2 OFFICIAL PLAN AND ZONING -
7 DEAKIN STREET PLAN OFFICIEL ET ZONAGE - 7, RUE DEAKIN |
COMMITTEE RECOMMENDATIONS as amended
That
Council:
1.
Approve an application to amend the Region of
Ottawa-Carleton Official Plan to allow a noise-sensitive land-use within the
Ottawa Airport Operating Influence Zone, for 7 Deakin Street and direct
staff to prepare such an amendment for adoption.
2.
Approve an application to amend the former City
of Nepean Zoning By-law to rezone 7 Deakin Street from Industrial Park (MP) to
Institutional (I) and revise Sections 13.3.1 and 10.1 to permit a Place
of Worship.
3.
Provide no
further notice pursuant to Section 34 (17) of the Planning Act RSO 1990
c.
Que le Conseil :
1.
approuve une demande visant à modifier le Plan officiel de la Région
d’Ottawa-Carleton de façon à permettre une utilisation de terrain affectée par
le bruit dans la Zone d’influence d’exploitation de l’Aéroport d’Ottawa, plus
précisément au 7, rue Deakin, et de donner instruction au personnel de
préparer une telle modification en vue de son adoption.
2.
approuve une demande visant à modifier le Règlement de zonage de l’ancienne
Ville de Nepean afin de faire passer le zonage du 7, rue Deakin de MP (Parc
industriel) à I (Zone d’institutions) et à réviser les paragraphes 13.3.1 et
10.1 afin de permettre un lieu de culte.
3.
Ne donner aucun autre avis aux
termes du paragraphe 34 (17) de la Loi
sur l’aménagement du territoire, LRO 1990 c.
Documentation
1. Development Services Department General Manager’s report dated 05 June 2003 (ACS2003-DEV-APR-0139).
2. Extract of Draft Minutes, 24 July 2003.
Report to/Rapport
au:
Planning and
Development Committee /
Comité de l’urbanisme et de l’aménagement
and Council/et au Conseil
05 June 2003 / le 05 juin 2003
Submitted
by/Soumis par: Ned Lathrop, General
Manager/Directeur général
Contact/Personne-ressource: Karen Currie, Manager, Development Approvals
/
Gestionnaire, Approbation des demandes
d’aménagement
580-2424 ext.
28310, karen.currie@ottawa.ca
Ref N°:
ACS2003-DEV-APR-0139 |
SUBJECT: OFFICIAL
PLAN AND ZONING - 7 DEAKIN STREET
OBJET: PLAN
OFFICIEL ET ZONAGE - 7, RUE DEAKIN
REPORT RECOMMENDATIONS
That the Planning and
Development Committee recommend Council:
1.
Refuse an application to amend the Region of
Ottawa-Carleton Official Plan to allow a noise-sensitive land-use within the
Ottawa Airport Operating Influence Zone, for 7 Deakin Street.
2.
Refuse an application to amend the former City of
Nepean Zoning By-law to rezone 7 Deakin Street from Industrial Park (MP) to
Institutional (I) to permit a Place of Worship.
Que le Comité de l’urbanisme et de
l’aménagement recommande au Conseil :
1.
de
rejeter une demande de modification du Plan directeur de la Région
d’Ottawa-Carleton visant à permettre une utilisation du sol sensible au bruit
dans la zone d’influence d’exploitation de l’aéroport d’Ottawa à l’égard du
7, rue Deakin;
2.
de
rejeter une demande de modification du Règlement de zonage de l’ancienne Ville
de Nepean afin de remplacer la désignation de « Zone de parc
industriel » (MP) du 7, rue Deakin par la désignation de
« Zone institutionnelle » (I) afin de permettre un lieu de culte.
