4. ZONING - 2310 PAGÉ ROAD ZONAGE
- 2310, CHEMIN PAGÉ |
Committee recommendationS
(This
application is subject to Bill 51)
That
Council:
1. Approve an amendment to Zoning By-law
2008-250 to change the zoning of 2310 Pagé Road from R1W – Residential First
Density Zone, Subzone W to LC[xxxx] – Local Commercial Zone Exception [xxxx],
as shown in Document 1 and as detailed in Document 2.
2. Approve an amendment to the former City
of Gloucester Zoning By-law to change the zoning of 2310 Pagé Road from Rs 1 -
Residential, Single Dwelling Zone to Cn (EXX) - Commercial Neighbourhood
(Exception XX) Zone, as shown in Document 1 and as detailed in Document 2.
RecommandationS du Comité
(Cette
demande est assujettie au Règlement 51)
Que le Conseil :
1.
approuve
une modification au Règlement de zonage 2008-250 en vue de changer la
désignation de zonage du 2310, chemin Pagé de R1W – Zone résidentielle de
densité un, sous-zone W à LC [xxxx] – Zone de commerces locaux assortie d’une
exception [xxxx], comme il est indiqué dans le Document 1 et expliqué en détail
dans le Document 2.
2. approuve une modification au Règlement
de zonage de l’ancienne Ville de Gloucester en vue de changer la désignation de
zonage du 2310, chemin Pagé de Rs 1 – Zone résidentielle de maisons
unifamiliales à Cn (EXXX) Zone commerciale de quartier (exception XX), comme il
est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
Documentation
1.
Deputy
City Manager, Planning, Transit and Environment report dated 30 July 2008
(ACS2008-PTE-PLA-0167).
Report to/Rapport au :
Planning and Environment
Committee
Comité de l'urbanisme et de l'environnement
30 July 2008 / le 30 juillet 2008
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,
Planning Branch/Direction de l’urbanisme
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the recommend Council:
1.
Approve an amendment to Zoning
By-law 2008-250 to change the zoning of 2310 Pagé Road from R1W – Residential First Density Zone, Subzone W to LC[xxxx] – Local Commercial Zone Exception [xxxx], as
shown in Document 1 and as detailed in Document 2.
2.
Approve an amendment to the former City of Gloucester
Zoning By-law to change the zoning of 2310 Pagé Road from Rs 1 - Residential,
Single Dwelling Zone to Cn (EXX) - Commercial Neighbourhood (Exception XX)
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 :
1. d’approuver
une modification au Règlement de zonage 2008-250 en vue de changer la
désignation de zonage du 2310, chemin Pagé de R1W – Zone résidentielle de
densité un, sous-zone W à LC [xxxx] – Zone de commerces locaux assortie d’une
exception [xxxx], comme il est indiqué dans le Document 1 et expliqué en détail
dans le Document 2.
2.
d’approuver
une modification au Règlement de zonage de l’ancienne Ville de Gloucester en
vue de changer la désignation de zonage du 2310, chemin Pagé de Rs 1 –
Zone résidentielle de maisons unifamiliales à Cn (EXXX) Zone commerciale de
quartier (exception XX), comme il est indiqué dans le Document 1 et expliqué en
détail dans le Document 2.
BACKGROUND
The subject
land, municipally known as 2310 Pagé Road, is located at the southwest corner
of Pagé Road and Innes Road.
The site is
currently vacant. It is bound to the west by an existing residential
subdivision, a proposed commercial use to the east across from Pagé Road, and a
strip mall with a gas bar to the northeast. This site encompasses an area of
2073 square metres.
The proposed Zoning By-law amendment has been submitted to establish a commercial use that consists of a medical/dental clinic and professional offices.
DISCUSSION
The current designation as per the Official Plan is “General Urban Area”. This designation promotes the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, service, cultural and institutional uses that will facilitate the development of complete and sustainable communities.
Comprehensive Zoning By-law
The Comprehensive Zoning By-law has 2310 Pagé Road zoned R1W. The zone permits a bed and breakfast, a detached dwelling, a diplomatic mission, a group home, a home-based business, a retirement home and a secondary dwelling unit. The applicants have requested that the subject lands be rezoned, LC[xxx] - Local Commercial Exception [xxxx]. The LC[xxxx] zone will limit uses on the site to a medical facility and office.
Former City of Gloucester Zoning By-law
According to the former City of Gloucester Zoning By-law, the site is zoned Rs 1 - Residential, Single Dwelling. This zone permits a single dwelling.
