10. ZONING - 1 CEDAROW COURT ZONAGE –
1, COUR CEDAROW |
Committee
recommendation
(This matter is
Subject to Bill 51)
That
Council approve an amendment to the Zoning By-law 2008-250 to change the zoning
of 1 Cedarow Court from General Mixed-Use, Subzone 14 (GM14 H11) to Arterial
Mainstreet, Subzone 7, Exception (AM7[XXXX]), as detailed in Document 2.
Recommandation DU Comité
(Cette question est assujettie au Règlement 51)
Que le Conseil approuve
une modification au Règlement de
zonage 2008-250 en vue de faire passer le zonage du 1, cour Cedarow de Zone
polyvalente générale, sous-zone 14 (GM14 H11) à Zone d’artère principale, sous-zone
7, exception (AM7[XXXX]), tel qu’exposé en détail dans le document 2.
Documentation
1.
Deputy
City Manager's report, Infrastructure
Services and Community Sustainability, dated 18 November 2011 (ACS2011-ICS-PGM-0213).
Report to/Rapport au:
Comité de l'urbanisme
and Council / et au Conseil
18 November 2011 / le 18 novembre
2011
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, Acting Manager/Gestionnaire
intérimaire, Development Review-Suburban Services/Examen des projets
d'aménagement-Services suburbains, Planning and Growth Management/Urbanisme et
Gestion de la croissance
(613)
580-2424, 15134 Derrick.Moodie@ottawa.ca
SUBJECT: |
|
|
|
OBJET : |
REPORT RECOMMENDATION
That the Planning Committee recommend
Council approve an amendment to the Zoning By-law 2008-250 to change the zoning
of 1 Cedarow Court from General Mixed-Use, Subzone 14 (GM14 H11) to Arterial
Mainstreet, Subzone 7, Exception (AM7[XXXX]), as detailed in Document 2.
RECOMMANDATION
DU RAPPORT
Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au
Règlement de zonage 2008-250 en vue de faire passer le zonage du 1, cour
Cedarow de Zone polyvalente générale, sous-zone 14 (GM14 H11) à Zone d’artère
principale, sous-zone 7, exception (AM7[XXXX]), tel qu’exposé en détail dans le
document 2.
The site, 1 Cedarow Court, is
located at the northeast corner of Cedarow Court and Hazeldean Road. The subject site is an undeveloped parcel of land owned by the City of
Ottawa. This parcel is approximately
0.14 hectares in area, with lot frontages of approximately 19 metres along
Cedarow Court and approximately 60 metres along Hazeldean Road. Cedarow Court currently terminates in a
cul-de-sac to the north of the subject property.
An existing ‘refreshment vending vehicle’ (chip
truck) is currently situated on the property and leases this commercial space
from the City. Adjacent land uses
included within the Cedarow Court cul-de-sac are predominately automotive sales
and service orientated uses with the exception of a personal service business
and an instructional facility.
Purpose of Zoning Amendment
The subject property was purchased by the City
in 2010 as part of the Hazeldean Road construction project. The widening of Hazeldean Road only required
the use of a portion of this property, thus there remains a residual portion of
land deemed surplus. An opportunity has
been identified to rezone this property to bring it into compliance with the City’s
Official Plan prior to being sold to a private land owner.
Therefore the purpose of the requested rezoning
is to implement the City's Official Plan policy for this parcel of land by
applying the ‘Arterial Mainstreet’ zone which corresponds to the site’s 'Arterial
Mainstreet' designation within the Official Plan. More specifically the Arterial Mainstreet
Subzone 7 (AM7) will be applied to the site, which is the zone tailored for the
Hazeldean Road corridor.
The property has been advertised for sale
conditional to the success of the subject Zoning By-law amendment. If an acceptable offer is received, a report
will be forwarded to the Finance and Economic Development Committee for
approval of the sale. It is anticipated
the Realty Initiative and Development Unit will bring this item to Committee in
January 2012.
Existing Zoning
Currently the site is zoned General Mixed-use Subzone 14 (GM14 H11) which permits a range of residential, commercial and institutional uses, including mixed-use development. The specific subzone allows a variety of automotive services uses which are carried over from the former Township of Goulbourn Zoning By-law where Highway Commercial was the previously permitted zoning. These automotive uses include an automobile dealership, automobile rental establishment, automobile service station and gas bar.
These automotive uses are prohibited in the AM7 zone, where the intent is for Hazeldean Road to develop as a denser, more pedestrian-oriented and compact mainstreet.
Proposed Zoning
The proposed
Zoning By-law Amendment will zone the site from General Mixed-Use, Subzone 14
to Arterial Mainstreet, Subzone 7 (Exception XXXX).
An
exception will address the following AM7 provisions which are proposed to
ensure this small site has a sensible developable building envelope (see Table
1):
Table
1: AM7[XXXX]
Subzone |
Rear
Yard Setback (m) |
Maximum
Lot Coverage (%) |
Minimum
Building Wall Frontage (%) |
Minimum
Rear Lot Line Landscape Buffer (m) |
|
||||||||||||||||
|
Rule |
ZBLA |
Rule |
ZBLA |
Rule |
ZBLA |
Rule |
ZBLA |
|
||||||||||||
AM7[xxxx] |
10.0 |
3.0 |
50% |
NA |
50% |
30% |
5.0 |
1.5 |
|
||||||||||||
|
|
|
|
|
|
|
|
|
|
||||||||||||
|
Notes: |
|
|
|
|
|
|
|
|
|
|
|
|||||||||
ZBLA: means proposed Zoning By-law Amendment provision
Rule:
means current Zoning By-law provision
Official
Plan
The site is designated ‘Arterial Mainstreet’ within the
Official Plan. The Mainstreet
designation in this Plan identifies streets that offer some of the most
significant opportunities in the city for intensification through more compact
forms of development, a lively mix of uses and a pedestrian-friendly
environment. This designation is
intended to guide future development in cases where the City wishes to see a
Mainstreet evolve in a denser, more pedestrian-oriented form.
