15. ZONING
- 2322 Tenth Line Road ZONAGE - 2322, CHEMIN TENTH LINE |
COMMITTEE RECOMMENDATION
That Council approve an amendment to the former
City of Cumberland Zoning By-Law, to change the zoning of 2322 Tenth Line Road
from D-I, Development Industrial to CA1-X1, Commercial Automotive Exception 1,
to permit additional uses as shown in Document 1 and detailed in Document 2.
Que le Conseil approuve une
modification au Règlement de zonage de l’ancienne Ville de Cumberland afin de
changer le zonage du 2322, chemin Tenth Line de D-I, Développement industriel à
CA1-X1, Zone commerciale automobile – exception 1, en vue de permettre des
usages supplémentaires, tel qu’il est indiqué dans le Document 1 et expliqué
dans le Document 2.
Documentation
1. Development Services Department General
Manager’s report dated 27 February 2004 (ACS2004-DEV-APR-0056).
2. Extract of Draft Minutes, 13 April
2004.
Report to/Rapport
au :
Planning
and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
27 February 2004 / le 27
février 2004
Submitted by/Soumis par : Ned Lathrop, General
Manager/Directeur général,
Planning and Development/Urbanisme et Aménagement
Contact Person/Personne ressource : Karen Currie,
Manager / Gestionnaire
Development
Approvals / Approbation des demandes d'aménagement
(613)
580-2424 x28310, Karen.Currie@ottawa.ca
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SUBJECT: |
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OBJET : |
ZONAGE - 2322, CHEMIN TENTH LINE (NO DE DOSSIER
D02-02-03-0195) |
REPORT
RECOMMENDATION
That
the Planning and Environment Committee recommend Council approve an amendment
to the former City of Cumberland Zoning By-Law, to change the zoning of 2322
Tenth Line Road from D-I, Development Industrial to CA1-X1, Commercial
Automotive Exception 1, to permit additional uses as shown in Document 1 and
detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de
l'urbanisme et de l'environnement recommande au Conseil d'approuver une
modification au Règlement de zonage de l'ancienne Ville de Cumberland afin de
changer le zonage du 2322, chemin Tenth Line de D-I, Développement industriel à
CA1-X1, Zone commerciale automobile - exception 1, en vue de permettre des
usages supplémentaires, tel qu'il est indiqué dans le Document 1 et expliqué
dans le Document 2.
BACKGROUND
The site is located at 2322
Tenth Line Road, on what will be the south-west corner of the intersection of
the Blackburn Hamlet By-Pass and Tenth Line Road. The north-east corner of that
intersection has a commercial zone that does not permit automotive related
uses, such as a gas bar. There is an
existing four unit residential building on the property. The west side of Tenth Line Road has been
identified for industrial development and is currently vacant, save for a few
existing homes on private services. The east side of Tenth Line is subject to a
number of applications relating to the development of the Avalon Community.
The Council Approved
Official Plan designates the subject land within an Employment Area. The proposed use is envisioned in an
Employment Area, as it will provide service to both those within the Employment
Area, as well as, those traveling along the By-pass through the area
The former Regional Official
Plan contemplated commercial and industrial uses within this Business Park. The
former Cumberland Official Plan designates the area as Mixed Use Business Park
Category A. Those designations
contemplate a range of industrial uses and accessory service commercial and highway
commercial uses. Clearly this proposal
falls within what one would consider to be an accessory service use to the
industrial and business park.
Details of Recommended
Zoning
The recommended rezoning of
2322 Tenth Line Road is from 'D-I', Development Industrial to 'CA1-X1',
Commercial Automotive Exception 1 to permit a gas bar along with a car wash, a
convenience store, a take-out food counter, including a drive through window, a
quick lube and an automated teller machine.
The existing Commercial Automotive Zone (CA1) permits most of the requested
uses, but will require an exception to allow the quick lube. The quick lube falls under the definition of
an Automotive Repair Garage, Non-Commercial, and would need to be added as an
additional permitted use.
There is some concern with
this development being premature. The
storm water management system, the central sanitary sewers nor the Blackburn
Hamlet By-pass are in place. This will
be the first development to occur south of the Hydro Corridor between Tenth
Line and Mer Bleue Roads. The zoning
for the remainder of the urban portion of this area is
Development-Industrial zone.
Traffic Issues - Interim access will be off of Tenth Line
only, with the long term being an additional right-in right-out off of the
By-pass. These issues can and will need
to be specifically addressed through the site plan approval process.
Servicing Issues - The
subject area does not have full services.
