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2. ZONING
- 3467 HAWTHORNE ROAD ZONAGE
- 3467, CHEMIN HAWTHORNE |
Committee recommendationS AS AMENDED
(This application is subject to Bill 51)
That Council:
1. Approve
an amendment to the former City of Gloucester Zoning By-law to:
a) remove
the lands shown as Area A on Document 1 from Schedule A, Map 17A; and
b) rezone
the lands shown as Area C on Document 1 from Mx, Heavy Industrial zone to
Mx(Exx), Heavy Industrial exception zone as detailed in Document 2.
2. Approve
an amendment to the former City of Ottawa Zoning By-law to:
a) add
the lands shown as Area A on Document 1 to Map 45, Sub Area 3 and to rezone the
property from Ig, Institutional Government to IL[xxxx] F(1.0), Light Industrial
exception zone; and
b) rezone
the lands shown as Area B on Document 1 from IH F(1.0), Heavy Industrial Zone
to IL[xxxx] F(1.0), Light Industrial exception zone as detailed in Document 2 as
amended, in order that the maximum gross floor area for a restaurant use be
limited to 464 square metres.
3. Approve
an amendment to the new Comprehensive Zoning By-law to rezone Areas A, B and C
on Document 1 from IH and IH (0.25), Heavy Industrial Zones, to IL[xxxx], Light
Industrial and IH [xxyy] exception zones, as detailed in Document 2, as
amended by the following :
That Detail 5 be renumbered to 6 and followed by:
7. That
the maximum gross floor area for a restaurant use be limited to 464 square
metres.
RecommandationS modifiÉeS du Comité
(Cette demande est assujettie au Règlement 51)
Que le
Conseil :
1. approuve
une modification au Règlement de zonage de l’ancienne Ville de Gloucester
visant à :
a) retire
les terrains indiqués comme le secteur A sur le document 1 de l’annexe A, carte
17A; et
b) faire
passer la désignation de zonage des terrains indiqués comme le secteur C sur le
document 1 de Mx, Zone d’industrie lourde, à Mx(Exx), Zone d’exception à une
zone d’industrie lourde, comme le précise le document 2.
2. approuve
une modification au Règlement de zonage de l’ancienne Ville d’Ottawa visant
à :
a) ajoute
les terrains indiqués comme le secteur A sur le document 1 à la carte 45,
sous-secteur 3, et à faire passer la désignation de zonage de la propriété de
Ig, Zone d’institutions gouvernementales, à IL[xxxx] F(1.0), Zone d’exception à
une zone d’industrie légère; et
b) faire
passer la désignation de zonage des terrains indiqués comme le secteur B sur le
document 1 de IH F(1.0), Zone d’industrie lourde, à IL[xxxx] F(1.0), Zone
d’exception à une zone d’industrie légère, comme le précise le document 2, tel que
modifié afin que la surface de plancher hors œuvre brute pour l’aménagement
d’un restaurant soit limitée à 464 mètres carrés.
3. approuve une modification au nouveau
Règlement de zonage général visant à faire passer la désignation de zonage des
secteurs A, B et C, document 1, de IH et IH (0.25), Zones d’industrie lourde, à
IL[xxxx], Zone d’industrie légère et IH [xxyy], Zone d’exception à une zone
d’industrie lourde, comme le précise le document 2, avec les modifications qui suivent :
Que la particularité 5 soit désormais numérotée
6 et soit suivie de :
7. Que la surface de plancher hors
œuvre brute pour l’aménagement d’un.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 25 June 2008 (ACS2008-PTE-PLA-0144).
2. Extract of Draft Minutes, 8 July 2008.
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
25 June 2008 / le 25 juin 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, Planning Branch/Direction de l'urbanisme
(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:
1.
Approve an amendment to the former City of Gloucester
Zoning By-law to :
a)
Remove the lands shown as Area A on Document 1 from
Schedule A, Map 17A; and
b)
Rezone the lands shown as Area C on Document 1 from Mx,
Heavy Industrial zone to Mx(Exx), Heavy Industrial exception zone as detailed
in Document 2;
2.
Approve an amendment to the former City of Ottawa
Zoning By-law to:
a)
Add the lands shown as Area A on Document 1 to Map 45,
Sub Area 3 and to rezone the property from Ig, Institutional Government to
IL[xxxx] F(1.0), Light Industrial exception zone; and
b)
Rezone the lands shown as Area B on Document 1 from IH
F(1.0), Heavy Industrial Zone to IL[xxxx] F(1.0), Light Industrial exception
zone as detailed in Document 2; and
3.
Approve an amendment to the new Comprehensive Zoning
By-law to rezone Areas A, B and C on Document 1 from IH and IH (0.25),
Heavy Industrial Zones, to IL[xxxx], Light Industrial and IH [xxyy] exception
zones, as detailed in Document 2.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de
l'urbanisme et de l'environnement recommande au Conseil :
1. d’approuver une
modification au Règlement de zonage de l’ancienne Ville de Gloucester visant
à :
a) retirer
les terrains indiqués comme le secteur A sur le document 1 de l’annexe A, carte
17A; et
b) faire
passer la désignation de zonage des terrains indiqués comme le secteur C sur le
document 1 de Mx, Zone d’industrie lourde, à Mx(Exx), Zone d’exception à une
zone d’industrie lourde, comme le précise le document 2.