The subject property, 7 Deakin Street, is situated on the northwest corner of the Prince of Wales Drive/Deakin Street intersection. Bounded by vacant land to the north, industrial/office uses to the west, Deakin Street to the south and Prince of Wales Drive to the east, the 25900 m2 property is located in the Merivale Industrial Sector. The applicant is in the process of acquiring the vacant land to develop the site as a two-storey Place of Worship, including an auditorium with capacity of 1300, a gymnasium, classrooms, kitchen facilities, a library, a nursery and preschool, a choir room, administrative offices, and 534 parking spaces. To accomplish this an amendment is required to the former Regional Official Plan and an amendment to the former City of Nepean Zoning By-law.
Currently, the property is designated as a Business Park in the Regional Official Plan and former City of Nepean Official Plan, an Employment Area in the City Council approved Official Plan, and it is zoned as MP – Industrial Park, which permits a wide range of industrial, commercial and non-residential uses.
The location of the proposed Place of Worship is within the Ottawa Airport Operating Influence Zone (AOIZ). By definition, Places of Worship are considered “noise-sensitive land-uses” as defined by Transport Canada and are subject to further land-use restrictions when located within the AOIZ. According to the Regional Official Plan, these restrictions are based on Noise Exposure Forecasts (NEF) and Noise Exposure Projections (NEP) and are used to determine the compatibility of land-uses with the amounts of noise generated from airport operations. The 30 NEF/NEP contour line delineates the Ottawa Airport Operating Influence Zone boundary with the general principle that noise-sensitive developments are not permitted within this area. The greater the NEF/NEP value, the more susceptible the area is to noise-effects. The subject property is located within the AOIZ between the 30 and 35 NEF/NEP contours.
Council Approved Official Plan
The City Council approved Official Plan was also reviewed in order to determine if policies regarding the AOIZ would differ from the current Regional Official Plan. According to the Schedule K, the subject property still falls between the AOIZ (30 NEF/NEP) and 35 NEF/NEP contours and would abide by Section 4.8.7, Land-use Constraints Due to Aircraft Noise, Policy 3, which states that no noise sensitive land-uses will be permitted between the boundaries of the Ottawa Airport Operating Influence Zone as shown on Schedule K and the 35 NEF/NEP (whichever is more restrictive).
DISCUSSION
The Development Services Department recommends against the Official Plan and Zoning By-law Amendments since they contravene the policies in the Region of Ottawa-Carleton Official Plan, the City Council approved Official Plan, the former City of Nepean Official Plan and the provisions in former City of Nepean Zoning By-Law. Policies in these Plans were put in place to ensure that noise-sensitive uses not be allowed to be developed in areas that have an NEF/NEP greater than 30. These policies are critical to provide a degree of protection to the airport from incompatible development and to protect the residents and public from the adverse effects of aircraft noise. Notwithstanding, the Metropolitan Bible Church, in support of their application, submitted an acoustical review that explains that through insulation and design, adverse noise-effects could be mitigated so as not to affect Church operations. These mitigative strategies are appropriate for noise-sensitive developments between the 25 NEF/NEP and AOIZ boundaries as outlined in Section 11.6.1 Policy 3(c) of the Regional Official Plan. However, the subject property falls between the 30-35 NEF/NEP contours and must abide by Section 11.6.1, Policy 5 of the former Regional Plan which states:
“Council shall not permit any
development of residential and other noise-sensitive land uses such as those
described in Policy 4 (hospitals, schools, day care facilities, nursing
facilities and other similar uses), between the boundaries of the Ottawa
Airport Operating Influence Zone (30 NEF/NEP) on Schedule G and the 35 NEF/NEP,
except in the case of redevelopment of existing residential and other
noise-sensitive land-uses and infilling of new residential uses…”
Policy 5 gives no indication that mitigative measures could be used to reduce noise-effects and therefore development of any noise-sensitive use would contravene the Regional Official Plan. Even with mitigative measures, the proximity of the proposed development to the airport may subject the Church to high amounts of aircraft noise, which in turn may still disrupt associated indoor and outdoor activities. This may lead to future complaints and attempts by the Church to alter the airport operations.