Water is currently available to this site and sanitary sewer is
scheduled to be installed along Tenth Line Road in 2005. These are to
primarily service the residential development on the east side of the road,
known as Avalon. The area lies within a
storm water management area to be serviced to the south that is not yet
constructed. The applicant has
submitted a preliminary servicing report to demonstrate how the site will
function in the interim as well as long-term.
Staff have reviewed this preliminary report and note that it
demonstrates that the proposed interim measures to contain run-off on site and filtering to road side ditches
is adequate until such time as the area to the south and west develops and the
storm pond is created. Requirements
will be incorporated into any development agreement to layout how servicing
will be accomplished. With respect to
sanitary servicing, the site plan will
not be considered until such time as the pumping station and services are
available. The zoning application can be supported as the applicant's have
demonstrated that services can be provided and it is therefore not premature.
This property does not abut
any residential properties. Tenth Line
Road will separate this use from any residential uses on the east side of the
road. Given the typical concerns of
residential property owners with this proposed type of facility, identifying
the site prior to the residential development occurring reduces the opportunity
for misunderstanding.
Interim Storm Water
Management will be handled through the site plan control process and will
necessitate on-site controls with respect to water quantity and quality. .
CONSULTATION
Notice of this application
was carried out in accordance with the City's Public Notification and
Consultation Policy. Information signs were posted on-site indicating the
nature of the application. 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.
The Southeast Innes Community Association offered no objection but requested details on the access, especially any future proposal for commercial in relation to adjacent residential uses. That community association was faxed a copy of the preliminary site plan submitted as part of the zoning application, and will remain on the circulation list for any other development in this area.
FINANCIAL
IMPLICATIONS
N/A
This application was
processed within the timeframe established for the processing of Zoning By-Law
Amendment applications.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
Department of Corporate Services, Secretariat Services to notify the owner (151471 Ontario Ltd, Suite 203 1187 Bank Street, Ottawa K1S 3X7 and Emparrado Corp, Attn. Kevin McCram, 190 Lisgar St. Ottawa K2P 0C4), applicant (Dan Paquette, Paquette Planning Associates Ltd., 56 Hutchinson Ave, Ottawa K1A 4Y3), All Signs, 8692 Russell Road, Navan, ON K4B 1J1, and the Program Manager, Assessment, Department of Corporate Services of City Council's decision.
Development Services Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.
Department of Corporate Services, Legal Services Branch to forward the implementing by-law to City Council.
EXPLANATORY
NOTE Document
2
EXPLANATORY NOTE TO BY-LAW 2004-
By-law Number 2004- amends Zoning By-law 1-84
of the former City of Cumberland.
The amendment affects the property at 2322 Tenth Line Road, which is
located on the west side of the road at what will be the southwest corner of
the intersection of the Blackburn Hamlet By-Pass and Tenth Line Road, as shown
on the attached Location Map.
The application is to rezone the subject
property from "D-I" ( Development Industrial ) to "CA1-X1"
(Commercial Automotive CA1- Exception One).
The current zoning limits all new uses but recognizes the intent to
proceed with industrial uses in area, subject to rezoning. The proposed zoning will achieve an
automotive related service use in what will be a high vehicle traffic intersection
as well as provided some ancillary services uses for the area on the west side
of Tenth Line Road that will develop as an employment area.
For further information, please contact Cheryl
McWilliams at 580-2424 ext. 30234.
DETAILS OF
RECOMMENDED ZONING Document
3
The subject property would be zoned from
D-I to CA1-X1, with the following section added to the City of Cumberland Urban
By-law, No.1-84:
7.13
(c) CA1-X1 Commercial
Automotive - Exception One
i) In addition to the Permitted Uses of paragraph 7.13(a),
the following use is
permitted on the lands zoned CA1-X1:
- Automobile Repair Garage,
Non-Commercial
ZONING - 2322 Tenth Line Road
ZONAGE - 2322, CHEMIN TENTH
LINE
ACS2004-DEV-APR-0056 cumberland (19)
Chair Hume began
by reading a statement required under the Planning
Act, which advised that anyone who intended to appeal this proposed 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.
Dan Paquette, Paquette Planning Associates Ltd., was present in support of the recommendation contained in departmental
report dated 27 February 2004. The
Committee approved the recommendation.
That the Planning and Environment Committee
recommend Council approve an amendment to the former City of Cumberland Zoning
By-Law, to change the zoning of 2322 Tenth Line Road from D-I, Development
Industrial to CA1-X1, Commercial Automotive Exception 1, to permit additional
uses as shown in Document 1 and detailed in Document 2.
CARRIED