Report to/Rapport
au:
Planning and
Development Committee/
Comité de
l’urbanisme et de l’aménagement
and Council/et au Conseil
26 February 2002 /
le 26 février 2002
Submitted
by/Soumis par: Ned Lathrop, General
Manager/Directeur général
Development Services Department / Services d’aménagement
Contact/Personne-ressource: Karen Currie, Manager, Development Approvals/
Gestionnaire,
Approbation des demandes d’aménagement
580-2424, ext. 28310
karen.currie@city.ottawa.on.ca
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Ref N°: ACS2002-DEV-APR-0018 |
SUBJECT: ZONING
- 1690 TENTH LINE ROAD
OBJET: ZONAGE – 1690, CHEMIN TENTH LINE
REPORT RECOMMENDATION
That the Planning and
Development Committee recommend that Council approve an amendment to the former
City of Cumberland Urban Zoning By-law to permit a medical/dental office at
1690 Tenth Line Road.
RECOMMANDATION
DU RAPPORT
Que le Comité de l’urbanisme et de l’aménagement recommande au Conseil d’approuver la modification au Règlement de zonage urbain de l’ancienne Ville de Cumberland pour permettre l’aménagement d’un cabinet médical et dentaire au 1690, chemin Tenth Line.
BACKGROUND
An application has been received to amend the Zoning By-law for the property located at 1690 Tenth Line Road. The application is intended to permit the phased development of a medical/dental office. The first phase would consist of a one-storey 149.5 square metre building to be built at 1690 Tenth Line Road. The second phase would consist of a two-storey addition, which would be constructed if and when the applicant acquires the property located to the north at 1682 Tenth Line Road. In the end, the proposed dental building would be approximately 328 sq. metres in area.
The current zoning of the subject property, as well as the property at 1682 Tenth Line Road, is Residential – Alternative Use -“R1A(RAU)Block M”. The zoning permits single detached dwellings as well as alternative non-residential uses limited to a medical/dental office, business office, bank or day nursery. The zoning requires that any alternative use permitted shall only be permitted when 1682 and 1690 Tenth Line Road have been consolidated under one ownership and when development plans for the whole of the block have been approved by the City. Given that the applicant has only acquired 1690 Tenth Line Road at this time, the purpose of the application is to permit an exception to that portion of the by-law which requires assemblage of the two properties prior to the development of alternative uses.
The property is located on the northwest corner of Tenth Line Road and Des Epinettes Avenue and extends back to Duvernay Drive. However, only the east half of the property which fronts on Tenth Line Road is the subject of this application. The portion fronting on Duvenay Drive, which is vacant, is currently zoned for single detached dwellings only and an application for consent to sever would be made should the subject application be approved. The subject portion of the property fronting on Tenth Line Road is 1005.00 sq. metres and currently contains a single-family dwelling.
The surrounding land uses consist of existing single-family dwellings to the north and west, townhouse units to the south and neighbourhood commercial uses to the east. Similar zoning to that of the subject property exists to the north along the west side of Tenth Line Road. These zones permit commercial development only when the properties in question have been consolidated and/or development plans for the whole of the blocks are approved.
DISCUSSION
The
subject lands are designated “Neighbourhood Boundary Commercial” under the
former City of Cumberland Official Plan and are intended to apply generally to
lands located on the perimeter of neighbourhoods and having frontage on an
arterial or an arterial and collector road.
Existing uses in this designation are generally permitted, however, in
order to encourage redevelopment, alternative uses are permitted subject to
certain uses being excluded as set out in the Development Plans and
implementing zoning by-laws.
In support of the zoning amendment, the applicant provided two conceptual site plans of the proposed dental office at 1690 Tenth Line Road. The conceptual site plans illustrates that 1690 Tenth Line Road can support the proposed development and be developed independent of 1682 Tenth Line Road. The applicant also provided plans showing the second phase of the development which would be completed if the applicant is able to purchase the property at 1682 Tenth Line Road. Should the zoning amendment application be approved, Site Plan Approval will be required for both the initial and ultimate phases of development.
The Department is recommending approval of the requested exception because it will facilitate the redevelopment of the property in line with the Official Plan and the Tenth Line Road Development Plan. Although the two properties have not been consolidated as required, the applicant has demonstrated that the proposed use can function on 1690 Tenth Line Road and it would be developed in such a way that would be compatible with adjacent land uses. Moreover, the property could be integrated with the property to the north at some point in the future, this satisfying the intent of the Official Plan.
The proposed by-law will create an exception zone to the Residential – Alternative Use -“R1A(RAU)Block M” that will require either the consolidation of the two properties or approval of plans for the development or redevelopment of the whole of Block M (being 1682 and 1690 Tenth Line Road).
CONSULTATION
Public notification was provided by the posting of an on-site information sign. In addition to the usual agencies and City Departments, the application was also circulated to the Queenswood Heights Community Association and the Fallingbrook Community Association.
One letter was received from the Queenswood Heights Community Association indicating that they opposed the application because they did not support the original rezoning of the subject property to a Residential – Alternative Use zoning. Staff also received one telephone call objecting to the proposed rezoning because of a concern of increased traffic at the corner of Tenth Line Road and Des Epinettes Avenue. Staff indicated that a traffic analysis would be undertaken at the time an application is made for Site Plan Approval, if required.
In September of 2001 the Councillor held an information session for adjacent residents to discuss the proposed zoning amendment.
FINANCIAL IMPLICATIONS
N/A
ATTACHMENTS
Document 1 – Location Map
DISPOSITION
Development Services Department and Legal Services to co-ordinate the finalization of the Zoning By-law for adoption by City Council and execution by Mayor and Clerk.
Development Services to undertake required Planning Act notifications.
Location Map Document 1
