Planning Rationale. 224 Cooper Street

Transcription

1 Submitted by: Robertson Martin Architects Tel Fax Pretoria Ave, Ottawa, Ontario, K1S 1X2 Planning Rationale 224 Cooper Street

2 Planning Rationale Application to City of Ottawa for Zoning By law Amendment 224 Cooper Street Proposal to add commercial uses to ground floor and basement of an existing, three storey, residential heritage property Introduction This report for 224 Cooper Street, Ottawa, provides a description of the existing conditions, an overview of the proposed single use office space use, and an abstract of the applicable land use planning policies. This will include statements from the Provincial Policy Statement (PPS), the City of Ottawa Official Plan (OP) policies and Zoning By law provisions. Site Overview Image 1 Site location (Source GeoOttawa maps) February 1, 2016 Page 1

3 Image 2 Site location aerial photograph (Source GeoOttawa maps) 224 Cooper Street is located in the northern region of Centretown, three properties to the west of Elgin Street. With Somerset Street W. to the south and Lisgar Street to the north, the Subject Property is located two blocks south of the Central Area zone as per the Schedule B of the General Urban Area designation by the City of Ottawa Official Plan (see Image 9). More specifically, it is situated in a transitional area between this designated zone and its own, surrounded by a variety of residential and workplace units. The Subject Property is surrounded by the following land uses: East: Multiple unit residential dwellings West: Multiple unit residential dwellings North: Apartment building The Manhattan South: Condominium complex Somerset Court, located at Somerset Street W. This site is legally described as part of Lot 55 on the south side of Cooper Street Registered Plan No with a property identification number as PIN The property has an area of 696m² (7490ft²) with an existing two and a half storey gable roof residence which is currently divided into three residential units. The building is solely accessible from Cooper Street, being a west to east one way road. The building displays an eclectic blend of late nineteenth century architectural styles. With a dominant display of irregular massing, decorative brick veneer, heavy wood trim and leaded windows, this indicates a strong Queen Anne architectural influence. February 1, 2016 Page 2

4 Site and Existing Building Photos Image 3 Front façade Image 4 Front entrance Image 5 Balcony on east side of property Image 6 view from Cooper Street Image 7 Garage on east side of property Image 8 Designated Heritage Property plaque February 1, 2016 Page 3

5 Description of Proposal Background 224 Cooper Street is a multi unit residential building. The property has a three car garage in the rear yard accessed by a laneway along the east of the property. This configuration would not change and meets the requirements for the current proposal. Built in 1884 for Christopher Stratton, a pre eminent Centretown businessman in his day, this house is a good example of the buildings constructed during the second wave of development along Cooper Street after existing larger lots began to be subdivided to make way for the homes of Ottawa s merchants and civil servants. During the 1960s and into 1980s, the property was home to a doctor's practice and office, an early example of commercial use of the main floor. The building was then later converted into three residential units which are still present to this day. Current Situation The owner currently lives and runs his law firm on the first floor, which is allowed under the existing zoning. The other two units are residential. The zoning request is being sought because he has taken on one partner and the firm will require a few support workers. This is not permitted under the Zoning By Law definition of home based business. The proposal is to permit office use on the first floor and basement with the two residential units above it, retained. As described in the City of Ottawa zoning by law , a home based business means: one or more businesses operated by a resident as secondary and subordinate uses to a residence or farm, and includes a home based day care. The owner is applying for a zoning by law amendment in order to expand the list of uses permitted to include an office use. The building will have some interior modifications but no major site works are proposed. The interior modifications will keep with the heritage characteristics of the building and the changes will be able to be reversible if needed in the future. Exterior modifications consist of some landscaping in the rear yard to create a barrier free ramp to an existing side door not visible from the street. All modifications will be in keeping with the existing heritage detailing. February 1, 2016 Page 4

6 Conformity with the City of Ottawa Official Plan (OP) Section General Urban Area Designation City of Ottawa Official Plan Schedule B General Urban Area Image 9 Schedule B of the Official Plan Urban Policy Plan (Source As seen in the image above, the Subject Property is designated General Urban Area on Schedule B of the Official Plan. It is subject to the policies of Section for the General Urban Area designation. More specifically, the General Urban Area designation permits the development of conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses in order to facilitate the development of complete and sustainable communities. Our proposed zoning by law amendment seeks to broaden the permitted uses at 224 Cooper Street to include local office use. All of the uses proposed are permitted within the General Urban Area and outline the importance of providing local shops and services, most importantly at the edge of residential neighborhoods, for use by neighboring residents instead of separating land uses. The focal point is to further develop communities February 1, 2016 Page 5

