Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
Submitted by/Soumis par : Ned
Lathrop, Deputy City Manager / Directeur municipal adjoint
Planning and Growth Management / Urbanisme et
Gestion de la croissance
Contact Person/Personne ressource : Grant Lindsay,
Manager / Gestionnaire
Development Approvals / Approbation des demandes d'aménagement
(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca
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SUBJECT: |
ZONING
- 6303 HAZELDEAN ROAD AND 1122 CARP ROAD(FILE NO. D02-02-03-0191) |
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OBJET : |
ZONAGE
- 6303, CHEMIN HAZELDEAN ET 1122, CHEMIN CARP (NO DE DOSSIER D02-02-03-0191) |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend Council approve an
amendment to the former Township of Goulbourn Zoning By-Law to change the
zoning of 6303 Hazeldean Road and 1122 Carp Road from Highway Commercial Zone
(CH) to Highway Commercial Special Zone 6 (CH-6) as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement recommande au Conseil
d'approuver une modification au Règlement de zonage de l'ancien Canton de
Goulbourn afin de remplacer le zonage Commercial routier (CH) du 6303, chemin
Hazeldean et du 1122, chemin Carp par un zonage Commercial routier spécial-6
(CH-6), comme il est précisé dans le document 2.
BACKGROUND
The subject properties are located in the northwest corner of Carp Road and Hazeldean Road. 6303 Hazeldean Road was created as a commercial block when the surrounding subdivision was registered. The 4.98 hectare site is irregular in shape with two blocks on each side of the HydroOne transmission corridor (see Document 1).
The south block consists of 2.6 ha of land that is triangular in shape and fronts onto Hazeldean Road. To the west are newly constructed single detached dwellings and to the north is the hydro transmission corridor.
The 1.7 ha north block fronts onto Carp Road and is generally rectangular except for two lots created prior to the subdivision which are halfway between Kittiwake Drive and Hazeldean Road. These two lots remove 91 metres of frontage from Carp Road and complicate access to the site. To the west of this block is a park and Kittiwake Drive flanks the property to the north.
The transmission corridor creates a linkage between this site and the subdivision to the north by providing land for a pathway connection.
When the subdivision was approved there was no consideration made to expand the permitted uses beyond those permitted in the Highway Commercial Zone. The Highway Commercial Zone permits uses geared to providing services to the traveling public.
As a result of the public consultation, the neighbouring property at 1122 Carp Road has been included in this amendment to help facilitate the potential to develop these properties together.
DISCUSSION
The properties are designated General Urban Area in both the Council Approved and Regional Official Plans. The General Urban Area permits a wide variety of residential employment and retail uses. This application conforms to the criteria set out in the Council Approved Official Plan when considering Zoning By-law amendments to permit retail uses.
The former Township of Goulbourn Official Plan is more specific in
allocating land and the types of uses permitted. There are five commercial designations listed in the Plan with
special policies for each designation.
These properties are designated as Highway Commercial in the former Township of Goulbourn Official Plan. The Highway Commercial designation allocates land to be used for commercial uses which cater to the needs of the traveling public, vehicular traffic and single purpose shopping trips. Depending on the nature of the use, customers are drawn from passing traffic or a wider market area. This designation includes a number of examples of uses that would be permitted. Retail outlet is not listed, however, the list of uses is meant to be illustrative and not exclusive.
The Highway Commercial Zone permits a number of commercial uses including some retail uses, which are definded in the By-law such as Garden Centre, Convenience Store, Automotive Parts and Accessories Store, however, Retail Store is omitted. Retail Stores, as defined, include enterprises that have goods, wares, merchandise, substances, articles or things that are offered for sale or rent but does not include any establishment otherwise defined in the By-law. Some examples of the Retail Store are: Pharmacy, Video Store and Pet Supply Store.
Traffic at the intersection of Carp and Hazeldean Road is a concern when considering the development of this site. The intersection has been identified to be upgraded. The grades of Carp Road as it approaches Hazeldean Road need to be improved and turning lanes are required to accommodate the increasing traffic at the intersection. Carp Road at this time is a two-lane rural arterial road and the main link between Stittsville and Highway 417.
