4.       ZONING – 2015 LANTHIER DRIVE

 

ZONAGE – 2015, PROMENADE LANTHIER

 

 

 

Committee recommendation

 

That Council approve an amendment to the former Cumberland Urban Zoning By-law to change the zoning of 2015 Lanthier Drive from MS1 - Industrial Service 1 to MS1 (E'X') - Industrial Service Exception Zone as shown in Document 1 and as detailed in Document 2, as amended by the following:

 

That Document 2, Details of Recommended Zoning remove Apartment Dwelling as an additional permitted use and also remove Point 4) the provision for the Apartment Dwelling.

 

 

Recommandation du Comité

 

Que le Conseil approuve une modification au règlement de zonage du secteur urbain de l’ancienne Ville de Cumberland en vue de faire passer la désignation du 2015, promenade Lanthier, de MS1 – zone industrielle de service 1 à MS1 (E’X’) – zone industrielle de service assortie d’une exception, comme le montre le document 1 et le précise le document 2, ainsi modifiés :

 

Que la mention Maison d’appartements soit supprimée du Document 2, Détails du zonage recommandé, comme utilisation autorisée supplémentaire, de même que le Point 4) la mise à disposition de la maison d’appartements.

 

 

 

 

 

Documentation

 

1.         A/Deputy City Manager's report (Planning and Growth Management) dated
8 September 2006 (ACS2006-PGM-APR-0094).

 

2.         Extract of Draft Minute, 26 September 2006.


Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

and Council / et au Conseil

 

8 September 2006 / le 8 septembre 2006

 

Submitted by/Soumis par : John L. Moser, Acting Deputy City Manager/

Directeur municipal adjoint par intérim,

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, 28310  Karen.Currie@ottawa.ca

 

Cumberland (19)

Ref N°: ACS2006-PGM-APR-0094

 

 

SUBJECT:

ZONING - 2015 LANTHIER DRIVE (FILE NO. D02-02-05-0167)

 

 

OBJET :

ZONAGE - 2015, promenade lanthier

 

 

REPORT RECOMMENDATION

 

That the Planning and Environment Committee recommend Council approve an amendment to the former Cumberland Urban Zoning By-law to change the zoning of 2015 Lanthier Drive from MS1 - Industrial Service 1 to MS1 (E'X') - Industrial Service  Exception Zone as shown in 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 du secteur urbain de l’ancienne Ville de Cumberland en vue de faire passer la désignation du 2015, promenade Lanthier, de MS1 – zone industrielle de service 1 à MS1 (E’X’) – zone industrielle de service assortie d’une exception, comme le montre le document 1 et le précise le document 2.

 

 

BACKGROUND

 

The site is at 2015 Lanthier Drive, which is at the southeast corner of Lanthier Drive and Innes Road. It has road frontage on Innes Road, Lanthier Drive and Vantage Drive and has an existing two-storey 4200 square metre industrial building on it. On the north side of Innes Road are existing residential and former residential properties that have been converted to commercial uses.  To the east of the site is a gas bar and on the west side of Lanthier Drive is a commercial plaza. South, on Vantage Drive, is multi-tenant industrial/ commercial building.

 

Purpose of Zoning Amendment

 

The requested zoning would add new permitted uses to the existing MS1- Industrial Service zone.  Specifically, the request is for a self-storage facility with drive-in capability having internal access to service commercial, industrial and residential customers. 

 

Existing Zoning

 

The MS1 - Industrial Service zone in the Cumberland Urban Zoning By-law permits a range of service related uses.  It does not permit a Mini Warehouse and Public Storage, a retail store or any residential uses.

 

Proposed Zoning

 

The proposed zoning is a "MS1" exception zone to permit the current list of uses, plus add a Mini Warehouse and Public Storage, retail store and apartment dwellings. The automotive related uses including Automobile Gas Bar, Automobile Service Station, Automobile Rental Establishment, Automobile Repair Garage Non-Commercial, and Car Washing Establishment would be prohibited. The zone would also contain a provision requiring a percentage of the ground floor fronting on Innes Road and Lanthier Drive to be occupied by retail and office uses not related to the proposed self storage facility. The applicant has requested that a minimum of 30% of the ground floor be devoted to retail uses and that the lot coverage be increased from 40% to 50%.