The City Council approved Official Plan, Section 4.8.7, reiterates the same principles from the Regional Official Plan but clarifies any ambiguity by directly identifying Places of Worship as a Noise Sensitive Land Use. It goes on to state in Policy 3 that no noise-sensitive land-uses will be permitted within the AOIZ and the 35 NEP/NEF boundaries. The City Council approved Official Plan does not adjust the NEF/NEP contour lines nor does it change policies regarding noise-sensitive land-uses within the AOIZ.
Another cause for concern is the rezoning of the property to Institutional. Currently, the MP – Industrial Park designation permits a wide range of industrial and commercial uses. By rezoning the property to I – Institutional to permit a permanent large-scale Place of Worship, 2.59 hectares of business park will be removed from the City’s industrial land base and this contradicts the purpose of the Business Park designation. According to the Regional and Local Official Plans, business parks are significant to the City’s economy and employment opportunities. Section 3.2.1 Merivale Industrial Sector, of the Local Official Plan states that the area is of great significance to the City in terms of employment opportunities and land use impact.
Although Section 4.4 Business Parks, Policy 2 of the Regional Official Plan states that Council shall “permit other non-residential uses in the Business Parks, such as retail, office, small-scale institutional and recreation uses”, the proposed Church will be approximately 6000 square metres (with accessory uses such as classrooms, a gymnasium, a kitchen, etc.) and would be considered “large-scale”.
The intent of the policy is to restrict permanent large-scale institutional uses from developing in Business Parks in order to reserve the majority of the land for industrial and commercial uses. These policies are put in place to encourage the majority of new Industrial uses to locate in fully planned and serviced industrial parks, and to prevent scattered or unserviced development.
Furthermore, the City Council approved Draft Official Plan designates the property as an Employment Area. Institutional uses are not permitted within Employment Areas and the policies clearly list what the Zoning By-laws will permit in these Employment Areas. Section 3, Policy 5 states:
“The Zoning By-law will permit a variety of complementary uses, such as convenience retail, personal service businesses and recreational uses to serve the employees of the Employment Areas, the general public in the immediate vicinity and passing traffic.”
Since the proposed church will service a congregation from all areas of the city (as indicated by their Traffic Statement) and Church services are usually held in “off-work” hours, it can be concluded that this development would not be built to serve the employees of the area, the general public in the immediate vicinity, nor the passing traffic. Therefore, development of this property as a “large-scale” Place of Worship would contravene the intent of the Council approved Official Plan.
SUMMARY
In keeping with the policies set out in the Regional and Local Official Plans, staff recommends refusal of the applications for an Official Plan Amendment and Zoning By-law Amendment for 7 Deakin Street. It is the Departmental view that policies regarding Airport noise must be upheld to ensure that only compatible developments are allowed within the AOIZ thus avoiding future complaints from occupants of noise-sensitive uses. As well, land located in designated Business Parks should be reserved for future industrial and commercial uses to ensure that the City has an adequate supply of land to accommodate growth. Allowing a Place of Worship to be developed on this property may result in a precedent being set that would encourage other non-compatible uses to challenge Official Plan policies regarding the Ottawa Airport Operating Influence Zone.
The Airport Authority strongly opposes this application to amend the Official Plan and Zoning By-law. They argue that the policies were developed to ensure that the public is protected from being unduly impacted by a large degree of aircraft noise, and to protect the Airport from encroaching development which could result in complaints and an attempt to limit their operations. The Airport Authority had spoken to representatives from the Metropolitan Bible Church and their consultants several times prior to submission of applications to the City, and had advised them that the Airport Authority would not support any Official Plan or Zoning Amendments of this nature, should they want to proceed with the land purchase.
There were no comments from the public to the proposed development.
The Ward Councillor is aware of this application and of the staff recommendation and is in support of this development.
