3. ZONING - 300 HUNT CLUB ROAD
ZONAGE - 300 CHEMIN HUNT CLUB
(This application is subject to Bill 51)
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 300 Hunt Club Road by amending the T1A [306r] Airport Transportation Facility Zone, as detailed in Document 2 to permit a medical facility.
Recommandation DU Comité
(Cette demande est assujettie au Règlement 51)
Que le Conseil municipal approuve une modification au Règlement sur le zonage 2008-250 afin de changer le zonage du 300, chemin Hunt Club en modifiant la zone d’installation de transport aérien T1A [306r], comme l’indique en détail le document 2 en vue de permettre une installation médicale.
1. Deputy City Manager’s report, Infrastructure Services and Community Sustainability dated 30 July 2009 (ACS2009-ICS-PGM-0163).
That the recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 300 Hunt Club Road by amending the T1A [306r] Airport Transportation Facility Zone, as detailed in Document 2 to permit a medical facility.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement recommande au Conseil municipal d’approuver une modification au Règlement sur le zonage 2008-250 afin de changer le zonage du 300, chemin Hunt Club en modifiant la zone d’installation de transport aérien T1A [306r], comme l’indique en détail le document 2 en vue de permettre une installation médicale.
The subject property is part of the Ottawa MacDonald-Cartier International Airport lands located at 300 Hunt Club Road. The portion of the property subject to this application is located on the southeast corner of the intersection of Hunt Club Road and Riverside Drive. The 50912 square metre property is fairly flat and until recently was completely undeveloped, with very minor amounts of scrubby vegetation. A commercial plaza of 5770 square meters of gross floor area is currently under construction. The first tenants are expected to take occupancy in mid to late 2009.
Adjacent to the south are the older segments of the Ottawa MacDonald-Cartier International Airport, including older runways. Immediately to the east are airport related light industrial facilities. Across Hunt Club Road to the north is a golf course. Across Riverside Drive to the west is a gasoline service station. To the northwest across the Hunt Club-Riverside intersection are undeveloped lands. The Hunt Club Bridge across the Rideau River is just to the west of the intersection. Access to the site occurs at the northeast corner to Hunt Cub Road and at the southwest corner to Riverside Drive; both roads are major arterial roadways.
The existing zoning for the property is T1A [306r], which is an Air Transportation Facility Zone pertaining to the entire Macdonald-Cartier International Airport, and permits a range of airport related uses including light industrial, hotel, restaurant and office uses. The 306r rural area exception was created specifically for the subject property and adds a number of commercial and retail uses including an animal hospital, but not a “medical facility”.
A major potential tenant for the site is a pharmacy with a proposal for a second floor medical facility. The pharmacy is a permitted use, however the medical facility currently is not.
The proposed amendment is to add to the list of permitted uses, "medical facility" limited to an office of a doctor or dentist, and prohibiting a clinic and laboratory. Medical facility is defined as "a place where a medical doctor, dentist or other legally qualified health care practitioner has his or her practice, and includes a medical or dental laboratory.
The Official Plan designates the subject property as part of the – "Ottawa Macdonald-Cartier International Airport". The policies and provisions pertaining to the airport are as follows:
"3.10.1 – Ottawa Macdonald-Cartier International Airport
The 1800-hectare Ottawa Macdonald-Cartier International Airport is the National Capital’s international gateway and a major economic generator for the city. In addition to the airport, this designation incorporates a number of federal uses, including National Research Council facilities and the Canadian Forces Base Uplands."
The policies of section 3.10.1.b) for the airport indicate that:
"1. On land designated Ottawa Macdonald–Cartier International Airport on Schedule B, the following uses will be permitted:"
"b. Uses permitted in Employment Areas, as described in Section 3.6.5; [Amendment 14, September 8, 2004]"
The policies of Section 220.127.116.11c) state that:
"2. Employment and Enterprise Areas, the zoning by-law will:"
"c. Permit a variety of complementary uses, such as recreational, health and fitness uses, child care, and service commercial (e.g. convenience store, doctor and dentist office, shoe repair shop, coffee shop, restaurant, bank, dry-cleaning outlet, service station or gas bar) occupying small sites on individual pads or in groups as part of a small plaza to serve the employees of Employment Areas and Enterprise Areas, the general public in the immediate vicinity, and passing traffic;"
The proposed zoning amendment is considered to be in keeping with the Official Plan policies pertaining to the Ottawa Macdonald–Cartier International Airport. The amendment will specifically provide for the addition of a use facilitating a doctor or dentists office that can serve the general public in the immediate vicinity, passing by, or in conjunction with making use of the other commercial and retail facilities on the property. The recommended limitation on clinics and laboratories at this specific location is in response to a specific request from the owner, the Airport Authority, due to the need to minimize the potential for some forms of medical analysis and diagnostic electronic equipment that may have the potential to interfere with airport electronic control equipment.
The Official Plan policies of sub-section 4.4 Water and Wastewater Servicing, require adequate services for new development. The property is adequately served by water, and sanitary and storm sewer facilities to support the extent of the proposed redevelopment. The site is served by three bus routes and two arterial roadways, Riverside Drive and Hunt Club Road, which provided adequate access to the property in support of the proposed added use.