2. d’approuver une
modification au Règlement de zonage de l’ancienne Ville d’Ottawa visant
à :
a) ajouter
les terrains indiqués comme le secteur A sur le document 1 à la carte 45,
sous-secteur 3, et à faire passer la désignation de zonage de la propriété de
Ig, Zone d’institutions gouvernementales, à IL[xxxx] F(1.0), Zone d’exception à
une zone d’industrie légère; et
b) faire
passer la désignation de zonage des terrains indiqués comme le secteur B sur le
document 1 de IH F(1.0), Zone d’industrie lourde, à IL[xxxx] F(1.0), Zone
d’exception à une zone d’industrie légère, comme le précise le document 2;
3. d’approuver une
modification au nouveau Règlement de zonage général visant à faire passer la
désignation de zonage des secteurs A, B et C, document 1, de IH et IH (0.25),
Zones d’industrie lourde, à IL[xxxx], Zone d’industrie légère et IH [xxyy],
Zone d’exception à une zone d’industrie lourde, comme le précise le document 2.
BACKGROUND
This is an L-shaped, vacant parcel of land having an area of 9.66 hectares, which is an assembly of lands previously owned by the National Capital Commission (NCC), private lands, as well as lands that formed part of the former Hunt Club Road allowance that recently were closed. Surrounding area uses consist of light and heavy industrial development to the north, vacant NCC lands to the east and south, and vacant commercial lands and a residential community to the west.
Purpose of
Zoning Amendment
This is a consolidation of lands currently zoned IH F(1.0), Heavy Industrial Zone (former Ottawa), Ig, Institutional Government Zone and Mx, Heavy Industrial Zone (former Gloucester). The applicant is requesting a portion of these lands be zoned to IL F(1.0) - Light Industrial Zone with an exception for the southerly portion of the property to accommodate limited commercial uses and light industrial uses. The zoning request for the easterly portion of the consolidated lands is Mx, Heavy Industrial Zone which will be consistent with the zoning of the lands to the north. In addition, the applicant is requesting that there be exceptions to the zone designation to permit development of shared accesses to a public street.
Former
City of Gloucester Zoning By-law
That
portion of the site lying within the former City of Gloucester and north of the
closed Hunt Club Road road allowance is zoned Mx, Heavy Industrial Zone. The purpose of this zone is to permit a full
range of industrial uses that will include warehousing, manufacturing, storage
and handling of hydrocarbons and hazardous material, a waste transfer facility
and other traditional industrial uses.
The
portion of the site to the south of Hunt Club Road, also within the former City
of Gloucester, is zoned Ig, Institutional Government Zone. The purpose of this zone is to accommodate a
wide spectrum of government relates uses within this specific zone designation
for lands owned by government. This would
include the National Capital Commission who previously declared this property
as being surplus. The land is now
privately owned.
Former City of Ottawa Zoning By-law
That
portion of the site lying within the former City of Ottawa is zoned IH F(1.0),
Heavy Industrial Zone, which permits similar industrial uses found in the
former City of Gloucester heavy industrial zone.
Comprehensive
Zoning By-law
The Comprehensive Zoning By-law maintains similar zone designations of the former municipalities with the exception of the Institutional Government Zone zone designation which is proposed to be zoned IH, Heavy Industrial Zone. The intent of this departure is to remove all zone designations that reference government ownership as being a conditional component of the zone designation.
Former
City of Ottawa Zoning By-law
The
applicant is requesting that the lands that include the closed Hunt Club Road
allowance and the former NCC lands be zoned IL [xxxx], as shown Areas A and B
on Document 1.
Area
A will be removed from the former City of Gloucester By-law and incorporated
into the former City of Ottawa Zoning By-law.
The exception to the zone designation is to permit development of the
heavy industrial zoned lands to the north to have access to the future Hunt
Club Road extension through the light industrial zoned lands.
Former
City of Gloucester Zoning By-law
Proposed
is an exception to the current Mx zone designation to accommodate the
development of lots that will have indirect access to a future road allowance
via a private road.
Comprehensive
Zoning By-law
The new Comprehensive Zoning By-law was passed by City Council on June 25, 2008. It is recommended that the relevant zoning provisions in this new By-law be amended. The recommendation is to change the Zoning Map to rezone the lands from an IH zone designation to IL [xxxx] and IH [xxyy] zone designations.
DISCUSSION
The Official Plan designation is Employment Area, which permits industrial and employment-generating uses, such as warehousing and distribution, manufacturing, communications, storage, construction, office, institutional, and research and development uses. Employment areas are ideally situated near 400 series highways and multi-lane arterials to ensure their operations have a limited to impact on surrounding areas.