N/A
Document 1 Location Map
Department
of Corporate Services, Secretariat Services to notify the owner (Reginald Stobo and
John Leonard (in trust), 94 Rochester Street, Ottawa, Ontario, K1F 4L8), agent (Marcel Benjamin, 468 Boul. Larochelle, Repentigny, P.Q. J6A 5W3), and the Manager of Assessment, Department of Corporate
Services of City Council’s decision.
LOCATION MAP Document
1
OFFICIAL PLAN AND ZONING - 7 DEAKIN STREET
PLAN OFFICIEL ET ZONAGE - 7, RUE
DEAKIN
ACS2003-DEV-APR-0139 BELL-SOUTH
NEPEAN/BELL-NEPEAN SUD (3)
DEFERRED
June 26, 2003 MEETING
Chair Hunter began by reading a statement required under the Planning Act, which advised that anyone who intended to appeal this proposed Official Plan and Zoning By-law Amendment to the Ontario Municipal Board (OMB), must either voice their objections at the public meeting, or submit their comments in writing prior to the amendment being adopted by City Council. Failure to do so could result in refusal/dismissal of the appeal by the OMB.
Chair
Hunter requested Vice-Chair Stavinga to assume the Chair for this item.
Mark
Martynyshyn provided a
brief presentation and was available to respond to any questions on departmental report dated 6 June
2003.
The Committee heard from the following delegations:
Annette Nicholson, General Counsel, Ottawa Macdonald-Cartier International Airport Authority, provided a written presentation of her presentation in opposition to the application before Committee, which is held on file with the City Clerk.
Councillor
Harder had anticipated more technical reasons for not supporting the
application as opposed to the more social and personal reasons. In response to a query by the Councillor,
Ms. Nicholson advised that the church would be slightly west of the flight path
for Runway 1432, which is the long Runway.
Responding further, Ms. Nicholson explained that Runway 725 was the most
heavily use, depending upon the winds, known as the Barrhaven Runway. Councillor Harder asked if it was possible
for a covenant to be placed in the Agreement with the Church. Danny Page, Program Manager, Development
Review, Planning and Infrastructure Approvals, responded that it could be incorporated
at the time of the Site Plan Agreement, but undeniably it did not change the
fact there would be noise and patrons of the Place of Worship may not be aware
of those covenants. On the part of the
Airport, Ms. Nicholson responded that unfortunately it would not alleviate the
Authority’s concerns since it is one of the weakest mechanisms to protect an
airport. There is absolutely nothing
that would stop a congregant, whether aware or not of the covenant, from being
offended and making a complaint.
Councillor Harder returned to arguments with Paul Benoit, at Nepean 6
years earlier, during the expansion of the Airport, who informed her that the
actual noise from the Airport would diminish over the years. As planes change, etc. Ms. Nicholson responded
it was certainly the expectation that aircraft would be modernized and quieter,
but the number of
movements
would increase. On the number of
flights, Ms. Nicholson could advise that this related to flights taking off to
the north, so when there are north winds, generally speaking that runway would
be used and it would also be used whenever there are heavily loaded aircraft
that require a longer runway (as well as older aircraft).
Further to
Councillor Harder’s question, Acting Chair Stavinga referred to the covenant
and a memo circulated by Councillor Harder that stated the Church conceded to
include in the construction various materials to soundproof the structure. She acknowledged that would not deal with outside
concerns, but if that was a condition of Site Plan, would it somewhat alleviate
the Authority’s concerns. Ms. Nicholson
reiterated that it was possible to make the indoor environment better, but
there was no control on the outdoor.
The Authority’s issue was not whether it was prepared to entertain 55
complaints, it was looking no complaints; and, there are no complaints from
industrial parks. Complaints arise from
noise sensitive uses because residents can legitimately expect not to be
interrupted ever.
Councillor
Harder was informed that 75% of the flights take place on the main runway every
day. Ms. Nicholson added the Airport
could not make any promises for the future.
