- parking issues need to be discussed further -
by Sylene Argent
On Monday evening, Essex Council hosted a special statutory meeting regarding two Zoning By-Law Amendment (ZBA) requests for 32 Arthur Avenue in Essex Centre.
The first request was to be able to permit two residential dwelling units on the ground floor within a combined use building.
The current building on the property is 30’ by 75’, and is divided in to four commercial units. There is no private parking, with parking available on the street.
Corrine Chaisson, Assistant Planner, noted the applicant wants to keep two of those commercial units, on the Irwin Avenue side, and renovate the remaining two units for one-bedroom residential units. He needs a ZBA to be able to do so.
Currently, two of the units are rented for commercial units and two are vacant.
The application was submitted by Soulliere Solutions Inc., regarding the 4000-square feet of commercial lands within the downtown core of Essex Centre, just east of Talbot Street. In the Town of Essex’s Official Plan, the subject property is designated Central Commercial, with an existing zoning of Commercial District C2.2, which allows for general commercial uses and mix uses that includes a combination of commercial and residential.
Chaisson explained the current zoning regulations for the property notes that in a combined use building, all dwelling units shall be located above the ground floor.
The renovation would create an improved transition to the adjacent neighbourhood, Chaisson said, adding the building does have adequate services for municipal water, sanitary, and storm sewers. Each unit has its own water and utility meters.
The second request was for an exemption from By-Law 1037, requiring 1.25 parking spaces for each dwelling unit and that 15 percent of those parking spaces be reserved for visitor parking.
The property is in the parking exception area for Essex Centre, however, this parking exception only applies to commercial businesses, Chaisson noted.
A comment from the Infrastructure Department on the matter notes parking within the right-of-way is not designated to one business, building or unit, as it is meant to be public parking. The town does not have a parking permit program.
Renters of the unit would need to use on-street parking.
There were no objections to the requests from the Development Services department or ERCA.
No public feedback was received as of Wednesday March 9, 2022.
A report to Council, proposed By-law, and Site Plan Agreement will be prepared for Council’s decision at the next regular Council meeting, scheduled for March 21. At that time, Councill be able to approve, deny, or defer the application to a later date if more information is needed.
Councillor Chris Vander Doelen had no objections to the request, however, said it is too bad it is not feasible to add a second floor to the building.
Mr. Soulliere noted a second floor was not possible due to the design of the building.
Councillor Sherry Bondy said she likes the idea. She did have a question about overnight parking and if tenants could be fined.
Kevin Girard, Director of Infrastructure, said he believes certain areas do have a parking time limit, but would have to review this specific property.
Council Joe Garon said there is a two-hour limit for the on-street parking. The two businesses in the building do not take much foot traffic. He said there is ample parking around the area.
Deputy Mayor Steve Bjorkman said he did receive calls from two residents on Irwin Avenue who are not happy about the possibility of the addition of two residences with no additional parking. He used to live on Irwin Avenue himself and noted there is rarely parking available on the street.
The issue of where potential residential renters would park needs to be addressed, he said.
Soulliere said residential would be a better use for the other half of the property. He noted several businesses have moved in and moved out within a 24-month period.
Councillor Kim Verbeek wanted to support the effort and said the Town should help find a solution to the parking issue.
Chaisson said staff will review the Parking By-Law. In the Report to Council to come, suggestions will be included.
Council received the presentation.