1. ZONING – 5582 MANOTICK MAIN STREET
ZONAGE – 5582, RUE MANOTICK MAIN
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 5582 Manotick Main Street from Village Residential First Density, Subzone P (V1P) to Village Residential First Density, Subzone P Exception [XXXr] (V1P[XXXr]) as shown in Document 1 and as detailed in Document 3.
Que le Conseil approuve une modification au Règlement de zonage 2008-250 en vue de faire passer le zonage du 5582, rue Manotick Main de Zone résidentielle de village de densité 1, sous-zone P (V1P) à Zone résidentielle de village de densité 1, sous-zone P, dotée d’une exception [XXXr] V1P[XXXr], tel qu’illustré dans le document 1 et exposé en détail dans le document 3.
1. Deputy City Manager’s Report, Planning and Infrastructure Services dated 12 March 2012 (ACS2012-PAI-PGM-0089).
2. Extract of draft minutes, Agriculture and Rural Affairs Committee meeting of 5 April 2012.
That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 5582 Manotick Main Street from Village Residential First Density, Subzone P (V1P) to Village Residential First Density, Subzone P Exception [XXXr] (V1P[XXXr]) as shown in Document 1 and as detailed in Document 3.
RECOMMANDATION DU RAPPORT
Que le Comité de l’agriculture et des affaires rurales recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 en vue de faire passer le zonage du 5582, rue Manotick Main de Zone résidentielle de village de densité 1, sous-zone P (V1P) à Zone résidentielle de village de densité 1, sous-zone P, dotée d’une exception [XXXr] V1P[XXXr], tel qu’illustré dans le document 1 et exposé en détail dans le document 3.
The subject site is located in the Village of Manotick on the west side of Manotick Main Street, between Currier Street to the north and Eastman Avenue to the south. The property has an area of approximately 915 sq. m. and is currently occupied by a single family dwelling and detached garage.
The site is located along a streetscape that is characterized by a mix of single family dwellings, institutional, and home-based businesses. In the immediate area along Manotick Main is a mix of commercial retail with a commercial retail plaza to the west (rear) of the site.
The purpose of this amendment is to covert a two storey detached dwelling to a real estate office and to address compliance issues with respect to the by-law provisions.
The property is currently zoned Village Residential First Density, Subzone P (V1P) pursuant to Zoning By-law 2008-250. The VIP designation permits detached dwellings (low density) and includes uses such as bed and breakfast, community garden, detached dwelling, group home, home based business, home based daycare, park retirement home (converted), and secondary dwelling unit. It is noted that the property does not comply with today’s by-law provisions.
The applicant is requesting an amendment to Zoning By-law 2008-250 to rezone the lands from Village Residential First Density, Subzone P (V1P), to Village Residential First Density Exception [xxxr] V1P[xxxr]. The intent of the change is to add an office use to the current zone only; and therefore not impacting the ability of the property to return to a residential use. Further, the amendment will also address the non-compliance issues.
In accordance with the Official Plan, the subject site is located in the Village of Manotick, as illustrated on Schedule “A” Rural Policy Plan. The predominant land use in the Village designation is residential and allows a wide range of housing forms and modest employment opportunities in the form of commercial, tourism and small-scale development. The intensity and distribution of lands uses will be determined in the context of the Secondary and Community Design Plans.
Manotick Secondary Plan
The Secondary Plan provides detailed policies that state how the Village will develop. The subject site is designated Single Family and is located in proximity to the Village Core and is designated Single Family and Gateway.
The Village Core and its seven Character Areas are those areas defined on the "Village of Manotick Land Use Plan - Schedule A". This particular site is close to the Main Street Character Area and is adjacent to the Mews Character Area (shopping plaza). Located amongst a strip of single detached homes fronting onto Manotick Main Street, this area appears to be in somewhat of a transition. A number of these properties currently operate businesses (home-based) from their locations.
The Village Core and its Character Areas have been established to facilitate the application of the Plan's policies, in particular those policies relating to the location of commercial uses and multiple family housing. The Village Core, as a whole, encompasses the historic settlement and the collection of non-residential uses that have been randomly placed roughly at the geographic centre of the existing Village, and along Bridge Street. The Village Core, then, is that mixed use area at the centre of the Village that is surrounded by the comprehensively planned, residential neighbourhoods developed since 1950.
Section 184.108.40.206. of the Manotick Secondary Plan states that:
“The boundaries of the Village Core and its Character Areas are to be considered conceptual and are not to be interpreted to follow either individual property boundaries or the limits of particular land use zones as defined by the City of Ottawa Zoning By-law.
As a priority, specific boundaries for the outside limits of the Village Core are to be delineated through an amendment to the Zoning Bylaw. In the interim, this boundary is subject to interpretation to accommodate unique local conditions and circumstances. The boundaries of individual Character Areas are to remain conceptual and subject to interpretation”.
Approved in 2000, the Manotick Secondary plan is now in its twelfth year. Since that time a number of notable changes have transpired. The Village Core has been serviced and the Manotick Special Design Area and Minto’s Mahogany Community (Phase 1) have been approved for residential development. Over the next decade, an increase in demand for retail/business office space will certainly have an impact on the Village Core area.
The building is to be retained and there are no proposed additions or alterations that would change the character of the building with the exception of the addition of signage.
The frontage along Manotick Main Street will continue to be attractively landscaped to enhance the pedestrian-scaled environment.