The applicants have requested that the lands be rezoned to a Cn (XX) Zone. Permitted uses in this zone would include a commercial office and a medical and/or dental office or clinic. This zone would also contain alternate landscape, density, building height and parking requirements.
Analysis
Staff have reviewed the applicant’s request to introduce commercial uses in this location and have concluded that it is appropriate and consistent with the Official Plan policy of facilitating the development of complete and sustainable communities. The primary land use in this designation is intended to be residential, however other ancillary commercial and institutional uses may be permitted subject to criteria.
This rezoning will introduce a commercial component within a residential area; however, this component will be located at the edge of the neighbourhood. The proposed commercial uses will be situated across Innes Road from another commercial use and will be comprised of professional and medical offices. Staff consider these uses complementary to the surrounding uses. By their nature, the proposed uses will not have a negative impact on the neighbourhood, since such uses typically limit their operations to weekdays. Moreover, the building will be placed the farthest possible from the residences. The placement of the building in this manner adjacent to the streets will enhance the pedestrian realm and streetscape. The site is well suited for the proposed use given its location at the signalized intersection of an arterial road and a collector road. Three peak-hour bus routes serve this site.
In order to ensure that the site is limited to medical and professional offices as requested by the applicants, it will be necessary to introduce a new exception Local Commercial Zone in the Comprehensive Zoning By-law. This exception will remove all other permitted uses associated with the LC Zone. No other changes to the by-law have been requested. A number of changes have been requested to alter the parking, landscaping, height and density provisions of the Cn Zone of the former City of Gloucester Zoning By-law. Those alterations result in the performance standards of the Comprehensive Zoning By-law amendment being mirrored in the former City of Gloucester Zoning By-law amendment.
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. Document 3 contains the details of the consultation process and comments received.
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 delay associated with the submission of the conceptual plan.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner, Clifford and Susan Bablitz, 1953 Montclair Avenue, Ottawa, ON K1W 1H9, applicant, same as owners, 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 Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.
Legal Services Branch 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 property known municipally as 2310 Pagé Road is to be rezoned from R1W Zone to LC[xxxx].
- A new exception zone, LC[xxxx], is to be added to Section 239 containing the following provisions:
Uses Prohibited:
animal care establishment
animal hospital
bank
bank machine
community gardens
community health and social services centre
convenience store
day care
instructional facility
municipal service centre
personal service business
recreational and athletic facility
restaurant
retail food store
retail store
service and repair shop
small batch brewery
Proposed Changes to By-law former City of Gloucester Zoning By-law No. 333 of 1999
- The property known municipally as 2310 Pagé Road is to be rezoned from Rs1 to Cn (XX).
- A new exception zone, Cn (XX) is to be added to Section 8.15 containing the following provisions:
a)
Permitted uses will be limited to:
Commercial
office; and
Medical and/or
dental office or clinic
b) Development density: 0.52 floor area ratio, maximum.
c) Minimum landscape requirements:
3.0 m2 per metre of residential zone boundary, which shall abut the residential zone.
d) Maximum Building Height: 12.5 metres
e) Medical Clinic parking space requirements: 1 space per 25 m2 gross floor area
f) Commercial Office parking space requirements: 1 space per 28.5 m2 of gross floor area.
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. A community meeting for this application was held on June 16, 2008. A few residents attended the community meeting and five written comments were received.
Comments from the Public
1) Concern was expressed over the expectation that the uses on the south side of Innes and west of Page Road would remain residential following the expropriation and widening of Innes Road.
2) It was noted that the Cn – Commercial Neighbourhood zone permits a range of commercial uses not necessarily appropriate adjacent to residential uses.
3) There was not enough detail provided for residents to determine if the proposal could be acceptable.
4) Concern was expressed over the increase in traffic on a commercial site.
Response to comments
1) At the time of the Innes Road expropriation and widening there were no proposals for commercial uses. Since then an application has been filed and is being reviewed in accordance with the Official Plan and the site’s context within the community. This site is different from others in the immediate area, as it does not have frontage and access to Buttonfield Place.
2) Subsequent to the initial application the proposal was refined to limit the use to medical facility and office uses only.
3) A concept plan was submitted and presented at the community meeting, showing the proposed layout of the site. The building is proposed at three storeys and would be located at the corner of Innes Road and Page Road, furthest from the residences. The concept plan also shows a three-metre landscape buffer around the sides of the property abutting the residences.