6. ZONING – 2852 MERIVALE ROAD
ZONAGE – 2852, CHEMIN MERIVALE
(This matter is Subject to Bill 51)
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 2852 Merivale Road from R1E (Residential First Density Zone, Subzone E) to IL[XXXX] Light Industrial Zone, Exception, as shown in 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 afin de faire passer le zonage du 2852, chemin Merivale de Zone résidentielle de densité 1, sous-zone E (R1E) à Zone d’industrie légère dotée d’une exception (IL[XXXX]), comme le montre le document 1 et l’explique en détail le document 2.
1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 5 August 2011 (ACS2011-ICS-PGM-0066).
That the recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 2852 Merivale Road from R1E (Residential First Density Zone, Subzone E) to IL[XXXX] Light Industrial Zone, Exception, as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de faire passer le zonage du 2852, chemin Merivale de Zone résidentielle de densité 1, sous-zone E (R1E) à Zone d’industrie légère dotée d’une exception (IL[XXXX]), comme le montre le document 1 et l’explique en détail le document 2.
This subject site, 2852 Merivale Road, is located on the west side of Merivale Road just north of the Fallowfield Road and Leikin Drive intersection. The site is bound to the north and west by National Capital Commission greenbelt lands, which are being used for agricultural purposes and to the south by the South Merivale Business Park.
The 0.2 hectares site is rectangular in shape with 30.57 metres of frontage on Merivale Road. The site once contained a single detached dwelling and detached garage which have since been removed.
Purpose of Zoning Amendment
The site is currently zoned R1E - Residential First Density Zone, Subzone E, under Zoning Bylaw 2008-250, which reflects the historical residential use. The Official Plan currently designates the subject lands as Employment Area and the current residential zone is no longer appropriate under the policies of this designation. The property owner is proposing to redevelop the site in conformity with the Employment Area policies by building a two-storey multiunit industrial building, consisting mainly of office, warehouse and light industrial uses as well as associated showrooms. In order to accommodate the proposed development the zoning of the site needs to be changed accordingly.
The application proposes to rezone the property from “R1E” - Residential First Density Zone to IL [XXXX] – Light Industrial Zone Exception XXXX. The proposed exception will modify the performance standards as well as some of the listed permitted uses of the IL zone.
The subject land is designated as Employment Area in the Official Plan and continues to have this designation in Amendment 76 to the Official Plan. As this designation does not permit residential uses, the current residential zoning is not in keeping with the planned function of the lands. The proposed rezoning is in conformity with the Employment Area policies contained in Section 3 of the Official Plan and will correct the current zoning non-conformity.
One of the key objectives of the Official Plan is to ensure that, over the long term, sufficient areas of land are reserved primarily for places of business and economic activity. Uses that support this function consist predominantly of offices, manufacturing, warehousing, distribution, research and development facilities and utilities. Maintaining a sufficient supply of land for this range of activities is key to the long-term economic health of the community and its ability to attract and retain new investment.
The policies under the Employment Area designation permit a variety of industrial and employment-generating uses, including warehousing and distribution, manufacturing, communications, storage, construction, office, institutional, and research and development uses as well as a variety of ancillary uses.
The proposed rezoning will allow the construction of a two-storey industrial building which will house offices, warehouses and light industrial uses and associated showrooms in accordance with the Official Plan policies.
The subject lands are also located within the Airport Operating Influence Zone (AOIZ). Within the AOIZ residential and noise sensitive uses are not permitted. Noise sensitive permitted uses listed under the IL zone have been removed in the proposed exception zone, which are detailed later in this report.
The South Merivale Business Park is located directly south of the site. The Policies of the Secondary Plan are designed to promote the South Merivale Business Park as a prestige high technology/business area and encourage compatible uses. The Business Park is zoned IL9 - Light Industrial Sub-Zone 9, which has a more limited set of permitted uses than the general IL zone, which reflects the policies of the Prestige Business Park designation.
Even though the subject site is not within the South Merivale Business Park it is directly adjacent to it. The permitted uses under the general IL zone have therefore been modified under the proposed exception zone to ensure the uses permitted are compatible with the Business Park.
