1.         OFFICIAL PLAN AND ZONING  - 4401 FALLOWFIELD ROAD

 

plan officiel et zonage - 4401, chemin fallowfield

 

 

 

Committee RECOMMENDATIONS AS AMENDED

 

That Council:

 

1.         Approve an amendment to the former Nepean Official Plan and the City Council Adopted Official Plan Volume 2-A Secondary Plans for 4401 Fallowfield Road as shown in Document 1 and detailed in Document 2.

 

2.                  Approve an amendment to the former Nepean Zoning By-law to amend the zoning for 4401 Fallowfield Road to add an automotive service station and car washing establishment for the subject site as shown in Document 1 and as detailed in revised Document 3.

 

And that no further notice be provided pursuant to Section 34 (17) of the Planning Act.

 

 

RECOMMANDATIONS MODIFIées DU Comité

 

Que le Conseil :

 

1.         approuve une modification au Plan officiel de l’ancienne Ville de Nepean et au Plan officiel adopté par le Conseil municipal, volume 2‑A, Plans secondaires, concernant le 4401 du chemin Fallowfield, comme il est représenté dans le document 1 et précisé dans le document 2;

 

2.         approuve une modification au Règlement de zonage de l’ancienne Ville de Nepean visant à modifier le zonage du 4401 du chemin Fallowfield afin d’ajouter une station‑service et un lave‑auto à cet emplacement, comme il est représenté dans le document 1 et précisé dans le document 3 revisé.

 

Il est en outre résolu qu’aucun autre avis ne sera donné à ce sujet, conformément au paragraphe 34 (17) de la Loi sur l'aménagement du territoire.

 

Documentation

 

1.         Deputy City Manager, Planning and Growth Management report dated 27 January 2005 (ACS2005-DEV-APR-0054).

 

2.         Extract of Draft Minutes, 12 April 2005.

 


Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de environnement

 

and Council / et au Conseil

 

27 January 2005 / le 27 janvier 2005

 

Submitted by/Soumis par : Ned Lathrop, Deputy City Manager/Directeur municipal adjoint,

Planning and Growth Management / Urbanisme et Gestion de la croissance 

 

Contact Person/Personne ressource : Karen Currie, Manager / Gestionnaire

Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424 x28310, Karen.Currie@ottawa.ca

 

Bell - South Nepean Ward (3)

Ref N°: ACS2005-DEV-APR-0054

 

 

SUBJECT:

OFFICIAL PLAN AND ZONING  - 4401 FALLOWFIELD ROAD - (FILE NO. D01-01-04-0022 AND D02-02-04-0138)

 

 

OBJET :

plan officiel et zonage - 4401, chemin fallowfield

 

REPORT RECOMMENDATION

 

That the Planning and Environment Committee recommend that Council:

 

1.         Approve an amendment to the former Nepean Official Plan and the City Council Adopted Official Plan Volume 2-A Secondary Plans for 4401 Fallowfield Road as shown in Document 1 and detailed in Document 2.

 

2.         Approve an amendment to the former Nepean Zoning By-law to amend the zoning for 4401 Fallowfield Road to add an automotive service station and car washing establishment for the subject site as shown in Document 1 and as detailed in Document 3.

 

RECOMMANDATION DU RAPPORT

 

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil :

 

1.         d’approuver une modification au Plan officiel de l’ancienne Ville de Nepean et au Plan officiel adopté par le Conseil municipal, volume 2-A, Plans secondaires concernant le 4401, chemin Fallowfield, comme il est représenté dans le document 1 et précisé dans le document 2;

 

2.         d’approuver une modification au Règlement de zonage de l’ancienne Ville de Nepean visant à modifier le zonage du 4401, chemin Fallowfield afin d’ajouter une station-service et un lave-auto à cet emplacement, comme il est représenté dans le document 1 et précisé dans le document 3.

 

BACKGROUND

 

This application affects a parcel of land located at the north-west intersection of Fallowfield Road and Strandherd Drive just west of Barrhaven. The site lies in an area of undeveloped land south of the Cedarhill and Orchard Estates communities and benefits from access to Highway 416 off Fallowfield Road. These lands are subject to the policies of the Secondary Plan for Areas 9 and 10. The Plan was implemented by the City of Nepean to guide the future development of this area.

