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8. ZONING - 1180 AND 1190 PLACE D'ORLEANS DRIVE
ZONAGE - 1180 ET 1190, PROMENADE PLACE D'ORLÉANS |
Committee recommendation
That Council
approve an amendment to the former
City of Gloucester Zoning By-law to change the zoning of 1180 and 1190 Place d'Orleans
Drive from Co(1.65)(E7) to Co(1.65)(Ex) as shown in 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 de Gloucester, de manière à faire passer le zonage des 1180 et
1190, promenade Place d'Orléans de Co(1.65)(E7) à Co(1.65)(Ex), tel qu'illustré
dans le Document 1 et exposé en détail dans le Document 2.
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
24 January 2007 (ACS2007-PTE-APR-0056).
Report to/Rapport au:
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
24 January 2007 / le 24 janvier 2007
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/
Directrice municipale adjointe
Planning, Transit and the Environment/ Urbanisme,
Transport en commun et Environnement
Contact Person/Personne ressource : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
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SUBJECT: |
ZONING - 1180 and 1190 pLACE D'oRLEANS
drive (FILE NO. D02-02-06-0141]) |
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OBJET : |
REPORT RECOMMENDATION
That the Planning and
Environment Committee recommend Council approve an amendment to the former City of
Gloucester Zoning By-law to change the zoning of 1180 and 1190 Place
d'Orleans Drive from Co(1.65)(E7) to Co(1.65)(Ex) 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 de
l'ancienne Ville de Gloucester, de manière à faire passer le zonage des 1180 et
1190, promenade Place d'Orléans de Co(1.65)(E7) à Co(1.65)(Ex), tel qu'illustré
dans le Document 1 et exposé en détail dans le Document 2.
BACKGROUND
The subject properties, known as 1180
and 1190 Place d’Orleans Drive,
are located across from Place d'Orleans Shopping Centre and the Transit
Station. The properties extend through
to Gabriel Street which is a residential street characterized by low-density
single-family dwellings. A Wendy's restaurant and a Tim Horton' restaurant are
found south of the site. To the north
there is an existing commercial plaza.
Both properties are zoned Commercial Office Exception 7 - Co(1.65)(E7), which allows for the following main uses: commercial accommodation, restaurant, commercial office, day nursery, library, parking lot, place of worship and one single occupancy retail business with a Gross Floor Area(GFA) of not less than 929 m² and not more than 2323 m². This zone also allows for the following conditional uses: apartment dwellings, personal service business, retail business, commercial school, institutional uses, car wash and car rental operation. These conditional uses are only permitted after the establishment of one of the above-mentioned permitted main uses and are also limited to a maximum floor area ratio of 40 per cent provided that such floor area does not constitute more than one third of the total floor area in existence on the lot.
The applicant wishes to amend the Commercial Office Zone to allow the following permitted main uses: animal hospital, bank, medical facility, recreation and athletic facility, research and development centre and personal services business. The applicant also wishes to amend the shared parking provisions to reflect the Draft Comprehensive Zoning By-law.
DISCUSSION
The subject property is designated Mixed-Use
Centre with a Town Centre overlay (TC).
This designation applies to lands that have been identified as strategic
locations on the rapid-transit network and lie adjacent to major roads. Mixed-Use Centres act as focal points of
activity, both within their respective communities and within the larger
municipal structure. They offer
substantial opportunities for new development or redevelopment. The employment targets for the Mixed-Use
Centres identified by the “TC” symbol is for the accommodation of at least
10000 jobs. Transit-supportive land
uses, such as offices, secondary and post-secondary schools, hotels, hospitals,
large institutional buildings, community recreation and leisure centres,
daycare centres, retail uses, entertainment uses, services, high and
medium-density residential uses and mixed-use development containing
combinations of the foregoing will be encouraged to locate in this designation.
Staff have reviewed the proposal
and are in support of most of the Zoning By-law amendments requested. The majority of the additional uses are
compatible with the employment generating objectives of the Town Centre. They also consist of uses which can be
developed in a transit- oriented development form. Accordingly, the
following additional permitted main uses are supported: bank, medical facility,
research and development centre.
