2. ZONING - 220 TERENCE MATTHEWS CRESCENT
ZONAGE - 220, CROISSANT TERENCE-MATTHEWS
(This matter is Subject to Bill 51)
That Council approve an amendment to Zoning By‑law 2008-250 to change the zoning of 220 Terence Matthews Crescent from Business Park Industrial Subzone Four Exception 1756 - holding (IP4-h) to Business Park Industrial Subzone Four, Exception XXXX-holding (IP4 [XXXX]-h), as shown on Document 1 and as detailed in Document 2.
Recommandation du comité
(Cette question est assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage 2008-250 visant à faire passer la désignation de zonage du 220, croissant Terence-Matthews, de sous-zone 4 de parc industriel et d’affaires assortie de l’exception 1756 – aménagement différé (IP4-h), à sous-zone 4 de parc industriel et d’affaires assortie de l’exception XXXX – aménagement différé (IP4 [XXXX]-h), comme l’illustre le document 1 et le précise le document 2.
1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 3 February 2011 (ACS2011-ICS-PGM-0018)
That the Planning Committee recommend Council approve an amendment to Zoning By‑law 2008-250 to change the zoning of 220 Terence Matthews Crescent from Business Park Industrial Subzone Four Exception 1756 - holding (IP4-h) to Business Park Industrial Subzone Four, Exception XXXX-holding (IP4 [XXXX]-h), as shown on Document 1 and as detailed in Document 2.
RECOMMANDATIONS DU RAPPORT
Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 visant à faire passer la désignation de zonage du 220, croissant Terence-Matthews, de sous-zone 4 de parc industriel et d’affaires assortie de l’exception 1756 – aménagement différé (IP4-h), à sous-zone 4 de parc industriel et d’affaires assortie de l’exception XXXX – aménagement différé (IP4 [XXXX]-h), comme l’illustre le document 1 et le précise le document 2.
The subject site is located on the north side of Terence Matthews Crescent in the Kanata South Business Park. The site has a lot area of 0.61 hectares. Site Plan Approval was granted in 2008 for the construction of a building to accommodate office and warehouse space for a stucco contracting business. Works approved under the 2008 site plan approval have not been finalized. The City holds security for works which remain outstanding.
The office component of the building is two storeys in height and the warehouse portion located at the rear of the building is one storey. The building was constructed and is partially occupied. The owner wishes to lease unoccupied floor space in the office portion of the building for use as an instructional facility (dance and fitness studio – 150 square metres) and recreational and athletic facility (gym for children – 120 square metres).
The surrounding properties encompass a variety of land uses, including office, construction-related contracting businesses, a rental and supply leasing business and a software management company. Semi-detached dwellings within the Glen Cairn community are situated immediately to the north. The Trans-Canada Trail divides the community from the business park.
The subject site is currently zoned Business Park Industrial Subzone 4 Exception 1756-h (IP4-h). The parent IP4 zone permits a variety of industrial, office and ancillary uses including a broadcasting station, daycare, emergency service, light industrial uses, office (limited to a total gross floor area of 5,500 square metres), printing plant, production studio, research and development centre, service and repair shop, small batch brewery, technology industry, training centre and warehouse. In addition to the main uses permitted in the Kanata South Business Park, a park and a full-service restaurant are also permitted, provided the cumulative total gross floor area for these uses does not exceed 2,999 square metres and also provided each use does not exceed 300 square metres of gross floor area.
The site is within the Hazeldean pump station catchment area. The -h zone prohibits all permitted uses, except for:
1) Those that existed on July 14, 2010, or
2) Those uses, or any development, that do not result in increased sanitary sewer flows to the Hazeldean pump station are prohibited until the holding symbol is removed.
The applicant is proposing to amend the current zoning in effect over the subject site by adding a site-specific exception zone to allow for two additional uses. The proposal is to amend the existing Business Park Industrial Subzone 4 (IP4) to add a site-specific exception to allow for an instructional facility (dance and fitness studio) and a recreational and athletic facility (gym for children) at 220 Terence Matthews Crescent.
The provisions of the -h related to the Hazeldean pump station will remain applicable to this site.
Under Section 3 of the Planning Act, all decisions affecting planning matters shall be consistent with the Provincial Policy Statement. Section 1 of the Provincial Policy Statement 2005 requires that land use and development patterns support strong, liveable and healthy communities, protect the environment and public health and safely, and facilitate economic growth. Section 1.1 provides that communities be sustained by promoting efficient development and land use patterns and by accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses for the long-term needs.
Adding an instructional facility and a recreational and athletic facility will provide services to both employees of the business park and area residents and contribute to the mix of uses in the area. These ancillary uses will enhance the work and residential communities.
The Provincial Policy Statement provides that in promoting economic development and competitiveness, municipalities shall ensure that the necessary infrastructure is provided to support current and projected needs.
Following pre-consultation discussions and in support of the request for the additional uses, the applicant has undertaken a Sanitary Servicing Brief to review flows expected as a result of the additional uses and any impacts on the Hazeldean pump station. Staff has reviewed the Sanitary Servicing Brief and concur that the additional ancillary uses will not have an effect on the capacity issues at the Hazeldean pump station. No increase in sewage flows above and beyond flows that would normally be generated from uses already permitted by the Zoning By-law within the parent zone will result from the additional uses.