Zoning
By-law (2008-250)
The purpose of the Arterial Mainstreet zone is to accommodate a broad range of uses including retail, service commercial, offices, residential and institutional uses in mixed-use buildings or side-by-side in separate buildings in areas designated Arterial Mainstreet in the Official Plan. Furthermore the AM zone will impose development standards that promote intensification while ensuring that they are compatible with the surrounding uses.
Conclusion
Hazeldean Road has undergone major investment through the recent Infrastructure Stimulus Funding. The purpose of this grant was for the completion of the urbanization and widening of Hazeldean Road from Terry Fox Drive in the east to Carp Road in the west (4.3 km long). As such the framework to achieve pedestrian-oriented, mixed-use environments is now in place and will allow for the gradual transition to a more urban pattern of land use.
The implementation of the Arterial Mainstreet designation in the Official Plan through the AM7 zone reflects the City’s long-term vision for Hazeldean Road and thus represents good planning.
NA
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The details of the consultation can be seen in Document 3.
Councillor Qadri indicated his support for this application.
LEGAL IMPLICATIONS
There
are no legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
There
are no risk implications.
FINANCIAL IMPLICATIONS
There
are no direct financial implications associated with this report.
ACCESSIBILITY IMPACT
N/A
ENVIRONMENTAL IMPLICATIONS
N/A
TECHNOLOGY IMPLICATIONS
N/A
CITY STRATEGIC PLAN
Through implementing the City’s Arterial Mainstreet designation this site will benefit from the urban design principles which form its basis. Thus the Planning and Growth Management Department is aiding the City in becoming a leading edge in community and urban design and meets Objective 1 of the City’s Strategic Plan.
This application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
City Clerk and Solicitor Department, Legislative Services to notify the City of Ottawa, Realty Initiative and Development Unit, Attn: Dave Powers (110 Laurier Avenue West, Ottawa, ON K1P 1J1, Mail Code: 01-86), OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5, 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
Arterial Mainstreet, Subzone 7 AM7 [XXXX]:
1.Rezone the lands shown in Document 1 as follows:
From GM14 H(11) to AM7[XXXX]
2. Add a new exception, AM7[XXXX], to Section 239 – Urban Exceptions with provisions similar in effect to the following:
In Column II the text “AM7[XXXX]”; and,
In Column V the text:
Zone requirements:
1. Minimum Rear Yard Setback: 3 metres
2. Maximum Lot Coverage: No maximum
3. Minimum % of the lot width within 3 metres of the front lot line occupied by building walls if the lot is less than 90 metres wide: 30%
4. Minimum Landscape Buffer along a rear lot line abutting a non-residential zone: 1.5 metres
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.
PUBLIC COMMENTS
Comment:
Concerns were expressed from current owners of automotive related
businesses within the Cedarow Court cul-de-sac that the new zone would prohibit
automotive related uses (automobile dealership, automobile rental
establishment, automobile service station and gas bar).
Response:
The subject site is located within the ‘Arterial Mainstreet’ designation
of the Official Plan, where intensification along Mainstreets is
encouraged. The plan identifies intensification
is most likely to occur through the redevelopment of such sites as vacant lots,
aging strip malls, former automobile sales lots, parking lots and gas stations,
as well as through additions to existing buildings.
Arterial Mainstreets are recognized to develop in a way that
facilitates the gradual transition into a more urban pattern of land use. The Planning and Growth Management Department
is of the opinion that the Arterial Mainstreet Subzone 7 (tailored for
Hazeldean Road) will facilitate this transition, where both interim low profile
uses such as retail, personal service, restaurants, banks, etc. will make for
appropriate interim uses while the market ripens for those higher density
employment and residential uses identified in the AM zone.
With the recent investment put into Hazeldean Road as an Arterial
Mainstreet the City is highly interested in ensuring it develops as detailed in
the Official Plan. The former GM14 zone
(and automotive uses) are remnants from the former Township of Goulbourn’s
Official Plan and Zoning By-law, and do not conform with the current Official
Plan direction for Arterial Mainstreets.
Comment:
A comment from an immediate neighbour was raised that any proposal to
reduce the front, side or rear yard setbacks through this proposed Zoning
By-law Amendment would not be supported.
Response:
The GM14 zone, which is the current zoning of the subject site, allows for
a 3-metre setback to Hazeldean Road; a 3-metre setback to Cedarow Court, a 0-metre
setback to the abutting property to the east and a 0-metre setback to the
abutting property to the north.
The new AM7[XXXX] will push a building envelope closer to Hazeldean
Road and Cedarow Court, while providing more buffers to property lines which
abut other land owners. The zoning will permit
a 0-metre setback to both Hazeldean Road and Cedarow Court; a 1.5-metre
landscaped buffer to the property abutting the site immediately to the east; and
a 3-metre setback to the property abutting the subject site to the immediate
north.