Report to/Rapport au :
Planning
and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
08 March 2007 / le 08 mars 2007
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager /
Directrice municipale adjointe,
Planning, Transit and the Environment / Urbanisme,
Transport en commun et Environnement
Contact Person/Personne ressource : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
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SUBJECT: |
ZONING - Part of 3773 Strandherd Drive
(FILE NO. D02-02-06-0085) |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former City of Nepean Zoning By-law to change the zoning of parts of 3773 Strandherd Drive from CM Blk 2 (Commercial Major Zone Block 2 South West Corner of Greenbank and Strandherd) and CA2(CH) (Commercial Automotive Alternative Use Zone) to CA1 Blk xx (Commercial Automotive Zone Block xx), CA3(CM) Blk xy (Commercial Automotive (Dual Use) Zone Block xy), CM Blk xz (Commercial Major Zone Block xz) and remove the H1, H2 (Hold 1 and Hold 2 designation) from the CM Blk 2 (Commercial Major Zone Block 2 South West Corner of Greenbank and Strandherd) as shown in Document 1 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 visant à faire passer la désignation de zonage de
certaines parties du 3773, promenade Strandherd de CM Blk 2 (grande zone
commerciale, bloc 2, angle sud-ouest du chemin Greenbank et de la promenade
Strandherd) et CA2(CH) (zone commerciale routière, autre utilisation) à CA1 Blk
xx (zone commerciale routière, bloc xx), CA3(CM) Blk xy (zone commerciale
routière (usage double), bloc xy) et CM Blk xz (grande zone commerciale, bloc
xz); et à supprimer les mentions H1, H2 (zones de réserve 1 et 2) de la zone désignée
CM Blk 2 (grande zone commerciale, bloc 2, angle sud-ouest des chemins
Greenbank et Strandherd).
BACKGROUND
The subject property, 3773 Strandherd Drive, as shown
in Document 1 is located on the south side of Strandherd Drive west of Greenbank
Road. The site is currently known as
the Barrhaven Town Centre and consists of a large plaza along the southern
portion of the property with a number of smaller commercial buildings located
close to the public roads. Bell Canada
and the Greenbank Animal Hospital own two small parcels near the Greenbank Road
intersection. Between these properties
is a 5200 m2 area of the subject property that is currently zoned to permit an
automotive service station. To the east
of the property is the Market Place Mall.
To the west is Home Depot and north of Strandherd Drive is a residential
subdivision.
A site plan application was made on a portion of the property at the
intersection of Jockvale and Strandherd Drive.
The plan consists of a single building on the west half of the site
containing the car wash and convenience store facing the pumps to the
east. This application will be
finalized once the Zoning By-law amendment is completed.
The Zoning By-law amendment is required to relocate where an automotive service station is permitted to be on the property and address other aspects of the property and the Site Plan application.
Purpose
of Zoning Amendment
The existing CA2(CH) zone permits an automotive
service station at the corner of Strandherd Drive and Greenbank Road. The proposed Zoning By-law amendment will
relocate where an automotive service station is permissible to the intersection
of Strandherd Drive and Jockvale Road on the same property. The area that was previously zoned CA2(CH)
would be divided into two areas. The
area abutting the Greenbank Road intersection will be zoned CM Block xx to
permit a variety of commercial uses already existing on the remainder of the
site, which is zoned CM Block 2. The
area adjacent to the rear of Bell Canada building will be zoned CA3(CM) Block
xy to permit an automotive repair garage minor and other commercial uses but
will not permit an additional automotive service station on the subject
property.
Staff are taking the opportunity to remove the H1, H2 designation from the CM Blk 2 (Commercial Major Zone Block 2 South West Corner of Greenbank Road and Strandherd Drive) as the conditions for the Holding have been satisfied. These conditions included: the dedication of sufficient land for the southern extension of Jockvale Road; approval of a master site plan for all of Block 2; and a transportation study and a marketing study to justify 35000 square metres of retail space.
DISCUSSION
The site is designated as Mixed Use Centre – Town Centre in the Official Plan. Mixed Use Centres are strategically located and lie adjacent to major transportation corridors to provide easy access to nearby neighbourhoods and the city as a whole. The purpose of this designation is to promote a compact mixed development, which will provide a variety of services and employment opportunities.
The South Nepean Town Centre Community Design Plan
and Official Plan Amendment 44 were approved by City Council on June 29, 2006. The amendment did not change the Official
Plan designation of the subject site.
