1 Report to/rapport au : Planning Committee Comité de l'urbanisme March 4, 2013 4 mars 2013 Submitted by/soumis par : Nancy Schepers, Deputy City Manager/Directrice municipale adjointe,planning and Infrastructure/Urbanisme et Infrastructure Contact Person / Personne ressource: John Smit, Manager/Gestionnaire, Development Review-Urban Services / Examen des projets d'aménagement-services urbains Planning and Growth Management/Urbanisme et Gestion de la croissance (613) 580-2424, 13866 John.Smit@ottawa.ca Ward Rideau-Vanier (12) Ref N : ACS2013-PAI-PGM-0061 SUBJECT: CASH-IN-LIEU OF PARKING 353 FRIEL STREET, 365 FRIEL STREET, AND 301 LAURIER AVENUE EAST OBJET : RÈGLEMENT FINANCIER DES EXIGENCES DE STATIONNEMENT 353, RUE FRIEL, 365, RUE FRIEL ET 301, AVENUE LAURIER EST REPORT RECOMMENDATIONS That Planning Committee approve: 1. A Cash-in-lieu of Parking application exempting the Owner of 353 Friel Street, 365 Friel Street, and 301 Laurier Avenue East from providing 30 parking spaces, subject to the following conditions: (a). (b). The Owner to enter into the standard agreement required by Section 40 of the Planning Act; and A total payment of $128,400, payable in full upon execution of the agreement; 2. That this approval is void if the agreement has not been signed within six months of the date of this approval.
2 RECOMMANDATIONS DU RAPPORT Que le Comité de l urbanisme approuve: 1. une demande de règlement financier des exigences de stationnement, exemptant le propriétaire du 353, rue Friel, du 365, rue Friel et du 301, avenue Laurier Est de fournir 30 places de stationnement, sous réserve des conditions suivantes : (a). (b). le propriétaire doit conclure une entente type, conformément à l'article 40 de la Loi sur l'aménagement du territoire; et le propriétaire doit payer la somme de 128 400 $, payable en entier au moment de la conclusion de l entente; 2. l annulation de cette approbation si l entente n est pas signée dans les six mois qui suivent la date de cette approbation. BACKGROUND The subject site is located on the northeast corner of Friel Street and Laurier Avenue East with frontage on both streets and contains the properties known as 353 Friel Street, 365 Friel Street, and 301 Laurier Avenue East. The property has a total area of 3275 square metres. The site is currently occupied by the Sandy Hill Retirement Residence at 353 Friel Street and a three-storey mixed-use office and residential building at 301 Laurier Avenue East. The site is surrounded by residential uses, ranging from detached and semi-detached dwellings to apartment dwellings. The site is designated General Urban Area pursuant to the Official Plan and is zoned Residential Fourth Density Zone, Subzone T, Exception 480 (R4T[480]), which permits a broad range of residential building forms and a converted rooming house. The applicant is proposing to convert the retirement residence into a residential apartment building with 88 self-contained rental apartment units, an additional 18 new units from the current 70 existing retirement suites. The target market is for students and young professionals and the units are designed to attract primarily single occupancy tenants who do not own a car. The site at 301 Laurier Avenue East will have three apartment units through the addition of two new units in the current office space, bringing the total residential units on site to 91. There are currently 22 parking spaces on site. Ten spaces were approved for cash-inlieu in 2002, resulting in 10 parking credits. The proposed 91 units require a total of 62 spaces. This application is for cash-in-lieu of the remaining 30 spaces. Sixty-five bicycle parking spaces and two Vrtucar spaces are also proposed for the site.
3 Staff are satisfied the policies respecting Cash-in-lieu of parking are met in this situation, and that the parking requirement should be reduced by 30 spaces as requested by the proponent. According to the policy, this reduction requires the proponent to pay the City $128,400. This report is being brought forward to the Planning Committee because the applicant is requesting a reduction of this amount and staff do not have delegated authority to address this request. Under the policy, any consideration for reduced payment requires Planning Committee s approval. DISCUSSION Evaluation of Parking Demand 1. Cash-in-lieu of Parking may be appropriate where the existing parking supply in the surrounding area can accommodate the on-site deficiency. A Parking Study was submitted as part of this application. The study concluded that for all the time periods surveyed the parking supply in the area ranged from 30-130 available spaces during the weekdays and 55-90 available spaces during the weekends. The site is serviced by OC Transpo on Laurier Avenue and Rideau Street, and is within 650.0 metres of the Laurier Station on the Transitway. The site is also within a Residential On-Street Permit Parking area. 2. Cash-in-lieu of Parking may be appropriate where legitimate site constraints or other hardships exist that limit the ability to provide the required number of parking spaces. The site is occupied by mostly building with the exception of a small parking area available for 22 cars. Consequently, it is not feasible to place any more parking on the property. Given the continued availability of these parking spaces on-site, and available on-street parking, the Department would not expect parking issues for residents of the subject site. The Department recognizes that on-street parking and nearby transit are viable options to parking on-site and would recommend approval of the Cash-in-lieu of parking application. 3. A factor to consider is where the City currently has, or has identified the need for a parking strategy in the area. The City has not identified a need for a parking strategy in the area. 4. The use of the property is not considered over development of the site. The changes to the building will be restricted to the interior. The proposed development attempts to continue making efficient and effective use of an existing building and does not represent overdevelopment of the site. 5. There will be no negative impact on the liveability of adjacent residential areas.
