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7. ZONING - 1840 WALKLEY ROAD ZONAGE
- 1840, CHEMIN WALKLEY |
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 1840 Walkley Road from IL, Light Industrial
Zone, to IL [xxx] exception zones as shown in Document 1 and as detailed in
Document 2.
2. Approve an amendment to former City of
Ottawa Zoning By-law 93-98 to change the zoning of 1840 Walkley Road from IP
F(1.0), Industrial Business Park Zone, to IP[xxx] F(1.0) exception zones, 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 afin de changer la désignation
de zonage du 1840, chemin Walkley de IL, Zone d’industrie légère, à IL[xxx],
zone assortie d’exceptions, comme il est indiqué dans le Document 1 et expliqué
en détail dans le Document 2.
2.
approuve
une modification au Règlement de zonage 93-98 de l’ancienne Ville d’Ottawa afin
de changer la désignation de zonage du 1840, chemin Walkey de IP F(1.0), Zone
de parc d’affaires industriel, à IP[xxx] F(1.0), zone assortie d’exceptions,
comme il est indiqué dans le Document 1 et expliqué en détail dans le Document
2.
Documentation
1. Deputy City Manager, Planning, Transit and the Environment report dated 24 September 2008
(ACS2008-PTE-PLA-0199).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
24 September
2008 / 24 septembre 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 : Danny
Page, Acting Manager/Gestionnaire intérimaire, Development
Approvals/Approbation des demandes d'aménagement, Planning Branch/Direction de
l’urbanisme
(613) 580-2424, 27595 Danny.Page@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATIONS
That the Planning and
Environment Committee recommend Council:
1. Approve an amendment to Zoning By-law
2008-250 to change the zoning of 1840 Walkley Road from IL, Light Industrial
Zone, to IL [xxx] exception zones as shown in Document 1 and as detailed in
Document 2.
2. Approve an amendment to former City of
Ottawa Zoning By-law 93-98 to change the zoning of 1840 Walkley Road from IP
F(1.0), Industrial Business Park Zone, to IP[xxx] F(1.0) exception zones, as
shown in Document 1 and as detailed in Document 2.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de recommande au Conseil :
1. d’approuver
une modification au Règlement de zonage 2008-250 afin de changer la désignation
de zonage du 1840, chemin Walkley de IL, Zone d’industrie légère, à IL[xxx],
zone assortie d’exceptions, 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 93-98 de l’ancienne Ville d’Ottawa afin
de changer la désignation de zonage du 1840, chemin Walkey de IP F(1.0), Zone
de parc d’affaires industriel, à IP[xxx] F(1.0), zone assortie d’exceptions,
comme il est indiqué dans le Document 1 et expliqué en détail dans le Document
2.
BACKGROUND
This property is located on the south side of Walkley Road, west of Don Reid Drive and east of where Heron Road terminates at Walkley Road. The property has an area of approximately 2.48 hectares with a frontage of 519 metres on Walkley Road. Current site development consists of a one-storey, 8361 square metre industrial building. Surrounding area uses consist of low and medium density residential to the north, the Ottawa Business Park to the east and south, and industrial development to the west.
Purpose of
Zoning Amendment
The property owner is proposing to convert the existing industrial building into a self-storage facility. The requested zoning amendment will refine the definition of a warehouse to reflect that site specific use and to reduce the required parking rate calculation for the self-storage use. Subsequent to the submission of the zoning application, the owner submitted a severance application to the Committee of Adjustment to sever off the easterly portion of the property which is currently undeveloped. As a result, the owner is requesting a number of current and former City of Ottawa site specific zoning provisions be modified. This would include an exception to allow a shared driveway between with the property to be retained and the proposed severed property, an increase in the allowable building coverage and a reduction to the required interior yard landscape strip.
The
Comprehensive Zoning By-law zone designation for this property is IL, Light
Industrial Zone. The purpose of this
zone is to permit a wide range of low impact light industrial uses, as well as
office and office-type uses in areas designated Employment Area in the Official
Plan.