 

Official Plan Conformity

 

The site is designated Prestige Business Park in the Secondary Plan for Areas 9 and 10, which Plan is part of the Council Adopted Official Plan Volume 2-A Secondary Plans and the former Nepean Official Plan. The policies of the Prestige Business Park do not allow for an automotive commercial use, but reinforce the development of research and development facilities and technology industries in a business campus format.

 

The Official Plan Amendment being sought is to amend the policies of the Secondary Plan for Areas 9 and 10, specifically Policy 2.2.5.1, to add an automotive commercial use to this designation, for this site only. Policy 2.2.4 Commercial Area is also being amended to remove the reference to automotive commercial use for a vacant site located immediately south of the subject lands on the opposite side of Strandherd Drive, the only designation within this Secondary Plan where these automotive uses are currently permitted.   

 

Existing and Proposed Zoning

 

The property is currently zoned MBC Blocks 4 (H) - Industrial Business Campus Holding Zone, which zone does not permit automobile service station and related facilities. The proposed zoning amendment will add an automobile service station and accessory uses with a drive through facility, including a car washing establishment to the Industrial Business Campus Holding Zone - Block 4, specifically for 4401 Fallowfield Road. Lifting of the Holding will be subject to the conditions contained in the MBC Blocks 4 and 5 (H) zone that applies more broadly to all of the lands between Strandherd Drive and Highway 416. These conditions among others, requires a concept plan for the overall development, traffic impact study and serviceability study.

 

 


DISCUSSION

 

The Secondary Plan for Areas 9 and 10 was prepared by the former City of Nepean in consultation with stakeholders and area community associations around 1999. The Plan provides policies to guide the future development of these significant land holdings. One of the principle objectives of the plan, since it applies to an area that is the gateway to South Nepean from Highway 416, is to present a positive image and enhance views and vistas into the area.

 

During the creation of the Secondary Plan, discussions around commercial and automotive uses led to policies that specify the locations where these uses are most appropriate. The concern being to minimize the potential negative impacts these uses may have on the overall plan objectives. As a result, two locations were selected to be designated as Commercial Areas. The first site is located at the south-east corner of the intersection of Fallowfield Road and Strandherd Drive and the second at the corner of Cedarview and Strandherd Drives (see Document 4).  The Commercial Area was selected as the only designation within which automotive commercial uses would be permitted, more specifically within the Fallowfield and Strandherd site. The stakeholders at the time had an interest in this larger commercial site as a location for the proposed gas bar, convenience store and car wash and were successful in securing the designation for this purpose.

 

A number of years have passed without development in this area, primarily due to a lack of services. Extension of Jock River Collector Sewer being the main obstacle. The applicant has also re-evaluated their originally intended location for the gas station on the south side of Strandherd Drive, and now wishes to locate the facilities on the north side of this intersection, hence the request for the Official Plan and Zoning By-law Amendment.

 

The policy changes being proposed to the Secondary Plan will simply relocate the already permitted automotive uses from the south to the north side of this intersection. The policies are being amended to add the uses to the Prestige Business Park designation and simultaneously remove them from the Commercial Area designation located on the south side of Strandherd Drive in this location. This will ensure that there is still only one opportunity for a gas station at this intersection. This amendment does not open the possibility for another such use in this location.

 

The Cedarhill and Orchard Estates Community Association has submitted correspondence detailing their objections to this proposal. A summary of the issues raised is contained in Document 5. The main reason for the objections is the Association’s fear that this amendment opens the door for future incompatible uses in this triangle of land. They had significant involvement in the drafting of the Secondary Plan and their efforts were successful in achieving a buffer between the Prestige Business Park and their residential country lot development. The Department shares in this concern that land uses not violate the intent of the Secondary Plan. This amendment does not create the opportunity that the Association most fears. The Amendment seeks only to move the uses that are already permitted at this intersection, from one side of the street to the opposite. Hence the policy changes contemplated remove the uses from the Commercial Area designation and add them to the Prestige Business Park designation for this site only, and not the entire triangle lands. The opportunity for buffering and screening of the business park land uses from the community are not jeopardized because the use is still some 300 metres away from the perimeter of the community and subject to site plan control approval. The latter process will afford staff and the community the ability to review and comment on the site plans. Any further changes to the designation that abuts the Cedarhill and Orchard Estates Community will have to go through the same Official Plan and Zoning By-law amendment process and be evaluated on its own merits.