 

 

DISCUSSION

 

City Council Approved Official Plan

 

The City Council Approved Official Plan, as a result of OPA 28, identifies properties fronting onto this section of Innes Road as Arterial Mainstreet.  The Mainstreet designation encourages intensification, with the Arterial Mainstreet encouraging the gradual transformation of the former automobile based uses and building forms to transition to more urban and intensive land uses and built forms.  A mix of commercial and residential uses is contemplated. The suggested height limits are in the order of eight storeys.

 

Former Regional Official Plan

 

The former Regional Official Plan designates the site Business Park which promotes a mix of industrial and office uses and the provision of 2000 jobs.  The area within this designation includes the lands bounded by Tenth Line Road, Page Road, Innes Road and the southerly edge of the Hydro Corridor. The designation permits industrial, research, manufacturing, warehousing and related non-residential uses.

 

 

Former Cumberland Official Plan 

 

The former local Official Plan designated the site Community Commercial.  This designation contemplates service uses including retail, services and ancillary office as well as large scale food, retail and convenience uses.

 

Design Guidelines

 

The Orleans Industrial Park Land Use and Design Study Urban Design Guidelines, December 2003, suggest building setbacks three to five metres from public streets, and active fronts (entrances and windows) along Innes Road. Future intensification is not to be limited by any development. Parking areas are to be screened by having them ideally in rear yards or with seven metres of landscaping to reduce their prominence on the streetscape.  The provision of a continuous row or two of trees  with under storey plantings along Innes Road is envisioned.

 

The Arterial Mainstreet Design Guidelines are applicable as well.  This Guideline also seeks to have a strong building line and design features along the street, promote pedestrian and bicycle linkages, and minimize the prominence of vehicles on the streetscape.

 

Details of Proposed Zoning

 

The proposal involves demolishing the existing industrial building and constructing a new three storey building. The Concept Plan as shown in Document 3 depicts the proposed building location, site access, parking and landscaping.

 

In order for the proposed redevelopment of the site to meet the spirit of the Arterial Mainstreet Designation the applicant has agreed to have some of the ground floor area along Lanthier Drive and most of Innes Road being occupied by retail and other commercial and office uses.  The proposed main use would occupy the balance of the ground floor and the upper two levels.  Typically, the self storage facility would employ only a few people.

 

The proposed three-storey building will be set back further from the streets than the three to five metres contemplated in the design guidelines for Innes Road, but will remain at about the same setback as the current industrial building. The proposed building setback from Innes Road will be greater than envisioned in the design guidelines but that distance will be balanced by the proposed height of the building. 

 

The conceptual building facades shown in Document 4 are fairly animated and meet the intent of the guidelines. To ensure that there is building animation, it is required that a minimum of 40% of the ground floor building area be occupied by uses other than the self storage facility.  The applicant requested the retail floor area be a minimum of 30% of the ground floor, however based on the concept plan they are showing a retail component of close to 50% of the ground floor. It is recommended that a minimum of 40% of the ground floor area be occupied by the retail uses.  It is recommended that those uses occupy no less that 80% of the ground floor building facade facing Innes Road and 40% of the Lanthier Drive ground floor building facade.   Having a minimum retail and other commercial component will also ensure additional employment opportunities

 

The requested rezoning will also see the maximum lot coverage increase from 40% to 50%, which is reasonable.

 

The design guidelines suggest parking should be located to the side or rear of building and if it is not feasible to do so, a buffer of seven metres between Innes Road and the parking area shall be provided.  The concept plan shown in Document 3 represents a three metre landscape strip, as required in the current zoning, with upgraded landscaping and design features at the corner of Lanthier Drive and Innes Road. The redevelopment of the site will be subject to site plan approval at which time the details of the landscape strip and the proposed features will be examined and refined.

 

In an effort to facilitate the longer term use of the site towards achieving a mix of uses, the proposed zone will also permit apartment dwellings on the second and third floors. Based on the concept plan submitted, opportunities to expand the building toward Innes Road in the future will still be possible. 

 

The proposed loading space is a fully enclosed drive-through located at the rear of the Lanthier Drive side of the building and will serve both the self storage facility as well as all other building occupants.  The space is fully screened from Innes Road.

