DISCUSSION
The rezoning application for
the subject site conforms to both the former City of Kanata Official Plan and
the Council Approved Official Plan, in respect of the proposed uses for the
site.
The development standards
applied to M1C zones within the former City of Kanata Official Plan relate to
the original intention that this area would develop as a Business Park, with
associated commercial uses. The generous front and rear setbacks were intended
to provide for a high degree of landscaping and building separation in keeping
with a campus style setting.
The development of the
Canadian Tire retail facility is more reflective of a standard "new
format" retail opportunity.
Therefore the standards of a prestige "Business Park" are not
compatible with this form of development.
Details of Proposed Zoning
The requested amendments to
the zone provision requirements for the M1C zone are to facilitate the Site
Plan application for the development of a gas bar, convenience store, car wash
and restaurant facility on the subject site. The details of the specific
amendments and rationale for approval are as follows:
(1) Reduction in Parking Requirement:
Considerable analysis has
been undertaken with respect to the proposal to reduce the parking standards
for the Automotive Service Centre. A Minimum Parking Space Standard of one
space per 20sq.m. of net (building) floor space for Automotive Service Centre
is comparable with parking regulations within other Zoning By-laws (Nepean,
City of Ottawa), and in keeping with standards applied to existing similar
facilities in the Kanata Town Centre vicinity.
Consistent with Kanata
Zoning By-law 142-93, 5.15(b)iv, the parking requirements were considered for
the separate uses proposed for the site. As such it is intended that the
Minimum Parking Standards be applied as per existing provisions for the
proposed restaurant facility (one space per 5.5sq.m net floor area), and that
the reduced provision (one space per 20sq.m of net floor area) applies to the
Automotive Service Centre, based on the proposed floorspace of the convenience
store element.
(2) Reduction of Rear Yard Setback:
Development standards for
M1C zone under Zoning By-law 142-93 currently requires a minimum rear yard
setback of 7.5m. The proponent is requesting a reduction in this setback
requirement to 3.4m, due to space constraints within the site. The building
element that would breach the existing setback requirement will be the proposed
car wash facility. This boundary abuts existing commercial parking, and it is
felt that the reduction of the setback at this location would have no
detrimental effects to the subject site, or lands abutting. Again in analysing
existing similar developments within Kanata it was found that a 3.4m rear yard
setback was in excess of the what is deemed appropriate. Existing trees along
this reduced setback are to be retained and enhanced with additional
landscaping treatments.
(3) Parking Encroachment into Front Yard Setback:
The minimum required front
yard setback currently applied to the subject site is 12.0m. As previously discussed,
the original intent for this part of the Kanata Town Centre was that it would
develop as a Business Park, with large landscaped setbacks and a campus style
setting. Over recent years this area has instead developed as an extension of
the adjacent commercial node along Terry Fox Drive. Therefore it is felt that
the development standards currently in place are no longer appropriate for
commercial establishments such as that proposed for the subject site. The
additional landscaping and general site repair proposed as part of the overall
site development mitigates the effects of a reduction of the front yard setback
to 6.0m to allow for vehicular parking. When again considering similar
developments within Kanata, and especially within the Town Centre area, it was
found that a front yard setback of 6.0m was in excess of that normally
provided.
(4) Access and Fire Lanes
In addition, the amendment
requires the alteration of wording in Kanata Zoning By-law 142-93 paragraph
5.15 (b) (i) to allow access or fire lanes to run along the length of the
minimum yard. Again this exception is required to enable the feasible
development of the site in line with traffic circulation and safety
requirements.
A Site Plan Control application has been submitted concurrently, which incorporates the proposed alterations to Development and Parking Standards within the M1C zone. Issues with regard to traffic circulation and community safety will be addressed through the Site Plan review process.
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.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
The
application was not processed within the timeframe established for the
processing of Zoning By-Law amendments due to workload volumes and resourcing
issues.
SUPPORTING
DOCUMENTATION
Document 1 Location Map
Document 2 Explanatory Note
Document 3 Details of Recommended Zoning
DISPOSITION
Department
of Corporate Services, Secretariat Services to notify the owner (Canadian Tire
Real Estate Ltd, Lorena Tosoni, 2180 Yonge Street, PO Box 770, Station K,
Toronto, ON, M4P 2V8), applicant (Trow Associates Inc, Dave Krajaefski, 154
Colonnade Road South, Ottawa, ON, K2E 7J5), 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-XX amends Zoning By-law 142-93 of the former City of Kanata. The
amendment affects the property located at 500 Terry Fox Drive, Part Lot 3,
Concession 2 as shown on Document 1.
Amending
By-law 2004-XX changes the current exception 1 Zone “M1C-1(H)” for 500 Terry
Fox Drive to exception 2 Zone “M1C-2”. This amendment allows for (1) a change
(reduction) in the parking standard for Automotive Service Centre from one
space per 5sq.m to one space per 20sq.m of
net (building) floor area; (2) a reduction of the rear yard setback from
7.5m to 3.4m; and (3) parking to encroach by 6.0m into the 12.0m front yard
setback to Terry Fox Drive; (4) access or fire lanes to run along the length of
the minimum side yard.
DETAILS OF
RECOMMENDED ZONING Document
3
That By-law 2004-XX will change the current zoning of 500 Terry Fox Drive from M1C-1(H) to M1C – 2, per the following:
(1)
Reduce minimum Parking Space Requirements for Automotive Service Centre
from one space per 5sq.m of net floor area to one space per 20sq.m of net floor
area.
(2)
Reduce minimum rear yard setback from 7.5m to 3.4m.
(3)
To allow the encroachment of vehicular parking by 6.0m into the
required 12.0m front yard setback from Terry Fox Drive
(4)
To allow access or fire lanes to run along the length of the minimum
yard.