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5. ZONING - PART OF 3773 STRANDHERD
DRIVE (FILE NO. D02-02-06-0085) ZONAGE - PARTIE DU 3773,
PROMENADE STRANDHERD |
Committee recommendation
That Council approve an
amendment to the former City of Nepean Zoning By-law to change the zoning of
parts of 3773 Strandherd Drive from CM Blk 2 (Commercial Major Zone Block 2
South West Corner of Greenbank and Strandherd) and CA2(CH) (Commercial
Automotive Alternative Use Zone) to CA1 Blk xx (Commercial Automotive Zone
Block xx), CA3(CM) Blk xy (Commercial Automotive (Dual Use) Zone Block xy), CM
Blk xz (Commercial Major Zone Block xz) and remove the H1, H2 (Hold 1 and Hold
2 designation) from the CM Blk 2 (Commercial Major Zone Block 2 South West
Corner of Greenbank and Strandherd) as shown in Document 1
Recommandation du Comité
Que le Conseil approuve une modification au règlement de zonage de l’ancienne Ville de Nepean
visant à faire passer la désignation de zonage de certaines parties du 3773,
promenade Strandherd de CM Blk 2 (grande zone commerciale, bloc 2, angle
sud-ouest du chemin Greenbank et de la promenade Strandherd) et CA2(CH) (zone
commerciale routière, autre utilisation) à CA1 Blk xx (zone commerciale
routière, bloc xx), CA3(CM) Blk xy (zone commerciale routière (usage double),
bloc xy) et CM Blk xz (grande zone commerciale, bloc xz); et à supprimer les
mentions H1, H2 (zones de réserve 1 et 2) de la zone désignée CM Blk 2 (grande
zone commerciale, bloc 2, angle sud-ouest des chemins Greenbank et Strandherd).
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
8 March 2007 (ACS2007-PTE-APR-0088).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
08 March 2007 / le 08 mars 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 - Part of 3773 Strandherd Drive
(FILE NO. D02-02-06-0085) |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former City of Nepean Zoning By-law to change the zoning of parts of 3773 Strandherd Drive from CM Blk 2 (Commercial Major Zone Block 2 South West Corner of Greenbank and Strandherd) and CA2(CH) (Commercial Automotive Alternative Use Zone) to CA1 Blk xx (Commercial Automotive Zone Block xx), CA3(CM) Blk xy (Commercial Automotive (Dual Use) Zone Block xy), CM Blk xz (Commercial Major Zone Block xz) and remove the H1, H2 (Hold 1 and Hold 2 designation) from the CM Blk 2 (Commercial Major Zone Block 2 South West Corner of Greenbank and Strandherd) as shown in Document 1 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 Nepean visant à faire passer la désignation de zonage de
certaines parties du 3773, promenade Strandherd de CM Blk 2 (grande zone
commerciale, bloc 2, angle sud-ouest du chemin Greenbank et de la promenade
Strandherd) et CA2(CH) (zone commerciale routière, autre utilisation) à CA1 Blk
xx (zone commerciale routière, bloc xx), CA3(CM) Blk xy (zone commerciale
routière (usage double), bloc xy) et CM Blk xz (grande zone commerciale, bloc
xz); et à supprimer les mentions H1, H2 (zones de réserve 1 et 2) de la zone
désignée CM Blk 2 (grande zone commerciale, bloc 2, angle sud-ouest des chemins
Greenbank et Strandherd).
BACKGROUND
The
subject property, 3773 Strandherd Drive, as shown in Document 1 is located on
the south side of Strandherd Drive west of Greenbank Road. The site is currently known as the Barrhaven
Town Centre and consists of a large plaza along the southern portion of the
property with a number of smaller commercial buildings located close to the
public roads. Bell Canada and the
Greenbank Animal Hospital own two small parcels near the Greenbank Road
intersection. Between these properties
is a 5200 m2 area of the subject property that is currently zoned to permit an
automotive service station. To the east
of the property is the Market Place Mall.
To the west is Home Depot and north of Strandherd Drive is a residential
subdivision.
A
site plan application was made on a portion of the property at the intersection
of Jockvale and Strandherd Drive. The
plan consists of a single building on the west half of the site containing the
car wash and convenience store facing the pumps to the east. This application will be finalized once the
Zoning By-law amendment is completed.
The Zoning By-law amendment is required to relocate where an automotive service station is permitted to be on the property and address other aspects of the property and the Site Plan application.
Purpose of
Zoning Amendment
The
existing CA2(CH) zone permits an automotive service station at the corner of
Strandherd Drive and Greenbank Road.
The proposed Zoning By-law amendment will relocate where an automotive
service station is permissible to the intersection of Strandherd Drive and
Jockvale Road on the same property. The
area that was previously zoned CA2(CH) would be divided into two areas. The area abutting the Greenbank Road
intersection will be zoned CM Block xx to permit a variety of commercial uses
already existing on the remainder of the site, which is zoned CM Block 2. The area adjacent to the rear of Bell Canada
building will be zoned CA3(CM) Block xy to permit an automotive repair garage
minor and other commercial uses but will not permit an additional automotive
service station on the subject property.