7 while transitioning them into sustainable areas having local access to a wide spectrum of shops and services located within walking distance of residences. As previously mentioned in the Current Situation section of this document, no major site alterations are proposed and the existing structure complies with the height and built form policies of the General Urban Area designation. To further support this amendment, the Subject Property is located in close proximity to the corner of Elgin Street, which is home to numerous, vibrant local, cultural, retail, commercial and residential uses. With a few minor alterations, the building becomes very well suited for a neighborhood office use that will then contribute to the surrounding residential community, and most importantly; provide a transition from the residential character up to the more rigorous downtown area mixed uses along the northern edge of the Centretown neighborhood. Conformity with the Provincial Policy Statement (PPS) The Provincial Policy Statement implements a vision for land use planning in the Province of Ontario that encourages appropriate planning and development that is environmentally responsible and economically practical. In simplest form, the Provincial Policy Statement is a framework which offers guidelines set out to enhance the quality of life and infrastructure ergonomics in the province of Ontario. We believe the proposal meets all applicable guidelines and furthers the goals of the Official Plan/PPS, the most relevant policies to this application are found below. Section provides policy guidance for efficient development and land use patterns. This section states: Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well being of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential and other industrial and commercial, institutional, recreation, park and open space, and other uses to meet long term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e) promoting cost effective development patterns and standards to minimize land consumption and servicing costs; f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; g) ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution. February 1, 2016 Page 6

8 The proposed zoning by law amendment to permit additional local office uses exemplifies and respects Section as it will contribute to an appropriate diversity and mix of land uses within the Centretown neighborhood. Section describes how employment areas are to be implemented by planning authorities to promote economic development and competitiveness. This is done by: a) providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long term needs; b) providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; c) planning for, protecting and preserving employment areas for current and future uses; and d) ensuring the necessary infrastructure is provided to support current and projected needs. In summary, the subject application conforms to the Provincial Policy Statement in numerous ways. Conformity is exemplified by demonstrating cost effective development strategies and servicing costs through an adaptive reuse of the building that provides flexibility for both current and future uses. Additionally, it will further diversify Centretown by following an efficient development and sustainable land use pattern by accommodating an amalgamation of residential and commercial uses within the neighborhood. City of Ottawa Zoning By Law Image 10 Existing zoning R4T [479] Residential Fourth Density Zone, Subzone T, exception No Heritage Overlay in a Mature Neighborhood (Source GeoOttawa maps) February 1, 2016 Page 7

9 The purpose of the R4 Residential Fourth Density Zone is to: 1) restrict the building form to detached dwellings in areas designated as General Urban Area in the Official Plan; 2) allow a number of other residential uses to provide additional housing choices within detached dwelling residential areas; 3) permit ancillary uses to the principal residential use to allow residents to work at home; 4) regulate development in a manner that is compatible with existing land use patterns so that the detached dwelling, residential character of a neighborhood is maintained; and 5) permit different development standards, identified in the T subzone, which promote efficient land use and compact form while permitting a variety of design approaches. Existing Zoning Permitted Uses: apartment dwelling, low rise bed and breakfast community garden detached dwelling diplomatic mission duplex dwelling group home home based business home based daycare linked detached dwelling park planned unit development retirement home, converted retirement home rooming house secondary dwelling unit semi detached dwelling stacked dwelling three unit dwelling townhouse dwelling Exception No. 479 allows for the additional permitted use of a dwelling unit, and restricts a rooming house to 50% of the gross floor area of the building. The existing R4T [479] zone does not permit office use on this site. The application is to permit the addition of an office use (lawyer s office) to the existing permitted uses. Proposed Zoning It is proposed to add or create a new exception for this property. Proposed revisions to an exception to this property are as follows; Office use to be added to the additional land uses permitted column February 1, 2016 Page 8

10 Summary and Conclusions After analyzing the Provincial Policy Statement, as well as the City of Ottawa Official Plan and site context, we believe the rezoning more than satisfies the requirements of all three and that the Subject Property will permit an office use. The application for zoning by law amendment recommends a single additional permitted use (office), which is permitted by the General Urban Area Official Plan designation. The additional use will allow for an expanded home based office with a non resident staff, but will also retain the residence of the owner so as not to diminish the residential population in the R4 zone. The re zoning application is appropriate for its location on Cooper Street for the following reasons: The proposed interior and exterior modifications are compatible with the existing heritage designation and respectful of the neighboring buildings. The additional use will take advantage of its proximity to the arterial road, as it is located two properties to the west of Elgin Street which is zoned as a Traditional Main Street. The current building and site configuration meet all zoning requirements other than the permitted use, meaning no other relief is required. The owner will continue to reside in the building. The proposed addition of an office use is consistent with the 2014 Provincial Policy Statement policies with respect to promoting the efficient use of land, existing infrastructure and existing public facilities, as well as promoting cost effective development patterns and standards to minimize land consumption and servicing costs. It will encourage the inclusion of an appropriate range and mix of land uses and employment opportunities to meet long term needs. The proposed development will also help provide opportunities for economic development through diversifying the economic base. The proposed addition of an office use will not impact or adversely affect traffic, parking and amenities along Cooper Street. The proposed development will introduce a use that is in keeping with the General Urban Area designation, within the existing fabric, unit pattern and scale of surrounding development. The proposed development conforms to the city s compatibility criteria established in the Official Plan. The proposed use meets the general purpose and intent of the Zoning By law. February 1, 2016 Page 9