However, the Community Design Plan provides additional policies.
Section 3.0 of the Community Design Plan
indicates that the density targets identified are to be considered ultimate
build out targets. The Plan designates
the corner of Greenbank Road and Strandherd Drive as High Rise Mixed-Use and
the corner of Jockvale Road and Strandherd Drive as Mid Rise Mixed-Use. This would mean that the ultimate build out
would see six and four storey buildings on these sites. The Barrhaven Town Centre is within the
Strandherd Retail District. This
exempts development that was already permitted by existing zoning or by the
master plan for the site. The master
site plan always contemplated a gas station at Barrhaven Town Centre and
relocating it from one corner to another does not depart from the intent.
The applicant is proposing to rezone the lands
shown in Area A in Document 1 to permit an automotive service station at the
corner of Jockvale Road and Strandherd Drive and to allow a car wash and a
convenience store as an ancillary use.
Area B will be rezoned to a dual use zone, which permits a proposal for
a future automotive repair garage and other commercial uses but will preclude
an automotive service station and car wash.
Area C will be rezoned to permit a wide range of commercial uses already
permitted on other parts of the property.
The Zoning By-law amendment is consistent with
the intent of the master site plan for the Barrhaven Town Centre and will not
introduce any new uses to the property.
Relocating the automotive service station from the Greenbank Road
intersection will move the automotive uses to less prominant locations and will
solve the difficulty in configuring a service station in the space between the
existing Bell building and Animal Hospital.
Staff is recommending that the zoning be
amended as shown in Document 1 and detailed in Document 2.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. 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.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
The application was not processed by the "On
Time Decision Date" established for the processing of Zoning By-law
amendments due to changes made by the applicant after the application was
circulated.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of
Recommended Zoning
DISPOSITION
Corporate Services Department, City Clerk’s Branch, Secretariat Services
to notify the owner, Barrheven Town Centre Inc., Attn: Terry Coughlin,
3851 John Street, Suite 1, Markham, Ontario, L3R 5R7,
applicant, Kathleen Willis Consulting Ltd., 6393 Roslyn Street,
Orleans, Ontario, K1C 2Z9, 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, Transit and the Environment Department to prepare the
implementing by-law, forward to Legal Services Branch and undertake the
statutory notification.
Corporate Services Department, Legal Services Branch to forward the
implementing by-law to City Council.
LOCATION MAP DOCUMENT
1
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
The following changes will be made
to the parts of 3773 Strandherd Drive shown on Document 1 as follows:
1. the Area A lands
shown on Document 1 will be rezoned form CM Block 2 to CA1 Block xx and the
following applies:
a) Notwithstanding the permitted uses specified
in Subsection 7:8:1 only the following uses shall be permitted:
Automobile Service Station.
Carwashing Establishment if
accessory to an Automobile Service Station.
Convenience Store.
2. the Area B lands shown on
Document 1 will be rezoned from CA2(CH) to CA3(CM) Block xy and the following
applies:
a) Notwithstanding the permitted uses specified in Subsection 7:8:1 only the following use shall be permitted:
Automobile Repair Garage-Minor.
b) Notwithstanding the Zone Requirements for the CM zone in Subsection 7:4:2 the following applies
a) minimum lot area 2000 square metres
b) minimum lot frontage 0 metres
c) minimum gross leasable floor area 0 square metres
3. the Area C shown on
Document 1 will be rezoned form CA2(CH) to CM Block xz and the following
applies:
a) minimum lot area 2500 square metres.
b) minimum lot frontage 10 metres.
c) minimum gross leasable floor area 0 square metres.
4. Section 4:4:3, CM Block 2
(H1, H2) is deleted and replaced with the following:
CM Block 2…..South West corner of
Greenbank and Strandherd - See Schedule B17
Notwithstanding the provisions of Subsection 7:4:2 to the contrary, on lands zoned COMMERCIAL MAJOR - CM Block 2, the following special provisions shall apply:
a) minimum yard front 0
metres
b) maximum gross leasable floor area 35,000 square metres
c) despite anything to the contrary in this by-law, the lands zoned
CM Block 2 shall be considered one lot for zoning purposes, notwithstanding the
lawful division of a lot pursuant to the Planning Act, as amended, the
Condominium Act, as amended, or any other similar legislation.
# Or as may be increased as deemed appropriate under Subsection 5:8
site Plan Control . The yard front that abuts Strandherd Drive shall be a
minimum of 3.0 metres (9.85 ft.)