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3.
ZONING - 2170 MER BLEUE ROAD ZONAGE - 2170,
CHEMIN MER BLEUE |
Committee recommendation
(This
application is subject to Bill 51)
Recommandation du Comité
(Cette demande est assujettie au Règlement 51)
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 26 March 2008 (ACS2008-PTE-PLA-0024).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
26 March 2008 / le 26 mars 2008
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: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former City of Gloucester Zoning By-law to change the zoning of part of 2170 Mer Bleue Road from Mx(E4) - Heavy Industrial Exception 4 Zone to HMp - Holding Industrial Park 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 de
l’ancienne Ville de Gloucester afin de changer le zonage d’une partie du 2170,
chemin Mer Bleue de Mx(E4) – Zone d’industrie lourde assortie d’une exception 4
à HMp – Zone de parc industriel à aménagement différé, tel qu’il est indiqué
dans le document 1 et expliqué en détail dans le document 2.
BACKGROUND
The site, 2170 Mer Bleue Road, is located in vacant fields on the west side of Mer Bleue Road, north of Renaud Road and immediately north of the Hydro Corridor. The future transitway and Blackburn By-pass Extension will be located south of the Hydro Corridor.
Opposite and to the south of the site are existing residences. The proposed snow disposal facility as currently identified through the site plan approval process occupies the balance of 2170 Mer Bleue Road. The lands subject to the rezoning consist of lands fronting on Mer Bleue Road, and the lands to the north west of the property that will have access on the future Vanguard Drive extension. These lands constitute all lands surplus to the requirements of the Innes Snow Disposal Facility. In total there are about seven hectares subject to the rezoning.
Purpose of Zoning Amendment
The approval of this proposal will permit the lands surplus to the development of a Snow Disposal Facility (being considered under files D01-01-08-0011, D02-02-07-0088 and D07-12-05-0258) to be rezoned, and potentially sold as surplus to the City's needs.
Existing Zoning
The existing zone, Mx(E4) - Heavy Industrial Exception 4 permits only a snow disposal facility.
Proposed Zoning
The proposed zoning is an HMp - Holding Industrial Park Zone. The permitted uses include the following: athletic, health or fitness facility; commercial office; commercial school; day nursery, licensed; industrial use; laboratory, research and development centre; restaurant; veterinary clinic; and, wholesale establishment.
DISCUSSION
The Official Plan designates the subject site as Mixed-Use Centre, with a portion of the north side of the site designated Employment Area. The Mixed Use-Centre is identified on all four corners of the future Transitway/Mer Bleue Road intersection and is meant to take advantage of the future rapid transit station proposed immediately south of the Hydro Corridor. This designation looks to encourage higher density or larger scale employment and residential uses. It extends to the south and east of this site as well. The Official Plan requires a Community Design Plan to be approved for the western side of the Mer Bleue Mixed-Use Centre to establish its configuration, uses and road network. That Community Design Plan has not yet been initiated. The East Urban Community, Community Design Plan (Phase 1 Area) has defined the south-westerly configuration of the Mixed-Use Centre and the Mer Bleue Community Design Plan establishes the extent of the south-easterly quadrant of the area. The Orléans Industrial Park Land Use and Design Study as approved by Council January 14, 2004 included the subject lands. All of the lands are identified as a snow disposal facility, although under the pending Official Plan Amendment, Zoning By-law Amendment and Site Plan Control proposals only a portion of the site will actually be used for that purpose. The Study also established the collector road network through the area, which includes the Vanguard Drive extension and the Belcourt Boulevard connections from Innes Road southerly eventually connecting with Renaud Road.
Zoning By-law
The existing zone only permits a snow disposal facility. Given that this is part of the Mixed-Use Centre, that looks to promote more intensive development and a mixture of uses, the size of the snow disposal facility was rationalized to only a portion of its previous size. Rezoning to an Industrial Park Zone with a Holding designation would allow for the future development of those surplus lands as office or industrial uses but prevent the more land extensive automotive uses. The current adjacent zones are industrial. Although the Mixed-Use Centre encourages residential and employment uses, the higher density residential zones were not expected to extend north of the hydro corridor into the business park. The provisions for removing the Holding designation include the approval of a Community Design Plan for the Mixed-Use Centre, the existence of municipal services and for the parcel that would have its frontage on Vanguard Drive, the construction of the extension of Vanguard Drive.
Traffic Issues:
The Environmental Assessment for the widening of Mer Bleue Road is complete. The road will be a four-lane divided road with a 37-metre road allowance. That allowance will be an uneven widening with the majority taken off of the frontage of this property. The extension of Vanguard Drive will need to be completed before the north-easterly quadrant can be developed.
The proximity to the future Transit Station makes this site ideal for the higher density employment uses.
The
proposed Zoning By-law amendment meets the Official Plan policies for
development in both the Mixed -Use Centre west of Mer Bleue Road and the
Employment Area designations and the holding designation addresses the
conditions requiring new development to be serviced, to have a Community Design
Plan, and to have appropriate road frontages.
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
The
approval of this proposal will permit the lands surplus to the development of a
Snow Disposal Facility (being considered under files D01-01-08-0011,
D02-02-07-0088 and D07-12-05-0258) to be rezoned, and potentially sold as
surplus to the City's needs, thereby potentially generating additional revenue.
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 the
complexity of the issues associated with the related snow disposal facility.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details
of Recommended Zoning
DISPOSITION
City Clerk’s Branch, Council and Committee
Services to notify Karen
Currie, Manager, Development Approvals East (Mail Code: 01-14), 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 subject lands would be rezoned to an HMp(E'XX') - Industrial Park Zone with a Holding designation. The requirements for removing the Holding designation are:
1. That all Municipal Services including water and sanitary and storm sewers are installed in abutting roadways;
2. That a Community Design Plan for the Mixed Use Centre is approved;
3. That for the parcel that will have its frontage only on Vanguard Drive, that Vanguard Drive west of Mer Bleue Road is constructed.