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Dr. Hossen Lokhat Planning Rationale for 348 Woodroffe Avenue: Zoning

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Dr. Hossen Lokhat Planning Rationale for 348 Woodroffe Avenue: Zoning Dr. Hossen Lokhat Planning Rationale for 348 Woodroffe Avenue: Zoning By-law Amendment June 24, 2010 Prepared by: 14 Colonnade Road, Suite 150 Ottawa ON K2E 7M6 Table of Contents 1.0 Introduction............................................................................................................1 2.0 Overview of Subject Property...............................................................................1 3.0 Current Zoning for the Site ..................................................................................2 4.0 History of Zoning for the Site ...............................................................................2 5.0 Area Context and Adjacent Uses..........................................................................3 6.0 Transportation and Transit Network ..................................................................3 7.0 Proposed Zoning ....................................................................................................3 8.0 Policy Framework .................................................................................................3 8.1 Provincial Policy Statement (2005).................................................................3 8.2 City of Ottawa Official Plan (2003)................................................................4 9.0 Regulatory Framework .........................................................................................7 9.1 City of Ottawa Comprehensive Zoning By-law 2008-250............................7 10.0 Requested Zoning By-law Amendment ...............................................................8 11.0 Rationale for Requested Zoning By-law Amendment........................................9 12.0 Conclusion .............................................................................................................9 Planning Rationale for 348 Woodroffe Avenue: Zoning By-law Amendment 1.0 Introduction This Planning Rationale has been prepared in located at 348 Woodroffe Avenue. The purpose of the Planning Rationale is to assess site and the requested Zoning By-law Amendm community, the City’s regulatory and policy framewo lands. support of a Zoning By-law Amendment for lands 2.0 Overview of the Subject Property The site is located on the west side of Woodrof Flower Avenue and directly across from the Carlingwood Shopping Centre.the appropriateness of the proposed use of the ent within the context of the surrounding The property is half of a semi-detached dwelling and a dwelling unit on the second floor. The ground rk with respect to the proposed use of the medical facility without the benefit of the nece Hossen Lokhat uses the ground floor for his medical practice and rents the dwelling unit on the second floor. The other half of the semi-detached dwelling is owner occupied. fe Avenue north of Carling Avenue south of 2241 unit with a medical facility on the ground floor LLAAWW AWNN AAVVEE VEE ssary approvals.floor was converted The owner from of residentialthe property use Dr to a 2242 4 3 3 2236 2230 4 4 2 4 3 7 442 43 6 4 444 32 4 4 446 5 3 1 4 0 4 448 4 AALLLLD 2 9 L D 6 LLDDOONN PPL PPLL 450 3 4 1 5 6 1 4 44 4 5 5 4 2 1 4 3 2 1 2 8 4 4 6 5 4 455 9 8 1 3 4 4 455 6 3 1 0 3 8 6 473 1 4 0 6 4 3 H H H H 4 H 6 4 2 A A A 1 A 3 A 4 3 L L L L 8 L L L L L L 4 4 69 D D 6 D D D 4 47 O 1 O O 3 O O 4 3 N 2 N N N A N A 9 A A A 0 0 3 4 9 4 3 1 2 N 9 8 N N 0 P N 4 P N 4 7 P 6 4 P P 0 8 4 3 W W W C L W C 0 L W C L C L C L 346 A A A A A O O O O O S S 3 S 4 348 WOODROFFE AV S 8 348 WOODROFFE AVE S 348 WOODROFFE AV 348O WOODROFFE AV O O O O T T T 4 T T D D 8 D D D E E E 4 E E R R R R R R R R R R O O O O O A A A A A F F F 4 F F V V 8 V F V F V F 4 F F 6 8 E E E E E E E E 5 E E 2211 A A A A A 2249 V V V V V E E E E E 2199 2195 W W W W W W W W W W 2207 O O O O O O O O O O O O O O O O O O O O D D D D D D D D D D R R R R R R R R R R ARLLIINNGG AAVVEE O CAR ING AVE O O C RL G V O A IN A O C RLING O A L O CAR O O C CCAARRLLIIINNGG AAVVEE CCAARRLLIIINNGG AAVVEE O F F F F F F F F F F F F F F F F F F F F E E E E E E E E E AVE CCAARRLLIIINNGG AAVVEE E CCARLARARLLIIINGNG AVEAVE A A A A A A A A A A 2194 V V V V V E E E E E E 2222 2200 2194 Site Location Map 8 1 0 2201 2148 2195 218 9 F F F F 2183 F A A A A A I I I I I R R R R 1 