4. ZONING - 3145 CONROY ROAD
ZONAGE - 3145, CHEMIN CONROY
COMMITTEE RECOMMENDATIONS AS AMENDED
That Council approve an amendment to Zoning By-law 2008-250 to change the zoning of 3145 Conroy Road from General Industrial subzone – IG3 to General Industrial subzone exception – IG3[****], as shown in Document 1 and as detailed in Document 2, as amended by the addition of a “sports arena” use to Document 2 immediately following the additional permitted land use “recreational and athletic facility.”
And that pursuant to the Planning Act, subsection 34(17) no further notice be given.
RECOMMENDATIONS MODIFIÉES DU COMITÉ
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de changer le zonage du 3145, chemin Conroy de Zone d’industrie générale avec sous-zone – IG3 à Zone d’industrie générale avec sous-zone assortie d’une exception IG3[****], comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2 tel que modifié par l’ajout de l’utilisation « aréna sportive » au Document 2 immédiatement à la suite de l’utilisation du sol supplémentaire permise « installation récréative et centre d’athlétisme ».
Et qu’aucun autre avis ne soit émis, conformément à l’article 34 (17) de la Loi sur l’aménagement du territoire.
1. Deputy City Manager’s report, Infrastructure Services and Community Sustainability, dated 9 June 2010 (ACS2010-ICS-PGM-0113).
2. Extract of Minutes dated 22 June 2010.
Report to/Rapport au:
That the recommend Council approve an amendment to Zoning By-law 2008-250 to change the zoning of 3145 Conroy Road from General Industrial subzone – IG3 to General Industrial subzone exception – IG3[****], as shown in Document 1 and as detailed in Document 2.
RECOMMANDATIONS DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer le zonage du 3145, chemin Conroy de Zone d’industrie générale avec sous-zone – IG3 à Zone d’industrie générale avec sous-zone assortie d’une exception IG3[****], comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
The property is located on the east side of Conroy
Road between Thurston Drive and Johnston Road. The property is generally flat and rectangular in shape and has an area
of 48,504 square metres. A go-cart
track, mini-putt and driving range facility currently occupy the property. A railway line abuts the northern limit of
the property. Further north along
The applicant proposes a change in zoning to allow for the construction of a new indoor multi-ice pad facility. The facility would also include a small tuck shop/restaurant, lockers rooms, washrooms and maintenance area. The facility would be privately run with two ice sheets available for rent to various groups and leagues within the community. The proposed single-storey building would be approximately 6000 square meters in size. As a recreational and athletic facility is currently not permitted within the IG3 zone, an amendment is required to allow for the use to be permitted and to introduce site specific performance standards.
The property is currently zoned IG3 – General Industrial subzone 3. While the IG3 subzone permits a variety of uses such as place of assembly, light industrial uses, and automobile body shop, it does not permit a recreation and athletic facility. A recreational and athletic facility is permitted within the parent IG zone subject to a maximum gross floor area (GFA) of 300 square metres.
Under the former City of
While a recreational and athletic facility should have continued to be permitted as an ancillary use, a site-specific amendment to the performance standards of the IG3 subzone would still be required to allow for the size of the facility being proposed.
The application proposes a recreational and athletic facility as an additional permitted use within a new site-specific General Industrial IG3[***] subzone. The exception would include a provision to permit the gross floor area (GFA) of the recreational and athletic facility to be 6100 square metres. All other performance standards associated with the parent IG3 subzone would continue to apply.
To meet the strategic direction of creating liveable communities, growth is intended to create a balance of facilities and services to meet the everyday needs of people. This includes the provision of schools, community facilities, parks, a variety of housing and places to work and shop. The proposed recreational and athletic facility will advance the direction of the Official Plan by allowing for a new facility to be provided which aids in the creation of complete, liveable communities.
Land Use Designation
The property is designated as an Employment Area within the Official Plan. The intent of the Employment Area designation is that over the long-term, sufficient areas of land are reserved primarily for business and economic activity. Uses that support this function consist predominately of offices as well as manufacturing, warehouse, distribution, research and development facilities and utilities. Employment Areas also permit a variety of complementary uses including recreational, health and fitness, child care, and service commercial, either occupying sites on individual pads or within groups as part of a small plaza. The intent of such complimentary uses is to serve employees of the general area, as well as the public in the immediate vicinity and passing traffic.
The site is presently dedicated to recreational uses including go-cart track, mini-golf and golf driving range. The intent of the application is to remove the golf driving range to introduce the indoor ice-pad facility. The recommended zoning would restrict the gross floor area (GFA) for a recreational and athletic facility through a site-specific performance standard and does not allow any additional recreational and athletic facility type uses. The recommended performance standard will therefore ensure that the remaining lands can develop under the range of uses envisioned for Employment Areas.
Regarding size, the proposed increase in GFA for the recreational and athletic facility is considered reasonable due to the playing surface requirements of an ice-pad versus a traditional gym or court surface. While inherently a larger playing surface, the policy intent of complimentary uses is still maintained.
With respect to compatibility, as the proposed use was inadvertently removed through the preparation of the Comprehensive Zoning By-law, the additional use of a recreational and athletic facility is considered appropriate for the subzone.
Site Plan Control
Issues such as landscaping, screening and access will be addressed through a comprehensive policy review and additional public consultation during the Site Plan Control process.
The proposed development conforms to the intent of the Official Plan with respect to land use policies for Employment Areas and as such, staff recommends approval of the proposed rezoning.