The Zoning By-law amendment to rezone for the former NCC lands from Institutional Government Zone to a Light Industrial Zone is consistent with the Official Plan policy directives for Employment Areas. The Hunt Club Road extension will be a multi-lane arterial road that will provide access to Highway 417. The property currently has frontage on Hawthorne Road, which is an existing multi-lane arterial roadway. Additionally, the development of these lands to employment type uses will not negatively impact surrounding area uses consisting of partially developed heavy industrial lands to the north and east, vacant NCC lands to the south, and a vacant commercial property and an existing residential community on the west side of Hawthorne Road.
A small parcel of land located at the northeast corner of Hawthorne Road and the future Hunt Club Road extension will be rezoned from a Heavy Industrial Zone to a Light Industrial Zone. This zoning change is considered to be appropriate in part because of the limited size of the lot, which impedes its viability for the establishment of heavy industrial use.
This change in zoning will result in the formation of a continuous band of light industrial zoning on the north side of the Hunt Club Road extension that will provide a transition from heavy industrial lands to the north and the future road extension. This transition is considered to be appropriate in anticipation that, when Hunt Club Road extension occurs, so will the Scenic Route designation of Hunt Club Road be extended, subject to Council approval. The light industrial zoning is the preferred zone designation along the Hunt Club Road extension in that it does not permit outdoor storage, prohibits parking in a required front yard abutting a street, and allows for limited commercial uses.
These zoning performance standards and the introduction of limited commercial uses will require development to establish in a manner more consistent with the Scenic Route design guideline policies of the Official Plan. The recommendation to rezone these lands from IH, Heavy Industrial Zone to IL, Light Industrial Zone in the New Comprehensive Zoning By-law has been made for similar reasons stated above.
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 received two objections for the proposed Zoning By-law amendments, which have been responded to in Document 3.
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 supplemental studies being required in the processing of the application.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner, CLV Group, 485 Bank Street, Ottawa, ON, K2P 1Z2, applicant, J.E. Ironside Consulting, 127 Lakeside Drive, RR#2, Carleton Place, ON, K7C 3P2, 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 zoning change will be made to the property at
3467 Hawthorne Road shown on Document 1:
Zoning Details for By-law No. 333 of 1999
1. Remove the lands shown as Area A on Document
1 from Schedule A, Map 17A;
2. Change the Zoning for the lands shown as Area
C on Document 1 from Mx to Mx (Exx), Heavy Industrial, with the following site
specific exception that:
a) A lot may include a parcel of land not having
a street lot line provided that the lot has a deeded private driveway
leading to a public street having a minimum width of 16 metres.
Zoning Details for Zoning By-law, 1998
3. Add lands shown
as Area A on Document 1 to Map 45, Sub Area 3.
4. Change
the Zoning of the lands shown as Areas A and B from IH F(1.0), Heavy Industrial
Zone, and Ig, Institutional Government Zone, to IL F (1.0) [xxx], Light
Industrial, with the following site specific exception that:
a) The following criteria for a driveway does
not apply:
i. It passes over land used for the purpose which is identical
to the use of land to which the driveway provides access,
ii. It is in the same zone as the use to which it provides
access, and
iii. It provides access to a use, which is a permitted use in
the zone.
Comprehensive Zoning By-law
5. Change the Zoning of the lands shown as Areas
A, B and C from IH (0.25) and IH, Heavy Industrial Zone, and IH [xxxx], to IL
[xxxx], Light Industrial Zone, and IH [xxxx], Heavy Industrial Zone, with the
following site specific exception that:
a) For lots located in an IH zone, subsections 59 (a),(b),
and(c) of Part 2 – Frontage on a Public Street, shall not apply, and
b) For driveways having a minimum width of 16 metre leading to parking spaces in a IL, Light Industrial Zone, and IH, Heavy Industrial Zone, clauses 100 (1) (a) and (c) of Part 4 – Parking, Queuing, and Loading Provisions, do not apply.
CONSULTATION DETAILS DOCUMENT 3
NOTIFICATION AND CONSULTATION PROCESS
Notification and public consultation was undertaken in
accordance with the Public Notification and Public Consultation Policy approved
by City Council for Zoning By-law amendments.
SUMMARY OF PUBLIC INPUT
Two objections were received regarding the proposed zoning amendments for 3467 Hawthorne Road. Both objectors cited that proposed zoning change to light industrial will result in a critical loss of heavy industrial lands within the Greenbelt. One of the objectors also raised a concern regarding increased traffic concerns resulting from development of the lands to be rezoned Light Industrial. In particular, at the intersection of Hunt Club Road and Hawthorne Road perceived as currently being congested with further anticipated congestion when Hunt Club Road is extended to Highway 417.
The proposed zoning amendments will only result in a minor loss of heavy industrial lands at the northeast corner of where Hawthorne Road and Hunt Club Road intersect. These lands are limited in lot area and therefore have marginal potential for heavy industrial development. For this reason, and for reasons indicated within the body of this report anticipating Hunt Club Road will become an entry point into Ottawa from Highway 417, a Light Industrial Zone has been recommended. With respect to traffic congestion, the applicant has submitted a Traffic Brief in support of this application. The brief did not reveal any current or foreseen traffic concerns.
COUNCILLOR’S COMMENTS
Councillor Deans indicated that the proposed Light Industrial uses are in conformity with the other existing uses along Hunt Club Road.