 

The proposed location is intended to attract outbound traffic and the morning peak workday traffic. The present site where the use is permitted affords maximum exposure to traffic entering the South Urban Area and should the amendment be approved, this will free up one of the most prominent locations on entry into the community.

 

 The Department is supportive of the proposal, as it does not compromise the objectives of both the Council Adopted and former Nepean Official Plan policies related to the Prestige Business Park designation and the overall South Nepean Urban Area. This amendment simply moves already permitted land uses from one corner to another at the same intersection. It maintains the overall development pattern contemplated for Secondary Plan Area 9 and 10.

 

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.  Correspondence, both in support and against the proposal was received from area residents, including the Cedarhill and Orchard Estates Community Association. A community meeting was held on January 19, 2005.  A summary of the main issues identified through the letters, e-mail correspondence and the community meeting, is attached in Document 5.

 

FINANCIAL IMPLICATIONS

 

N/A

 

APPLICATION PROCESS TIMELINE STATUS

 

These applications were processed by the "On Time Decision Date" established for the processing of Official Plan and Zoning By-law amendments.

 

SUPPORTING DOCUMENTATION

 

Document 1      Location Map

Document 2      Draft Official Plan Amendment

Document 3      Details of Recommended Zoning

Document 4      Schedule A Land Use Areas 9 and 10 (Council Adopted Official Plan Volume 2-A Secondary Plans)

Document 5      Consultation Details

 

DISPOSITION

 

Corporate Services Department, Secretariat Services to notify the applicant Mr. Brad Lockwood, Fleming Developments, 700-2081 Merivale Road, Nepean, Ont  K2G 1G9,  All Signs, 8692 Russell Road, Navan, ON  K4B 1J1, and the Program Manager, Assessment, Department of Corporate Services of City Council’s decision.

 

Planning and Growth Management Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.

 

Corporate Services Department, Legal Services Branch to forward the implementing by-law to City Council.

 


LOCATION MAP                                                                                                         Document 1


DRAFT OFFICIAL PLAN AMENDMENT                                                               Document 2

 

BYLAW NO. 2005 -

 

 

 

A by-law of the City of Ottawa to amend the Official Plans of the former City of Nepean and the Council Adopted Ottawa Official Plan.

 

The Council of the City of Ottawa enacts as follows:

 

1.   The attached text and map (designated Schedule “A”), which constitutes Amendment No___ to the Official Plan former City of Nepean and Amendment ­­____to the City Council Adopted Official Plan is hereby adopted.

 

2.   This by-law shall come into force in accordance with the provisions of the Planning Act, R.S.O. 1990, c.P.13, as amended.

 

ENACTED AND PASSED this ­____ day of March,  2005.

 

 

 

 

 

CITY CLERK                         MAYOR

 

 

 


 

AMENDMENT No. ____TO THE OFFICIAL PLAN FOR THE FORMER CITY OF NEPEAN AND AMENDMENT No. ____ TO THE CITY COUNCIL ADOPTED OFFICIAL PLAN

 

 

 

                                                                        INDEX

 

Components

 

Part A - The Preamble

Purpose

Location
Basis

Part B - The Amendment

Introduction

Details

Implementation

 


 

 

COMPONENTS

 

PART A - THE PREAMBLE does not constitute part of this amendment.

 

PART B - THE AMENDMENT, consisting of the following text constitutes Amendments No.­­­­­­____and  ___ to the Official Plans of the former City of Nepean and City of Ottawa respectively.

 


PART A - THE PREAMBLE

 

PURPOSE:

 

The purpose of this Official Plan Amendment is to amend the policies of the Secondary Plan for Areas 9 and 10, specifically Policy 2.2.5.1 Prestige Business Parks, to add automotive commercial and accessory uses to this designation, for 4401 Fallowfield Road. Policy 2.2.4 Commercial Area is also being amended to remove the reference to automotive commercial use for neighbouring lands located on the south side of Strandherd Drive, the only designation within this Secondary Plan where these automotive uses are currently permitted.[U1] 

[U2] 

LOCATION

 

The site is located at 4401 Fallowfield Road on the North West corner of Strandherd and Fallowfield Roads and east of Highway No. 416. Surrounding lands are undeveloped to the north and south and zoned as ‘MBC (H) – Industrial Business Campus Zone Block 4’, with lands zoned ‘FG – Future Growth’ located to the east of the property. The communities of Cedarhill and Orchard Estates lie to the north across O’Keefe Court. 