Thee proposed zoning amendment is considered to be in keeping with the intent of the policies of the Official Plan and the Department is of the opinion that the application merits approval.
Details of Proposed Zoning
The details of the recommended zoning amendment as set out in Document 2 implement the changes requied to allow for the requested "medical facility" limited to an office of a doctor or dentist, and prohibiting a clinic and laboratory.
There were 11 responses to the public notification of which four were in favour of the proposed re-zoning, one against, and six indicating no desire for further notification. The public responses are discussed in more detail in Document 3.
There are no legal/risk management implications associated with this report.
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, First Capital Realty Inc., 4059930 Canada Inc, (J. Shpigel), 400 - 85 Hanna Ave., Toronto, ON, M6K 3S3, applicant, K. Willis, Willis Richards & Associates, 6393 Roslyn St., Ottawa, K1C 2Z9, 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 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
The T1A [306r] Air Transportation Facility Zone applicable to 300 Hunt Club Road as shown on Document 1, be amended by:
1. Adding the following use to column III, Additional Land Uses Permitted exception [306r] in Section 240:
"medical facility", and;
2. Adding the following use to column V, Provisions exception [306r] in Section 240:
"limited to offices of doctor(s) or dentist(s), and prohibiting a laboratory"
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 were 11 responses to the public notification of which four were in favour of the proposed re-zoning, one against, and six indicating no desire for further notification.
SUMMARY OF PUBLIC INPUT
Comments in Favour
The public comments in favour of the proposed re-zoning generally noted that the added use proposed would permit the development of facilitates of benefit to the surrounding community.
The following two sequential negative comments were received pertaining to the proposed re-zoning; staff responses are provided to each comment:
”This permit is typical of the one-off approvals that end up creating messes for the City. The zoning bylaws, like the MRB, are revenue-centric: they lack a balanced human environment perspective.
As you know, the intersection at Riverside and Hunt Club is already the worst in the City in terms of vehicle accidents and congestion. This approval and others further south (ex. expansion at Manotick) will worsen conditions. Growth to the south should be halted until mass transit that serves the north-south corridor is in place and enforced by cordoning off cars from the City core,
Until the City gets serious about mass transit, shakes up planning and the mayor's office, gets the MRB dropped, and gets effective power-sharing with the provinces, Council "decisions" on these matters will continue to be rubber stamps of incoherent one-offs guided by narrow economic interests and an under-achieving planning group.
The reality is you believe you have no choice here, but you have many and should be pushing for more. I appreciate your consulting on this but don't expect me to go along with outmoded institutional practices that long ago stopped serving City interests.”
Response to Comment
The City is obligated under the Planning Act to process every properly submitted application to amend the City's Zoning By-law, such as the current application at 300 Hunt Club Rd. The zoning by-law is the primary tool for implementing the City's Official Plan, which is the City's highest order policy document for land use and urban planning. The requested revision constitutes a very simple request in zoning terms; the addition of one specific use, "medical facility" to the list of land uses currently permitted in the zone. A medical facility is defined as:
" Medical facility means a place where a medical doctor, dentist or other legally qualified health care practitioner has his or her practice, and includes a medical or dental laboratory."
To have a "medical facility" added to a commercial facility, that is already approved for this property and that is in keeping with City Council policy and by-laws, is considered a fairly minor change. The existing T1A [306r] zone on the property allows for a variety of commercial uses including: retail store, bar, restaurant, office, and personal service uses. The applicant's stated intention is to locate within space already approved as office space or a personal service use with medical office or clinic space. This would yield an increase in the required parking of about six to 10 spaces; the current approved plan for the property has a parking surplus of over 200 spaces. This magnitude of change in parking requirements to an approved situation will have a very minor change to the impact on traffic patterns in the area, and does not require a traffic study.
“Exactly. You go through the motions of an antiquated process to rubber-stamp a one-off change motivated by pat "legal obligations". Ridiculous. Civil laws are intended to adapt to suit the time, adjust to lessons learned and guide effective process and enforcement. I think you have both opportunity and a responsibility to help induce improvements.
I do not quite understand your point on the parking data (why a surplus of 200 spaces and why the range of "6 to 10" more added), and the resultant "minimal" impact on traffic patterns. The reverse though is true: I hope the petitioners have been warned that they will have difficulty attracting clients because of the horrific traffic problems that exist at their intended front door”
Response to Comment
The precise floor area of the actual medical facilities proposed was not part of the zoning amendment application; but a range of floor area was provided, and the final detailed floor area calculations do not occur until the “tenant fit-up” building permit application(s) is processed. Based on the preliminary figures provided in association with this application the amount of additional parking required as compared to the originally proposed permitted commercial uses for the estimated space involved is six to ten spaces. The potential impact of the addition of six to ten additional vehicles on the adjacent arterial roadways, Hunt Club Road and Riverside Drive is minimal.
Councillor Maria McRae is aware of the application and the staff recommendation.