Former
City of Ottawa Zoning By-law
The former City of Ottawa has a similar corresponding zone designation, IP, Industrial Business Park Zone. This zone permits light industrial uses, as well as research and high-technology manufacturing uses in areas designated as what is now known as Employment Area in the Official Plan. The IP zone does not permit a stand alone office as a use.
A
site specific exception to the IL zone designation is proposed that reduces the
required parking rate calculation for a self-storage facility, and allows for a
shared driveway between the self-storage facility and a lot to be severed to
the east. There will also be a
reduction in the required landscape strip between the lot to be severed.
Former
City of Ottawa Zoning By-law
A
similar site specific exception to the IP zone designation is proposed to
reduce the parking requirement for a self-storage facility and to permit a
shared driveway. In addition, the
exception will include an increase in the allowable building coverage for the
lot to be retained with the self-storage facility.
DISCUSSION
Official Plan
The Official Plan designates the subject lands as Employment Area. Employment Areas enable a variety of industrial activities ranging from heavy industrial uses to campus style business park developments. Employment Areas generally permit industrial and employment-generating uses, such as warehousing and distribution, manufacturing, communications, storage, construction, office, institutional, and research and development uses. Employment areas are ideally situated near 400-series highways and multi-lane arterials to ensure their operations have a limited to impact on surrounding areas.
Compatibility Considerations
This property fronts onto Walkley Road which is designated as an arterial roadway on Schedule “E” of the Plan. Employment uses are encouraged to establish under the Employment Area designation provided there are no foreseeable compatibility issues between land uses. Compatibility considerations include building height, bulk or mass, scale relationship to setbacks from the street and neighbouring development. In this case, the property abuts the Ottawa Business Park to the south and industrial and industrial servicing development immediately to the east and to the west of the site. The proposal is mainly an internal building alteration with the addition of a second floor within existing warehouse space, and a second-storey addition at the front of the building. This will be in keeping with the massing and height of development found within the business park to the south. The zoning to allow a modified warehouse use to accommodate a self-storage facility is considered to be an appropriate and compatible with the area’s light industrial land uses. The building alteration is considered to be minor and will have no significant impact on the residential land uses on the north side of Walkley Road.
Intensification
Recently
the Committee of Adjustment conditionally approved a severance for the vacant
easterly portion of the lands subject to a successful outcome to this zoning
application. The condition imposed
required zoning amendments to increase the allowable building coverage from 40
per cent to 48 per cent in the former City of Ottawa Zoning By-law, and a
reduction in the minimum landscape strip requirement in the Comprehensive
Zoning By-law. The recommendation to
increase the maximum building coverage is considered to be appropriate in light
of policies that encourage intensification and the development of underutilized
lands in the Official Plan. This
recommendation is also consistent with the Comprehensive Zoning By-law that
does not impose a maximum building coverage.
With respect to the minimum landscape strip requirement between property
lines, the Zoning By-law amendment will be structured to ensure the strip on
the westerly property will be reduced and the easterly property will be
increased. This will result in the same
amount of buffering equivalent to what would normally be required between the
two properties. This will allow for
individual storage unit access from that side of the building and maintain the
zoning intent in providing landscape buffering between two properties.
Transportation and Parking
A Transportation Brief was
submitted with this zoning application.
The purpose of the brief was to verify whether a reduction to the
required parking calculation for a self-storage facility was warranted. The brief concluded that a reduction in the
parking rate was justified in this particular case. Staff have accepted the
brief’s conclusion. Within the zoning details outlined in Document 2, the
maximum size of an individual storage unit will be limited to 80 square
metres. The purpose of this is to
ensure that any reduction to the parking calculation will only be applied to a
storage facility having limited-sized storage units.