 

BASIS

 

The Secondary Plan for Areas 9 and 10, since it applies to an area that is the gateway to South Nepean from Highway 416, was prepared by the former City of Nepean with the objective of presenting a positive image and enhancing views and vistas into the area.

 

During the creation of the Secondary Plan, discussions around commercial and automotive uses led to policies that specify the locations where these uses are most appropriate. The concern being to minimize the potential negative impacts these uses may have on the overall plan objectives. As a result, two locations were selected to be designated as Commercial Areas. The first site is located at the south-east corner of the intersection of Fallowfield Road and Strandherd Drive and the second at the corner of Cedarview and Strandherd Drives.  The Commercial Area was selected as the only designation within which automotive commercial uses would be permitted, more specifically within the Fallowfield and Strandherd site. The stakeholders at the time had an interest in this larger commercial site as a location for the proposed gas bar, convenience store and car wash and were successful in securing the designation for this purpose.

 

With the passage of a few years since the adoption of the Secondary Plan, the applicant has re-evaluated their originally intended location for the gas station on the south side of Strandherd Drive, and now wishes to locate these facilities on the north side of this intersection where it has been determined that improved service can be provided to outbound traffic destined for Highway 416. The location change for an already permitted automotive use, from the south to the north side of this intersection, requires a policy amendment in the Secondary Plan designation for the Prestige Business Park and Commercial Area. The policies are being amended to add the uses to the Prestige Business Park designation and simultaneously remove them from the Commercial Area designation. This will ensure that there is still only one opportunity for a gas station at this intersection. This amendment does not open the possibility for another such use in this location.

 

The amendment does not compromise the broader objectives of both the Council Adopted and former Nepean Official Plan policies related to the Prestige Business Park designation and the overall South Nepean Urban Area.

 

 


 

PART B - THE AMENDMENT

 

1.   Introduction

 

All of this part of the document entitled Part B - The Amendment, consisting of the following text constitutes Amendments No.­­­­­­____and No. ___ to the Official Plans of the former City of Nepean and City of Ottawa respectively.

 

2.   Details

 

AMENDMENT NO. ___ TO THE CITY OF NEPEAN OFFICIAL PLAN AND AMENDMENT No ____TO THE CITY COUNCIL ADOPTED OFFICIAL PLAN: VOLUME 2-A SECONDARY PLANS

 

That the Nepean Official Plan Secondary Plan for Area 9 and 10 and the City Council Adopted Official Plan Volume 2-A Secondary Plan for Area 9 and 10, is hereby amended as follows:

 

      That Section 2.2.4 Commercial Area is amended by deleting the following text contained in line 4 of this section

 

·        “and automotive commercial uses on a smaller portion”.

 

      That Section 2.2.5.1 Prestige Business Parks is amended by adding the following new text at the end of Item Number 2:

 

·        “Automotive commercial uses on a smaller portion, specifically at the north-west corner of the intersection of Strandherd Drive and Fallowfield Road will be permitted ”.

 

3.0 IMPLEMENTATION

 

The implementation of this Amendment to the Official Plan documents shall be in accordance with the respective policies of the Official Plans of the former City of Nepean and City of Ottawa.

 

                                                                                                                                                          


DETAILS OF RECOMMENDED ZONING                                            Document 3  REVISED

 

The following changes are proposed to Zoning By-law 100-2000:

 

1.   For the property located at 4401 Fallowfield Road and shown on Document 1 the following zone changes are proposed:

 

      i)    The MBC Blocks 4 and 5 (H) Zone is amended by adding the following paragraph at the end:  

           

      Further Notwithstanding Section 8:5:1 Permitted Uses to the contrary, with respect to the the lands described as Parts 2 and 3 on an undeposited Reference Plan, and known municipally as 4401 Fallowfield Road, the following ADDITIONAL land uses are permitted for this site ONLY:

 

-       Automobile Service Station with drive through convenience store

-       Car Washing Establishment

 

Furthermore and notwithstanding any provisions to the contrary, the applicants/owners shall be required to:

 

·      file a detailed site and landscape plan incorporating a gateway feature to the satisfaction of the City if Ottawa, prior to the lifting of the “holding” provision to allow development of these uses.

 

·      Develop the site to the high architectural standards as outlined in APPENDIX A. Where there is a conflict between the attached standards and the City of Ottawa’s urban design guidelines, a compromise will be negotiated to the City’s and community’s satisfaction through site plan control. This must be done prior to the lifting of the “holding” provision to allow development of these uses.

