Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
7 October 2004 / le 7 octobre 2004
Submitted by/Soumis par : Ned Lathrop, Deputy City Manager / Directeur
municipal adjoint
Planning and Growth Management / Urbanisme et
Gestion de la croissance
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 : |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend
Council approve an amendment to the former City of Nepean Zoning By-Law to
change the zoning of 2501 Greenbank Road to add a Car Washing Establishment as
a permitted use in the Commercial Community Block 6 zone, as 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
Nepean afin de changer le zonage du 2501, chemin Greenbank et d'ajouter un
lave-auto aux utilisations permises dans la zone du bloc 6 de la communauté
commerciale, comme le détaille le document 2.
BACKGROUND
The zoning amendment request is to permit the construction of a new car wash facility in association with a new gas bar on the subject property.
The property is zoned CC, Commercial Community Block 6. The Block 6 zone was approved to accommodate the typical service and retail requirements of a Canadian Tire store. As such, the zone permits retail sales of automotive, hardware, and sporting merchandise along with a Garden Centre, Minor Automobile Repairs Garage, and an Automobile Service Station.
The application is to amend the CC-Block 6 zone to add a Car Washing Establishment to the list of approved uses. The car wash is proposed to be located in the northwest corner of the site along with a proposed gas bar and kiosk. The applicant has also submitted a revised Site Plan Control Application to accommodate the proposed development. The application is a revision to a site plan that was approved in February of 2000 to permit the construction of a gas bar and kiosk.
DISCUSSION
The Council Approved Official Plan designation for the subject property is General Urban Area. Although residential uses are the primary land use of General Urban Areas, non-residential uses are also permitted in an effort to facilitate complete and sustainable communities. When considering applications to permit non-residential uses, Council shall seek to minimize potential conflicts with adjacent residential development. To avoid such conflict, non-residential uses are ideally located along rapid-transit systems or major collector or arterial roadways and on the perimeter of, or isolated from, established residential neighbourhoods. Additional Official Plan policies require compatibility with adjacent residential communities through detailed review of aspects such as: building massing, architectural design, building materials and site layout. Uses such as car washes that may generate noise level concerns are also required to demonstrate compliance with noise standards.
The Former Regional Official Plan designation is also General Urban Area. Although residential uses are primary in General Urban Areas, non-residential uses such as services and community facilities are also permitted
The Former City of Nepean Official Plan designates the property as Residential. Shopping and service uses are permitted within residential designations but are encouraged to locate along collector or arterial roadways. The Secondary Plan for Area 7 designates the property as Major Commercial which lists auto-oriented uses such as gas bars as permitted uses.
The proposal to permit a Car Wash Establishment on the subject property conforms with the policy requirements of the above noted Official Plans. The subject property is located along a major arterial roadway (Greenbank Road), within the parking area of an existing Canadian Tire store. The closest residential use to the property is located on the opposite side of Greenbank Road.
Submitted site plans and elevations illustrate that the proposed development will seek to maximize compatibility with the adjacent residential area by locating the car wash / kiosk adjacent to and parallel to Greenbank Road. This building location will provide street-front articulation, while screening a significant portion of the gas bar operations. The enhanced landscaping is also proposed within the front yard buffer to provide additional screening especially from car headlights.
Although car wash noise is not expected to be a concern given the ambient noise that exists along Greenbank Road, the orientation of the car wash building parallel to Greenbank is expected to direct any noise in a north / south direction. The car wash hours of operation and noise levels will be further restricted, in accordance with the noise study recommendations, through future conditions of site plan approval.
Staff support the proposed Zoning By-law Amendment based on the above-noted considerations.
CONSULTATION
Notice 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.
In response to resident concerns, the Ward Councillor arranged to have a community meeting to discuss the application. Residents in the immediate vicinity were notified of the meeting and two (2) individuals attended and another two (2) submitted letters of objection.
The issues raised were associated with additional noise, fumes, traffic, and poor aesthetics.
Detailed responses to the notification/circulation are provided in Document 3.
The Ward Councillor is aware of this application and the staff recommendation.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
The application was not processed within the timeframe established for
the processing of Zoning By-Law Amendments due to key issues and concerns with
the original site plan layout and the need for stormwater management
information.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning (which may include map)
Document 3 Consultation Details
DISPOSITION
Department of Corporate Services, Secretariat Services to notify the owner, Canadian Tire Realestate Ltd., 2189 Yonge Street, P.O. Box 770, Station K, Toronto, Ontario, M4P 2V8, All Signs, 8692 Russell Road, Navan, ON K4B 1J1, and the Program Manager, Assessment, Department of Corporate Services of City Council's decision.
Planning and Growth Management 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.
LOCATION MAP Document
1
DETAILS OF RECOMMENDED ZONING Document 2
That the Commercial Community - Block 6 zoning of the area shown on the attached Document 1, Location Map, be amended to add a Car Washing Establishment as a permitted use.
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. Signs were posted on the site explaining the
details of the requested Zoning Amendment.
Registered community associations and the local Councillor were
circulated on the application. A
community meeting was held at the request of the Councillor.
PUBLIC COMMENTS
Written concerns were raised by two (2) area residents. One (1) resident raised concerns about the additional noise and traffic that might be generated from the proposed development. He suggested that the gas bar / car wash should be moved from the middle of the western property line to the southwest corner at the intersection of Greenbank and Strandherd.
The other area resident who lives fronting onto Greenbank across from the site also suggested that the gas bar / car wash be moved to the south end of the property. He had concerns with increased traffic, noise, and gas fumes that might be generated.
SUMMARY OF PUBLIC INPUT
Aside from the comments mentioned above, there were no other concerns raised with this proposal.
COUNCILLOR’S COMMENTS
Councillor Harder expressed concerns with the original site plan submitted with this proposal, but is now satisfied with the proposed plans and the proposed Zoning By-law Amendment.
COMMUNITY ORGANIZATION COMMENTS
All registered community associations for the area were circulated the application. The Southpointe Community Association was the only one (1) to respond and expressed support for the proposal.
DEPARTMENTAL COMMENTS
Traffic and noise studies were submitted in support of the application and reviewed by department staff. The traffic study confirmed that the existing area roadways and intersections servicing the site will continue to operate at acceptable service levels in the post-development condition. Staff had concerns with a new site entrance that was originally proposed for the development. However, with the removal of the new proposed entrance, staff are now satisfied with the submitted traffic report and proposed plans.
Staff are also satisfied with the submitted noise study which included recommendations that the car wash operations be restricted to the hours of 6:00 AM and 11:00 PM and operating noise levels to 78.5 dBA, which will meet MoE requirements. The owner is agreeing to this limitation. Conditions will be applied to the ensuing site plan approval requiring compliance with the recommendations of the noise study.
The applicant has confirmed that Canadian Tire is unwilling to consider an alternative location for the development as it was originally planned for this portion of the site and approved for a gas bar in 2000.
In light of the submitted studies and Official Plan policies, staff are supportive of the request to add a Car Wash Establishment as a permitted use on the property.