The application was also circulated to the Realty Initiatives and Development Branch for comments as the City is an abutting land owner to the south at 3169 Conroy Road. The Branch outlined concerns with a development concept which included City lands at 3169 Conroy Road which subsequently has been removed as shown on Document 3. The Realty Initiatives and Development Branch wishes to state that there was no consultation with their staff to develop 3169 Conroy Road as part of 3145 Conroy Road and no such development is proposed. Further comments from the Realty Initiatives and Development Branch will be submitted through the review of any application for Site Plan Control.
Residents have communicated the following concerns to me as they relate
to this request for a permitted use of this size and nature at
1) They are concerned that the proposed parking lot associated with this use would generate noise and traffic.
Q: How will these concerns be addressed/allayed?
2) What measures will be put in place to address traffic concerns of residents relating to access/ egress of the site?
3) The City's Real
Estate division has expressed concerns regarding alignment of the future road
network as it relates to the City's abutting property and the broader
Q: How will these concerns be dealt with in the proposal?
4) Residents have
requested that the mature trees remain on the City owned land just to the south
of 3145 Conroy, and further trees or sound attenuation measures be placed
further east along the back of the homes on
5) There has also been a last minute concern expressed today that this proposed use also includes gym space and future uses for "related services" on the 3145 site which could have an negative impact on businesses within the Thurston Drive Business Park. We have not had time to explore these concerns as of yet.
There are no legal/risk management implications associated with this report.
The application is consistent with the City Strategic Plan with respect to development within Employment Areas.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Concept Plan
Document 4 Consultation Details
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, 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
The subject lands shown on Document 1 are rezoned from General Industrial Subzone 3 - IG3 to a General Industrial Subzone 3 with an exception - IG3[XXXX]. The exception will include the following:
Column II – Applicable Zones:
Column III – Additional Land Uses Permitted:
Recreational and Athletic Facility
Column V – Provisions:
Despite clauses 199(2) (b) and (c), the maximum GFA of a Recreational and Athletic Facility is limited to 6,100 square metres in size.
CONCEPT PLAN DOCUMENT 3
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. A public meeting were also held in the community on May 20, 2010 hosted by the Ward Councillor with staff in attendance. No comments were received in opposition to the project however concerns were raised with respect to the development of the site which will be subject to an application for Site Plan Control. One letter was received in support of the application. A summary of the comments and a response are noted below.
May 20, 2010 - PUBLIC MEETING COMMENTS
Concerns were raised over the protection of the
existing stand of trees located on City-owned lands between the subject
property and the existing homes on
The subject application does not include the City-owned lands immediately abutting to the south. Should any development be proposed for these lands in the future, the Ward Councillor and community would be notified as required.
2. Comments were made with respect to adding additional landscaping to better buffer the proposed building from the residential area to the south.
Through the Site Plan Control process, which will be subject to public consultation, the applicant will be required to prepare a landscape plan which will detail the amount and location of new plantings on the site.
3. Comments were made with respect to potential traffic impacts as a result of the new development and dust coming from the existing road.
A traffic impact assessment was prepared in support of the application that has been reviewed and accepted by staff. The details with respect to access to and from the site will be reviewed through the Site Plan Control process to determine the exact location and design. As well, as the subject property is located east of the limits of the Johnston Road Land Use Study which identified a potential new intersection alignment south of the existing road cut. Appropriate conditions will be included in the Site Plan Control Agreement to address the integration of the existing access with any potential new intersection.
site was also included within the
With respect to the existing road and dust generated from existing vehicles, the applicant intends to pave the entire drive thereby reducing the amount of dust.
(This matter is Subject to Bill 51)
The following correspondence was received with respect to this matter, and is held on file with the City Clerk:
· E-mail dated 19 June 2010 from André Vinette
· E-mail dated 21 June 2010 from Helen McKay
Bill Holzman, HCL was present in support of the application.
Councillor Feltmate moved the following technical amendment to the staff report:
Moved by Councillor P. Feltmate:
WHEREAS Planning and Environment Committee Report - Reference No. ACS2010 ISC-PGM-0113 recommends the approval of rezoning the property known municipally as 3145 Conroy Road from IG3 to and IG3[XXXX] exception zone;
AND WHEREAS Document 2 sets out an exception which includes a “recreational and athletic facility” as an additional permitted land use;
AND WHEREAS the definition of “recreational and athletic facility” states that that use “… may include an ancillary sports field or sports arena”;
AND WHEREAS an ancillary use must be a “listed permitted use” and the use proposed for the site is a multi-ice pad facility or a “sports arena” which is not a listed permitted use in the IG3 zone;
THEREFORE BE IT RESOLVED THAT Committee approve the addition of a “sports arena” use to Document 2 immediately following the additional permitted land use “recreational and athletic facility”.
That pursuant to the Planning Act, subsection 34(17) no further notice be given.
Committee then approved the report recommendations, as amended:
That the recommend Council approve an amendment to Zoning By-law 2008-250 to change the zoning of 3145 Conroy Road from General Industrial subzone – IG3 to General Industrial subzone exception – IG3[****], as shown in Document 1 and as detailed in Document 2, as amended by the addition of a “sports arena” use to Document 2 immediately following the additional permitted land use “recreational and athletic facility.”
And that pursuant to the Planning Act, subsection 34(17) no further notice be given.
CARRIED, as amended