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 : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATIONS
That the Planning and Environment Committee recommend Council:
1.
Approve an amendment to the former City of Gloucester
Zoning By-law to change the zoning of 3591 Innes Road from Residential, Single
Dwelling (Rs3) to Commercial Neighbourhood, Exception (X), Cn (EX) as detailed in Document 2.
2.
Approve an amendment to the new Comprehensive
Zoning By-law to change the zoning of 3591 Innes Road from Residential First
Density, Subzone WW, R1WW to Local Commercial, Exception [xxx], LC[xxx] as detailed in Document 2.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de
l’urbanisme et de l’environnement recommande au Conseil :
1. d’approuver une
modification au Règlement de zonage de l’ancienne Ville de Gloucester visant à
faire passer la désignation de zonage de la propriété située au 3591, chemin
Innes de « zone résidentielle, maison unifamiliale » (Rs3) à
« zone commerciale de quartier, exception (X) » (Cn(EX)), comme le
précise le document 2.
2. d’approuver une
modification au Règlement de zonage général visant à faire passer la
désignation de zonage de la propriété située au 3591, chemin Innes, de
« zone résidentielle de densité 1, sous-zone WW » (R1WW) à
« zone de commerces locaux, exception [xxx] » (LC[xxx]), comme le précise le document 2.
BACKGROUND
The site is located on the north side of Innes Road, between Boyer Road and Pagé Road. The 1457-square metre lot has 23 metres of frontage along Innes Road and currently contains a 288‑square metre single detached dwelling with a portion of the ground floor previously used as an insurance office. A Bell Canada substation is located to the east, residential uses are located to the west and north and residential and commercial uses to the south.
Purpose of
Zoning Amendment
The proposal is to convert the
existing building to accommodate a limited number of commercial uses, including
a medical office. A parking lot to contain 24 spaces is proposed north of the
building. Site access from Innes Road is proposed to be relocated from the east
to the west side of the property.
The current Residential, Single Dwelling (Rs3) Zone does not permit commercial uses. Site plan control approval is required as the proposed change in use requires the addition of greater than 10 parking spaces.
The proposed zoning would change the existing zoning to permit a limited number of commercial uses within the existing building, subject to specific development regulations.
DISCUSSION
The site is designated General Urban Area. This designation permits the development of a full range of housing types and employment, retail and service uses in order to facilitate the development of sustainable communities. In addition to Policy 3.6.1, development applications are further evaluated in accordance with Policies 2.5.1 and 4.11. These policies ensure that uses are compatible with and complement the surrounding land uses.
Compatibility
The Commercial Neighbourhood Zone in the former City of Gloucester Zoning By-law and the Local Commercial Zone of the draft Comprehensive Zoning By-law permit a wide variety of locally oriented commercial uses to service residential uses. However, this site is bordered on the north and west by residential uses which would be directly impacted by any commercial use on the subject site. As a result, commercial uses which generate a large volume of traffic, require heavy equipment, or result in other impacts which are not compatible with residential uses will not be permitted. At the same time, it is recognized the lands on the south side of Innes Road in this vicinity are designated Employment Area and such lands are reserved for places of business and economic activity. Commercial development on the subject site should therefore be compatible with the existing and long term land uses in this area. Some existing commercial uses on the south side have been converted houses and this area is in transition from residential uses to commercial uses.
Given the context of the existing built environment, commercial uses which are appropriate are the following: office, medical and/or dental clinic or office, and a personal service business. Specifically, an office may provide administrative, consulting or professional services. A medical or dental clinic may provide the services of one or more medical doctor, dentist, chiropractor, occupational therapist or similar licensed practitioner, without overnight accommodation. Personal service business includes businesses which provide services to the personal appearance or health services to a client (but excluding a medical or dental office) or the maintenance and repair of personal apparel. These types of uses will generally provide services to local residents rather than at a regional level.
Given the limited floor area of the building, it is not expected that these types of operations will generate a large amount of continuous traffic and therefore will have minimal traffic and noise impacts on the abutting residential uses. As the existing building was constructed as a dwelling, it is at an appropriate size and scale with the abutting residential uses. The current floor area ratio is 0.20, below the development density in the Commercial Neighbourhood zone of 0.35. This indicates the use of the building is at an appropriate scale for a commercial neighbourhood use. The limited size will also reduce the parking and loading requirements, further minimizing the impacts on residential uses.
As additions are not proposed to the existing building, there will be no change to the sunlight/shadowing on abutting properties. Further, no issues are raised with respect to the height, building mass, proportion or the general pattern of the streetscape. The pattern of the existing built environment will not be affected. The change to the streetscape will be limited to the relocation of the site access and the resulting change in landscaping. The re-use of the current building, rather than a construction of a new building will reduce the visual impact of a commercial use.
Buffering
Given that the existing building will be remaining, the parking is proposed to be located at the rear of the building. The parking lot will be abutting residential uses to the north. There is currently landscaping, including a hedge, between the properties, however, to minimize any potential negative impacts a parking lot may cause, a landscaped buffer is to be provided where the parking lot abuts a residential zone. This buffering is to contain vegetation and/or landscaping materials in order to provide a visual amenity and is to exclude any buildings, structures and driveways. This buffering is also required along the western boundary, with the exception of the access lane. In addition, a full sight obscuring buffer is to be a minimum height of 1.8 metres and be provided along the full length and adjacent to any residential zone boundary. This visual buffer is required to minimize the impacts of pedestrian traffic, vehicular lights and maintain the privacy of the abutting residential uses.
