1. ZONING - 1014 MAITLAND AVENUE
ZONAGE - 1014, AVENUE MAITLAND
(This matter is subject to Bill 51)
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 1014 Maitland Avenue from R2F – Residential Second Density, Subzone F to R2F[***] Residential Second Density Special Exception, Subzone F, as shown in Document 1 and detailed in Document 2.
Recommandation DU Comité
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 1014, avenue Maitland de R2F – Zone résidentielle de densité 2, sous-zone F, à R2F[***] – Zone résidentielle de densité 2 assortie d’une exception spéciale, sous-zone F, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 3 December 2009 (ACS2010-ICS-PGM-0002).
That the recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 1014 Maitland Avenue from R2F – Residential Second Density, Subzone F to R2F[***] Residential Second Density Special Exception, Subzone F, as shown in Document 1 and detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 1014, avenue Maitland de R2F – Zone résidentielle de densité 2, sous-zone F, à R2F[***] – Zone résidentielle de densité 2 assortie d’une exception spéciale, sous-zone F, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
The subject property is located on the west side of Maitland Avenue south of the Queensway as shown in Document 1. The property is a double lot with an existing detached dwelling located on the southerly portion of the lot, with the northerly lot being vacant. The property has an area of 0.28 acres (1152 square metres) and a frontage of 60 metres. The existing detached dwelling is accessed by one driveway.
The surrounding area consists of a variety of zones and existing uses. Abutting the site to the north is vacant undeveloped land that is zoned O1 – Parks and Open Space. Lands to the east across Maitland Avenue are zoned IL – Light Industrial. Abutting the property to the west and south is a residential area zoned R2F – Residential Second Density Zone. This area contains a variety of residential forms including detached and semi detached dwellings.
The application proposes a site specific amendment to the existing R2F – Residential Second Density, Subzone F to create a special exception zone which will allow a “medical facility” and “office” as additional permitted uses. The additional permitted uses would be limited to the footprint of the existing detached dwelling. It is proposed to convert the existing detached dwelling into the new medical facility.
The subject property is currently zoned R2F – Residential Second Density, Subzone F. The R2F subzone does not permit a medical facility or an office and as a result an amendment is required. The R2F zone permits limited residential uses such as a detached dwelling and semi-detached dwelling along with uses such as a home-based business, home-based daycare, diplomatic mission and bed and breakfast.
The Zoning By-law amendment is required to allow for a medical facility and office to be permitted as additional site-specific uses, to be limited to the existing building on the property. The application proposes to maintain the parent residential zoning on the subject property while introducing a site-specific exception. The existing performance standards set out in the parent R2F subzone would be maintained.
The subject property is designated as General Urban Area in the Official Plan. The General Urban Area permits the development of a full range of housing choices in combination with conveniently located employment, retail and service uses to facilitate the development of sustainable communities. The General Urban Area permits uses that may generate traffic, and directs these to locations along arterial roads, and at the perimeter of, or isolated from established residential neighbourhoods. Also, uses that serve wider parts of the city are to be located at the edges of neighbourhoods where the needs of such uses can be better met and controlled with respect to issues such as access and public transit.
The proposed medical facility will be limited in size to the existing dwelling. As a result, the traffic generated from staff and visitors is expected to be minor. Being located along an arterial road, this traffic will not impact the adjacent residential area. As the subject property is located at the edge of an existing neighbourhood the location of the proposed medical facility is appropriate with respect to the intent of Policies 18.104.22.168 a) and b). Further, the site is accessible for clients who may not reside in the area due to the proximity of the Queensway and public transit routes.
The proposed medical facility will not require any physical changes to the exterior of the building which would remove its residential character. As a result, there are no concerns with the proposal in the context of the City’s Design Objectives as set out in Section 2.5.1. Also, there are no concerns with the proposal in the context of the considerations set out in Section 4.11 to assess compatibility.
The conversion of the existing dwelling into a medical facility will introduce a small parking area on the vacant portion of the site to accommodate staff and visitors. The construction of this parking area in not expected to create any potential negative impacts as the existing dwelling will buffer residential units to the south along Maitland Avenue, and there are no sensitive land uses to the north along Maitland Avenue. There is an existing wood fence and vegetation along the western property limit that abuts an existing parking area to the immediate west.
In summary, the proposed Zoning By-law amendment will establish a compatible modified residential zone that respects the built context and character of the surrounding area along Maitland Avenue. The proposed conversion/development of the existing building is not expected to create any undue adverse impacts to the community.
The proposed Zoning By-law Amendment would rezone the property from “Residential Second Density, Subzone F” R2F to “Residential Second Density, Subzone F” R2F[Special Exception - ***] Zone. The new Special Exception would allow for a medical facility and office as permitted uses in addition to the “Residential Second Density, Subzone F” R2F permitted uses. The additional permitted uses would be limited to the existing building.
Staff supports the amendment, as the proposed use is considered compatible with the area and building as per the policies of the Official Plan.
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The City did receive comments in opposition to this application in the from of a letter from the Copeland Park Community Alliance, as well as two additional letters from the public. A summary of the issues raised and a staff response is found in Document 3 of the report.
COMMENTS BY THE WARD COUNCILLOR(S)
The Ward Councillor is aware of this application and the staff recommendation.
There are no legal/risk management implications associated with this report.
CITY STRATEGIC PLAN
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Development Concept
Document 4 Consultation Details
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, 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 and Growth Management to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed Changes to the Comprehensive Zoning By-law
That the property known municipally as 1014 Maitland Avenue will be rezoned from “Residential Second Density, Subzone F” R2F to an “Residential Second Density, Subzone F” R2F[***] exception zone.
The exception will set out provisions similar in effect to the following:
Additional Permitted Uses:
· Medical Facility
The additional permitted uses of a “Medical Facility” and “Office” shall be limited to the existing building.
DEVELOPMENT CONCEPT DOCUMENT 3
CONSULTATION DETAILS DOCUMENT 4
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. Four letters were received in response to the public circulation including one comment from the Copeland Park Community Alliance.
SUMMARY OF PUBLIC INPUT
1. Concerns were raised with respect to the impact on property values should the application be approved.
Staff have received no additional information to support or refute this concern.
2. Concerns were raised with respect to the ability of staff and visitors to safely enter and exit the site, as today there only is single driveway accessing the property.
It is the intent of the applicant to develop the northern portion of the property which is currently vacant as a parking area for staff and visitors. Through the redesign of the property there will be room for the site to be designed in a manner so that cars would not be required to reverse out onto Maitland Avenue. A concept plan of the development of the site is shown on Document 3.
3. A comment was made regarding the impact on properties along Maitland Avenue over time as a result of the road widenings. A request was made to include two additional properties, 1018 and 1022 as well.
The additional properties and 1018 and 1022 Maitland Avenue have not been identified for consideration within the subject lands of the application currently before Committee and Council.
COMMUNITY ORGANIZATION COMMENTS
Concerns were raised with respect to traffic safety issues due to the location of the subject property to the Maitland interchange with the Queensway and an increase in traffic along Maitland due to the eventual redevelopment of the Laurentian High School property. As well, concerns were raised with the precedent which would be set should the application be approved.
As aforementioned, it is the intent of the Owner to develop the vacant portion of the site as an area for staff and visitor parking as shown on Document 3. The parking area is to be designed in such a manner that vehicles will exit the site in a forward movement thereby eliminating the need to reverse onto Maitland Avenue which currently is the case for a majority of properties along the east side of Maitland Avenue.
With respect to the potential for this application to set a precedent for future development in the area, each planning application received is accessed on its individual merit versus the applicable land use planning policies and regulations in place at that time.