Staff are taking the opportunity to remove the H1, H2 designation from the CM Blk 2 (Commercial Major Zone Block 2 South West Corner of Greenbank Road and Strandherd Drive) as the conditions for the Holding have been satisfied. These conditions included: the dedication of sufficient land for the southern extension of Jockvale Road; approval of a master site plan for all of Block 2; and a transportation study and a marketing study to justify 35000 square metres of retail space.
DISCUSSION
The site is designated as Mixed Use Centre – Town Centre in the Official Plan. Mixed Use Centres are strategically located and lie adjacent to major transportation corridors to provide easy access to nearby neighbourhoods and the city as a whole. The purpose of this designation is to promote a compact mixed development, which will provide a variety of services and employment opportunities.
The South Nepean Town Centre Community Design Plan
and Official Plan Amendment 44 were approved by City Council on June 29,
2006. The amendment did not change the
Official Plan designation of the subject site.
However, the Community Design Plan provides additional policies.
Section 3.0 of the Community Design
Plan indicates that the density targets identified are to be considered
ultimate build out targets. The Plan
designates the corner of Greenbank Road and Strandherd Drive as High Rise Mixed-Use
and the corner of Jockvale Road and Strandherd Drive as Mid Rise
Mixed-Use. This would mean that the
ultimate build out would see six and four storey buildings on these sites. The Barrhaven Town Centre is within the
Strandherd Retail District. This
exempts development that was already permitted by existing zoning or by the
master plan for the site. The master
site plan always contemplated a gas station at Barrhaven Town Centre and
relocating it from one corner to another does not depart from the intent.
The applicant is proposing to rezone
the lands shown in Area A in Document 1 to permit an automotive service station
at the corner of Jockvale Road and Strandherd Drive and to allow a car wash and
a convenience store as an ancillary use.
Area B will be rezoned to a dual use zone, which permits a proposal for
a future automotive repair garage and other commercial uses but will preclude
an automotive service station and car wash.
Area C will be rezoned to permit a wide range of commercial uses already
permitted on other parts of the property.
The Zoning By-law amendment is
consistent with the intent of the master site plan for the Barrhaven Town
Centre and will not introduce any new uses to the property. Relocating the automotive service station
from the Greenbank Road intersection will move the automotive uses to less
prominant locations and will solve the difficulty in configuring a service
station in the space between the existing Bell building and Animal Hospital.
Staff is recommending that the
zoning be amended as shown in Document 1 and detailed in Document 2.
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 City did not receive any negative comments or opposition to this application.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
The application was not processed by the "On
Time Decision Date" established for the processing of Zoning By-law
amendments due to changes made by the applicant after the application was
circulated.
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, Barrheven Town Centre Inc., Attn: Terry Coughlin,
3851 John Street, Suite 1, Markham, Ontario, L3R 5R7, applicant, Kathleen Willis Consulting Ltd., 6393 Roslyn Street,
Orleans, Ontario, K1C 2Z9, 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 following changes will be made to the parts of
3773 Strandherd Drive shown on Document 1 as follows:
1. the Area A lands shown on Document 1 will be
rezoned form CM Block 2 to CA1 Block xx and the following applies:
a) Notwithstanding the permitted uses specified
in Subsection 7:8:1 only the following uses shall be permitted:
Automobile Service Station.
Carwashing Establishment if accessory to an
Automobile Service Station.
Convenience Store.
2. the Area B lands shown on Document 1 will be
rezoned from CA2(CH) to CA3(CM) Block xy and the following applies:
a) Notwithstanding the permitted uses specified in Subsection 7:8:1 only the following use shall be permitted:
Automobile
Repair Garage-Minor.
b) Notwithstanding the Zone Requirements for the CM zone in Subsection 7:4:2 the following applies
a) minimum
lot area
2000 square metres
b) minimum
lot frontage
0 metres
c) minimum
gross leasable floor area 0
square metres
3. the Area C shown on Document 1 will be
rezoned form CA2(CH) to CM Block xz and the following applies:
a) minimum lot area 2500 square metres.
b) minimum lot frontage 10 metres.
c) minimum gross leasable floor area 0 square metres.
4. Section 4:4:3, CM Block 2 (H1, H2) is deleted
and replaced with the following:
CM Block 2…..South West corner of Greenbank and
Strandherd - See Schedule B17
Notwithstanding the provisions of Subsection 7:4:2 to the contrary, on lands zoned COMMERCIAL MAJOR - CM Block 2, the following special provisions shall apply:
a) minimum
yard front 0
metres
b) maximum
gross leasable floor area 35,000
square metres
c)
despite anything to the contrary in this by-law, the lands zoned CM Block 2
shall be considered one lot for zoning purposes, notwithstanding the lawful
division of a lot pursuant to the Planning Act, as amended, the Condominium
Act, as amended, or any other similar legislation.
# Or
as may be increased as deemed appropriate under Subsection 5:8 site Plan
Control . The yard front that abuts Strandherd Drive shall be a minimum of 3.0
metres (9.85 ft.)