5. ZONING - 885 CHURCHILL AVENUE / 1551 LAPERRIERE AVENUE
ZONAGE – 885, AVENUE CHURCHILL / 1551, AVENUE LAPERRIERE
|
Committee recommendation
That Council approve an amendment to the Zoning By-law 2008-250 to remove the holding symbol on the zone and approve a zoning change for 885 Churchill Avenue/1551 Laperriere Avenue from Light Industrial, Exception 277, Height Limit 11 m, holding (IL[277]H(11)-h) to Light Industrial, Exception xxx, Height Limit 11 m (IL[xxx]H(11)) and Light Industrial, Exception 277, Height Limit 22 m, holding (IL[277]H(22)-h) to Light Industrial, Exception yyy, Height Limit 22 m (IL[yyy]H(22)), as shown in Document 1 and detailed in Document 2.
Recommandation du comité
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de retirer le symbole d'aménagement différé de la zone et approuve un changement du zonage du 885, avenue Churchill/1551, avenue Laperrière de Zone d’industrie légère, exception 277, limite de hauteur de 11 m et aménagement différé (IL[277]H(11)-h) à Zone d’industrie légère, exception xxx, limite de hauteur de 11 m (IL[xxx]H(11)), et de Zone d’industrie légère, exception 277, limite de hauteur de 22 m et aménagement différé (IL[277]H(22)-h) à Zone d’industrie légère, exception yyy, limite de hauteur de 22m (IL[yyy]H(22)), 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 17 December 2010 (ACS2011-ICS-PGM-0016).
2. Planning Committee Extract of Draft Minutes of 11 January 2011.
Report to/Rapport au :
Comité de l'urbanisme
and Council / et au Conseil
17 December 2010/le 17 décembre 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, Manager/Gestionnaire, Development Review/Examen des projets d'aménagement, Planning and Growth Management/Urbanisme et Gestion de la croissance
(613) 580-2424, 15134 Derrick.Moodie@ottawa.ca
SUBJECT: |
ZONING - 885 Churchill avenue/1551 laperriere avenue (FILE NO. D02-02-10-0068) |
|
|
OBJET : |
REPORT RECOMMENDATIONS
That the Planning Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to remove the holding symbol on the zone and approve a zoning change for 885 Churchill Avenue/1551 Laperriere Avenue from Light Industrial, Exception 277, Height Limit 11 m, holding (IL[277]H(11)-h) to Light Industrial, Exception xxx, Height Limit 11 m (IL[xxx]H(11)) and Light Industrial, Exception 277, Height Limit 22 m, holding (IL[277]H(22)-h) to Light Industrial, Exception yyy, Height Limit 22 m (IL[yyy]H(22)), as shown in Document 1 and detailed in Document 2.
RECOMMANDATIONS DU RAPPORT
Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de retirer le symbole d'aménagement différé de la zone et d’approuver un changement du zonage du 885, avenue Churchill/1551, avenue Laperrière de Zone d’industrie légère, exception 277, limite de hauteur de 11 m et aménagement différé (IL[277]H(11)-h) à Zone d’industrie légère, exception xxx, limite de hauteur de 11 m (IL[xxx]H(11)), et de Zone d’industrie légère, exception 277, limite de hauteur de 22 m et aménagement différé (IL[277]H(22)-h) à Zone d’industrie légère, exception yyy, limite de hauteur de 22m (IL[yyy]H(22)), comme il est indiqué dans le document 1 et expliqué en détail dans le document 2.
The subject site is located on the east side of Churchill Avenue and north of Laperriere Avenue. It is bounded to the north by a Hydro Ottawa corridor and Highway 417. There are currently two buildings on the site used for an automobile rental establishment. The two accesses to the site are located along Laperriere Avenue and one access is located along Churchill Avenue, however it appears to be currently obstructed by a fence.
This area is characterized by light industrial and business park uses. A residential area is located to the south-east of the site, on the south side of Laperriere Avenue.
The proposal is to utilize the building adjacent to the north property line for an automotive body shop and the building adjacent to Laperriere Avenue for administrative purposes and a day care centre. The applicant has indicated that all operations associated with the automotive body shop will be contained within the existing building and will not generate noise, fumes and odours or will be hazardous or obnoxious. It has been indicated that water based paints will be used in order to lower the amount of organic solvents.
The purpose of the zoning amendment is to permit an ‘automobile body shop’ as an additional use and to lift the existing Holding Symbol on the site. The zones will be further clarified to allow for the specific uses which are permitted upon the lifting of the Holding Symbol.
The site is dual zoned; the portion of the site fronting on Laperriere Avenue, to a depth of approximately 69m is zoned IL[277]H(11)-h and the remainder of the site is zoned IL[277]H(22)-h. With the exception on the height limit of 11 and 22 m on each portion of the site, respectively, the zoning permits low impact light industrial uses as well as a number of non-industrial uses, including an office and a day care centre.