Also within the zoning details, there is a proposed amendment to the Zoning By-laws driveway provisions in both the former City of Ottawa Zoning By-law and the Comprehensive Zoning By‑law. The amendment is to allow for a shared driveway between the westerly property occupied by the self-storage facility and the property to the east. This zoning change was as a result of a request from the ward Councillor and agreed to by the applicant. Although in a staff review of the proposed severance did not identify any safety concerns in having two separate driveways, there were no objections to having one shared driveway provided that there would be a future maintenance and liability agreement between the two property owners. This agreement would become a future condition of site plan approval for the development of the easterly property.
In summary, the proposal to change the zoning to permit a self-storage facility at 1840 Walkley Road is considered to be consistent with the policies of the Official Plan. Therefore, the requested Zoning By-law amendment is recommended for approval.
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.
FINANCIAL IMPLICATIONS
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 refinement of the zoning details by the applicant.
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, Dymon Capital Corporation, 380 Hunt Club Road, Ste. 105, Ottawa, ON, K1V 1C1, applicant, Fotenn Consultants Inc., 223 McLeod Street, Ottawa, ON, K2P 0Z8, 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 Comprehensive Zoning By-law
Proposed
changes to By-law 2008-250
Change
the Zoning of the lands shown as Areas A and B on Document 1 from IL, Light
Industrial Zone, to IL [xxx], Light Industrial Exception Zones, with the
following site specific exception:
a) a) clauses 100 (1) (a) and (c) of Part 4 –
Parking, Queuing, and Loading Provisions, do not apply.
b) b)
subclause (b), table 110 of Part 4, Minimum Required Width of a Landscaped
Buffer in a Parking Lot, does not apply and the following shall apply:
I.
i) the minimum landscape strip width requirement for the
easterly portion of Area A be reduced from 1.5 metres to 1.0 metres, and
II.
ii) the minimum landscape strip width requirement for the
westerly portion of Area B be increased from 1.5 metres to 2.0 metres.
c) c)
Table 101, subclause (de), of Part 4,
Minimum Parking Space Rate for a warehouse use does not apply to Area A
and parking shall be calculated at a rate of 1 parking space for every 1000
square metres of gross floor area provided that the maximum floor area for
individual warehouse units does not exceed 80 square metres.
Proposed changes to By-law No. 93-98 for
the former City of Ottawa
Change the Zoning of the lands shown as Areas A
and B from IP F(1.0), Industrial Business Park Zone, to IP[xxx] F(1.0),
Industrial Business Park Exception Zones, with the following site specific
exceptions:
a) a)
section 24, paragraph (c), of Part 2, Driveway Provisions, does not apply.
b) b)
subclause (viii), table 456 of Part 8, IP Zone Regulations, does not apply to
Area A, and the maximum lot coverage shall be 48%.
c) c)
Table 54 subclause (iii), of Part 3,
Parking for Industrial Uses for a warehouse use does not apply to Area A
and parking shall be calculated at a rate of 1 parking space for every 1000
square metres of gross floor area provided that the maximum floor area for
individual warehouse units does not exceed 80 square metres.
CONSULTATION DETAILS DOCUMENT
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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.
COUNCILLOR’S COMMENTS
Councillor Diane Deans provided
the following comments:
1) Please ensure
that the applicant provides ample landscaping for this site.
2) Due to the
potential impact of this proposal on the neighbouring residential community,
please ask the applicant to contact the City Councillor for the abutting ward.
3) The applicant has indicated an interest in severing the small parcel of land to the east of the existing building for future development or sale. If there is to be a severance, please ensure that the new property and the retained property share a joint access to their sites.
Response
1) Landscaping of the property will be addressed through a future site plan control application.
2) The public
notification of the application included Councillor Peter Hume and the
applicable community groups on the north side of Walkley Road.
3) The applicant is agreeable to having a shared access with the proposed severed property to the east and staff has no objections subject to the registration of a maintenance and liability agreement for the access as a condition of severance.