6. ZONING - PART OF 909 WHITE ALDER AVENUE
ZONAGE - PARTIE DE 909 AVENUE WHITE ALDER
(This application is subject to Bill 51)
That Council approve an amendment to Zoning By-law 2008-250 to change the zoning of a portion of 909 White Alder Avenue from R5A H(18) Residential Fifth Density Exception Zone to GM12[xxxx] F(0.5) H(11) General Mixed-Use Exception Zone, as shown on 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 no 2008-250 afin de changer le zonage d’une partie du 909, avenue White Alder, de R5A H(18), Zone résidentielle de densité 5 avec exception, à GM12[xxxx] F(0.5) H(11), Zone d’utilisations polyvalentes générale avec exception, comme le montre le document 1 et l’explique le Document 2.
1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 20 February 2009 (ACS2009-ICS-PLA-0051).
That the Planning and Environment Committee recommend Council approve an amendment to Zoning By-law 2008-250 to change the zoning of a portion of 909 White Alder Avenue from R5A H(18) Residential Fifth Density Exception Zone to GM12[xxxx] F(0.5) H(11) General Mixed-Use Exception Zone, as shown on 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 no 2008-250 afin de changer le zonage d’une partie du 909, avenue White Alder, de R5A H(18), Zone résidentielle de densité 5 avec exception, à GM12[xxxx] F(0.5) H(11), Zone d’utilisations polyvalentes générale avec exception, comme le montre le Document 1 et l’explique le Document 2.
The property is a large vacant parcel located on the west side of Bank Street between Findlay Creek Drive and Leitrim Road. It includes the lands between the existing Findlay Creek Community to the south and the Hope Cemetery to the north. The subject lands are approximately 7100 square metres located on the eastern edge of the property adjacent to Bank Street. A future street (White Alder Avenue) will intersect with Bank Street on the south side of this site and extend back into the future subdivision. The lands to the south and west will be a mix of residential units, consisting of apartments and street townhouses. The existing residential units are located further to the southwest. To the north is an existing office building, warehouse and gas station. Across Bank Street to the east is a cemetery, a gas station and a number of existing homes.
This application is to facilitate the sale of this site and to allow the enlargement of the existing gas station to the north. The future owner is proposing to relocate the existing facility to the subject site. They also plan to construct a car wash, a convenience store, restaurant and drive-thru facility. The relocation of the gas station will allow the future owner to enlarge their office and warehouse facility on the existing site.
The amendment will see the existing zoning on the property to the north, being GM12 F(0.5) H(11), extended over the subject land to the future White Alder Avenue. An exception will be created to assign the Bank Street frontage as the front of the property for zoning purposes. This will make the western lot line the rear yard in order to ensure that there is a 7.5-metre setback from the residential properties to the west.
The Official Plan designates the site as General Urban Area. This designation permits the development of a full range of housing types in combination with conveniently located community services, commercial and institutional uses to facilitate the creation of a complete and sustainable community.
The property fronts onto Bank Street, which is the main arterial road between the urban areas inside the greenbelt and Findlay Creek and Greely to the south. The proposed gas station, restaurant and drive-thru would serve both the local community and those traveling on this route.
Leitrim Community Design Plan
This property is one of the areas designated High Density Residential in the Leitrim Community Design Plan (LCDP). The Plan locates the majority of the highest density residential uses in areas that will support designated commercial areas and be close to transit routes. This site is located next to Bank Street and the future intersection with White Alder Avenue, between two Mixed-use areas. It is situated on a transit route. Proximity to the intersection also makes this site attractive and appropriate for the proposed commercial uses.
The LCDP is meant to be a flexible plan to reflect changing circumstances. All changes, whether they be minor such as this or major, requiring an amendment, shall meet the objectives of the Official Plan and the Guidelines of the LCDP. This flexibility allows for the relocation of the high density units to other locations in the plan area.
The applicant has submitted a site plan application for the lands south of White Alder which proposes a high density residential development to replace a portion of the high density orginally intended to be located on the subject site. There are also other opportunities within the community to make up for the remainder of the planned density.
Details of the Proposed Zoning
The application will change the zoning from R5A H(18) Fifth Density Residential to GM12 [xxxx] F(0.5) H(11) General Mixed-Use sub-zone 12 Exception [xxxx] to permit the gas station, car wash, convenience store, restaurant and drive-thru facility. The proponents and staff have had preliminary discussions on how the site may be developed. At this time there is no site plan application, but in anticipation of future development staff are recommending that an exception be created for this property to assign the Bank Street frontage as the front lot line of the site. This will make the western boundary of the property the rear yard and require a 7.5 metre setback. This will benefit the future residential properties to the west of the site. The future owner has indicated that there will be a berm along that property line. In view of the foregoing, Staff recommend the Zoning By-law amendment with the addition of the exception.
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. Details of the consultation can be seen in Document 3.
There are no legal/risk management implications associated with this amendment.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
City Clerk and Legal Services Branch, Legislative Services to notify the owner, 1561357 Ontario Limited, 237 Somerset Street West, Ottawa, ON K2P 0J3, applicant, Tartan Homes, 237 Somerset Street West, Ottawa, ON K2P 0J3, 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.
Infrastructure Services and Community Sustainability Department to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed Changes to the Comprehensive Zoning By-law
1. Amend the zoning map to change the zoning of a portion of 909 White Alder Avenue from R5A H(18) to GM12 [xxxx] F(0.5) H(11) as shown on Document 1; and
2. Amend Section 239 to add an exception for the GM12 [xxxx] F(0.5) H(11) zone that includes the following provisions:
despite the definition of front lot line, the lot line along Bank Street shall be deemed to be the front lot line for zoning purposes.
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. There was one public meeting held on February 10, 2009 in the community. Approximately 20 residents attended the meeting.
There already are three existing gas stations in the area with an additional one planned for the commercial area south of Findlay Creek Drive.
This application will not increase the number of gas stations but will facilitate the relocation of one existing station to a future intersection. The City’s Official Plan and Zoning By-laws do not regulate the number of gas stations in one area. The number of stations is market driven.
FEBRUARY 10, 2009 - PUBLIC MEETING COMMENTS
There is an existing problem with cars parked on local streets. Once the gas station is located next to the intersection more cars will cut through the neighbourhood.
An addendum to the traffic impact study was prepared for the subdivision addressing traffic impact on Meadowlilly Drive and White Alder Drive. The study indicates that there will be very minor cut through activity in the order of five vehicles per hour in the peck hours. That the amount of traffic can be accommodated on Meadowlilly and surrounding streets safely. The applicant has discussed the relocation of the gas station with their traffic consultant and been advised that the gas station will increase the traffic at the intersection of White Alder Avenue and Bank Street. The amount of traffic to and from the gas station into the neighbourhood should not increase local traffic there is no need to enter or exit the subdivision to access the proposed gas station unless you already live in the subdivision. Prior to the approval of the site plan application a traffic study will be required to identify appropriate locations and types of accesses required to service to the site.
Will there be any control of the lights on the site? The present gas station can be seen for miles.
Under Site Plan Control the applicant’s engineer will need to provide a certificate that the on-site lighting meets the City’s lighting guidelines. This means that lights on the site will need to be designed to minimize light spill over.