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8. ZONING
- 8865 NORTH SERVICE ROAD ZONAGE - 8865, CHEMIN NORTH SERVICE |
Committee recommendation
(This
application is subject to Bill 51)
That Council approve an amendment to the Zoning
By-law 2008-250 to change the zoning of 8865 North Service Road from Business
Park Industrial IP10 [298] F(1.0) H(20) to Major Institutional I2 [XXX] and
Parks and Open Space O1 [XXY] as shown in Document 1 and as detailed in
Document 2.
Recommandation du Comité
(Cette demande
est assujettie au Règlement 51)
Que Conseil approuve une modification au
Règlement de zonage 2008-250 en vue de changer la désignation de zonage du
8865, chemin North Service de Zone de parc d’affaires et industriel IP10 [298]
F(1.0) H(20) à Zone de grandes institutions I2 [XXX] et à Zone de parc et
d’espave vert O1 [XXY], comme il est indiqué dans le Document 1 et expliqué en
détail dans le Document 2.
Documentation
1.
Deputy
City Manager's report, Infrastructure Services and Community Sustainability,
dated 20 February 2009 (ACS2009-ICS-PLA-0036).
Report to/Rapport au :
Planning
and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
20 February 2008 / le 20 février 2008
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 : Danny Page,
Acting Manager/Gestionnaire intérimaire, Development Approvals/Approbation des
demandes d'aménagement, Planning and Growth Management/Urbanisme et Gestion de
la croissance
(613) 580-2424, 27595 Danny.Page@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 Zoning By-law 2008-250 to change the zoning of 8865 North Service Road from Business Park Industrial IP10 [298] F(1.0) H(20) to Major Institutional I2 [XXX] and Parks and Open Space O1 [XXY] as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de
zonage 2008-250 en vue de changer la désignation de zonage du 8865, chemin North
Service de Zone de parc d’affaires et industriel IP10 [298] F(1.0) H(20) à Zone
de grandes institutions I2 [XXX] et à Zone de parc et d’espave vert O1 [XXY],
comme il est indiqué dans le Document 1 et expliqué en détail dans le Document
2.
BACKGROUND
The development of La Cité collégiale – Centre des métiers Orléans has been proposed on a 7.3 hectare vacant parcel of land
situated at the southwest corner of North Service Road and Trim Road in Orléans. The subject site is roughly rectangular in
shape. It has frontage on North Service Road and Trim Road and borders Regional
Road 174.
The Petrie
Wetland Complex is directly opposite the site on the north side of North
Service Road. The Taylor Creek Business Park is located south of Regional Road
174, while the City’s Park-and-Ride lot occupies the southeast quadrant of the
Regional Road 174 and Trim Road intersection.
The City of
Ottawa, as the owner of the subject site, is pursuing an agreement to transfer
the land to La Cité collégiale on the condition that La Cité collégiale apply
for and secure a rezoning of 8865 North Service Road.
La Cité collégiale - Centre des métiers Orléans is proposing to build a post-secondary educational institution and training facility. This “Centre for Innovation” will be used as a research centre for all activities related to construction as well as a centre of excellence where new building technologies and innovative procedures are to be demonstrated and showcased.
The subject
rezoning proposes to amend By-law 2008-250 as it applies to the subject site
from “Business Park Industrial Subzone 10” – IP10 to “Major Institutional Zone
Exception [XXX]” - I2[XXX], to permit a post-secondary educational
institutional use and to “Parks and Open Space Zone Exception [XXY]” – O1[XXY]
to protect the watercourses on the site.
DISCUSSION
Official Plan
The Official Plan designates the lands as “Employment Area”. This land use designation is assigned to those lands throughout the city where concentrations of at least 2000 jobs at a range of densities can be provided in an effort to achieve a balance of housing and jobs, especially in communities outside the Greenbelt. The uses permitted in this designation include a variety of industrial and employment-generating uses, such as warehousing, manufacturing, office, institutional, and research and development.
The Official Plan also identifies Regional Road 174 and Trim Road as Scenic-Entry Routes into the City from points east.
Comprehensive Zoning By-law 2008-250
The Comprehensive
Zoning By-law zones 8865 North Service Road as “Business Park Industrial
Subzone 10” – IP10, which generally permits light industrial uses, a medical
facility, office uses, a research and development centre and technology
industries. The intent of the IP – Business Park Industrial Zone is to
accommodate office-type uses and low impact, light industrial uses in a
business park setting.