R L L L L L A A A A A W W W W W LLAAWW Planning Rationale for 348 Woodroffe Avenue: Zoning By-law Amendment 3.0 Current Zoning for the Site The existing zoning for the site under Zoning By-law 1998 was R4B with an exception to permit a ground floor medical facility as a temporary use for three years. This zoning has been in place since April 2004 and was approved on a temporary three year basis again in July 2007. By-law 2008-250 zones the site R4D[984] which permits a medical facility and dwelling unit as additional uses for a temporary three year period commencing July 11, 2007 and expiring on July 10, 2010 at which time the lands will revert to the parent R4D zone. A medical facility is only permitted on the ground floor and a dwelling unit is only permitted on the second floor. 4.0 History of Zoning for the Site On July 25, 2002 the former Planning and Development Committee recommended Council reject the application to add an exception to the R4B zone to permit a medical facility at 348 Woodroffe Avenue. On August 28, 2002 City council upheld the Committee’s recommendation. Staff had supported the zoning application. The matter was appealed by the applicant to the Ontario Municipal Board. On March 28, 2003 the Board dismissed the appeal on evidence presented by the local community group and Councillor. An amending OMB order issued on April 22, 2003 allowed the applicant, Dr. Lokhat up to one year following the issuance of the decision to relocate his present office. On February 23, 2004 before the termination date set by the OMB, the local Councillor held a public meeting to determine the community’s position on a medical facility use at this location. The participants generally showed support for a temporary use at this location for a three year period. Based on the outcome of this meeting the applicant submitted his second Zoning By-law amendment application to permit his use for three more years. On April 14, 2004 City Council approved a temporary three year zoning to permit the medical facility on the ground floor. This zoning was appealed to the OMB by an adjacent property owner. The OMB dismissed the appeal indicating that the appellant did not provide any evidence of adverse impacts on him or his family if the clinic was to remain an additional three years. The OMB was satisfied that it was appropriate to extend the period during which the medical facility could operate on the site in order to allow the Doctor time to find a suitable premise for his practice. 2 Planning Rationale for 348 Woodroffe Avenue: Zoning By-law Amendment 5.0 Area Context and Adjacent Uses The subject property is immediately north of an Arterial Mainstreet designation along Carling Avenue and across the street from Carlingwood Shopping Centre which is zoned GM – General Mixed Use Centre in the City’s Zoning By-law. The Carlingwood Shopping Centre generates considerable traffic in the area. Commercial businesses are located along both sides of Carling Avenue in this area and there are a number of home-based businesses located along Woodroffe Avenue north of the subject property. In my opinion the continuation of a medical facility at the subject location will not have a negative impact on the area. 6.0 Transportation and Transit Network Woodroffe and Carling Avenues are both existing arterial roads on Schedule E of the City’s Official Plan. Carling Avenue is also designated as a Future Rapid Transit Corridor on Schedule D of the Official Plan. There is currently local bus service along Woodroffe Avenue in front of the site. The subject site is located on an arterial road across the street from Carlingwood Shopping Centre and its associated parking facilities. 7.0 Proposed Zoning The proposed zoning is R4D with an exception to permit a medical facility on the ground floor and a dwelling unit on the second floor on a permanent basis. There is not proposed to be any physical changes to the existing semi-detached dwelling unit. There is a driveway on the south side of the building abutting the Arterial Mainstreet zone that serves as the access to the rear yard where patient parking is permitted. The rear yard has been asphalted and five parking spaces are proposed at the rear of the building. 8.0 Policy Framework This section will provide an overview of key land use policies that affect the property and will demonstrate how the proposed development conforms to the land use objectives applicable to the site.
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