3. ZONING - 1032 BASELINE ROAD
ZONAGE - 1032, CHEMIN BASELINE
(This application is subject to Bill 51)
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of a portion of the lands at 1032 Baseline Road from “I1B – Minor Institutional Zone” to “AM – Arterial Main Street Zone”, as 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 le zonage d’une partie des terrains situés au 1032, chemin Baseline de « I1B - Zone de petites institutions » à « AM – Zone d’artère principale », comme l’indique le document 1.
1. Deputy City Manager’s report, Infrastructure Services and Community Sustainability dated 23 July 2009 (ACS2009-ICS-PGM-0142).
That the recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of a portion of the lands at 1032 Baseline Road from “I1B – Minor Institutional Zone” to “AM – Arterial Main Street Zone”, as shown in Document 1.
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 le zonage d’une partie des terrains situés au 1032, chemin Baseline de « I1B - Zone de petites institutions » à « AM – Zone d’artère principale », comme l’indique le document 1.
The subject site, 1032 Baseline Road, is owned by the Corporation of the St. Augustine Roman Catholic Church. The property is located on the south side of Baseline Road, just east of the Baseline and Merivale Road intersection and is currently used as institutional (as part of the St. Augustine Roman Catholic Church) with associated parking area located at the rear of the church. To the north of the subject site across Baseline Road is the Experimental Farm. To the west is the Myers Motors car lot and to the east is a two-storey residential building (convent). Row-housing is located along the south property line and facing Briardale Crescent.
The intention is that a vacant triangular shaped parcel of land located on the south west side of 1032 Baseline Road be rezoned and conveyed to the adjacent property owners to the west at 1200 Baseline Road. The property at 1200 Baseline Road is the premises of the Myers Cadillac Chevrolet automobile dealership.
On February 9, 2009 the City of Ottawa’s Committee of Adjustment approved a consent (severance) application that allowed for the severance of 929 m2 of the subject lands. Condition 4 of the Committee’s decision indicates that the subject lands are to be rezoned to reflect the proposed use of the lands. This rezoning application is filed to fulfill the conditions of the Committee of Adjustment decision. The applicant has indicated that the purpose of the severance is to increase the land area adjacent to the most eastern side of the Myers Motors complex of buildings. This part of the building complex contains service bays with garage doors that are between 6.06 m. to 6.10 m. from the existing property line. This space also functions as a service lane along the east side of the dealership. This existing situation makes operations difficult and the acquisition of additional land on the east side should resolve this situation. The additional land will allow for safer traffic movements on the east side of the dealership for cars entering and exiting the service bay area of the Myers Cadillac Chevrolet automobile dealership.
The existing parking areas and driveways that serve the church are not being changed and a 5.0 metre wide open space will be left between the edge of the existing pavement and the proposed new property line. There are no other related applications submitted, but if the proposed change of zoning is approved by Council, the applicant (Myers) will be required to submit a revised Site Plan Control application to reflect the additional new lands and proposed physical changes to the site facilitated by the new lands (from existing vegetation to asphalt, grading and drainage, landscape buffers, etc.).
The current zoning designation under By-law 2008-250 for the church property is an I1B - Minor Institutional Zone, which allows for a broad range of institutional and some residential uses. Residential uses include group home (maximum of ten residents), one dwelling unit ancillary to a permitted use, retirement home, and rooming house. Institutional uses include community centre, day care, emergency service, library, museum, municipal service centre, park, place of assembly, place of worship and ancillary rooming units, recreational and athletic facility, school, shelter, sports arena, and training centre. Community health and resource centre is permitted as a conditional use. This zone also contains provisions in regard to setbacks for yards, lot area, lot width, and establishing a maximum building height of 18 metres, and maximum lot coverage of 40 per cent.
The current zoning of the automobile dealership is AM – Arterial Mainstreet Zone which allows for a broad range of uses including amusement centre, animal hospital, automobile dealership, automobile service station, bank, car wash, cinema, hotel, medical facility, office, personal service business, restaurant and retail store. A wide range of residential uses such as apartment dwelling, dwelling unit, group home, planned unit development, retirement home and rooming house are also permitted. This zone also contains provisions in regard to setbacks for yards, lot area and width, floor space index, and establishing a maximum building height, and minimum width of landscaped area.
