Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
02 February 2005 / le 02 février 2005
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 : Karen Currie,
Manager / Gestionnaire
Development Approvals / Approbation des
demandes d'aménagement
(613) 580-2424 x28310, Karen.Currie@ottawa.ca
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OBJET : |
REPORT RECOMMENDATION
That
the Planning and Environment Committee recommend Council approve an amendment
to the former City of Cumberland Zoning By-Law to change the zoning of a
portion of 4300 Innes Road from Community Commercial Exception CC-X1 to a dual
zone, CA1-X3/CC-X1 Commercial Automotive Exception 2/ Community Commercial
Exception CC-X1 as shown in Document 1 and 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’ancienne Ville de Cumberland afin de remplacer le zonage
Commercial communautaire, exception CC-X1 d’une partie du 4300, chemin Innes
par un zonage double, CA1-X3/CC-X1 Commercial automobile, exception 2 et
Commercial communautaire, exception CC X1, comme il est indiqué dans le
document 1 et précisé dans le document 2
BACKGROUND
The owner of the property at 4300 Innes Road has
applied for an amendment to the former City of Cumberland Zoning By-law to
rezone a portion of the site to permit a gas bar and car wash on the subject
property. The total land holding of the
applicant is located on the south side of Innes Road and east of Lanthier Drive
and encompasses approximately 8.33 hectares.
The subject site is only .4124 hectares of the complete parcel which
forms 4300 Innes Road (see Document 1).
The site is predominantly flat lying and
grassed with few trees or scrub-like vegetation. Access to the site is from Innes Road and Lanthier Drive. Immediately west of the site are vacant
lands scheduled for commercial and retail uses. East of the subject site is a range of commercial developments
including offices, retail, and warehousing.
Lands situated to the south are vacant.
The residential community of Queensview Heights South is located on the
north side of Innes Road. A major
retail development in the vicinity is Trinity Commons. The
addition of a gas bar and car wash is intended to compliment the newly
approved “Loblaws” retail complex
situated on the property. A conceptual
site plan has been submitted for reference (Document 3).
The lands are currently zoned Community Commercial (CC -X1). This zone permits a variety of uses associated with a shopping centre. The addition of the Commercial Automotive zone will create a double zoning for the subject site. The exception to the Commercial Automotive zone will allow access to the CA1 zone via lands (driveway) not zoned CA1 exception as the General provisions of the Zoning By-law restrict this from occurring. As well, a minimum of 10 waiting spaces is required for a car wash within the CA1 exception zone. A clause will be included in the amendment to include the new CA1-X3 zone in the list of zones that are considered one zone for by-law requirement purposes so that the lands function as one integrated site.
DISCUSSION
City Council Approved Official Plan
The City Council Approved Official Plan
designates the subject property as “Employment Area”. The intent of this
designation is to promote centres of employment, while supplying products and
services that serve the city’s office and commercial sectors. This category
permits industrial and employment-generating uses such as warehousing and
distribution, manufacturing, storage, construction, office, institutional and
research and development.
The Plan states that Employment Areas should maintain the primary
character as industrial areas, although the designation also encourages
complementary non-industrial uses in the area. These non-industrial uses
include convenience retail, personal service businesses and recreational uses
that will cater to employees in this area, the general public and passing
traffic. The purpose of this designation is to allow for the concentration of
at least 2,000 jobs.
The designation recognizes retail uses along
the Innes Road corridor. This arterial road has a unique role in the community
that differs from other roads within Employment Areas. This is re-enforced in
the Orleans Industrial Park Land Use and Design Study. The proposed
development of an Automotive Convenience Station, through rezoning a portion of
the site, will help the site operate as a commercial centre more effectively.
The uses proposed for this site are consistent with the Design Study guidelines
and will be subject to the application of site planning, architecture and
landscape design principles outlined in the Study.
Former
Regional Official Plan
The former
Regional Official Plan designates this site “Business Park”. This designation
includes industrial and business parks, research parks, warehousing and
manufacturing areas, as well as research and high-technology business parks.
Business Parks are characterized as having a road network that facilitates
public transit service, direct access to a regional road or provincial highway
and to designated truck routes. Non-residential uses such as retail, office,
small-scale institutional and recreational uses are also permitted in this
designation.
Former
City of Cumberland Official Plan
The former City of Cumberland Official Plan
designates the subject property “Community Commercial”. This designation may
include a wide range of large scale food, retail, office, restaurant, entertainment,
recreational, service and automotive uses designed to serve the needs of the
surrounding community. Areas designated
Community Commercial are also intended to act as a major destination serving an
extensive trade area. This designation
may be developed in a variety of formats including shopping centres or stand
alone facilities. Small scale secondary
uses are also permitted in the designation.
Proposed Zoning
The former City of
Cumberland Urban Zoning By-law Number 1-84 zones the subject site Community
Commercial CC-X1. The proponent has requested a change that would permit a gas
bar and car wash. The creation of a
double zoning (CA1-X3/CC-X1) to facilitate this request will ensure that the
location of the proposed gas bar and car wash is restricted to a portion of the
site that reflects the site plan submitted for approval by the proponent. The exception to the CA1 zone is related to
eliminating the provision preventing access to one zone from another. The double zone will allow for the subject
lands to be used as part of the shopping centre development, in the event that
the gas station proposal does not materialize.
Amendments to the CA1-X3 zone also include providing a minimum of 10
waiting spaces rather than 15 currently outlined in the Zoning By-law.
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. The City did not receive any negative comments or opposition to this application.
APPLICATION PROCESS TIMELINE STATUS
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-Law Amendment
applications.
SUPPORTING DOCUMENTATION
Document 1 Zoning
Schedule Change
Document 2 Details of Recommended Zoning
Document 3 Concept Plan ( for reference purpose)
DISPOSITION
Corporate Services Department, Secretariat
Services to notify the owner Loblaw Properties Limited, c/o Mario Fatica, 22
St. Clair Avenue East, 2nd Floor, Toronto Ontario, M4T 2S5,
applicant Fotenn Consultants Inc., 223 McLeod Street, Ottawa, Ontario, K2P 0Z8,
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 Growth Management Department to prepare the implementing
by-law, forward to Legal Services Branch and undertake the statutory
notification.
Corporate Services Department, Legal Services Branch to forward the
implementing by-law to City Council.
ZONING SCHEDULE CHANGE Document 1
DETAILS OF RECOMMENDED ZONING Document
2
The recommended zoning proposes to amend the former City of
Cumberland Zoning By-Law to change the zoning of a portion of 4300 Innes Road
from CC-X1 (Community Commercial Zone) to create a double zoning with a new CA1
exception and CC-X1 zone (CA1-X2/CC-X1).
In addition the General Provision of the By-law preventing access to a
zone from another is eliminated.
1. The following will be added to Section 7.13
(e) CA1-X3 Commercial Automotive – Exception Three
(1) Despite any provisions to the contrary on lands zoned CA1-X3 the following requirements apply:
(a) a driveway that provides ingress and egress to and from a lot or parking spaces may pass through other zones than the CA1-X3 zone,
(b) the adjacent CC-X1, CC-X1/Mg and CC-X5 zones
are considered one lot for purposes of calculating by-law requirements,
(c) a minimum of 10 waiting spaces are required for a car washing establishment.
2. The proposed gas bar and car wash are part of a larger site that functions as one integrated site, therefore, the following change is required to the zoning of the overall site:
(a) Clause 7.3(g)ii), the CC-X5 zone, will be amended to include the new CA1-X3 zone in the list of zones that are considered one zone for by-law requirement purposes
CONCEPT PLAN Document
3
