3. ZONING – 201 LEBRETON STREET
ZONAGE – 201, RUE LEBRETON
(This matter is Subject to Bill 51)
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 201 LeBreton Street from Minor Institutional (I1A) and Residential Fourth Density (R4T) to a Minor Institutional (I1A) exception zone to permit minor institutional and ancillary uses, as detailed in Document 2 and as shown in Document 1.
Recommandation DU Comité
(Cette question est assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage 2008-250 de la Ville d’Ottawa afin de changer le zonage du 201, rue Lebreton de Zone de petites institutions (I1A) et de Zone résidentielle de densité 4 (R4T) à Zone de petites institutions (I1A) assortie d’une exception en vue de permettre des utilisations accessoires et institutionnelles mineures, comme il est expliqué en détail dans le document 2 et indiqué dans le document 1.
1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 27 September 2011 (ACS2011-ICS-PGM-203).
Report to/Rapport au :
Comité de l'urbanisme
and Council / et au Conseil
27 September 2011 / le 27 septembre 2011
Contact Person/Personne-ressource : Richard Kilstrom, Acting Manager/
Gestionnaire intérimaire, Development Review-Urban Services, Inner Core/Examen des projets d'aménagement-Services urbains, Unité du Centre intérieur
Planning and Growth Management/Urbanisme et Gestion de la croissance
(613) 580-2424, 22379 Richard.Kilstrom@ottawa.ca
That the recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 201 LeBreton Street from Minor Institutional (I1A) and Residential Fourth Density (R4T) to a Minor Institutional (I1A) exception zone to permit minor institutional and ancillary uses, as detailed in Document 2 and as shown in Document 1.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 de la Ville d’Ottawa afin de changer le zonage du 201, rue Lebreton de Zone de petites institutions (I1A) et de Zone résidentielle de densité 4 (R4T) à Zone de petites institutions (I1A) assortie d’une exception en vue de permettre des utilisations accessoires et institutionnelles mineures, comme il est expliqué en détail dans le document 2 et indiqué dans le document 1.
The subject property is located on the southeast corner of LeBreton Street North and Louisa Street. The property is a total of approximately 1,583 m2 and is currently occupied by a place of worship, a parking lot and a building used for accessory purposes to the place of worship. To the east is a three-storey institutional building while the remainder of the area is predominantly by single-detached dwellings.
The existing dwelling located next to the place of worship was originally constructed as a residential dwelling containing three units. The applicant has indicated that since 1998, the building has been used for accessory purposes to the place of worship. The applicant intends to demolish the building adjacent to the place of worship and construct a new building that will provide a residence for the priest as well as accessory church uses. The new building is intended to be attached to the existing church. The land where the building to be demolished is currently located within the Residential Fourth Density (R4T) zone and does not permit accessory uses to a place of worship. The new zoning will apply to the entire property.
The City’s Official Plan designates the subject property as General Urban Area. Lands having this designation are intended to support the establishment of a broad mix of uses within existing neighbourhoods, including various forms of residential dwellings and services to meet the needs of the community, both local and from across the city. The proposed rezoning will allow for a residence and uses associated with a place of worship, which will provide a low density residence that is similar to those existing in the area, as well as uses that will enhance the service provided by the place of worship.
In addition to the Official Plan policies relating to General Urban Areas, the Official Plan also has policies relating to compatibility. While many of these are more specific to Site Plan Control applications, policies contained in Section 4.11 are pertinent to rezoning applications. These include consideration of traffic, parking and sun/shadow impacts. As the existing building is currently occupied by uses supporting the place of worship and the traffic impact of these is already occurring in the neighbourhood, it is not expected that the proposed rezoning will result in a significant additional impact on the surrounding properties. With respect to parking, the applicant will be providing the amount required by the Zoning By-law on-site. As well, there is not expected to be significant sun/shadow impacts on the surrounding land uses as the building height will be very similar to that of the existing building, which is compatible with the surrounding uses.
The proposed zoning will allow for the entire property owned by the applicant to have the same zoning. Currently, the small sliver of Residential Fourth Density zoning on this side of the street does not represent the current use of the property; and given the Minor Institutional Zoning surrounding it to the east and west, it is more representative of an anomaly. The proposed zoning, while enabling a new development on the street, will legalize the use of the property and consolidate the services provided by the place of worship.
The building currently on the property has an easterly interior side yard of 0.39 to 0.316 metres, which is legal non-complying with the current R4T zoning. The (I1A) Minor Institutional Zoning requires a side yard setback of 7.5 metres. The applicant is requesting that the new building be allowed to have an interior side yard between 0.367 metres and 0.510 metres. As the proposed new building will have a form and massing similar to existing building and will be primarily constructed in the same location, the Department concurs with the applicant’s request. The new building’s height and massing is similar to the existing dwelling and the proposed building is not expected to have a negative impact on the place of worship or the adjacent building to the east.
As part of their rezoning and complementary Site Plan application, the applicant has indicated that some of the uses that will take place in the new proposed building are an archive and a library. As well, the residential portion of the property will have a dwelling unit, as opposed to just rooming units. As a dwelling unit, a library and an archive are not accessory to all places of worship and have been permitted as specific uses for places of worship in the past, the Department is recommending that these uses be identified and allowed in the exception that is applying to the property.
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. No public meetings were also held in the community. One comment in favour of the proposal was received as a result of the Public Notification Process.
Councillor Diane Holmes provided the following comments:
I support this proposal to remove the existing house and replace it with a new accessory use building for the church, by re-zoning from R4 to Minor Institutional – which is the current zoning for the balance of the church property.
I understand that the new building will be partially residential as well, by providing dwelling for the priests. The new building, which will be attached to the church, will provide needed ancillary spaces, better accessibility, and it is architecturally compatible with the church.
There are no legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
Ensuring that new growth is integrated seamlessly with established communities.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5, 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
1. The Zoning Map of By-law No. 2008-250 is to be amended by rezoning the land from R4T and I1A to I1A[xxxx], as shown on Document 1.
2. A new exception will be added to Section 239 of By-law No. 2008-250 including the following:
Further permitted uses:
- dwelling unit
- required minimum easterly interior side yard setback of 0.35 metres
- despite the definition of library, a library includes a private library and archives