The applicant has provided a Transportation Overview which assesses the impact of development on the site. It made assumptions regarding the amount of leaseable space on the site (10 600 m2), number of parking spaces (560 spaces) and average trips generated by a Retail/Highway Commercial uses. The results showed a 17% increase of traffic using the intersection over 2002 traffic counts. This increase was accommodated by the intersection, however, may require that the City reconsider the priority of this intersection in the City's Capital Budget. As part of the site plan review process, the need for intersection improvements in advance of a capital project will be considered
The community has expressed an interest in this application. An information and comment session was held at the former Goulbourn Township Office on May 26, 2004 and was attended by the Stittsville Village Association, the Ward Councillor and the Agent. The details of the public consultation and information session are found in Document 4.
The community was concerned with what would be permitted by adding the retail store to this site. By definition, the retail store is any business where goods, wares and/or merchandise are offered for sale or rent but are not otherwise defined in the By-law. This would include any number of enterprises such as pharmacies and pet shops.
The Design Guidelines for Main Street Stittsville will be used for this development to promote a consistent character in Stittsville. As part of creating a Village feel, staff support locating many of the buildings adjacent to the street frontage with parking located behind. In order to accomplish this the By-law Amendment will require that 35% of the street lines adjacent to Carp and Hazeldean Roads have building facades no more than 9 metres from the street line. The ground floor elevation will be required to have a minimum of 50% of the facades consisting of openings such as windows and customer entrances.
Buffer strips and landscaping requirement are proposed in the provisions of the Zoning By-law to provide guidance for future Site Plan applications. A 10 metre buffer strip is recommended in order to reduce the impact of light and noise on the residences abutting the properties to the west. The current Zoning By-law provisions require that a 6 metre buffer be provided. The existing Highway Commercial Zone requires that 10% of the properties be landscaped. In addition to this, the lands in the HydroOne corridor present a good opportunity increase the landscaping and improve the pedestrian linkages from the site to the neighbouring subdivision. The amendment will require that in this corridor, 50% of the land needs to be landscaped. This will include a pathway that will be linked to the path system to the west and allow pedestrians a way through this site to the intersection of Carp and Hazeldean Roads.
Currently the properties could be used for a number of commercial uses that are less than suitable to be located next to residential neighbourhood. The proposed retail stores will service the neighbouring subdivision and customers which are drawn from passing traffic or a wider market area. The amendment as proposed will encourage and improved design of the commercial facilities, provide enhanced green space and buffering opportunities, facilitate pedestrian access to the commercial development and permit a more appropriate mix of commercial uses.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. Information signs were posted on-site indicating the nature of the application. The Ward Councillor is aware of this application and the staff recommendation.
Detailed responses to the notification/circulation are provided in Document 4.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
This application was processed within the timeframe established for the
processing of Zoning By-Law Amendment applications.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Explanatory Note
Document 3 Details of Recommended
Zoning (which may include map)
Document 4 Consultation Details
DISPOSITION
Department of Corporate Services, Secretariat Services to notify the owner Timberwood Development Corporation, John Hughes, 1122 Carp Rd., Stittsville, K2S 1B9, applicant Brisbin Brook Beynon, 400-47 Clarence Street, Ottawa, K1N 9K1, All Signs, 8692 Russell Road, Navan, ON K4B 1J1, and the Program Manager, Assessment, Department of Corporate Services of City Council's decision.
Planning and Development Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.
Department of Corporate Services, Legal Services Branch to forward the implementing by-law to City Council.
LOCATION MAP Document
1
EXPLANATORY NOTE Document
2
By-law Number 2004- amends Zoning By-law 40-99 of the former Township of
Goulbourn. The amendment affects the
properties at 6303 Hazeldean and 1122 Carp Road, which are located on north of
Hazeldean and west of Carp Road, as shown on the attached Location Map.
The application is to rezone the subject
property from "CH" (Highway Commercial) to "CH-6" (Highway
Commercial Exception Zone 6). The
current zoning permits a variety of commercial uses catering to the traveling
public. The proposed zoning will add
retail stores to the permitted uses, establish maximum setbacks for buildings
from a road and minimum buffering and landscaping requirements.
For further information, please contact Steve
Belan at 580-2424 ext. 27591.
DETAILS OF RECOMMENDED ZONING Document 3
By-law 2004- amends By-law 40/99, being the Zoning Bylaw for the former Township of Goulbourn. The Lands affected by the proposed amendment are located at 6303 Hazeldean Road and 1122 Carp Road. The purpose of the proposed zoning by-law amendment is to add "Retail Store" among the other existing uses in the Highway Commercial Zone.
Current Zoning
Under the former Township of Goulbourn By-law 40/99, consolidated to February 2001, the site is zoned CH Highway Commercial Zone.