The additional uses proposed for the subject site meet the intent of both the Planning Act and the Provincial Policy Statement on the basis that they are ancillary uses that support employment and are appropriate in a business park environment.
The subject site is designated Enterprise Area on Schedule B of the Official Plan. The Enterprise Area designation allows for a variety of industrial and employment generating uses, such as warehousing and distribution, manufacturing, communications, storage, construction, office, institutional, and research and development uses. Enterprise areas also allow for a variety of complementary uses such as recreational, health and fitness uses, childcare and service commercial uses.
The additional uses proposed for the site meet the intent of the Enterprise Area in that they are compatible ancillary recreational and health and fitness uses.
The proposed uses will be within the existing building. No new floor space is proposed as a result of the additional uses.
The two proposed additional uses are considered appropriate and are not anticipated to have an impact on the vacant employment lands in the Kanata South Business Park, in that the zoning amendment is site specific and the site has already been developed. The proposed amendment should not have a negative impact on other uses in the business park and, in staff’s opinion, is not expected to impede the ability of the business park to attract additional employment. The proposed additional uses are intended to enhance and complement the existing uses in the business park, and not to take away future employment opportunities.
The additional uses are also compatible with the surrounding land uses. The surrounding properties encompass a variety of land uses, including light industrial uses, office uses and residential uses. The proposed uses are not considered noxious uses which would generate excessive noise, light or odour. The uses are consistent with the types of uses permitted in a light industrial business park, and are compatible with the residential uses located within in the Glen Cairn community to the north of the subject site. Furthermore, the business park is buffered from the residential community by the Trans-Canada Trail and a vegetated berm. This creates an effective visual and physical separation between the business park and the residential uses. Neither proposed use generates any additional forms of nuisance beyond that generated by the currently permitted uses in the IP4 Zone. Both an instructional facility and recreational and athletic facility are permitted in the parent IP zoning designation and, thus, are considered to be compatible uses for the subject site.
Parking and Traffic
The existing site development has been designed in accordance with the requirements of Zoning By-law 2008-250. The Zoning By-law requires that parking be provided at a minimum rate of 2.4 spaces per 100 square metres of gross floor area for office use, and 0.8 spaces for every 100 square metres of gross floor area for the warehouse component. An instructional facility requires 3.4 parking spaces per 100 square metres of gross floor area, and a recreational and athletic facility requires 10 spaces per 100 square metres of gross floor area used for assembly or common area. Accordingly, the proposed gross floor area distribution of the existing and proposed uses requires a total of 29 spaces. At 46 spaces, the existing parking lot provides more than adequate capacity to meet parking space requirements associated with the uses.
Access to the site is provided by way of two vehicular entrances from Terence Matthews Crescent, which lead to a parking area. Traffic and site circulation are not a concern, as the proposed uses are not anticipated to generate traffic in excess of what the site was designed to accommodate based on the existing zoning. Access to the site is provided from Terence Matthews Crescent and is not an issue.
As detailed in Document 2, the Zoning By-law amendment will establish a new IP4 exception zone adding an instructional facility and a recreational and athletic facility as site specific permitted uses. These changes in use will be permitted as there is no increase to sanitary flows and is, therefore, compliant with the existing holding zone. The holding provisions will continue to apply to the new exception zone.
It is staff’s opinion that the proposed uses conform to the Provincial Policy Statement and the relevant Official Plan policies and zone provisions. The uses meet the general intent of the IP4 Zone, and are both appropriate and compatible with the surrounding business park industrial uses. Staff recommend the proposed amendment to the Zoning By-law be approved.
There are no legal/risk management implications associated with this report.
The proposed rezoning meets the intent of the City’s Strategic Plan. The additional uses proposed for the subject site encourage the development of existing employment lands, supporting existing uses within the business park and surrounding residential uses.
There are no direct financial implications associated with this report.
Document 1 Location Map
Document 2 Details of Recommended Zoning
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
Proposed Changes to the Comprehensive Zoning By-law
1. The subject lands shown on Document 1 zoned IP4 –h in Zoning By-law 2008-250 are rezoned to IP4 [XXXX]-h.
2. Section 239, Urban Exceptions of By-law No. 2008-250 is amended by adding a new exception [XXXX] including the following:
A) Additional Land Uses Permitted:
Recreational and athletic facility
B) The existing holding provisions of Exception 1756 be carried over into the new exception as follows:
(a) To column I, Exception Number add:
(b) To column II, Applicable Zone add:
(c ) To column IV, Land Uses Prohibited add:
All permitted uses, except for:
(i) Those that existed on July 14th, 2010, or
(ii) Those uses or any development that does not result in increased sanitary sewer flows to the Hazeldean Pump Station,
are prohibited until the holding symbol is removed.
(d) To column V, Provisions add:
The holding symbol can be removed only at such time as it is shown to the satisfaction of the General Manager of Planning and Growth Management that the Hazeldean Pump Station has the necessary capacity to permit the development of the property.