In order to redevelop the site as proposed, the applicant would like to amend Zoning By-law 2008-250 of the City of Ottawa to change the zoning of a portion of the property (as shown on Document 1) from I1B – Minor Institutional Zone to AM – Arterial Main Street Zone. The AM zone permits a broad range of uses including retail, service commercial, offices, residential and institutional uses in mixed-use buildings or side by side in separate buildings including automobile dealership.
In support of the Zoning By-law amendment application, the applicant has submitted a planning rationale report.
The subject property is at the boundary of the General Urban Area and Arterial Mainstreet designations in the Official Plan. As part of the church site, the land is designated as General Urban Area. Lands with this designation are to contain a full range of housing types and tenures to meet the needs of the population, along with conveniently located commercial uses.
Schedule ‘B’ of the Official Plan, shows that the Myers Motors lands located to the west of the subject property are designated "Arterial Mainstreet". Lands designated “Mainstreet” are intended to become linear mixed-use focal areas allowing for a more dense and urban form of development, while building sensitively on existing neighbourhoods and supporting pedestrian activity. The interpretive intent of the Official Plan provisions of Section 18.104.22.168 for Arterial Mainstreet areas allow the property to be considered within the Arterial Mainstreet when amalgamated with the Myers property.
As per Section 5.4.6 of the Official Plan, boundaries of land-use designations are identified on Schedule ‘B’ of the Official Plan. The boundaries of these policy areas are approximate and, unless otherwise noted, will be considered as general except where they coincide with major roads, railways, hydro transmission lines, rivers and other clearly recognizable physical features. Unless otherwise stated in the policies, when the general intent of the Official Plan is maintained, minor adjustments to boundaries will not require an Official Plan amendment.
The intent of this application is to rezone a portion of the subject lands to an Arterial Main Street (AM) zone, which is the same as the lands to the west (Myers Cadillac Chevrolet Inc). The additional land will allow for safer traffic movements on the east side of the dealership for cars entering and exiting the service bay area of the Myers Cadillac Chevrolet automobile dealership. The existing parking areas and driveways that serve the church are not being changed and a 5.0 metre open space will be left between the edge of the existing pavement and the proposed new property line. The minimum lot area in this zone is 1000m2. The conveyance of 929m2 from the existing land area (10,603m2) leaves a residual land area for the church lands of 9,674 m2. Therefore, the proposed conveyance does not result in an undersized lot.
A Phase I Environmental Site Analysis report has been submitted and concluded that there are no issues with the proposal.
Two comments have been received from the public. The issues can be summarized as follows: noise (attributed to Myers automobile repair garage), drainage and existing retaining wall (between church and residential lots). Details of the notification and consultation process are highlighted in Document 2.
There are no legal/risk management implications associated with this report. Approval of the staff recommendation will satisfy a condition set by the Committee of Adjustment in relation to a Consent for Severance application.
Document 1 Location Map
Document 2 Consultation Details
City Clerk and Solicitor, Legislative Services, to notify the owner/agent/applicant.
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.
CONSULTATION DETAILS DOCUMENT 2
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.
Two responses were received from the posting of the on-site sign.
SUMMARY OF PUBLIC INPUT
1. Comment: Myers should provide sound barriers around their garage. Noise from the maintenance of vehicles is very loud. If lands expand, it will bring more cars and more noise.
Response: The applicant has indicated that the additional land will allow for safer traffic movements on the east side of the dealership for cars entering and exiting the existing service bay area of the Myers Cadillac Chevrolet automobile dealership. No additional noise is anticipated.
2. Comment: The immediate concern is that the development to be undertaken by Myers Motors on the severed lands will negatively impact the drainage from the property and affect the integrity of the retaining wall between the church lands and properties backing onto the church lands. It is important that the water be directed away from the wall.
Response: The Myers Cadillac Chevrolet automobile dealership lands are presently under Site Plan Control. A revised Site Plan Control application will be required to include the additional severed lands and it’s proposed redevelopment. Through the Site Plan Control process, the applicant will be required to provide a Stormwater Management Report and other plans that will reflect how the site will be graded and how the drainage will be achieved, to the satisfaction of the City.
Councillor Gord Hunter is aware of this application.