Even 25% use of the north runway was a significant disruption. In response to a question on the airport
expansion, Ms. Nicholson noted there was no increase in land mass and at this
point, it is constructing a new terminal building on an existing serviced
site. Councillor Harder noted plans
included another runway, but it will be south of the current east/west runway
and in the 20-year plan.
Councillor
Hunter concluded the Airport’s opposition was on the grounds of potential
complaints. As such, he inquired how
many complaints were received and how those were dealt with in terms of airport
operations. Ms. Nicholson explained
that the Airport Authority avoids making changes to its operations. Generally speaking, runway choices and
flight paths are made on the basis of safety; and, those choices are generally
made by NavCanada. When a complaint is
received, the Airport Authority attempts to pinpoint the time, date and flight
and whether or not the aircraft followed appropriate procedures. Councillor Hunter pointed out that whether
the Metropolitan Bible Church complained or not, it would not affect
operations. Ms. Nicholson maintained it
did to some degree in that if there are many complaints considerable pressure
is placed on the Minister of Transport to make changes. The Minister of Transport is sensitive to
these issues and could result in pressures to make changes the Authority opines
are detrimental to the airport and safety.
Councillor Hunter referred to another, even larger, place of worship
within one kilometre of the proposed development and more directly under the airport
runway and inquired if the Authority received any complaints from that
location. Ms. Nicholson was not aware
of any.
Alan
Cohen, Peter Peacock, Lou Ranahan and Brian Howe, for the Metropolitan Bible
Church. Mr. Cohen advised that several
individuals wanted to address the Committee, but it was agreed that these three
individuals would speak and he would sum up in conclusion.
Peter
Peacock represented the Metropolitan Bible Church Property Corporation on the
application before Committee. He
provided a written submission that is held on file with the City Clerk. The Church had looked at 60 potential sites
over the 6-7 years.
Brian
Howe, an acoustical consultant with HGC Engineering, provided
technical information. His firm was
involved with the design of buildings near airports and he was the City of
Mississauga’s representative to the Mississauga Noise Management Authority and
the Greater Toronto Airport’s Authority Noise Management Authority. In terms of the location of the Church in
relation to noise from the airport, the term used to describe that is the Noise
Exposure Forecast (NEF) and the Noise Exposure Projections (NEP). Currently, the airport operating zone is
trying to approximate NEF 30. He provided
a zoomed version of the noise exposure contours, the proposed location of the
church and the two runways at the airport.
The NEF lines follow the runway pattern. In terms of the NEF, he pointed out NEF 35 and NEF 40 that was
closer to the runway, NEF 30 and then it was quieter further out. He provided a diagram that depicted all the
NEF’s, runways and flight paths based on current operations as of 1994. It is used by Transport Canada for planning
what is known as the NEP curve, which is very similar to the NEF, except that
it brings into account additional parameters; namely, changes in operations and
runways projected in the future and the fact that planes are quieter. With respect to the NEP for 2014, the Church
would be in a range of NEP 25-28. In
terms of the current NEP, they are in the range of 30 and 35. This is only a projection, but it is heading
towards a quieter airport. Typically,
for planning, one would use the maximum of the NEF and NEP, so it is still in
the range of NEF 30-35. The Airport is
trying to give a hard and fast line on a planning map. It is a method of finalizing the zone to be
protected, but the idea or principles come from Transport Canada’s document and
that is also referenced in the City’s planning guidelines for land use
planning.
He
displayed an excerpt from Transport Canada’s noise plan for land use guides,
which clearly differentiate schools, churches and residences in greater detail
than just a noise sensitive use. The
Transport Canada Guide still states that above NEF 30, residences are not an appropriate
use, but schools, churches, hospitals, nursing homes would be acceptable uses
with the proviso that architectural controls for the interior noise are put in
place; and, it is certainly technically possible to design the church without
elaborate constructions to maintain acceptable interior noise levels. It is also interesting to note from the
chart that funerals were mentioned, but cemeteries are not one of the uses
known to have a dramatic concern, not only for the use, but the services. Also, the other document referred to in the
OP is the Ministry of Environment’s (MOE) land use planning guidelines; and, in
that regard, their policy for churches, institutions and other residences is to
maintain an appropriate interior noise level of NEF 5. MOE is saying that these institutional can be
placed in whatever NEF so long as the adequate interior NEF level is
maintained.