The main pedestrian entrance for the building will be located off the existing driveway to the north. The majority of the parking will be located to the rear of the building with one space provided in the front.
Of note, the subject structure is identified as a building of interest on the heritage listings identified by the former Township of Rideau. To further enforce such interests, the Secondary Plan also requires that all new development within the Village Core be sensitive to, and respect, the historical character and existing scale of development within the Village Core.
In considering a request to rezone the property staff have taken into account the impacts in terms of adjacent land and their current uses and the policy direction of the Manotick Secondary Plan. It is clear that the boundaries of the core areas established by the plan can be considered to be conceptual where there are unique local conditions. That said, considering the uses that appear to be establishing along this main street frontage, the introduction of an office use to 5582 Manotick Main Street would have a negligible impact on its surroundings. As for heritage interests, any changes to the site will be addressed through the site plan approval process.
Staff recommends approval of the Zoning By-law amendment.
This Zoning By-law amendment is consistent with the Official Plan policies for the Village of Manotick.
Councillor Scott Moffatt is aware of the application.
There are no legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
There are no risk implications associated with this report.
There are no direct financial implications.
Accessibility impacts will be reviewed at the Site Plan Control stage.
There are no environmental implications associated with this report.
There are no direct technical implications associated with this report.
CITY STRATEGIC PLAN
The recommended Zoning By-law amendment aligns with the City Strategic Plan by preserving rural villages and ensuring that decisions affecting rural communities are made with input from the rural residents.
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments.
Document 1 Location and Zoning Key
Document 2 Consultation Details
Document 3 Details of recommended zoning
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 Infrastructure 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.
CONSULTATION DETAILS DOCUMENT 2
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.
PUBLIC COMMENTS SUMMARY
I understand that Remax is looking to move their location to this site from Bridge Street. I am concerned that not enough parking will be provided.
With regard to the re zoning at 5582 Main St; I live in close proximity and want to enquire as to what the impact is if this re-zoning proposal goes through. Will it set a precedent that we would also in a position to also be zoned to Village Mixed Use (VM).
I live in close proximity to 5582 Manotick Main Street. This notice will confirm that I object to the proposed rezoning by-law for the following reasons.
The eight parking spaces provided by the Owner in my view will not provide sufficient parking for both customers and staff. This will force customers and sales reps to park on the street. It should be noted that street parking in this area is a hazard due to the amount of traffic, a blind spot travelling south on Manotick Main over the hill and there are no sidewalks on that side of the street. Further, this is located in a single family area and is not identified as being part of the Village Core Character Area. The Official Plan identifies this area as a Gateway to the Village.
In short the City should reject this zoning by-law amendment and any similar type until such time as proper sidewalks are installed on the west side of Manotick Main Street.
SUMMARY OF PUBLIC INPUT
The specific concerns raised speak to site plan control detail such as the adequacy of parking. The planning rationale submitted in support of the application, indicates required parking can be satisfied. Such details will be addressed through the site plan process. Staff are satisfied that the required number of parking spaces can be accommodated on site.
With regard to the boundaries of the character areas the Manotick Secondary Plan states that the boundaries of the Village Core and its Character Areas are to be considered conceptual and are not to be interpreted to follow either individual property boundaries or the limits of particular land use zones as defined by the Zoning By-law. The boundaries are subject to interpretation to accommodate unique local conditions and circumstances. The boundaries of individual Character Areas are to remain conceptual and subject to interpretation.
COMMUNITY ORGANIZATION COMMENTS
Manotick Village Community Association supports the proposed rezoning.
DETAILS OF RECOMMENDED ZONING
The following changes are proposed to Zoning By-law 2008-250:
1. Rezone the subject lands shown in Document 1 from V1P to V1P[XXXr];
2. Add a new exception, V1P[XXXr], to Section 240 – Rural Exceptions with provisions similar in effect to the following:
a. In Column II the text “V1P[XXXr]”
b. In Column III the text “- office”; and,
c. In Column V the text:
“- minimum lot area: 900 m2”
- minimum lot width: 24 m
- minimum front yard setback: 1 m
- maximum lot coverage: 33%
- minimum required driveway width: 4 m
- a covered porch may project to the front lot line
- minimum setback of an accessory building from an interior side lot line: 0.3 m
- maximum cumulative gross floor area of all accessory buildings: 86 m2”
ZONING - 5582 Manotick Main Street
ZONAGE - 5582, rue manotick main
ACS2012-PAI-PGM-0089 RIDEAU-GOULBOURN (21)
That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 5582 Manotick Main Street from Village Residential First Density, Subzone P (V1P) to Village Residential First Density, Subzone P Exception [589r] (V1P[589r]) as shown in Document 1.
Due to the timelines involved on this project, Councillor Moffatt asked whether this item could be forwarded for Council’s consideration at its meeting of 11 April 2012, as this item would normally have proceeded to the Council meeting of 25 April 2012. He further noted that staff were aware of the request and were in accord. Mr. Tim Marc, Senior Legal Counsel, Corporate Development and Environmental Law Branch, advised that a motion requesting the above would be in order.
MOTION No. ARA 19/1
Moved by: Councillor S. Moffatt
That the Agriculture and Rural Affairs Committee approve that the report pertaining to the Zoning By-Law Amendment for 5582 Manotick Main Street be forwarded to the 11 April 2012 City Council meeting for Council’s consideration.
Mr. Brian Casagrande, FoTenn Consultants Inc., was present in support of the report recommendation.