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
SUBJECT: |
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OBJET : |
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.
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.
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.
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.
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
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
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 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