That the recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 164 Jeanne Mance Street from Residential Fourth Density Subzone [R4O] to Minor Institutional Subzone [I1A].
RECOMMANDATIONS 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 164, rue Jeanne-Mance de Zone résidentielle de densité 4 assortie d’une sous-zone [R4O] à Zone de petites institutions assortie d’une sous-zone [I1A].
The property, 164 Jeanne Mance Street, is located at the southwest corner of Jeanne Mance Street and Cyr Avenue. The property is occupied by a one-storey building having a gross floor area of approximately 945 square metres. The building is currently being used as a Community Centre for seniors (Centre Pauline Charron). A total of 27 parking spaces are provided on the site. The surrounding uses comprise of a church to the south, residential to the north and east, and vacant lands to the west (presently under construction for a 10-storey office building).
This zoning amendment proposes to extend the existing zoning of the south half of the property to the north half the property, thus creating a one zone designation for the existing community centre use. The existing zoning line is technically dividing the existing building in half. The proposed re-zoning will provide the owner (Centre Pauline Charron) with greater flexibility to develop the lands with an additional 22 parking spaces for the users of the centre and bring the total parking to 49 spaces.
On April 15, 2009 the Committee of Adjustment refused a minor variance application indicating that the proposed development (22 parking spaces) should be more appropriately addressed through a rezoning of the property to deal with the existing dual zoning designation of the property. As part of the Committee of Adjustment application, an exception was also proposed to permit a reduced landscape area requirement of 12.7 per cent (387.42 square metres) for the entire property, whereas the Zoning By-law requires a landscape area requirement for the entire property of 15 per cent (454.75 square metres). This exception is not required if the property is zoned Institutional as recommended.
The site presently has a dual zoning, R4O – Residential Fourth Density Subzone on the northerly portion and I1A - Minor Institutional Subzone to the south. The R4O subzone permits a wide range of residential uses such as detached dwelling, duplex dwelling, semi-detached dwelling, planned unit development, group home and apartment dwelling (low-rise). The I1A subzone permits a wide range of institutional uses such as community centre, day care, emergency service, group home, library, place of assembly, place of worship, retirement home, rooming house and training centre.
The applicant proposes that the zoning at 164 Jeanne Mance Street be a single zone designation (I1A - Minor Institutional Subzone) for the entire site of the existing community centre use. The existing zoning line is technically dividing the existing building in half, therefore only the north half of the property is being rezoned. This will not only correct the fact that half of the community centre building has a non-complying right, but will provide the owner (Centre Pauline Charron) with greater flexibility to add 22 parking spaces for the users of the centre, and bring the total parking to 49 spaces, by removing the inhibiting zoning provisions associated with the non-compliance under the R4O zone. The centre presently provides 27 parking spaces. Based on today’s Zoning By-law requirement, the owners should be providing a minimum of 38 parking spaces.
The Official Plan designates the subject property as General Urban Area. Lands within the General Urban Area designation are to contain a full range of housing types, institutional uses and tenures to meet the needs of the population, along with conveniently located commercial uses. Staff recommends approval of the proposed zoning amendment for the additional parking as it is conveniently located to serve the community centre use in terms of safety and walking distance to the building for seniors. It will also improve the availability of on-street parking for the residents of the area.
Official Plan Policy 42 of Section 2.3.1 indicates that the City maintains the following strategic objective related to parking: “to provide short-term parking that supports the vital interests of local businesses, institutions and tourism destinations”. Official Plan Policy 45 of Section 2.3.1 indicates that “as a condition of development application approval, the City will apply further policies for parking lots as outlined in Section 4.3”. In reviewing Policy 7 of Section 4.3, it indicates that “the City will require that parking areas for motorized vehicles be screened from the street with low shrubs, trees, landscaped berms, decorative walls and fences”.
The owners of the Centre Pauline Charron wish to provide more short-term parking for the users of the facility by adding 22 parking spaces in the area between the building and Cyr Avenue. A Site Plan Control application (file No. D07-12-08-0224) was submitted on November 24, 2008 for the development of a 22‑space parking lot and for modifications to the driveway located along Jeanne Mance. In addition to the boulevard trees located along Jeanne Mance Street and Cyr Avenue through the related site plan application, the owners will provide the required landscape buffer comprised of shrubs, trees and sod to help screen the parking lot.
Official Plan Policy 45 of Section 4.11 – Compatibility
“Parking Requirements: The development should have adequate on-site parking to minimize the potential for spillover parking on adjacent areas. A range of parking forms, including surface, decked, and underground, should be considered taking in account the area context and character. Opportunities to reduce parking requirements and promote increased usage of walking, cycling and transit should be considered, where appropriate, particularly in the vicinity of transit stations or major transit stops in accordance with the provisions of Section 4.3”.
The existing community centre (Centre Pauline Charron) is a centre used primarily by seniors, many with limited walking capacity. A total of 27 parking spaces are presently available on-site and spillover parking occurs on the local streets in adjacent areas. The property is not close to any transit stations or major transit stops. The proposed on-site parking will be designed for their safety, accessibility and convenience.
Summary - The proposed rezoning is consistent with the Official Plan policies for the General Urban Area, Strategic Approach, Parking, and Compatibility and merits approval.
The lands to which the proposed zoning amendment applies is the subject of site plan approval. A Site Plan Control application (file No. D07-12-08-0224) was submitted on November 24, 2008 for the development of a 22-space parking lot and for modifications to the driveway located along Jeanne Mance. This application cannot proceed further until the zoning is in place to permit its construction.
A Phase I and II Environmental Site Analysis submitted in support of this application concluded that remediation of the soils to MOE standards is not required for the development of the site for paved parking spaces.
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 public meeting was held on June 17, 2010 to explain the proposal and to answer any questions. The City received several objections to the proposal including a petition from area neighbours (16 residents). In summary, the objectors request that the portion of property located between Cyr Avenue and to the east of the building remain as open space (local park). There were also five responses in support of the proposed zoning and parking expansion. The recommended re-zoning is considered to satisfy the intent of the Official Plan and the related Site Plan provides adequate landscape buffering of the proposed additional parking.
The Ward Councillor is aware of this application and the staff recommendation.
If this matter is appealed to the Ontario Municipal Board, it is anticipated that a one day hearing would result.
Document 1 Location Map
Document 2 Site Plan
City Clerk and Solicitor Department, Legislative Services to notify the owner, Centre Pauline Charron, c/o Leo Lavergne, 164 Jeanne Mance Street, Ottawa, ON K1L 6M3, applicant, Susan Smith, 1288 Kingston Avenue, Ottawa, ON K1Z 8L2, 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.
SITE PLAN DOCUMENT 2