Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
20 April 2006 / le 20 avril 2006
Submitted by/Soumis par : Ned Lathrop, Deputy City Manager/
Directeur municipal adjoint,
Planning and Growth Management / Service de l'urbanisme et de la gestion de
la croissance
Contact Person/Personne ressource : Grant Lindsay,
Manager / Gestionnaire
Development Approvals / Approbation des
demandes d'aménagement
(613) 580-2424 x13242,
Grant.Lindsay@ottawa.ca
|
SUBJECT: |
|
|
|
|
|
OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment
Committee recommend Council approve an amendment to the former City of Ottawa
Zoning By-law to change the zoning of 1190 Newmarket Street from IL[219] F(1.0)
(Light Industrial Exception 219) to IL[X] F(1.0) (Light Industrial Exception X)
to permit the establishment of a Place of Worship as shown on 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 d’Ottawa en vue de changer le zonage du 1190, rue Newmarket de
IL[219] F (1.0) (Industrie légère assortie d’une exception 219) à IL[X] F(1.0)
(Industrie légère assortie d’une exception X) afin de permettre l’établissement
d’un lieu de culte, tel qu’il est montré dans le document 1 et expliqué en
détail dans le document 2.
BACKGROUND
The subject property is owned by Ontario Hydro, and is the subject of a long-term lease to be transferred to the applicants. The current lease extends to 2021. Ontario Hydro is aware of this Zoning By-law amendment application, and has given its approval of the assignment of the lease.
The property is located on the corner of Newmarket Street and Bantree Road in the Alta Vista Ward. It has 54.7m of frontage along Newmarket Street, and a lot area of approximately 3,128m2. The property is currently zoned IL[219] F(1.0), a Light Industrial exception zone permitting a range of light industrial uses, as well as a Bingo Hall and an Adult Entertainment Parlour. The property contains a 929m2 one and a half storey building, with a basement, that was previously used as a Bingo Hall.
The properties to the east and west of the
subject lands are zoned IL[275] F(1.0), which permits an Adult Entertainment
Parlour in addition to the uses customarily permitted by the Light Industrial
zone. The lands across Newmarket Street
(to the north) are zoned IL F(1.0), and the lands to the south are part of a
Leisure Linkage Zone (L2).
The applicants propose to convert the building
into a Place of Worship. The sanctuary
will be on the main floor, with associated offices, fellowship space, and a
nursery in the basement.
The proposed use, under the Zoning By-law, requires 93 parking spaces, which is the same as the parking required under the Zoning By-law for the previous Bingo Hall use. The site provides 50 parking spaces. As the requirements for the proposed use are the same as the previous use, the non-conforming right not to provide 43 spaces would carry over to the new use. It is further noted that an additional 35 spaces are available for use on an adjacent property, if necessary.
DISCUSSION
The subject property is designated as Employment
Area in the City Council Approved Official Plan, Business Park in
the Region of Ottawa-Carleton Official Plan, and Traditional
Industrial Area in the
former City of Ottawa Official Plan.
The primary objective associated with these designations, as set out by
the respective Official Plans, is for these areas to used predominately for
employment and related uses. However,
all three plans also provide flexibility to accommodate a variety of other uses
provided they do not diminish the overall employment opportunities for the area
as a whole. The subject property is not currently being used for industrial
purposes. Rather, it was used as a
bingo hall. This use and the proposed
use are considered appropriate for the subject property given its location at
the entrance to the industrial area, adjacent to a restaurant, with street
frontage on Newmarket Street, Bantree Road and Innes Road, and with the parking
lot accessed from Newmarket.
Further, the proposed use, similar to the
previous bingo hall, will have a minimal impact of the employment focus of the
area with the hours of use being largely off-set from the regular operating
hours of the employment uses in the area. The proposed Place of Worship will
not interfere with the operations of the other uses in the area.
