2. ZONING - 1000, 1012 AND 1024 MCGARRY TERRACE

ZONAGE - 1000, 1012 ET 1024 TERRACE MCGARRY

Committee recommendation

(This application is subject to Bill 51

That Council approve an amendment to the former City of Nepean Zoning By-law to change the zoning of 1000, 1012 and 1024 McGarry Terrace from Fg-Future Growth Zone to CMU Block xx - Commercial Mixed Use Zone Block xx and CMU- Commercial Mixed Use Zone Block xy as shown in Document 1 and detailed in Document 2.

Recommandation du Comité

(Cette demande est assujettie au Règlement 51)

Que le Conseil approuve une modification au Règlement de zonage de l’ancienne Ville de Nepean afin de changer le zonage du 1000, du 1012 et du 1024, terrasse McGarry de FG (zone de croissance future) à CMU bloc XX (zone d’utilisations polyvalentes et commerciales bloc XX) et à CMU bloc XY (zone d’utilisations polyvalentes et commerciales bloc XY), tel qu’il est indiqué dans le document 1 et expliqué dans le document 2.

Documentation

1. Deputy City Manager's report Planning, Transit and the Environment dated 28 September 2007 (ACS2007-PTE-APR-0174).

2. Extract of Draft Minutes, 23 October 2007.

Report to/Rapport au :

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

28 September 2007 / le 28 septembre 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

Gloucester-South Nepean (22)

Ref N°: ACS2007-PTE-APR-0174

SUBJECT:	ZONING - 1000, 1012 and 1024 McGarry Terrace (FILE NO. D02-02-07-0068)

OBJET :	ZONAGE - 1000, 1012 et 1024, terrasse mcGarry

REPORT RECOMMENDATION

That the recommend Council approve an amendment to the former City of Nepean Zoning By-law to change the zoning of 1000, 1012 and 1024 McGarry Terrace from Fg-Future Growth Zone to CMU Block xx - Commercial Mixed Use Zone Block xx and CMU- Commercial Mixed Use Zone Block xy as shown in Document 1 and detailed in Document 2.

RECOMMANDATION DU RAPPORT

Que le Comité de recommande au Conseil d’approuver une modification au Règlement de zonage de l’ancienne Ville de Nepean afin de changer le zonage du 1000, du 1012 et du 1024, terrasse McGarry de FG (zone de croissance future) à CMU bloc XX (zone d’utilisations polyvalentes et commerciales bloc XX) et à CMU bloc XY (zone d’utilisations polyvalentes et commerciales bloc XY), tel qu’il est indiqué dans le document 1 et expliqué dans le document 2.

BACKGROUND

The site is approximately 1.4 hectares in size and is located on the south side of Strandherd Drive between Riocan and Longfields Drive. A Walmart retail store is adjacent to the site on the west and a retirement home is to the east.

The Longfields residential neighbourhood is located on the north side of Strandherd Drive and abutting the site to the south is an existing residence, which gains access to Strandherd Drive over this site.

Currently, the site is partially treed with a clearing at the Strandherd Drive frontage and along the east side. A driveway to the existing house behind the site runs down the centre of the site and crosses the property in the southwest corner. The site is part of a registered subdivision that has created a block for a public street along the west side to be known as McGarry Terrace. Three lots front on to this street. The properties are zoned Fg-Future Growth Zone and cannot be developed until this zoning is applied.

DISCUSSION

The site is designated General Urban Area in the Official Plan. The South Nepean Town Centre Secondary Plan designates the site as Mid Rise Mixed Use. This designation was recently changed from Commercial Office Mixed Use by Official Plan Amendment 44 that was approved by Council on June 29, 2006. The uses proposed by the applicant fall in the broad categories of uses permitted in the secondary plan, such as office and institutional uses.

The Secondary Plan intends that a minimum density be achieved for new construction and that buildings be minimum of four storeys to a maximum of six storeys. Institutional uses do not lend themselves to this mass of building. However, office uses can easily be accommodated in that size of building. The form and density will be addressed at the time that a site plan application is made to the City.

The intent of the proposed Zoning By-law amendment is to create an exception in the Commercial Mixed-Use Zone to permit a Funeral Parlour for 1000 McGarry Terrace. The definition of Funeral Parlour for this exception zone will be limited to a visitation and memorial service centre and may include subsidiary activities already permitted by the Nepean Zoning By‑law such as sale of caskets and funeral accessories.

The remainder of the site (1012 and 1024 McGarry Terrace) will be rezoned from Fg - Future Growth to CMU Blk xy- Commercial Mixed Use Block xy. The second exception will change the zoning provisions to reduce the building setbacks on the north property line (north side yard) to one metre and east property line (rear yard) to four metres to allow the Owner to develop more of their property. This will not have any significant impact on the future Funeral Parlour or the existing retirement home.

The proposed Zoning By-law amendment is consistent with the policies of the Official Plan and Secondary Plan. The site is on the edge of the 600-metre radius from a future transit station, which will encourage pedestrian access to the future offices.

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.

Staff have received a number of objections as a result of initial circulation to the neighbouring property owners. Most object to permitting a funeral parlour in their neighbourhood. Others cite increased traffic in the evening hours and funeral processions as being a concern. Strandherd Drive is a large divided arterial road and can handle the expected volumes. The access for the McGarry Terrace intersection is right in/right out only, ensuring that traffic will not block the intersection.

Many complainants have raised health concerns if a crematorium was proposed. The applicant has assured staff that the Owners are not planning a crematorium on the site and that they have a central facility that takes care of all their undertaking requirements at a different location. Their intentions are that this building will be used for visitations and memorial services. Staff are proposing that the definition of funeral parlour for this exception zone will be limited to visitation and memorial services, plus subsidiary activities such as the sale of caskets and funeral accessories. This would restrict any future crematorium or undertaking services on this site.

FINANCIAL IMPLICATIONS

N/A

APPLICATION PROCESS TIMELINE STATUS

The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments to allow for a meeting between the applicant and the adjacent landowner to discuss concerns.

SUPPORTING DOCUMENTATION

Document 1 Location Map

Document 2 Details of Recommended Zoning

DISPOSITION

City Clerk’s Branch, Council and Committee Services to notify the owner, McGarry Family Chapels Inc., 315 McLeod St., Ottawa, ON K2P 1A2, Northern Management Services, 1278322 Ontario Inc., 86 Centrepointe Drive, Ottawa, ON K2R 1C5, applicant, Ronald S. Hill Developments Inc., P.O. Box 550 Wakefield, PC J0X 3G0, 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.

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 be made to the properties shown in Document 1.

1. The property known municipally as 1000 McGarry Terrace, shown as Area A on Document 1, will be rezoned from Fg - Future Growth to CMU Block xx - Commercial Mixed Use Block xx and the following applies:

a) Notwithstanding the uses specified in Subsection 7:8:1 of By-law No. 100-2000, the following additional use shall be permitted:

-Funeral Parlour

b) Further, notwithstanding the definition of Funeral Parlour in By-law No. 100-2000, on the lands zoned CMU Block xx, a Funeral Parlour shall be restricted to visitation and memorial services, plus subsidiary activities such as the sale of caskets and funeral accessories.

2. The property known municipally as 1012 and 1024 McGarry Terrace, shown as Area B on Document 1, will be rezoned from Fg - Future Growth to CMU Block xy- Commercial Mixed Use Block xy and the following applies.

Notwithstanding the provisions of Subsection 7:8:2 to the contrary, the following provisions shall apply:

- NORTH YARD SIDE (Minimum) 1 metre

- REAR YARD (Minimum) 4 metres