Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
27 February 2004 / le 27 février 2004
Submitted by/Soumis par : Ned Lathrop, General Manager/Directeur général,
Planning and Development/Urbanisme et
Aménagement
Contact Person/Personne ressource : Karen Currie,
Manager / Gestionnaire
Development
Approvals / Approbation des demandes d'aménagement
(613)
580-2424 x28310, Karen.Currie@ottawa.ca
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SUBJECT: |
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OBJET : |
ZONAGE - 2322,
CHEMIN TENTH LINE (NO DE DOSSIER D02-02-03-0195) |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend
Council approve an amendment to the former City of Cumberland Zoning By-Law, to
change the zoning of 2322 Tenth Line Road from D-I, Development Industrial to
CA1-X1, Commercial Automotive Exception 1, to permit additional uses as shown
in Document 1 and detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement recommande au Conseil
d'approuver une modification au Règlement de zonage de l'ancienne Ville de
Cumberland afin de changer le zonage du 2322, chemin Tenth Line de D-I,
Développement industriel à CA1-X1, Zone commerciale automobile - exception 1,
en vue de permettre des usages supplémentaires, tel qu'il est indiqué dans le
Document 1 et expliqué dans le Document 2.
BACKGROUND
The site is located at 2322 Tenth Line Road, on what will be the south-west corner of the intersection of the Blackburn Hamlet By-Pass and Tenth Line Road. The north-east corner of that intersection has a commercial zone that does not permit automotive related uses, such as a gas bar. There is an existing four unit residential building on the property. The west side of Tenth Line Road has been identified for industrial development and is currently vacant, save for a few existing homes on private services. The east side of Tenth Line is subject to a number of applications relating to the development of the Avalon Community.
The Council Approved Official Plan designates the subject land within an Employment Area. The proposed use is envisioned in an Employment Area, as it will provide service to both those within the Employment Area, as well as, those traveling along the By-pass through the area
The former Regional Official Plan contemplated commercial and industrial uses within this Business Park. The former Cumberland Official Plan designates the area as Mixed Use Business Park Category A. Those designations contemplate a range of industrial uses and accessory service commercial and highway commercial uses. Clearly this proposal falls within what one would consider to be an accessory service use to the industrial and business park.
Details of Recommended Zoning
The recommended rezoning of 2322 Tenth Line Road is from 'D-I', Development Industrial to 'CA1-X1', Commercial Automotive Exception 1 to permit a gas bar along with a car wash, a convenience store, a take-out food counter, including a drive through window, a quick lube and an automated teller machine. The existing Commercial Automotive Zone (CA1) permits most of the requested uses, but will require an exception to allow the quick lube. The quick lube falls under the definition of an Automotive Repair Garage, Non-Commercial, and would need to be added as an additional permitted use.
There is some concern with this development being premature. The storm water management system, the
central sanitary sewers nor the Blackburn Hamlet By-pass are in place. This will be the first development to occur
south of the Hydro Corridor between Tenth Line and Mer Bleue Roads. The zoning for the remainder of the urban
portion of this area is Development-Industrial
zone.
Traffic Issues - Interim access will be off of Tenth Line only, with the long term being an additional right-in right-out off of the By-pass. These issues can and will need to be specifically addressed through the site plan approval process.
Servicing Issues - The subject area does not have full services. Water is currently available to this site and sanitary sewer is scheduled to be installed along Tenth Line Road in 2005. These are to primarily service the residential development on the east side of the road, known as Avalon. The area lies within a storm water management area to be serviced to the south that is not yet constructed. The applicant has submitted a preliminary servicing report to demonstrate how the site will function in the interim as well as long-term. Staff have reviewed this preliminary report and note that it demonstrates that the proposed interim measures to contain run-off on site and filtering to road side ditches is adequate until such time as the area to the south and west develops and the storm pond is created. Requirements will be incorporated into any development agreement to layout how servicing will be accomplished. With respect to sanitary servicing, the site plan will not be considered until such time as the pumping station and services are available. The zoning application can be supported as the applicant's have demonstrated that services can be provided and it is therefore not premature.
This property does not abut any residential properties. Tenth Line Road will separate this use from any residential uses on the east side of the road. Given the typical concerns of residential property owners with this proposed type of facility, identifying the site prior to the residential development occurring reduces the opportunity for misunderstanding.
Interim Storm Water Management will be handled through the site plan control process and will necessitate on-site controls with respect to water quantity and quality. .
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. Information signs were posted on-site indicating the nature of the application. The Ward Councillor is aware of this application and the staff recommendation. The City did not receive any negative comments or opposition to this application.
The Southeast Innes Community Association offered no objection but requested details on the access, especially any future proposal for commercial in relation to adjacent residential uses. That community association was faxed a copy of the preliminary site plan submitted as part of the zoning application, and will remain on the circulation list for any other development in this area.
FINANCIAL IMPLICATIONS
N/A
This application was processed within the timeframe established for the
processing of Zoning By-Law Amendment applications.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
Department of Corporate Services, Secretariat Services to notify the owner (151471 Ontario Ltd, Suite 203 1187 Bank Street, Ottawa K1S 3X7 and Emparrado Corp, Attn. Kevin McCram, 190 Lisgar St. Ottawa K2P 0C4), applicant (Dan Paquette, Paquette Planning Associates Ltd., 56 Hutchinson Ave, Ottawa K1A 4Y3), All Signs, 8692 Russell Road, Navan, ON K4B 1J1, and the Program Manager, Assessment, Department of Corporate Services of City Council's decision.
Development Services Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.
Department of Corporate Services, Legal Services Branch to forward the implementing by-law to City Council.
EXPLANATORY NOTE Document
2
EXPLANATORY NOTE TO BY-LAW 2004-
By-law Number 2004- amends Zoning By-law 1-84
of the former City of Cumberland.
The amendment affects the property at 2322 Tenth Line Road, which is
located on the west side of the road at what will be the southwest corner of
the intersection of the Blackburn Hamlet By-Pass and Tenth Line Road, as shown
on the attached Location Map.
The application is to rezone the subject
property from "D-I" ( Development Industrial ) to "CA1-X1"
(Commercial Automotive CA1- Exception One).
The current zoning limits all new uses but recognizes the intent to
proceed with industrial uses in area, subject to rezoning. The proposed zoning will achieve an
automotive related service use in what will be a high vehicle traffic intersection
as well as provided some ancillary services uses for the area on the west side
of Tenth Line Road that will develop as an employment area.
For further information, please contact Cheryl
McWilliams at 580-2424 ext. 30234.
DETAILS OF RECOMMENDED ZONING Document 3
The subject property would be zoned from
D-I to CA1-X1, with the following section added to the City of Cumberland Urban
By-law, No.1-84:
7.13
(c) CA1-X1 Commercial
Automotive - Exception One
i) In addition to the Permitted Uses of paragraph 7.13(a),
the following use is
permitted on the lands zoned CA1-X1:
- Automobile Repair Garage,
Non-Commercial