 

Based on the concept plan, the proposal does represent a significant improvement over the existing conditions and the introduction of retail uses on this site is desirable given its Arterial Mainstreet designation under the Official Plan.  The proposed Zoning By-law allows for a broader mix of potential uses more in keeping with the designation than the previous industrial manufacturing use. The proposed building is exactly what the design guidelines are seeking and although it is at a greater setback than desired it has a strong street presence with extensive window treatment, interesting materials and building articulation. Attempts are being made to enhance the corner of Lanthier Drive and Innes Road and the street frontages with landscape features.

 

The proposed redevelopment of this site can facilitate a transition to a higher density of use and allow for the intent of the Official Plan designation to be met. Planning and Infrastructure Approvals support the recommended rezoning.

 

 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The Ward Councillor is aware of this application and the staff recommendation. 

 

The Innes Rezoning Development Group have expressed concerns with the concept plan and zoning not reflecting the guidelines laid out in Orleans Industrial Park Land Use and Design Study dated December 2003. 

 

 

FINANCIAL IMPLICATIONS

 

N/A

 

 

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      Details of Recommended zoning

Document 3      Concept Plan

Document 4      Building Elevations

 

 

DISPOSITION

 

Corporate Services Department, City Clerk’s Branch, Secretariat Services to notify the owner, (Dymon Management Ltd., 380 Hunt Club Road, Suite 105, Ottawa ON K1V 1C6), applicant, (Miguel Tremblay, FoTenn Consultants Inc., 223 McLeod Street, Ottawa ON K2P 0Z8), Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code:  26-76) 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


DOCUMENT 1

 

LOCATION MAP                                                                                                                           

 

 

 


DOCUMENT 2

 

DETAILS OF RECOMMENDED ZONING                                                                               

 

The lands identified on Document 1 are to be rezoned from "MS1" - Industrial Service Zone to "MS1-X'X'" - Industrial Service Zone Exception Zone. The lands zoned "MS1-X'X'" will be subject to the following:

 

1)  The additional permitted uses will be; a Mini Warehouse & Public Storage, Apartment Dwelling, and a Retail Store. 

 

2)  The following automobile related uses will be prohibited; Automobile Gas Bar, Automobile Service Station, Automobile Rental Establishment, Automobile Repair Garage Non-Commercial and Car Washing Establishment. 

 

3)  Any combination of the following uses must occupy a minimum of 40% of the ground floor area of the building(s); Bakery, Bank, Bowling Alley Establishment, Convenience Store, Day Nursery-Licensed, Dry Cleaning Establishment and Laundromat, Medical/Dental Office, Office, Personal Service Establishment, Photographic Establishment, Restaurant, Restaurant Take-out, Retail Store, School Commercial, Veterinary Establishment, Video Rental Outlet.

 

In addition those uses must occupy a minimum 80% of the ground floor of the building facade fronting onto Innes Road and a minimum of 40% of the ground floor building facade (excluding the enclosed loading space) fronting on Lanthier Drive.

 

4)  The  apartment dwelling shall not be permitted on the ground floor.

 

5)  The Lot Coverage (maximum) will be 50%. 

 

 


DOCUMENT 3

 

CONCEPT PLAN                                                                                                                           

 


DOCUMENT 4

 

BUILDING ELEVATIONS                                                                                                             



            ZONING – 2015 LANTHIER DRIVE

            ZONAGE – 2015, PROMENADE LANTHIER

ACS2006-PGM-APR-0094                                                            CUMBERLAND (19)

 

Committee members were copied with a Comment Sheet submitted by the Innes Rezoning and Development Group, objecting to the inclusion of a residential component, specifically apartments on the upper floors, of the application for a self-storage facility to service commercial, industrial and residential customers.  The complete text of this document is on file with the City Clerk.

 

The following Motion was put forward to address the IRDG’ concerns:

 

Moved by B. Monette

 

That Document 2, Details of Recommended Zoning, remove Apartment Dwelling as an additional permitted use and also remove Point 4) the provision for the Apartment Dwelling.

                                                                                                            CARRIED

 

The Committee then approved the report recommendation, as amended by the foregoing.

 

That the Planning and Environment Committee recommend Council approve an amendment to the former Cumberland Urban Zoning By-law to change the zoning of 2015 Lanthier Drive from MS1 - Industrial Service 1 to MS1 (E'X') - Industrial Service Exception Zone as shown in Document 1 and as detailed in Document 2, and:

 

That Document 2, Details of Recommended Zoning, remove Apartment Dwelling as an additional permitted use and also remove Point 4) the provision for the Apartment Dwelling.

 

                                                                                                            CARRIED as amended