There is a
differentiation between residential uses and churches, hospitals or schools,
with tighter criteria because of the sleep disruption and also the outdoor
use. Both Transport Canada and MOE
guidelines differentiate between residences and churches, but the operating
zone has combined everything into sensitive uses with no differentiation;
therefore, the operating zone is being interpreted in a stricter sense than those
Guidelines. In terms of design of the
building the construction for the church could still be very standard, but
would have to avoid large windows.
Certainly, it would be designed for the momentary intrusions as opposed
to the average level, such that when a plane passed over, it would not disrupt
the service; and, in his opinion, from a technical background, designing for
that is quite feasible. In terms of
warning clauses or covenants, these are common in residential development, even
if they are outside the operating zone.
Lou
Ranahan provided a comprehensive presentation on the analysis of aircraft noise
as it related to the proposed site of the Metropolitan Bible Church, with a
written copy on file with the City Clerk.
He provided a pie chart of all the take-offs from the Ottawa Airport
between November 2001 and February 2002, and November 2002 and February 2003,
provided by Nav Canada. These were
obtained to satisfy the Church that it was not facing a large problem. Runway 32 impacts the property in
question. He elaborated upon the chart
information for the Committee’s benefit.
He overlaid the different contours to demonstrate the difference between
modern vs. older engines. The Airport
Master Plan indicates the noise problem caused by aircraft will diminish over
time and it relates to the 2014 NEP projection, which has the location in the
25-28 contour, placing this location outside the airport operation influence
zone over time.
Mr. Cohen advised
that the Metropolitan Bible Church has been operating successfully on Bank
Street for 70 years. It expanded in
1967 to meet then new requirements and is now a victim of its own success. As heard, it has been trying for 7 years to
find a replacement site, which will accommodate its facilities, aspirations and
parking requirements. It has looked at
60 sites and found a site where there is no conflict with business and
residences and is inherently good for the proposed use and finds itself bumping
into policy the Airport Authority and City planners are trying to protect. The benefit of the re-location to the City
is that a very prime residential site becomes available and thereby fulfils
some of the City’s most important policies.
The proposal meets the requirements of federal and provincial policy. No one wants to be in dispute with the
Airport Authority. This city is
fortunate with its own local airport authority that has given rise to airport
expansion, increased flights, etc. He
submitted though, there was a lack of perspective and overprotection. The proposal before Committee was a church,
with services on Sunday, youth groups on Friday, to construct to the NEF 5;
and, meet federal and provincial requirements, which will serve no prejudice
whatsoever to the Airport. He drew the
Committee’s attention to “one may construct a hotel within this same zone”,
which has happened. One sleeps in a
hotel, but the message is don’t come and pray in my church.
In
response to a question by Councillor Cullen, Mr. Cohen confirmed that price was
an issue, but it was far from the only issue.
Any number of sites could not accommodate their requirements or there
were other planning issues. Councillor
Cullen acknowledged a number of factors influenced the Church’s decision and
recognized the Church had outgrown its present site. But, the underlining issue is the concerns raised by the Airport
Authority on the interference of the increasing amount of activities and the
noise. Mr. Cohen submitted the church
is now located at Bank and Gladstone with ambulances, fire and police, Bank
Street traffic and a building not built to current standards with no complaints
registered by the Church. The inside of
the new church will be quieter than the existing church.
Councillor
Harder referred to the pie chart with the percentages and inquired if the
delegation had the number of flights per day.
