
Wellington Street, and east of Parkdale Avenue. Gladstone Avenue is a two-lane major collector with no on-street
parking.
Gladstone
Avenue contains mainly residential uses with a mix of institutional uses
(church and school), and small pockets of commercial uses comprising of
convenience stores and automotive repair shops.
The
site is currently occupied by a two-storey mixed-use building consisting of a
convenience store on the ground floor and two dwelling units located on the
second floor. The entrance to the convenience store is located at the corner of
the Gladstone and Sherbrooke Avenue intersection, whereas the entrance to the
residential dwelling units fronts onto Gladstone Avenue. Three surface parking
spaces occupy the western portion of the site and are accessed from Gladstone
Avenue.
The
surrounding uses include low profile residential buildings to the south and
west, a mixed-use building and vacant land to the north, across Gladstone
Avenue, and an automotive repair business to the east, across Sherbrooke
Avenue.
Purpose of Zoning Amendment
The
site is currently zoned CL4, Local Commercial Zone, which permits a range of
residential uses and specific commercial uses such as repair shop, personal
service business, convenience store, laudromat. The commercial uses are only permitted on the ground floor and
may not be in excess of 200 square metres in gross floor area. The applicant is requesting that the
property be rezoned to CL4, Local Commercial Zone with an exception, to permit
a 97.5-square metre general office, to be used by a professional, on the ground
floor of the existing mixed-use building.
DISCUSSION
The
subject property is designated "General Urban Area". Lands located within this designation are to
contain a broad range of uses to facilitate the development of complete and
sustainable communities. Uses will
include a range of housing types, employment, retail, services, cultural,
institutional etc. 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. Commercial
uses which serve wider parts of the city will be located at the edge of a
neighbourhood and along major roads.
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
proposed Zoning By-law amendment will allow for an office use on the ground
floor of an existing mixed-use building which satisfies the Official Plan's
goals and objectives of the General Urban Area. The proposal will provide for a locally oriented professional
service within walking distance of a residential community and foster
pedestrian environment. The proposed
use will be located along a collector road, Gladstone Avenue that currently
accommodates a mix of residential uses and non-residential uses.
The residential component of the existing building will be maintained and will, therefore, be compatible with the surrounding residential neighbourhood.
Policies in Section 4.11 further direct that
uses intended to contribute to supporting neighborhood services be of a scale
appropriate to the needs and character of the area. Section 4.11 also sets out policies to provide for having
adequate parking available to support uses so as to not unduly impact adjacent
areas. The proposed 97.5 square metre
office use will be located on the ground floor, within the space that is
presently occupied by a convenience store.
Given that the ground floor of the existing building has been a
commercial use for over 50 years and that no exterior additions are
proposed, the impact on the abutting residential community will be
minimal.
Parking for
the proposed office use and the existing dwelling units will be provided
on-site as per the Zoning By-law requirement.
No negative impact pertaining to traffic or on-street parking on the
adjacent residential streets is anticipated.
In addition, the subject property fronts onto a major collector,
Gladstone Avenue, and is in proximity to arterial roads which are well served
by existing public transit system. The
proposed office use will have the opportunity to take advantage of the existing
public transit which offers an alternate mode of transportation and is less
automobile-dependant.
Conclusion
The Department is satisfied that the proposed Zoning By-law amendment complies with
the policy directives of the Official Plan for "General Urban
Area". The proposal, to permit an
office for professional uses, in addition to the permitted commercial uses,
will provide for an additional use, which has the potential to serve the local
community. In addition, the existing residential dwellings units will be
retained and continue to occupy the upper floor of the existing building. The subject property is located along a
major collector road and is currently zoned to allow for commercial uses. Parking for the proposed office use will be
provided on-site. Given the proposed
size of the office, it is anticipated that there will minimal impact on the
abutting residential neighbourhood.
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. A total of four comments were received as a result of the public notification. The concerns raised are discussed in Document 3.
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
Document 3 Consultation Details
DISPOSITION
City Clerk’s Branch, Council and Committee
Services to notify the owner, Fouad and Ralph Ghadban, 84 Sherbrooke Avenue,
Ottawa, K1Y 1R9), applicant, Robin Doull, 612-225 Metcalfe Street Ottawa, K2P 1P9, 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.
LOCATION MAP DOCUMENT
1
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
The lands identified on Document 1 attached to this report are rezoned from CL4 to CL4[XX] to allow office use as an additional permitted use.
CONSULTATION DETAILS DOCUMENT
3
NOTIFICATION AND CONSULTATION
PROCESS
Notification and public consultation
was undertaken in accordance with the Public Notification and Consultation
Policy approved by City Council for Zoning By-law amendments. No public meetings were held in the
community. Four responses were received as a result of the public notification,
three of which were in support of the proposal.
PUBLIC COMMENTS
The expressed concerns regarding the proposed development include the following:
1. The proposed office use will generate additional parking. Gladstone and Sherbrooke Avenue cannot accommodate any additional parking.
2. The office use will be an asset to our community.
3. The proposed amendment will have a positive impact on the improvement of this community.
Response
- The proposal will retain the existing residential dwelling units located on the second floor. The office use will occupy approximately 97.5 square metres in area on the ground floor of the existing building. Parking for the proposed office use and the existing residential dwelling units will be provided on-site as per the Zoning By-law requirement. As the parking requirement for an office use is less than for a convenience store, the Department is of the opinion that the proposal will have a minimal impact on the adjacent residential streets.
COUNCILLOR’S COMMENTS
Councillor Christine Leadman is aware of the application.