Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
24 April 2006 / le 24 avril 2006
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 : 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 Kanata
Zoning By-law number 168-94 to change the provisions of the Special General
Commercial Zone "CG-5 (H)" with a holding designation zoning for 801
Eagleson Road, as shown in Document 1 and 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 du Règlement de zonage
168-94 de l'ancienne Ville de Kanata qui aurait pour effet de changer les
dispositions de la zone commerciale générale spéciale CG-5 (H) par l'ajout
d'une désignation d'aménagement différé visant le 801, chemin Eagleson, comme
le montre le document 1 et le fait voir en détail le document 2.
BACKGROUND
The subject property is located at the northeast corner of Eagleson Road and Bridgestone Drive in the Bridlewood Community.
The site is currently vacant. The applicant proposes to develop five new commercial/retail buildings including a gas station, and drive through restaurant. East of the property are vacant lands proposed for a secondary school. North of the property is existing detached residential development. South of the property are lands zoned Open Space (Monahan Drain). West of the property across Eagleson Road lands are future development lands for a mix of commercial, employment and residential. The subject property was rezoned from Residential Type R1B to "General Commercial-Special Holding" (CG-5 (H)) in 2002.
The application is to amend a portion of the General Commercial-5 Holding Zone (CG-5 (H)), to add to the list of permitted uses 'automotive gas station'. The current CG-5 (H) zoning permits a range of service, retail, office, institutional and restaurant use, and does not permit automotive related uses, such as a gas bar.
DISCUSSION
The City Council Approved
Official Plan designates the property as "General Urban Area",
permitting the development of conveniently located culture, service,
employment, leisure, entertainment and institutional uses, including automotive
related uses, which provide for the local everyday needs of residents.
The Former Regional Official Plan designates the
land as "General Urban Area". The relevant policies permit mixed-use
communities with conveniently located shopping, services and community
facilities.
The land use designation of the former City of
Kanata Official Plan is "General Commercial -Special Holding Zone"
(CG-5 (H)). The policies permit a range of service, retail, office,
institutional and restaurant uses. Whereas the "General Commercial-
Special" (CG-1) or (CG-3) Zone permits the ‘automobile service station’
use subject to demonstration of compatibility with adjacent land uses.
The applicant is proposing to amend the Zoning
By-law CG-5 (H) to permit the automobile service station use as well as the
existing land uses.
The applicant has demonstrated a balance between
community concerns and site development of the new use through a site plan that
incorporates many of the principles from "The City of Ottawa's Draft-Urban
Design Guidelines for Drive In and Drive Through Facilities" such as: a
large buffer with landscaping adjacent to the existing residential development;
buildings that address the street frontage; safe, pleasant and controlled
traffic circulation for both vehicles and pedestrians; and enhanced pedestrian
environment and streetscape.
The requested Zoning By-law amendment proposes to
change the zoning on the subject property to add to the list of permitted uses
automotive gas station. The current CG-5 (H) zoning permits a range of service,
retail, office, instituitional and restaurant use, but excludes automotive
service centre. The new CG-5 (H) will include all uses and conditions permitted
in the original CG-5 (H) of the former City of Kanata By-law 168-94 and will
permit an automotive service centre excluding: automatic and manual car washes;
and an automotive lubricant centre.
The holding provision that was placed on the subject
property in 2002, at the time of rezoning from Residential Type 1B (R1B) to General
Commercial-Exception (CG-5 (H)) is to remain in effect until the applicant
makes a request to the City to lift the holding symbol (H) and has met the
requirements set forth in Document 2 section g) i.
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.
Public Comments
The Bridlewood Community Association raised concerns regarding the need of a gasoline station in this area and the appropriateness of automobile service station in a location adjacent to residential development.
Response
The concerns regarding adjacent residents have been addressed through large setback and buffering requirements adjacent to any R1A or R1B zones in the proposed By-law.
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 the
applicant's placing the file on hold from February 2005 through February 2006.
Further at the time of reactivation there were numerous traffic and access
issues to resolve.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Concept Plan
DISPOSITION
Corporate Services Department, City Clerk's Branch to notify the owner (Urbandale Corporation, 2193 Arch Street, Ottawa, ON, K1G 2H5), applicant (Mary Jarvis, Corporation, 2193 Arch Street, Ottawa, ON, K1G 2H5): 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