The holding symbol was implemented in order to delay the development of a bank, laboratory associated with a research and development centre, office, retail store and retail food store until it has been demonstrated that there is adequate sanitary sewer and transportation capacity for those uses.
The proposed zoning would add, as a permitted use, an automobile body shop and associated outdoor storage to the northern portion of the property. The Holding Symbol will be lifted on both portions of the property and a laboratory associated with a research and development centre, retail store, retail food store will be permitted uses. New exceptions are proposed to be created, as the exception 277 provisions currently apply to other properties.
The site is designated Employment Area in the Official Plan. These areas have been created to ensure that over the long term, sufficient areas of land are reserved primarily for places of business and economic activity. A variety of industrial and employment-generating uses are permitted as well as complementary uses. Outdoor storage is not permitted within this zone.
No technical issues have been identified which would render the development inappropriate. The zoning contemplates industrial uses and the exception zone for the northern portion of the property will include provisions to permit the automobile body shop and outdoor storage. It is recommended to be limited to this portion in order to minimize the impact on surrounding uses and the visual impact of the outdoor storage. It is further recommended that all activities associated with the automobile body shop be within an enclosed building. Existing fencing on the site will remain and will separate the area for the storage of new cars and those requiring repair with the rest of the site. Additional fencing will be required in accordance with the licensing requirements for day cares. Landscaping is proposed along Laperriere Avenue to provide for outdoor amenity space for the day care and is expected to improve the streetscape.
The Serviceability Report and Transportation Impact Study were reviewed to support the lifting of the ‘H’ symbol in order to permit a bank, laboratory associated with a research and development centre, office, retail store and retail food store. These reports have been reviewed and no servicing limitations were identified which would prevent the development of these uses. With the lifting of the ‘H’ symbol, the uses which are not permitted within the zone are added as additional permitted uses.
It is noted that a drafting error occurred in 1998 when the exception that applies to this property was translated from the former City of Ottawa 1984 Zoning By-law. This error resulted in ambiguity regarding which uses are subject to the holding provision. A review of the zoning history of the property confirms the original intention of the exception was to apply the holding symbol to only those uses mentioned in the first provision in the exception. As such, the other non-industrial uses that are permitted in the zone should not be subject to the holding symbol.
N/A
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.
The City received one written submission objecting to the proposal and one inquiry requesting further information. Details are provided in Document 3.
The Ward Councillor is aware of this application and the staff recommendation.
There are no legal/risk management implications associated with this report.
In accordance with the City’s Strategic Plan, the proposal respects the existing urban fabric and encourages the development of existing employment lands to promote job creation and minimize infrastructure costs.
There are no direct financial implications associated with this report.
The application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments.
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, 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 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.
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed Changes to the Comprehensive Zoning By-law
a) The subject lands shown in Document1 be rezoned from IL[277]H(11)-h to IL[xxx]H(11) and IL[277]H(22)-h to IL[yyy]H(22).
b) A new exception, IL[xxx]H(11) be added to Section 239-Urban Exceptions to include the following provisions:
Additional permitted uses:
Laboratory associated with a research and development centre
Retail store
Retail food store
c) A new exception, IL[yyy]H(22) be added to Section 239-Urban Exceptions to include the following provisions:
Additional permitted uses:
Automobile body shop
Laboratory associated with a research and development centre
Retail store
Retail food store
Provisions:
All operations of an automobile body shop are to be within an enclosed building
Outdoor storage associated with an automobile body shop is permitted
CONSULTATION DETAILS DOCUMENT 3
NOTIFICATION AND CONSULTATION PROCESS
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 written submission and one inquiry requesting further information was received as a result of the public notification.
SUMMARY OF PUBLIC INPUT
The concerns raised were the following:
RESPONSE TO PUBLIC INPUT
6.
ZONING - 885 CHURCHILL AVENUE/1551 LAPERRIERE AVENUE
ZONAGE - 855, AVENUE CHURCHILL/1551, AVENUE LAPERRIERE
ACS2011-ICS-PGM-0016 RIVER/RIVIÈRE (16)
(This matter is Subject to Bill 51)
Katherine Grechuta and Neil Zaret were present in support of the application.
That the Planning Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to remove the holding symbol on the zone and approve a zoning change for 885 Churchill Avenue/1551 Laperriere Avenue from Light Industrial, Exception 277, Height Limit 11 m, holding (IL[277]H(11)-h) to Light Industrial, Exception xxx, Height Limit 11 m (IL[xxx]H(11)) and Light Industrial, Exception 277, Height Limit 22 m, holding (IL[277]H(22)-h) to Light Industrial, Exception yyy, Height Limit 22 m (IL[yyy]H(22)), as shown in Document 1 and detailed in Document 2.
CARRIED