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4.
ZONING - 2610 GLENFIELD DRIVE ZONAGE - 2610,
PROMENADE GLENFIELD |
Committee recommendationS
That
Council approve:
1. An amendment to delete the land shown as Area A on Document 1 from the former City of Ottawa Zoning By-law.
2. An amendment to the former City of Gloucester Zoning By-law to add the land shown as Area A on Document 1 and zone the land to Mg (E26) General Industrial Exception 26.
3.
An amendment to Section 239 of the New Comprehensive Zoning By-law to add an exception for the IL[xxxx]
H(14) Light Industrial Exception [xxxx] as detailed in Document 2.
RecommandationS du Comité
Que le Conseil approuve :
2.
une
modification visant à éliminer le terrain présenté comme section A dans le
document 1 du Règlement de zonage de l’ancienne Ville d’Ottawa;
3.
une
modification au Règlement de zonage de l’ancienne Ville de Gloucester visant à
ajouter le terrain présenté comme section A dans le document 1 et d’établir le
zonage de ce terrain à Zone d’industrie générale (E26)
4.
une
modification de l’article 239 du nouveau Règlement de zonage général visant à
ajouter une exception à la Zone IL [xxxx] H(14), comme il est décrit dans le
document 2.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 23 April 2008 (ACS2008-PTE-PLA-0103).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
23 April 2008 / le 23 avril 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 RECOMMENDATIONS
That the Planning and Environment Committee recommend Council approve:
1. An amendment to delete the land shown as Area A on Document 1 from the former City of Ottawa Zoning By-law.
2. An amendment to the former City of Gloucester Zoning By-law to add the land shown as Area A on Document 1 and zone the land to Mg (E26) General Industrial Exception 26.
3. An amendment to Section 239 of the New Comprehensive
Zoning By-law to add an
exception for the IL[xxxx] H(14) Light Industrial Exception [xxxx] as detailed
in Document 2.
RECOMMANDATIONS DU RAPPORT
Que le Comité de recommande au
Conseil d’approuver :
1.
une
modification visant à éliminer le terrain présenté comme section A dans le
document 1 du Règlement de zonage de l’ancienne Ville d’Ottawa;
2. une modification au Règlement de zonage de l’ancienne Ville de Gloucester visant à ajouter le terrain présenté comme section A dans le document 1 et d’établir le zonage de ce terrain à Zone d’industrie générale (E26)
3 une modification de l’article 239 du nouveau Règlement de zonage général visant à ajouter une exception à la Zone IL [xxxx] H(14), comme il est décrit dans le document 2.
BACKGROUND
This property, 2610 Glenfield Drive, is an interior lot that straddles the former municipal boundaries of Gloucester and Ottawa. The property is more generally located north of where Stevenage Drive intersects Hawthorne Road, as shown in Document 1. The parcel of land has an area of approximately 11000 square metres and is currently vacant. This property abuts McEwen Creek along its northern property line. The surrounding area uses consist of industrial storage facilities and general industrial uses typically found in an industrial park.
Purpose of
Zoning Amendment
The owner is proposin to develop a commercial truck wash on this site. Currently the property has multiple zone designations from the former Zoning By-laws of Ottawa and Gloucester. The purpose of the Zoning By-law amendments are to apply a single zone designation over the entire property to enable orderly development to occur under one set of zoning performance standards.
That
portion of the site lying within the former City of Gloucester is zoned Mg
(E26), General Industrial Exception 26.
The purpose of this zone is to permit a full range of industrial uses
that will include commercial office, mechanical service motor and vehicle
trade, industrial garage, which includes a commercial truck wash and other
traditional industrial uses. The
exception also permits personal service business and convenience store on this
site.
That
portion of the site lying within the former City of Ottawa is zoned IL F(1.0),
Light Industrial. This zone permits industrial uses related to repair,
manufacturing, warehousing, maintenance of commercial or industrial vehicles,
and transportation uses related to shipping and receiving. Maintenance of commercial vehicle includes
the proposed commercial truck wash business.
Both existing zones permit the proposed use, however, if the zoning was to remain as it is today both portions of property would need to comply with each zone separately. This would require building setbacks from the zoning boundary through the centre of the property and constrain the development of the site.
The
proposed zoning is Mg (E26), General Industrial Exception 26 of the former City
of Gloucester. It is proposed that this
zone be applied to the entire property.
The
New Comprehensive Zoning By-law
The site is zoned Il H(14) in the draft Comprehensive Zoning By-law, which permits a wide range of industrial and commercial uses. The large commercial truck wash shares the same definition as car wash and is a permitted only if the building holding the truck wash is less than 300 square metres in size. Due to the size of the equipment, the building will need to be over 1000 square metres. As a result, the new Comprehensive Zoning By-law will need to be amended.
DISCUSSION
The site is designated Employment
Area in the Official Plan. Within
Employment Areas the primary land uses are to include commercial, office and
industrial uses.
The proposed development has been
reviewed for compliance with the general intent of the Official Plan and its
policies. The Zoning By-law amendment
is considered to be appropriate in that it will impose one standard set of
performance standards enabling a more orderly development of the site. The recommendation for the former City of
Gloucester “Mg” zone designation is the preferred zoning in that it imposes the
more restrictive setback from McEwen Creek.
It is intended that the draft New Comprehensive
Zoning By-law will be passed by City Council on June 25, 2008. The property is zoned Il H(14) in the new
Comprehensive Zoning By-law. The Il
zone permits a wide range of industrial and commercial uses. There is also a list of uses that are
permitted subject to constraints. In
this case, the truck wash cannot be more than 300 square metres. This amendment will create an exception zone
that will permit the truck washing facility without being subject to the size
restriction.
The intent of the new Comprehensive Zoning
By-law is that a truck washing facility should be accessory to another use such
as a truck transport terminal or heavy equipment and vehicle sales, rental and
servicing establishment. Already there
are a number of uses in this industrial park that cater to and attract large
transport trucks. For example, to the
south is a truck fuelling station. The
proposed use is in keeping with and complimentary to the surrounding uses. Further, the size of the equipment required
to wash these vehicles cannot be accommodated with a 300‑square metre
space limitation.
In summary, the proposal to change
the industrial zone designation at 2610 Glenfield Road is considered to be
consistent with the policies of the Official Plan and the intent of the draft
Comprehesive Zoning By-law. The requested
Zoning By-law amendment is, therefore, recommended for approval.
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.
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 Proposed Zoning
DISPOSITION
City Clerk’s Branch, Council and Committee
Services to notify the owner, Lavage Mobile Professionnel PMW Inc., 2020 Bantree
Street, Ottawa, ON K1B 5A4, applicant, McIntosh Perry Consulting Engineers Ltd., 115
Walgreen Road RR 3, Carp, ON K0A 1L0, 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 PROPOSED ZONING DOCUMENT
2
New Comprehensive Zoning By-law
- Amend the zoning map to change the zoning of 2610 Glenfield Drive
from Il H (14) to Il [xxxx] H(14); and
- Amend Section 239 to add an exception for the Il [xxxx] H(14) zone
that includes the following uses and provisions
despite the definition of car
wash a truck washing facility is permitted and is not subject to clause
203(2)(c).