The applicants
have requested that the subject lands be rezoned to “Major Institutional” - I2
as shown on Document 1. The intent of the I2 – Major Institutional Zone is to
ensure that major institutional uses such as hospitals, colleges and
universities are located at appropriate locations within areas designated as
General Urban Area and Mixed Use Centre, and, secondly, to ensure that these
large scale, high traffic generating institutions locate only on large parcels
of land having direct access to an arterial road and near rapid transit
stations.
A portion of the lands through which creek tributaries flow will also be rezoned to “Parks and Open Space” – O1. The intent of the O1 – Parks and Open Space Zone is to minimize impacts on environmentaly sensitive areas by allowing only passive activities.
Analysis
This rezoning proposal will introduce an institutional component to the area. It is intended for the development of this site to occur in two phases. The first phase will consist of a 5600 square metre facility at the southwest corner of the site along with associated parking. The main access to the site will be via a private road along the westerly property line connected to North Service Road. The northeast part of the property will be developed in a future phase.
The property is impacted by several development constraints, including ravines, creeks, drainage ditches, significant topographical variation and a sub-trunk sewage line running north to south. At the southeast corner of the property, just over two hectares will be retained by the City and held in reserve in order to provide for the potential reconstruction of a grade separated interchange and ramps at the intersection of Trim Road and Regional Road 174.
Staff evaluated the proposed rezoning amendment both in terms of the site’s appropriateness for the intended use, and the compatibility of the intended use with the surrounding uses and environment.
Staff’s opinion
on the appropriateness of the site is based upon the consideration of
accessibility, available infrastructure and site constraints. From the point of
view of accessibility, the site is well served by Regional Road 174 and Trim
Road, with sufficient capacity in both to accommodate the anticipated traffic.
The site will be accessed via North Service Road, which functions as a major
collector road. This site is also well situated in proximity to the Trim Road
transit station on the south side of Regional Road 174. Lastly, the topography
of the site will allow for development adjacent to Regional Road 174 that will
provide highly desirable visibility for the centre at the east entrance to Orléans.
As far as infrastructure is concerned, all municipal services are available to the site and are of sufficient capacity to serve the proposed development.
In terms of the
physical constraints, the site contains two
small watercourses, and their tributaries and flood plains. Particular consideration is needed in regard to the
unstable slopes adjacent to the watercourses. The same watercourses may be
found to be a fish habitat, so a level of protection is required and their
sensitivity has yet to be determined. By its nature,
the proposed use is being developed in a campus style, which adapts well to the
natural attributes of the lands. The proposed site layout recognizes the
physical constraints of the site, respecting areas to be developed and those to
be protected.
With respect to the compatibility of the intended use with the surrounding uses, it is staff’s opinion that the impact of the noise and traffic that might be generated by the proposed use will be minimal vis-à-vis the existing and future residential development. The site is considerably distant from the residential development approximately 300 metres to the west.
In conclusion, it is staff’s opinion that the subject site is appropriate for the proposed development and that the use is compatible with the existing and future adjacent land uses. The proposed post secondary educational institutional use is consistent with the relevant Official Plan policies, and the site represents an opportunity to establish a viable presence for La Cité collégiale in Orléans. Therefore, based on the above-noted considerations, the Department recommends approval of the Zoning By-law amendment.
Concurrent application
A Site Plan Control application (D07-12-09-0016) for the construction of a post-secondary institution, training facility and associated uses for la Cité collégiale at has been filed with the Department.
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. The Cardinal Creek Community Association provided comments in support of the application.
APPLICATION PROCESS TIMELINE STATUS
This application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.
LEGAL/RISK MANAGEMENT IMPLICATIONS
There are no legal/risk management implications associated with this amendment.
FINANCIAL IMPLICATIONS
N/A
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
DISPOSITION
City Clerk and Legal Services Branch, Legislative Services to notify the owner, City of Ottawa, 110 Laurier Avenue West, Ottawa, ON K1P 1J1, applicant, J.L. Richard & Associates Limited, 864 Lady Ellen, Ottawa, ON K1Z 5M2, 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.
Infrastructure Services and Community Sustainability Department 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
Proposed Changes to the Zoning By-law 2008-250
The lands municipally known as 8865 North Service Road, shown as
Areas A and B on Document 1, is rezoned as follows:
(a) Area A from IP10[298] F(1.0) H(20) to I2[XXX],
(b) Area B from IP10[298] F(1.0) H(20) to O1[XXY].
A new exception, I2[XXX], will be added to Section 239 - Urban Exceptions, and the exception will include the following:
(a) despite Table 171, the minimum width of
landscaped area is not required along the westerly lot line until such time as
the private access road has been reconstructed to public road standards and
dedicated to the City as a public road.
A new exception, O1[XXY], will be added to Section 239 - Urban Exceptions, and the exception will include the following:
(a) "park" and "community garden" uses are prohibited.