Finally, the proposed
place of worship (The All Nations Full Gospel Church) has a regional clientele,
and will benefit from a location adjacent to an arterial road and in close
proximity to Highway 417. This location
is in an area where the weekend use of the property will not interfere with
weekend activities within the area such as may be experienced by being located
in proximity to or adjacent to an established residential area.
CITY COUNCIL APPROVED OFFICIAL PLAN
The subject
property is designated Employment Area on Schedule B Urban Policy Plan of the
City Council Approved Official Plan (OP).
The Employment Area designation in the OP
identifies areas where commercial, office and industry are the primary land
uses.
In addition to serving as centres of
employment, these areas also serve a number of other functions important to the
local economy, including supplying products and services to the city's office
and commercial sectors. Therefore, it is important that their primary character
as industrial areas be maintained. However, the City encourages complementary
non-industrial uses in these areas in order to meet the daily needs of
employees and clients and reduce their need to travel outside the area.
In
addition to traditional employment and light industrial uses, the Official Plan
under Policy 3 of Section 3.6.5 dealing with Employment areas states that the
Zoning By-law will permit a variety of complementary uses, such as convenience
retail, personal service businesses, institutional and recreational uses to serve
the employees of Employment Areas and Enterprise Areas, the general public in
the immediate vicinity and passing traffic.
The proposed rezoning to allow the subject site to be used for a place
of worship therefore is permitted under the policy framework of the City
Council Approved Official Plan.
FORMER
REGION OF OTTAWA-CARLETON OFFICIAL PLAN
The Official Plan of the former Region
designates the subject property as Business Park. Business Parks in the former Regional OP include industrial and
business parks, research parks, warehousing and manufacturing areas, and other
related non-residential uses. Although the density of development is normally
less than that in a Primary Employment Centre, there are some exceptions,
including certain research or high-technology business parks. Other non-residential uses shall be
permitted in Business Parks, such as retail, office, small-scale institutional
and recreation uses. The proposed Place
of Worship is considered a small-scale institutional use and is therefore
permitted in areas designated Business Park in the former Region of
Ottawa-Carleton Official Plan.
FORMER CITY OF OTTAWA OFFICIAL
PLAN
Under the policy framework of the former City of
Ottawa Official Plan, the place of worship proposed to be located at 1190
Newmarket is considered a minor institutional use. Polices related to such uses provide for them to be located
within any land use designation subject to the policies associated with the
land use designation where in the use is proposed. As noted, the subject site is designated Traditional Industrial
Area in the former City of Ottawa Official Plan. The objectives of this designation include the preservation of
selected industrial areas for the accommodation of future traditional
industrial uses and the increase in the viability of traditional industrial
areas by exercising strict control over the amount of non-industrial activities
permitted in these locations.
With regard to the subject site, it is not currently being used for industrial purposes. The conversion of the existing Bingo Hall to
a Place of Worship will therefore have no impact on the existing employment
uses in the area. Conversely, it will
provide a central location, easily accessible from the 417 and Innes Road, for
a newly formed cultural group that has a regional draw. Finally, the proposed zoning to establish an
exception to allow the proposed place of worship will maintain the potential
for the site to used for employment and industrial uses should the place of
worship relocate in the future.
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
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-Law amendment
applications.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Details
of Recommended Zoning
DISPOSITION
Corporate Services Department, City Clerk's Branch to notify the owner
(All Nations Full Gospel Church, 396 Cooper Street, Suite 409, Ottawa, ON K2P 2H7), Signs.ca, 866 Campbell
Avenue, Ottawa, ON, K2A 2C5 and Ghislain Lamarche, Program Manager, Assessment,
Financial Services Branch (Mail Code:
26-76) 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.
Corporate
Services Department, Legal Services Branch to forward the implementing by-law
to City Council.
DOCUMENT 1
LOCATION MAP
DOCUMENT 2
DETAILS OF RECOMMENDED ZONING
A new
exception zone be created for 1190 Newmarket Street, as shown on Document 1, to
amend the zoning to include place of worship as a permitted use while
maintaining the existing site specific exceptions.