3. Zoning - 806, 812, 830 and 846 March Road
zonage - 806, 812, 830 et 846, chemin March
(This application is subject to Bill 51)
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 806, 812, 830, and 846 March Road from GM-General Mixed-use Zone, DR-Development Reserve Zone, and LC7-Local Commercial Zone to GMxx-General Mixed-use Zone, GMxx H(10.5)-General Mixed-use Zone, and O1-Parks and Open Space Zone, as detailed in Document 2 and shown in Document 1.
Recommandation DU Comité
(Cette demande est assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage des 806, 812, 830 et 846, chemin March de GM – Zone d’utilisations polyvalentes générale, DR – Zone d’aménagement futur et LC7 – Zone de commerces locaux à GMxx - Zone d’utilisations polyvalentes générale, GMxxH(10.5) - Zone d’utilisations polyvalentes générale et O1 – Zone de parc et d’espace vert, comme il est expliqué en détail dans le Document 2 et indiqué dans le Document 1.
1. Deputy City Manager’s report, Infrastructure Services and Community Sustainability dated 9 April 2009 (ACS2009-ICS-PLA-0060).
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage des 806, 812, 830 et 846, chemin March de GM – Zone d’utilisations polyvalentes générale, DR – Zone d’aménagement futur et LC7 – Zone de commerces locaux à GMxx - Zone d’utilisations polyvalentes générale, GMxxH(10.5) - Zone d’utilisations polyvalentes générale et O1 – Zone de parc et d’espace vert, comme il est expliqué en détail dans le Document 2 et indiqué dans le Document 1.
The site is located on the east side of March Road, south of Maxwell Ridge Road, north of Klondike Road, and west of the Shirley’s Brook. The five-hectare site is predominantly undeveloped with the exception of a heritage building, known as the March House, which is located near the intersection of March and Klondike Roads. Existing residential communities are to the east and west, rural lands to the north, and an undeveloped property to the south.
A shopping centre consisting of a retail food store, a fast-food restaurant and various retail stores totalling approximately 10000 square metres in gross floor area is proposed for the subject site. The applicant is proposing to amend the zoning of 830 and 846 March Road to allow a fast-food restaurant and amend the zoning of 806 and 812 March Road to provide uniform zoning on the entire parcel.
The site currently has three different zoning designations in Zoning By-law 2008-250. The properties at 830 and 846 March Road are zoned as GM (General Mixed-Use Zone-Exception 1527), which permits a retail food store, a full service or take-out restaurant, a day care, an office, a drive through facility, and other mixed uses. A fast-food restaurant is not permitted. The property at 812 March Road is zoned as DR (Development Reserve Zone) which recognizes that the lands are intended for future urban development. The property at 806 March Road is zoned as LC7 (Local Commercial Subzone 7-Exception 1522) which permits a dwelling unit, a full service restaurant, a retail food store and a retail store. A heritage overlay also exists at 806 March Road.
The recommended zoning is GMxx (General Mixed-Use Subzone xx) and O1 (Parks and Open Space Zone). The GMxx subzone will allow a drive-through and fast-food restaurant on a portion of the site, and will expand the permitted uses at 806 and 812 March Road. The O1 zone will be applied to the Shirley’s Brook corridor and will measure 15 metres from the top-of-bank of the Shirley’s Brook. The details of recommended zoning are included in Document 2.
The site is designated as “General Urban Area” on Schedule B of the Official Plan. The intent of this designation is to provide a range of housing types in combination with conveniently located employment, retail, service, cultural, leisure, entertainment, and institutional uses. Employment, service, residential, and retail uses are all permitted uses within the General Urban Area. The proposed development will provide additional convenient services to the surrounding residential community as well as to those communities in nearby rural areas and business parks. The proposed uses are permitted in the General Urban Area.
The March House at 806 March Road is designated as a heritage property under Part IV of the Heritage Act, and is subject to a heritage overlay in the Zoning By-law. The Official Plan requires development proposals be compatible with heritage buildings in that the setbacks, height, width, and other impacts be respected. In addition, a study that was prepared in conjunction with the relocation of the March House included several recommendations for future zoning which took into account heritage considerations. Specifically, the study recommended that the setbacks, mass, building size, and height of the implementing Zoning By-law should be the same as that for the March House. Some of these recommendations are included in the heritage overlay provisions that currently exist in the Zoning By-law and that would apply to the site. In addition, the recommended zoning includes additional special provisions; such as restriction of drive-through and fast-food restaurant uses and building separation to ensure views are retained. These additional provisions apply to the site at 806 March Road only and will help to ensure that future development respects the character of the March House.
