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6. ZONING - 95 ROYDON PLACE
ZONAGE - 95, PLACE ROYDON
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Committee recommendation
(This matter is subject to Bill 51)
That Council approve an amendment to Zoning By-law 2008-250 to change the zoning of 95 Roydon Place from General Mixed Use Subzone [GM23 H(22)] to Arterial Mainstreet Exception Zone [AM[1375] H(22)], and to amend Exceptions 1374 and 1375 as shown in Document 1 and detailed in Document 2.
Recommandation DU Comité
(Cette question est assujettie au Règlement 51)
Que le Comité de l'urbanisme et de l'environnement recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 95, place Roydon de Zone d’utilisations polyvalentes générale avec sous-zone [GM23 H(22)] à Zone d’artère principale assortie d’une exception [AM[1375] H(22)] et de modifier les exceptions 1374 et 1375, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
Documentation
1. Deputy City Manager's report Planning, Transit and the Environment dated 6 February 2010 (ACS2010-ICS-PGM-0048).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
06 February 2010 / le 06 février 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 : Mike Wildman, Manager/Gestionnaire, Development Review-Suburban Services/Examen des projets d'aménagement-Services urbains, Planning and Growth Management/Urbanisme et Gestion de la croissance
(613) 580-2424, 27811 Mike.Wildman@ottawa.ca
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OBJET : |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend Council approve an amendment to Zoning By-law 2008-250 to change the zoning of 95 Roydon Place from General Mixed Use Subzone [GM23 H(22)] to Arterial Mainstreet Exception Zone [AM[1375] H(22)], and to amend Exceptions 1374 and 1375 as shown in Document 1 and detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 95, place Roydon de Zone d’utilisations polyvalentes générale avec sous-zone [GM23 H(22)] à Zone d’artère principale assortie d’une exception [AM[1375] H(22)] et de modifier les exceptions 1374 et 1375, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
BACKGROUND
The property is a vacant parcel, approximately 5670 square metres in size, located on the east side of Roydon Place north of West Hunt Club Road. It is surrounded by an industrial plant to the east and to the north, wholesale warehouse and offices to the west, and a parking area to the south at 123 Roydon Place (southeast corner of Hunt Club Road and Roydon Place).
Purpose of Zoning Amendment
This zoning amendment proposes to extend the existing zoning of the property to the south (123 Roydon Place) onto the subject property. This will provide the owner (Costco), who owns both these properties and the office and wholesale warehouse to the west, with greater flexibility to develop the lands on the east side of Roydon Place.
At this time the parking area south of the subject property provides required parking spaces for the office on the west side of Roydon Place. The owner is considering establishing a gas bar (Costco Gas Bar) on the subject lands but also wishes to have the option of relocating the parking spaces from the corner of Hunt Club Road further north onto the subject land. This would free the space at the Hunt Club intersection for a future gas bar if plans change.
Existing Zoning
The site is zoned General Mixed Use, GM23 H(22) which permits a wide range of commercial and light industrial uses including a gas bar. Subzone GM23 prohibits residential uses, but permits other uses such as automobile body shop, automobile dealership, automobile service station, broadcasting studio, car wash, gas bar, hotel, light industrial uses, storage yard and warehouse.
The Arterial Mainstreet, AM[1375] H(22) zone permits a wide range of residential and commercial uses including a gas bar. Exception [1375] permits a parking lot to be off site for the office use at 415 Hunt Club Road.
Proposed Zoning
The applicant proposes that the zoning at 95 Roydon Place matches the AM[1375] H(22) zoning of their property to the south (123 Roydon Place). The rezoning is necessary because the existing zone at 95 Roydon Place, being GM23 H(22), does not permit stand-alone parking lots.
In addition to the applicant’s proposal, staff are recommending that exception [1375] be amended to remove sensitive land uses such as all residential uses from the list of permitted uses in the AM zone.
DISCUSSION
The Official Plan designates the subject property as General Urban Area. Lands with this designation are to contain a full range of housing types and tenures to meet the needs of the population, along with conveniently located commercial uses. Staff recommends approval of the proposed zoning amendment for the off-site parking as it is conveniently located to serve the office use in terms of walking distance to the office building. It also provides the owners with greater flexibility to develop the lands for a future gas bar.
With respect to staff’s recommendation that exception [1375] be amended to remove sensitive land uses such as all residential uses from the list of permitted uses in the AM zone, the policies for the General Urban Area indicate that when considering a proposal for residential, it is important to recognize the new development in relation to the existing built form and planned function for areas. The site is presently zoned GM23 H(22) which permits a wide range of commercial and light industrial uses including a gas bar. Subzone GM23 prohibits residential uses. Based on the findings of the Phase I and II Environmental Site Analysis which concluded that remediation of the soils to Ministry of Environment (MOE) standards is required prior to the development of the subject site, and recognizing that the existing uses to the north and east of 95 and 123 Roydon Place is an industrial plant, staff are recommending that exception [1375] be changed to remove all residential uses from the list of permitted uses in the AM[1375] H(22) zone, as detailed in Document 2. Keeping residential uses for these lands is not seen to implement the overall strategic direction of the Official Plan as it relates to lands designated General Urban Area.
ENVIRONMENTAL IMPLICATIONS
A Phase I and II Environmental Site Analysis submitted in support of this application concluded that remediation of the soils to MOE standards is required prior to the development of the site.
RURAL IMPLICATIONS
N/A
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.
COMMENTS BY THE WARD COUNCILLOR(S)
The Ward Councillor is aware of this application and the staff recommendation.
LEGAL/RISK MANAGEMENT IMPLICATIONS
There are no legal/risk management implications associated with this report.
CITY STRATEGIC PLAN
TECHNICAL IMPLICATIONS
N/A
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
This application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications. More time was required to process the application due to considering the removal of certain land uses from the proposed AM zone.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
DISPOSITION
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.
LOCATION MAP DOCUMENT 1
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed Changes to the Comprehensive Zoning By-law
The subject lands known municipally as 95 Roydon Place be rezoned from GM23 H(22) to AM[1375] H(22).
Exception 1374 of Section 239 – Urban Exceptions - be amended by deleting the words “at 123 Roydon Place” and replacing them with the words “on lands zoned AM[1375] H(22)”.
Exception 1375 of Section 239 – Urban Exceptions - be amended by deleting the words “at 415 West Hunt Club Road” and replacing them with the words “on lands zoned AM[1374] H(22)”, and Column IV is amended by adding the following prohibited uses:
- All residential uses listed in section 185 (2)