Mr. Ranahan responded that essentially one Sunday in 10 would have
several noisy jets departing on that runway.
Acting
Chair Stavinga referred to the uses not solely based upon Sunday; e.g. nursery
and pre-school being introduced. Would
these be five days per week? Mr. Howe
responded that the church did not currently have plans for five days per week,
but there are facilities in the Christian Education from nursery through to high
school, all indoors. Presently, nothing
is projected for outside and, in fact, they want to expand the inside
facilities with a gym, multi-purpose rooms and meeting rooms. But, it was not currently the intent to have
a nursery school or outside activities.
In fact, the rationale for the amount of land was the parking
requirements to meet City guidelines.
Currently, the Christian education is contained to Sunday and the Youth
Groups on Wednesday, Thursday and Friday night, all indoors. Acting Chair Stavinga noted that as
contained in the memo from Councillor Harder the noise study by the proponent
was prepared to take certain acoustical measures. Mr. Howe responded that the Church was of the opinion that it was
advantageous to build a more efficient building, not only for the sake of
noise, but also because of the cold and heat factor in Ottawa.
Having
heard from all the delegations, the matter returned to Committee for debate.
Councillor
Harder presented a Motion that replaces refuse
in recommendations 1 and 2 with approve
after listening to all the comments and taking into consideration the Airport
has no choice but to come forward to speak against the application due to
policies. The application before the
Committee relates to a church and not a 24/7 operation. On sound attenuation, she had considered
putting forward a Motion, but if the application is approved, the Site Plan
Approval process was the appropriate time to consider those initiatives.
Councillor
Munter briefly commented for the record since his comments on this matter in
the newspaper may have been misconstrued in that he believed the argument
against this use was weak, not the argument in favour. In reading all the documentation, it is a matter
of the religion practiced by the Airport Authority that any use within those
NEF contours is bad. Like Councillor
Harder, he understands why the Airport pursues that position as does everyone,
but in the context of this application, it is one of those instances when blind
faith is not appropriate and the Committee must use common sense, which would
lead it to permit this use for all the reasons outlined by the delegation.
Councillor
Hunter would also support Councillor Harder’s amendment and was impressed by
the work the applicants put into this issue, facing roadblocks and meeting with
the community, objectors and City staff repeatedly and presenting their
evidence today. It certainly indicates
they are coming into this site with their eyes and ears open to what could
potentially happen. The church
representatives have been at the location at all hours and are aware of the
ramifications. He welcomed this vibrant
congregation to the traditional area of Nepean and they will be good neighbours
to the Sikh Temple and other places of worship in or adjacent to the industrial
park. It is a complimentary use and
adds a 7th day of use to an area which is usually quiet at those
times and makes better use of the land and road patterns in the area.
Acting
Chair Stavinga indicated that although she raised questions she would be
supporting the application. She echoed
comments made by Councillors Munter and Harder on the presence of the Airport
Authority. She appreciated the work by
the church to find an appropriate home.
Staff objected to the application for the noise as well as a number of
reasons, one of which was the employment and industrial area. She opined the City had to work towards
integration. People assume services are
only on Sunday; but there may be services at other times, with employees from
the business community attending.
Acting Chair Stavinga advised that staff provided additional wording for
Councillor Harder’s Motion.
Moved by
Councillor J. Harder:
That the Planning and Development Committee recommend Council:
1.
Approve an application to amend the Region of
Ottawa-Carleton Official Plan to allow a noise-sensitive land-use within the
Ottawa Airport Operating Influence Zone, for 7 Deakin Street and direct
staff to prepare such an amendment for adoption.
2.
Approve an application to amend the former City
of Nepean Zoning By-law to rezone 7 Deakin Street from Industrial Park (MP) to
Institutional (I) and revise Sections 13.3.1 and 10.1 to permit a Place
of Worship.
3.
That no further
notice be provided pursuant to Section 34 (17) of the Planning Act.
CARRIED
as amended