Location of Uses
Both staff and adjacent residents had concerns with the applicant’s initial proposal to permit a fast-food restaurant and a drive-through facility on the entire site. Staff recommend that fast-food restaurant and a drive-through facility uses be limited to certain portions of the site which are sufficiently isolated from the adjacent residential community and do not conflict with the heritage nature of the March House. Details of the community concerns and staff are included in Document 3.
The site is separated from nearby residential development by March Road to the west, Maxwell Bridge Road to the north, and the Shirley’s Brook to the east. The above streets and waterway corridors provide a transition between existing development and the proposed development. The recommended zoning restricts building height to approximately three storeys directly abutting a public street (March Road and Maxwell Bridge Road), which is consistent with the allowable building heights in the adjacent residential developments. Furthermore, the existing zoning permits residential uses, which will exhibit greater compatibility between the site and surrounding residential uses. As a result of the above, the proposed development is considered to be compatible with the surrounding forms of development.
March Road is designated as a Scenic Entry Route in the Official Plan. The Scenic Entry Route designation requires that attractive visual qualities of a development be incorporated into its design. The proposed Zoning By-law amendment will ensure views of the March House from March Road are maintained.
The Site Plan Control process will address other compatibility and design issues such as lot configuration, street location and access, layout, aesthetics, heritage character, form, massing, servicing, pathway connections, and buffering.
The proposal is permitted in the General Urban Area designation in the Official Plan. Specific attention has been taken to address heritage and compatibility and this has resulted in some specific zoning provisions. As a result, the proposal conforms to the policies in the Official Plan. Staff recommend that the Zoning By-law amendment application be approved.
The site abuts the Shirley’s Brook corridor to the east. Those lands within 15 metres of the top-of-bank of the Shirley’s Brook corridor will be zoned as O1 (Parks and Open Space Zone), which will only permit conservation or park uses. Furthermore, a Geotechnical Report has been submitted with a related Site Plan application and this Report has determined additional setbacks and requirements. The lands within the O1 zone are intended to be dedicated to the City in the future through the Site Plan Control process.
There are no legal/risk management implications associated with this report.
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to the need to resolve issues with the location of certain uses on the site.
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, Riotrin Properties (March Road) Inc, 400-359 Kent St, Ottawa, ON K1Y 4W7, applicant, Holzman Consultants Inc, 1076 Castle Hill Cres., Ottawa, ON K2C 2A8, 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 and Growth Management 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. The Zoning Map of City of Ottawa Zoning By-law Number 2008-250 is amended by changing the zoning of the lands known municipally 806, 812, 830, and 846 March Road from GM , LC7 , and DR to GMxx, GMxx H(10.5), and O1 as shown on Document 1;
2. Add a new subzone and provisions to Section 188 as follows:
(xx) In the GMxx subzone:
(a) the uses listed under subsection 187(1) are not permitted and the following non-residential uses only are permitted:
community health and resource centre
municipal service centre
personal service business
recreational and athletic facility
restaurant, full service
restaurant, take out
retail food store
service and repair shop
(b) the following uses are permitted subject to:
(i) being prohibited within a heritage overlay;
(ii) being prohibited within 50m of Maxwell Bridge Road except where within 75m of March Road;
(iii) a drive-through facility only being permitted within 75m of March Road.
(c) The subzone provisions are set out in Table 188x below:
(i) Minimum yard setback from an O1 zone
(iii) Maximum floor space index
2. for office and bank
0.6 less the floor space index utilized by other non-residential uses
3. for residential uses
1. within a heritage overlay
2. other cases
(d) All contiguous lands within the GMxx zone shall be considered to be one lot for zoning by-law 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.
Trees should be planted to replace those cut down to provide a buffer between the site and adjacent residences.
Landscaping and vegetation will be addressed during the Site Plan Control process.
Fast-food restaurants generate substantial waste, which could lead to odours, littering, and vermin. This could impact the existing residents in the Brookside subdivision.
The location of fast-food restaurants and drive-through facilities are recommended to be set back from the east portion of the site (Shirley’s Brook) and be located closer to March Road.
Concern about impact of a fast-food restaurant on the heritage character of the March House
The location of fast-food restaurants and drive-through facilities are not recommended to be permitted on the March House site.
There are concerns about noise, lighting, garbage, odours, loading, landscaping, and stormwater on the site.
These issues will be addressed during the Site Plan Control process.