Report to/Rapport au :


Planning and Environment Committee

Comité de l'urbanisme et de l'environnement


and Council / et au Conseil


29 October 2010 / le 29 octobre 2010


Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice municipale adjointe, Infrastructure Services and Community Sustainability/Services d’infrastructure et Viabilité des collectivités


Contact Person/Personne-ressource : Derrick Moodie, Acting Manager/Gestionnaire intérimaire, Development Review /Examen des projets d'aménagement,

Planning and Growth Management/Urbanisme et Gestion de la croissance

(613) 580-2424, 15134


Beacon Hill–Cyrville (11)

Ref N°: ACS2010-ICS-PGM-0200




ZONING - 5370 canotek road (FILE NO. d02-02-10-0077)




ZONAGE - 5370, chemin canotek





That the  recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 5370 Canotek Road by amending Exception [293] as detailed in Document 2.




Que le Comité de  recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250, afin de changer le zonage du 5370, chemin Canotek en modifiant l’exception [293], comme l’explique le Document 2.





The subject property is located on the south side of Canotek Road, east of the intersection of Canotek Road and Rainbow Street as shown on Document 1.  The subject space (Unit 13) is located within an existing light industrial plaza.  There is access to the site from Canotek Road and surface parking is located within the interior of the site and along the perimeter.  Industrial properties abut the site to the east and west.  The Highway 174 corridor abuts the site to the south.


Purpose of Zoning Amendment


The application proposes to modify the current site-specific exception zoning by adding a manual car wash (automobile detailing) as an additional permitted use.  The operation proposes to provide automobile detailing services such as a manual car wash, waxing, buffing and interior cleaning.  The applicant is not proposing to operate the space as a garage or provide major structural repairs to automobiles.  There are no other modifications proposed to the IL2 subzone.


Existing Zoning


The subject property is zoned “Light Industrial subzone“IL2[293] H(14).  The Light Industrial zone is intended to permit a wide range of low impact light industrial uses, as well as office-type uses in a campus-like setting in accordance with the Employment Area designation of the Official Plan.  Currently the IL2[293] H(14) zone permits a variety of uses such as an automobile rental establishment, place of assembly, office and municipal service centre.  A car wash is currently not permitted within the subzone and as a result an amendment to the current zoning is required.  The current exception [293] also permits an automobile body shop to be located within Units 11 and 12 at 5330 Canotek Road.  The current zoning also has a maximum height limit of 14 metres.


Proposed Zoning


The application proposes to modify the existing IL2[293] H(14) zoning by adding a manual car wash as an additional permitted use within the existing exception subzone.  The provisions of the by-law would limit the additional use to be located within Unit 13 of the building at 5370 Canotek Road.  There are no other proposed modifications to the IL2[293] H(14) subzone.




Strategic Directions


To meet the strategic direction of creating liveable communities, growth is intended to create a balance of facilities and services to meet the everyday needs of people.  This includes the provision of schools, community facilities, parks, a variety of housing and places to work and shop.  The proposed commercial use will advance the direction of the Official Plan by allowing for a new place of business to be established which aids in the creation of complete communities.


Official Plan


The subject property is designated as Employment Area in the Official Plan.  Employment-related land uses are permitted in almost every urban designation in the Official Plan. One of the key objectives of this Official Plan is to ensure that, over the long term, sufficient areas of land are reserved primarily for places of business and economic activity.


To implement this objective in Employment Areas the Zoning By-law will permit a variety of employment-generating and industrial uses, such as warehousing and distribution, manufacturing, storage, construction, communications, office, institutional, and research and development uses.  As well, the Zoning By-law will permit a variety of complementary uses, such as recreational, health and fitness uses, child care, and service commercial (e.g. convenience store, doctor and dentist office, shoe repair shop, coffee shop, restaurant, bank, dry-cleaning outlet, service station or gas bar).  It is the intent that such complementary uses would occupy small sites on individual pads or in groups as part of a small plaza to serve the employees of Employment Areas, the general public in the immediate area, and passing traffic.


As the proposed use would be located within an existing commercial/industrial plaza which does not require any new construction, and would be limited in size and location through the implementation of the performance standards, the application is consistent with the intent of the Official Plan policies that speak to the location and size of complementary uses within an Employment Area.  With respect to the nature of the operation, it is intended that the proposed use would provide a complementary service for the immediate area and employees within the existing industrial park which is consistent with the Official Plan policies.


In summary, the proposed development conforms to the intent of the Official Plan with respect to land use policies for Employment Areas and as such, staff recommends approval of the proposed rezoning.








Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.  The City received one comment in opposition to this application. A summary of the comments received and a response is provided in Document 3.




The Ward Councillor is aware of the application.




There are no legal/risk management implications associated with this report.




The application is consistent with the City Strategic Plan with respect to development within Employment Areas.








There are no direct financial implications associated with this report.




This application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.




Document 1    Location Map

Document 2    Details of Recommended Zoning

Document 3    Consultation Details




City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant,, 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 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.

LOCATION MAP                                                                                                DOCUMENT 1



DETAILS OF RECOMMENDED ZONING                                                    DOCUMENT 2



Exception [293] of Section 239 – Urban Exceptions is to be amended as follows:


- By adding as an additional land use permitted under column III the use “manual car wash”

- By adding to column V the provision “- a manual car wash is only permitted in Unit 13 at 5370 Canotek Road”

- Notwithstanding Subsection 112(1) and Table 112 the minimum required total number of queuing spaces for a manual car wash is 3.










CONSULTATION DETAILS                                                                             DOCUMENT 3




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.  One comment was received from the public through the public consultation process.  A summary of the comment and a response are noted below.


1.             Concerns were raised with respect to visual impacts and the impact of parking in the area due to an additional car related business.




The proposed uses would be operated entirely indoors with no overflow of cars onto public streets or adjacent sites.  Queuing for vehicles would take place in the rear of the site and would be screened by the existing building thereby not impacting on the appearance of the site or the streetscape. As well cars would enter and exit the space through the rear thereby not impacting vehicular circulation in the parking area of the plaza.