In reviewing the potential addition of Personal Service Business as a main use, certain concerns were raised. They are that this type of use may not necessarily always be reliant on or supportive of transit. There is a strong desire to avoid uses that are more commonly located in a strip retail mall format in favour of uses that are more suitable across the street from a transit station. These concerns can be dealt with by limiting the definition of Personal Services Business so that it excludes personal appearance services (esthetic) but enables health services. A site-specific definition has been developed to restrict uses within this zone to the consultation and treatment of patients by one or more licensed practitioners and the provision of health services to a client. Details are provided in Document 2.
Staff are also of the opinion
that the subject properties may not be sufficient in size to accommodate uses
such as an animal hospital or a recreation and/or
athletic facility. Furthermore, an animal hospital is
not a use that is particularly reliant on or supportive of transit. This is an important consideration given
that the sites are less than 200 metres from the Transit Station.
As part of the site-specific exceptions, the alteration of the shared parking provisions to apply updated rates that are consistent with the Draft Comprehensive Zoning By-law and to reflect the additional uses is considered appropriate. These exemptions will encourage more intense development on the subject sites.
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 does not have any concerns with the staff recommendation. 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 Details
of Recommended zoning
DISPOSITION
Corporate Services Department, City Clerk’s
Branch, Secretariat Services to notify the owner/applicant, 2107516 Ontario
Inc., 1518 Scott Street, Unit 1, Ottawa, Ontario, K1Y 2N5, OttawaScene.com, 174
Colonnade Road, Unit #33, Ottawa, ON
K2E 7J5,
Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail
Code: 26-76) of City Council’s
decision.
Planning, Transit and the Environment
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
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
The subject lands will be rezoned from Co(1.65)(E7) to Co(1.65)(Ex) and will be subject to the following:
In any area on Schedule A of By-law 333 of 1999 zoned Co(1.65)(Ex) the following applies:
1) In addition to the permitted main uses of the Co and Co(1.65)(E7), the following permitted main uses shall be permitted:
- bank
- medical or dental office
- research and development centre
- Personal Service Business(Subject to paragraph 3 of this section)
2) Despite the provisions of subclause 2) of clause 8.2.2 in By-law 333 of 1999, shared parking provisions will be as follows:
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a. |
Where more than one of the uses listed in the following table are located on the same lot, parking spaces may be shared between the uses, and the cumulative total of parking spaces required for all the uses on the lot may be reduced to the amount calculated using this table. |
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b. |
The number of parking spaces required for the lot under this section is calculated as follows: |
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i |
multiply the number of parking spaces required for the land use in clause 8.2.1 by the percentages shown in Table xx for that use in each of the eight time periods; |
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ii |
repeat step i for each of the uses on the lot; |
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iii |
for each time period add the parking space calculations for all the uses to arrive at a cumulative total; and |
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iv |
the largest cumulative total for all the uses in any time period is the number of parking spaces required for the lot. |
Table xx - Percentage of Required Parking Permitted to be Shared
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I |
Time
Period
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Weekday |
Saturday |
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II |
III |
IV |
V |
VI |
VII |
VIII |
IX |
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(a) office; medical or dental office; research and development centre |
100% |
90% |
100% |
15% |
20% |
20% |
10% |
5% |
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(b) bank |
80% |
100% |
100% |
10% |
80% |
100% |
60% |
10% |
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(c) retail business; personal service business; |
75% |
80% |
85% |
75% |
60% |
90% |
100% |
50% |
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(d) restaurant; |
30% |
90% |
60% |
100% |
30% |
80% |
50% |
100% |
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Commercial accommodation |
100% |
30% |
40% |
100% |
90% |
80% |
80% |
100% |
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(f) visitor parking required under subclause 6.2.4.2 |
50% |
50% |
75% |
100% |
100% |
100% |
100% |
100% |
3) Despite the definition of “Personal Service Business”, for the lands zoned Co(1.65)(Ex), “Personal Service Business” will mean a facility that is operated by one or more licensed practitioners for the consultation and treatment of patients and the provision of health services to a client;