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7. ZONING
- 2526 INNES ROAD (D02-02-06-0117) ZONAGE - 2526, chemin innes |
Committee recommendation
That Council approve an amendment to the former City of Gloucester Zoning By-law to change the zoning of 2526 Innes Road from Cn - Commercial Neighbourhood Zone to Cn (Exx) - Commercial Neighbourhood Exception Zone as shown in Document 1 and as detailed in Document 2.
Recommandation du Comité
Que le Conseil approuve une
modification au Règlement de zonage de l'ancienne Ville de Gloucester, afin de
faire passer le zonage du 2526, chemin Innes de Cn - zone de commerces locaux à
Cn (Exx) - zone d'exception de commerces locaux, tel qu'illustré dans le
Document 1 et exposé en détail dans le Document 2.
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
05 December 2006 (ACS2007-PTE-APR-0006).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
05
December, 2006/ le 05 décembre 2006
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: |
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OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend Council approve an amendment to the former City of Gloucester Zoning By-law to change the zoning of 2526 Innes Road from Cn - Commercial Neighbourhood Zone to Cn (Exx) - Commercial Neighbourhood Exception Zone 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 au Règlement de zonage de
l'ancienne Ville de Gloucester, afin de faire passer le zonage du 2526, chemin
Innes de Cn - zone de commerces locaux à Cn (Exx) - zone d'exception de
commerces locaux, tel qu'illustré dans le Document 1 et exposé en détail dans
le Document 2.
BACKGROUND
The subject site consists of an existing one
storey Automobile Repair Service business located at the corner of Innes Road
and Beddoe Lane.
This use has serviced the Blackburn Hamlet
Community for over 30 years. When originally established, the use included a
fuel sales component, which since has been removed. The site is situated along
a section of Innes Road that has a mix of commercial and residential uses.
The properties located to the east and west of
the subject site are existing commercial uses. The properties located to the
south, as well as the properties located on the north side of Innes Road are existing residential uses.
The subject property is zoned Cn – Commercial Neighbourhood Zone as per the City of Gloucester Zoning By-law 333 of 1999 and enjoys a legal non-conforming right for an Automobile Repair Service.
The applicant wishes to amend the current by-law to allow automobile sales as an accessory use to the existing Automobile Repair Service business.
DISCUSSION
Official Plan
The Official Plan designation for the site is
General Urban Area, which permits a range of commercial uses including
automotive-related uses. This
section of Innes Road is also designated as a Major Collector. The proposed use
would be appropriate at this location and complies with the policies of the
Official Plan.
Details of Proposed Zoning
The existing Cn – Commercial
Neighbourhood Zone permits a variety of commercial uses including automobile
fuel sales. However an amendment is required to permit automobile sales
accessory to the existing Automobile Repair Service business.
The existing Automobile Repair Service business has been in Blackburn
Hamlet for over 30 years and provides an important service to the
surrounding community. The proposed automobile sales use would help to
economically enhance the current use. Staff do not anticipate any negative
impact to the community, if the automobile sales component is limited in scale.
Staff considers the proposed
automobile sales use to be a common secondary use to the existing Automobile Repair Service business and are satisfied that the
site could easily accommodate the addition of this use without any noticeable
or significant changes.
There is an existing area within
the site, along the Innes Road frontage, which is setback from the street that
can be used for the display of vehicles for sale. Due to the secondary nature
of the proposed use there will not be a significant increase in traffic. The
site, furthermore, has ample parking to serve both the existing use as well as
the proposed use.
After reviewing the request and
considering the history of the site, staff supports addition of the automobile
sales use if it is clearly accessory to the existing Automobile Repair Service business. In order to mitigate any
possible impact on the community the number of vehicles stored and displayed on
site for sale will be limited to a maximum of eight. The limitation in the
number of vehicles offered for sale will help to ensure that the site is not
dramatically altered with the addition of high light standards and street-side
bollards sometimes associated with automobile sales establishments. The Department recommends approval of
an amendment to add an
exception to the Cn – Commercial Neighborhood zone that adds as a conditional
use, automobile sales, subject to the limitations outlined in Document 2.
CONSULTATION
The Ward Councillor is aware of this application and the staff recommendation.
Through the City’s Public Notification and Consultation process the Blackburn Hamlet Community Association (BCA) and Councillor Bloess had expressed some concerns regarding the proposed amendment. The main concern was whether the proposed amendment would permit an automobile dealership as a main use and expressed concern that such a change in use could have a negative impact on the community.
An on-site meeting took place
November 20, 2006 with Roger Smiley, President of the BCA, Councillor Bloess,
the applicant and City staff. Both Mr. Smiley and Councillor Bloess expressed that they had no issue
with the current automobile repair service business. It was clarified that the
applicant is simply applying to amend the Zoning By-law to permit automobile
sales accessory to the
existing Automobile Repair Service business. Staff recommended that the
automobile sales use must be clearly accessory to the existing automobile repair service business and
that a limitation of a maximum of eight automobiles to be stored and/or
displayed on site for sale be imposed. Therefore, approval of the amendment
would not result in an automobile dealership being permitted as a main use.
This clarification satisfied the concerns expressed by Mr. Smiley and
Councillor Bloess.
FINANCIAL IMPLICATIONS
N/A
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 municipal election and the subsequent cancellation
of December Planning and Environment Committee meeting.
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, Joe Kaadi, 2526 Innes Road Ottawa ON K1B 3J9, 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 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 subject lands will be rezoned from Cn to Cn(Exx) and the following applies:
(a) Additional Conditional Permitted Use:
Automobile Sales
(b) Conditional Use Requirements for Automobile Sales:
(i) automobile sales is a permitted use provided it is accessory to the existing automobile repair service as of the date of the passing of the implementing by-law;
(ii) not more than eight vehicles, excluding heavy vehicles as defined under the Highway Traffic Act, may be stored and displayed at any one time on site for sale.