Details of Proposed Zoning
Along with the Zoning By-law proposal, the applicant has submitted an application for Site Plan Control. A significant portion of the site is to be conveyed to the City as road widening. As a result the retained portion falls below the required minimum lot size in an industrial zone, which restricts the size of a building, parking and landscaping that can be accommodated. As a result, the applicant proposes an exception to the proposed IL zoning to permit a minimum lot area of 1500 square metres, whereas 2000 square metres are required; a minimum northerly interior side yard setback of 1.5 metres, rather than 7.5 metres; front yard setback of 3.0 metres, rather than 7.5 metres; a rear yard setback of 2.0 metres, rather than 7.5 metres; a minimum width of landscaped area abutting a street of 0.8 metres instead of 3.0 metres and to allow an outdoor refuse area within 0.4 metres of the rear lot line rather than 3.0 metres.
The proposed reductions in minimum required standards are a direct result of a requirement for the owner of the lands to convey to the City, for the purpose of future widening of Merivale Road, a strip of land approximately 5.0 metres deep and 29.0 metres long. The effect of this transfer of property is that fitting a viable industrial building and the necessary parking requires creative design on the part of the applicant and flexibility on the part of the City in terms of zoning standards. As proposed in the site plan, the majority of the site frontage will continue to meet the required minimum width for a landscaped area abutting a street of 3.0 metres, however small portion is reduced to 0.8 metres to accommodate the necessary parking, which will have minimal visual impact along Merivale Road. Also, given the surrounding uses, the reduced setbacks will cause minimal impacts to the adjacent lands therefore the exception is acceptable.
The exception also modifies the permitted uses under the IL zone to reflect the locational context of the site being within Airport Operating Influence Zone (AOIZ) and adjacent to a prestige business park. Noise sensitive uses listed under the general IL zone, such as day care, animal hospital and production studio have been removed in the proposed exception zone.
The list of uses under the exception zone has also been tailored to ensure compatibility with the adjacent prestige business park. Uses that would not be compatible such as truck transport terminal, heavy equipment and vehicle sales, rental and servicing have been removed and retail store, limited to a business supply store has been added as an ancillary use.
The proposed Zoning By-law amendment is consistent with the policies of the Official Plan and the use is compatible with the adjacent land uses. In view of the surrounding site context the proposed reduction in setbacks and lot area is appropriate and will not have any significant negative impact on surrounding land uses. Staff recommend approval of an amendment to the Zoning By-law to permit the development of a multiunit industrial building as outlined in Document 2.
Traffic generated from the site is not expected to create any adverse impacts and Transportation Brief supports the zoning for the proposed development.
Services are currently available for this proposed development.
Site Plan Control application No. D07-12-11-0005 is currently under review.
The Ward Councillor did not express any concerns with regard to this proposal.
There are no legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
The proposed amendment is consistent with the City’s Strategic Plan as no expansion of infrastructure is required for the development, the development can be integrated seamlessly into the surrounding community and supports job creation.
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to the necessary technical review of the site plan control application to ensure no additional modifications to the zoning provisions were required.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Proposed Site Plan
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5, 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
(i) In Column II the text “IL[XXXX];
(ii) In Column III:
- retail store, limited to a business supply store
(iii) In Column IV:
- animal hospital
- automobile dealership
- automobile rental establishment
- broadcasting studio
- day care
- heavy equipment and vehicle sales, rental and servicing
- parking garage
- parking lot
- place of assembly
- production studio
- truck transport terminal
- animal care establishment
- amusement centre
- amusement park
- automobile service station
- car wash
- gas bar
(iv) In Column V:
- minimum lot area of 1500 square metres
- minimum northerly interior side yard setback of 1.5 metres
- minimum front yard setback of 3.0 metres
- minimum rear yard setback of 2.0 metres
- minimum width of landscaped area abutting a street of 0.8 metres
- minimum distance between outdoor refuse collection area in a parking lot and rear lot line of 0.4 metres
- a retail store, limited to a business supply store, and permitted uses listed in subsection 203 (2) not otherwise prohibited under Column IV are only permitted subject to:
- clauses 203(2) (a) and (c);
- being located within a building containing one or more of the uses listed in subsection 203(1); and,
- the total cumulative gross floor area for these uses not exceeding 25% of the lot area.
PROPOSED SITE PLAN DOCUMENT 3