Proposed Zoning
The proposed rezoning will amend Schedule A, Map 2 that the lands at 6303 Hazeldean Road and 1122 Carp Road from CH Highway Commercial Zone to CH-6 Highway Commercial Exception Zone - 6. The following text will be added to Section 14.3:
PERMITED USES:
Notwithstanding any provisions of this By-law to the contrary, the lands zoned CH-6 hereto may also be used for a Retail Store.
ZONE PROVISIONS:
A 10 metre wide Buffer Strip shall be provided along the full length of any property line adjacent to a Residential Zone.
That along the LOT LINES adjacent to Carp Road and Hazeldean Road, 35% must be occupied by a building face, which is a minimum of 6 metres and not more than 9 metres from the STREET LINE.
LANDSCAPED OPEN SPACE: (minimum) of 10% except for Block 95 on Plan 4M-1089 where the minimum LANDSCAPED OPEN SPACE will be 50%.
CONSULTATION DETAILS Document
4
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 Zoning By-law Amendments. One
public meeting was held May 26, 2004 in the community.
PUBLIC COMMENTS
Comment:
More Retail Space: There is vacant space within the Stittsville Core Area and Stittsville Mixed Use Area. Is there any need for another retail development which will compete with other retail areas?
Response:
The Department is not in position to restrict competition. Staff are concerned with the fuctionality of the site and the planning merits of a proposed use. It is believed that this site would not compete directly with properties in the Stittsville Core Area which are smaller and can only accommodate smaller retail stores.
Comment:
The Carp Road and Hazeldean Road intersection should be re-aligned and re-engineered prior to developing this site. The traffic especially along Carp Road has been increasing and there are no turning lanes and people have made a habit of driving on the shoulder to get past turning vehicles.
Response:
A Transportation Overview was provided by applicant to illustrate how much traffic would be generated by developing the site. Its findings showed that there would be a 17% increase of traffic using this intersection. Staff agreed with the conclusions that the intersection could accommodate the extra traffic. At this time the intersection is on a list to be upgraded. However, due to the present capital budget constraints this intersection will not be improved in the foreseeable future. The Ward Councillor is requesting that the intersection be re-evaluated which may move it up on the priority list.
Comment:
Adding retail stores will permit Big Box Outlets which will increase traffic and noise in a quiet suburban area.
Response:
The applicant has not yet made any applications to develop the site. To support the application to rezone the property, the applicant perpared a conceptual plan of the site to illustrate some development possibilities. It became evident that due to the irregular shape of the property that large format retail building would have difficultly being placed on the site. The conceptual plan has a total of 10600 sq. m. of floor space, the largest single building was 4200 sq. m. This site would not attract the attention of Big Box retailers. Once developed, the site will generate traffic and noise, however, staff anticipates that it will be no more than if the property was developed with the existing Highway Commercial uses.
Comments
The concept plan and transportation overview show locations of access onto Carp Road and Hazeldean Road. The accesses onto Carp Road are unrealistic considering the volume of traffic.
Response:
The location and type of accesses to the adjacent streets will need to be evaluated when a site plan application has been made. Staff concur that the location of the enterance onto Hazeldean Road should be located further west in order to provide adequate stacking spaces for east and north bound vehicles. The concept plan shows two accesses onto Carp Road which would also need to be revaluated as they are too close together at this time.
Comment:
There are now nine existing and proposed gas stations for Stittsville. The plan is shows one more. Is there a need for this number of gas retailer in the Village?
Response:
Gas Stations are a permitted use in the Highway Commercial Zone. The applicant is only showing a currently permitted use on a conceptual plan. The market will determine the number of gas retailer in any particular area.
Comment:
There is a need for community scale shopping center that services the residences behind.
Response:
The Highway Commercial Designation on this property is orientated to providing land for commercial enterprises that cater to the traveling public and single purpose shopping trips. Customers are to be drawn from passing traffic and wider market area. Retail stores will be more community orientated than many of the existing uses in the By-law. The conceptual plan shows smaller buildings and the applicant is willing to use the Main Street Design Guidelines to give the development the same character as other part of the Village. The site will also be connected to the community by a walking trail along the HydroOne corridor.
Comment:
Retail Stores are more appropriately located on Stittsville Main Street as they will create more noise an light for the neighbours to contend with.
Response:
The addition of Retail Store to the permitted use will not increase the potential for light and noise pollution on this site. If the site was to be with the existing uses only there would be no difference. Retail Stores may even displace automotive sales uses for example that traditionally have intense lighting.