19. ZONING - 2455 KalaDar Avenue ZONAGE
- 2455, avenue kaladar
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Committee RECOMMENDATION
That Council approve an amendment to the former City of Ottawa Zoning By-Law to change the zoning of 2455 Kaladar Avenue from IS[305] F(1.0) - Small Scale Industrial exception zone to a new IS exception zone as shown on Document 1 and as detailed in Document 2.
RECOMMANDATION DU Comité
Que le Conseil approuve une modification
au Règlement de zonage de l’ancienne Ville d’Ottawa en vue de faire passer le zonage
du 2455, avenue Kaladar de IS[305] F(1.0) – zone industrielle à petite échelle
assortie d’une exception à une nouvelle zone assortie d’une exception IS telle
qu’elle est montrée dans le document 1 et détaillée dans le document 2.
Documentation
1. Deputy City Manager, Planning and
Growth Management report dated 4 May 2005 (ACS2005-PGM-APR-0120).
2. Extract
of Draft Minutes, 24 May 2005.
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: |
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OBJET : |
REPORT RECOMMENDATION
That
the Planning and Environment Committee recommend Council approve an amendment
to the former City of Ottawa Zoning By-Law to change the zoning of 2455 Kaladar
Avenue from IS[305] F(1.0) - Small Scale Industrial exception zone to a new IS
exception zone as shown on Document 1 and 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’ancienne Ville d’Ottawa en vue de faire passer le zonage du
2455, avenue Kaladar de IS[305] F(1.0) – zone industrielle à petite échelle
assortie d’une exception à une nouvelle zone assortie d’une exception IS telle
qu’elle est montrée dans le document 1 et détaillée dans le document 2.
BACKGROUND
The subject property,2455 Kaladar Avenue, is located
on the east side of Kaladar Avenue, south-west of the intersection of Bank
Street and Heron Road.
The property is currently zoned IS[305] F(1.0), which is a
small-scale industrial subzone, with an exception. One of the purposes of the IS zone is to permit existing
industrial uses to change to a limited range of commercial uses that are more
compatible with adjacent residential uses.
The commercial uses permitted include a range of personal service uses
including a convenience store, a car wash, and a retail store limited to a
furniture store at 2477 Kaladar Avenue.
The purpose of the Zoning By-law amendment is to amend the exception
that applies to the subject property to add a retail food store as an additonal
permitted use.
The applicant has been operating a grocery warehouse distribution
centre, including a small retail food store, on the site since 1997. The retail food store, which occupies
approximately 52 square metres of the building's floor space, sells fresh fruit
and vegetables, and has been operating in contravention of the Zoning
By-law. The purpose of this application
is to bring the existing uses into conformity with the provisions of the Zoning
By-law.
DISCUSSION
This amendment to the zoning provisions is consistent
with the policies associated with the General Urban Area designations that
apply to the site under the City Council Approved Official Plan, and the former
Region of Ottawa-Carleton Official Plan, as well as with the policies
associated with the District Linear Commercial Area designation that applies to
the site under the former City of Ottawa Official Plan. Specifically, the General Urban Area
designation and the District Linear Commercial Area designation permits a broad
range of uses, including retail uses, that serve the community. A retail food store associated with the
current food warehouse, to bring the existing uses into conformity with the
provisions of the Zoning By-law, expands the commercial uses currently
permitted for the site.
The applicant's business has been providing a service to the surrounding
neighbourhood. The proposal to legalize
the use was met with some opposition from adjacent neighbours at the time that
it was originally proposed. The
concerns of the neighbours, presented to the Applicant prior to the making of
this application, centered on the themes of parking and the aesthetics of the
site. Although this application is not
subject to Site Plan Control, in an effort to mediate the concerns of the
neighbours, the applicant agreed to undertake steps to improve the appearance
and operation of the site. The steps to
be undertaken by the applicant include, but are not limited to, the following:
· a clearly marked pedestrian path from the retail section to the sidewalk along Kaladar Avenue;
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(the creation of
wider entrances and driveways to permit the flow of truck traffic; and
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the provision of
customer parking at the rear of the building.
Finally, it is noted that the site adequately accommodates the parking
and loading requirements that are set out in the Zoning By-law for the uses on
site. The Department is therefore
satisfied that a retail food store can be appropriately provided without
resulting in adverse impacts for the adjacent community.
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. Although the community expressed some concerns with the proposed use in preliminary discussions, the City did not receive any negative comments or opposition to this application.
FINANCIAL IMPLICATIONS
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 Location
Map
Document 2 Explanatory Note
Document 3 Details of
Recommended Zoning
DISPOSITION
Corporate Services Department, Secretariat
Services to notify the owner (David Kampitsis, 2455 Kaladar Avenue, Ottawa, ON,
K1V 8B9), applicant (FoTenn Consultants Inc., 223 McLeod Street, Ottawa, ON,
K2P 0Z8, Attn: Nadia De Santi), 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.
LOCATION MAP Document
1
EXPLANATORY NOTE Document
2
By-law Number amends Zoning By-law, 1998 of the former City of
Ottawa. The amendment affects the
property at 2455 Kaladar Avenue, as shown on the attached Location Map.
The
application is to amend the exception provisions of the small-scale industrial
- IS[305] F(1.0) zone that apply to the property to permit a "retail food
store" as an additional permitted use.
The current zoning, as noted, is a small-scale industrial zone permiting
some limited industrial type uses such as a warehouse, and some commercial
uses, and aims to ensure the compatability of these uses with the adjacent
residential uses. The proposed zoning
will be identical to the existing zoning with a retail food store added as an
additional permitted use under the exception provisions of the zone, denoted by
the [305]. The F (1.0) indicates a
floor space index that allows a building to have a gross floor area equal to
the lot area. This allowable floor
space index will remain unchanged. The proposed zoning will bring the existing
uses into conformity with the provisions of the Zoning By-law.
For further
information regarding the zoning amendment, please contact Krista Burgess at
580-2424 x.27893, or krista.burgess@ottawa.ca.
DETAILS OF RECOMMENDED ZONING Document 3
The provisions of exception [305] will be amended to permit “retail food store” as an additional permitted use at 2455 Kaladar Avenue, as follows:
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305 |
- personal service business limited to a beauty salon or barber shop - parking garage - parking lot - retail store limited to a furniture store - retail food store |
- truck transport terminal - recreational and athletic facility - restaurant, full service - restaurant, fast food - restaurant, take-out - display and sales area |
- office use permitted only on the property known municipally as 2481
and 2487 Kaladar Avenue - office use limited to a maximum gross floor area of 890 square metres
at 2481 Kaladar Avenue and to a maximum gross floor area of 1 500 square
metres at 2487 Kaladar Avenue - retail use limited to a furniture store permitted only on the
property known municipally as 2477 Kaladar Avenue - automobile service station or gas bar permitted on the property known
municipally as 1150-1160 Heron Road and at 2477 Kaladar Avenue - retail food store use permitted only on the property known
municipally as 2455 Kaladar Avenue |