4 No negative impacts are anticipated, as no changes to the building are proposed. The existing parking area on the site remains the same. The proximity of retail, services, employment, entertainment, other residential uses, and transit service means that visitors to the site may not need to drive. CONCLUSION The Official Plan states that opportunities should be considered to reduce parking requirements and promote increased usage of walking, cycling and transit, particularly in the vicinity of transit. The Department does not have issue with the proposed reduction to parking spaces for future residents. Twenty residential spaces and two Vrtucar spaces are being provided on site, but it is anticipated that new residents will not be required to drive to and from the site and will in fact be able to walk, cycle or take public transit, offering a viable alternative to car ownership and requirement for parking spaces. The addition of new residents to this section of downtown will contribute to the strengthening of local demand for retail and services, which would benefit the entire area by being accessible on foot. The Department is satisfied that the proposed amount of residential and visitor parking will be sufficient for the building and will not cause undue adverse impact on the surrounding community. RURAL IMPLICATIONS There are no rural implications associated with this report. CONSULTATION Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. Nine public comments were received. A summary of comments and staff s response can be found in Document 3. COMMENTS BY THE WARD COUNCILLOR The Ward Councillor is aware of the application and the staff recommendation. LEGAL IMPLICATIONS There are no direct legal implications associated with this report. RISK MANAGEMENT IMPLICATIONS There are no risk implications.
5 FINANCIAL IMPLICATIONS The standard Cash-in-lieu of parking formula calculation requires a contribution of $128,400 to the Parking Reserve Fund. ACCESSIBILITY IMPACTS There are no accessibility impacts associated with this report. ENVIRONMENTAL IMPLICATIONS The strategic direction of the Official Plan encourages land-use patterns that reduce the need to travel great distances across the city and encourage alternatives to car travel. More compact and mixed-use development throughout developing areas of the city and a stronger series of urban centres to anchor the transit system is essential to achieving the Plan s transportation goals. A transportation system should emphasize both mobility and accessibility. The addition of residential uses improves accessibility by bringing people closer to their destinations and making it easier for people to reach jobs, services, education and recreation. The site is also located within 650 metres of Laurier transit station. TECHNOLOGY IMPLICATIONS Information Technology approved this report without comment. TERM OF COUNCIL PRIORITIES GP3- Make sustainable choices- Promote a sustainable, resilient and liveable future by applying a sustainability lens to decision-making that considers long-term impacts, and by aligning all City plans toward common long-term goals. In some cases the City will rethink current practices; in others, it will build on existing or past successes. In all cases, the City will make decisions and solve problems in a way that improves economic health, cultural vitality, social equity and environmental responsibility. TM4- Promote alternative mobility choices- Promote alternative mobility choices by emphasizing transit, cycling and walking as preferred ways of getting around the City. Use education, promotion and incentives to encourage alternatives to driving, and provide information that encourages responsible travel. APPLICATION PROCESS TIMELINE STATUS This application was processed by the "On Time Decision Date" established for the processing of cash-in-lieu of parking applications.
6 SUPPORTING DOCUMENTATION Document 1 Location Map Document 2 Cash-in-Lieu of Parking Standard Method of Payment Calculation Document 3 Consultation Details DISPOSITION 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 cash-in-lieu agreement, forward to Legal Services and undertake the statutory notification. Legal Services to forward the implementing by-law to City Council.
7 LOCATION MAP DOCUMENT 1
8 CASH-IN-LIEU OF PARKING STANDARD METHOD OF PAYMENT CALCULATION DOCUMENT 2 FACT SHEET 353 Friel Street Cash-in-Lieu of Parking Standard Method of Payment Calculation REQUIRED PARKING (as per Zoning By-law, 2008-250) Existing Development The applicant is proposing to convert the retirement residence into a residential apartment building with 88 self-contained rental apartment units, an additional 18 new units from the current 70 existing retirement suites. The target market is for students and young professionals and the units are designed to attract primarily single occupancy tenants who do not own a car. The site at 301 Laurier Avenue East will have 3 apartment units through the additional of two new units in the current office space, bringing the total residential units on site to 91. Total Required Parking 62 PARKING DEFICIENCY CALCULATION Parking required 62 Parking provided 22 Parking credits 10 Parking Deficiency 30 STANDARD PAYMENT CALCULATION (as per cash-in-lieu of Parking By-law) Total Standard Payment $128,400.00
9 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 Cash-in-lieu of Parking applications. One public meeting was held in the community. SUMMARY OF PUBLIC COMMENTS The public comments that were received as part of the public consultation can be summarized into two main categories: 1. Additional Student Housing The proposed development supports the direction of the Planning Act and Provincial Policy Statement by creating new development at densities and locations that efficiently uses land, existing infrastructure and supports alternative transportation. It represents an appropriate form of intensification, and is in conformity with the policies in the Official Plan. The Official Plan also contains policies which promote varied housing types in order to provide choice and housing options throughout the city, and especially in areas close to transit. There is no evidence that the proposed development would negatively impact the use and enjoyment of surrounding properties or their values. 2. Parking Study The majority of comments received took issue with the Parking Study submitted by the applicant in support of this application. The report was reviewed by the City s Transportation Engineer and no issues with the conclusions were found.