The current access to the site will be reinstated and the parking space will be replaced by landscaping. A number of landscaping elements are proposed, including two trees in the front yard. Lighting is to be directed away from any adjacent residential use, public highway or vehicular entrance. Exterior storage is not permitted. Combined, these will help minimize the external commercial character of the property.
Transportation Network/Parking.
Pedestrian and cyclists from adjacent residential areas are able to access the site through sidewalks located along Innes Road and Boyer Road. Traffic signals are located at the intersection of Boyer Road and Innes Road; however, access to Boyer Road north of Innes Road is restricted to pedestrians and cyclists.
A traffic analysis is not required, as the proposal does not meet the triggers outlined in the Council approved Traffic Impact Assessment Guidelines to require a Transportation Brief. The re-located access will provide for two way traffic flow and has been designed to also provide access to 3581 Innes Road, immediately to the west, should it be redeveloped in the future.
A loading area is not required for the commercial use, given that the floor area is less than 500 square metres. The current site plan indicates that the site is able to satisfy the by-law requirements for parking of a medical clinic by providing 24 parking spaces, including one accessible space. A medical/dental office or clinic is considered a use where an above average number of people with disabilities can be anticipated and therefore two accessible parking spaces will be required. One accessible space would be required for an office or personal service business.
There are no changes proposed to the required parking rates in the proposed site specific zone, therefore any changes to the parking lot may reduce the of parking spaces and result in a loss of treatment rooms.
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.
Four letters of objection were received expressing concerns over the impact a commercial use would have on the abutting residential uses. A summary and discussion of the concerns are provided in Document 3.
APPLICATION PROCESS TIMELINE STATUS
This application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications as the site plan application was reviewed concurrently.
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 (Dr. S. Lessard, Medicine Professional Corporation, 2006 Silver Pines, Ottawa, ON K1W 1J6), applicant (Brian K. Clark, Brian K. Clark Architect, 203 Catherine Street, Ottawa, ON K1P 1C3), 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
A. Former City of Gloucester Zoning By-law, By-law No. 333 of 1999
1. Map 7D of the Gloucester Zoning By-law will be amended by changing the zoning for 3591 Innes Road from Residential, Single Dwelling (“Rs3”) to Commercial Neighbourhood Exception (X) (“Cn(EX)”) as shown on Document 1.
2. A new exception, number X, will be added to Section 8.15-Exceptions to Commercial Zones to include the following special provision:
Despite Sections 8.12.1 and 8.12.3, the only permitted uses are the following:
commercial office
medical and/or dental office or clinic
personal service business
Despite Section 8.12.5.2, the minimum building line provision from a residential zone shall be 5.56 m from the western property boundary.
Sections 8.7.2 and 8.7.3 do not apply.
Despite Section 8.12.5.3b, a minimum landscape buffer of 3.0m2 per metre along the western property line for a length of 33 m from the northern property boundary abutting a residential zone boundary must be provided. This buffer must include sight obscuring plantings at a minimum height of 1.8 metres adjacent to the property boundary.
B. Proposed Comprehensive City of Ottawa Zoning By-law
1. The zoning map of the Comprehensive City of Ottawa Zoning By-law will be amended by changing the zoning for 3591 Innes Road from Residential First Density, Subzone WW, R1WW to Local Commercial Exception [xxx], LC [xxx] as shown on Document 1.
2. A new exception will be added to Section 239-Exceptions to include the following special provisions:
Despite Section 189, the only permitted main uses are the following:
office
medical facility
personal service business
Despite Section 189(h)(ii), the minimum width of a landscaped area shall be 5 metres along the northern property line.
Despite Section 110(3)(b), outdoor refuse collection area must be located at least 0.6 metres from a non-residential zone.
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.
SUMMARY OF PUBLIC INPUT
Four letters were received as a result of the public notification.
1. Concern was raised that the commercial uses proposed were unspecified.
2. The impact of the stormwater run-off on the residential uses was questioned.
3. The proximity of the parking lot to the residential uses and the resulting increase in noise, litter, and other pollution were raised as concerns. The need for 24 parking spaces was questioned. Concerns were raised with respect to the loss of existing trees and landscaping to accommodate the parking lot and the resulting loss of the visual and noise buffer.
4. Concern was raised regarding the negative impact of any increase in height to the building.
5. Concern was expressed that this Zoning By-law amendment could set a precedent leading to the same type of conversion occurring in other properties along the north side of Innes Road.
One letter specifically objected to the zone amendment.
RESPONSE TO PUBLIC INPUT
In response to the public concerns, the following comments are provided:
1. Commercial uses will be limited to the following: commercial office, medical and/or dental office or clinic, and personal service business. Given the limited size of the building, these uses are not expected to generate large amounts of continuous vehicular traffic to the site.
2. A stormwater management brief is under review through the Site Plan Control application process. The pre-development stormwater flows will be kept equal to the post-development flows.
3. A minimum of five square metres of landscaping buffer per metre of residential zone boundary which abuts the residential zone boundary will be required; a sight obscuring fence a minimum height of 1.8 metres will be required along any residential zone boundary. For a medical clinic with eight treatment rooms, the current by-law requires 24 parking spaces.
4. The development will be limited to within the existing building therefore no change in height is proposed.
5. This area is located within the General Urban Area designation, which encourages a wide range of uses, including residential and commercial. The Official Plan contains specific policies when reviewing development applications to ensure the compatibility and appropriateness of a development. Each application is reviewed independently, based upon the application and the context in which it is proposed.