 

     

 

The conditions of the MBC - Block 4 and 5 (Holding) Zone related to the Lifting of the Holding shall continue to apply to 4401 Fallowfield Road.

 


Schedule A3: Land Use Areas 9 and 10

(Council Adopted Official Plan)                                                                Document 4

 

 

 

 

 

 

 

 

 

 


CONSULTATION DETAILS                                                                                       Document 5

 

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.  Correspondence, both in support and against the proposal was received from area residents, including the Cedarhill and Orchard Estates Community Association. A community meeting was held on January 19, 2005. A summary of the main issues identified through the e-mails, correspondence and the community meeting is summarized below.

 

Issue:          Prestigious Office Park means a campus setting of class "A" environment. The proposed gas bar and car wash are not within the spirit or the integrity of the Secondary Plan, especially being at the “gateway” to the community.

Response:   The business park designation does encourage a development with high design standards. However, the relocation of the automotive uses is not at odds with the plan policies because it is already allowed in the area and in fact the present location which is diagonally across on the south side, enjoys more visual prominence from traffic exiting Highway 416 bound for the community. The new location is intended to attract outbound traffic and the morning peak workday traffic. The new location was chosen on the basis of marketing factors rather than visual prominence. Should the amendment be approved, the existing location will in fact free up one of the most prominent locations on entry into the community. 

 

Issue:           The removal of “automotive commercial uses” from the Commercial Area will have negative cross-impact and could potentially delay the economic development of this area.      

Response:   The Department is of the opinion that both locations are viable for the uses identified in the Secondary Plans, and each will develop either with other complementary land uses or on their own when market conditions are ideal.

 

Issue:           The suggestion that the approval of the Gas Station enterprise will be accompanied by a promise from the City that the remainder of the Prestige Business Park Area will remain as currently zoned, is not acceptable to the Communities.  A precedent will be set – as a previous promise will have been broken.  In turn, this will lead to further land speculation and expectations on the part of developers with visions different than that embodied in the Official Plan. 

Response:   The Department is very committed to seeing the policies of the Secondary Plan implemented to create the Prestige Business Park and it does not agree with this suggestion. This amendment does not set a precedent of further compromises to the integrity of the Plan because uses, which are already permitted in the area, are being shifted from one site to another. No new uses are being introduced into the area and the recommendation to approve this location is based upon an analysis of planning policies and the site context. Any future applications will be analyzed on their own planning merits.

 

Issue:           Property values may drop and consequently a drop in tax revenues for the City will follow as result of decreased assessment values for the properties in this community. 

Response:   The Department believes there are many factors that influence property values and does not subscribe to the view that the amendment will result in reduced property values.

 

Issue:           Environmental Concerns include contamination of the abutting community’s wells.

Response:   Gas stations construction practices are approved by the Technical Safety Standards Association(TSSA) under the Provincial Government. The Departments Infrastructure Approvals Branch also reviews and approves the development. The potential for spills is more thoroughly addressed in newer stations whereby engineering safety features are built into the sewer system to minimize adverse effects.

 

Issue:           Light pollution effects will be disruptive to the rural character of the neighbourhood.

Response:   The light pollution effects of the Business Campus development which will be directly abutting the community has the potential to be more intrusive than the gas bar which will be somewhat screened from the community by the taller office buildings. Nevertheless, the development is required to use sharp cut-off lighting that minimizes off- site light pollution and is dark-skies friendly.  This will be reviewed as part of the site plan approval.

 

Issue:           Traffic safety is a concern. Allowing direct vehicular access off Strandherd is contradictory to the OP and creates unsafe traffic conditions at the intersection. 

Response:   While the OP does address the desire to limit direct access to Strandherd Drive, it also does not preclude the ability of a gas station to obtain access to this roadway. City staff have reviewed the Traffic Impact Statement submitted in support of the application and have not indicated any concerns with the potential right-in right-out access to the site off of Strandherd Drive or the full turn movements in the interim off Fallowfield Road.  The Traffic Impact Statement prepared by Cumming Cockburn Limited (CCL) does note that when Fallowfield Road roadway modifications are completed, the latter access may become a right-in right-out only. The Ministry pf Transportation was circulated the application and have indicated that they do not have any concerns with the access to the use off Strandherd Drive.


OFFICIAL PLAN AND ZONING - 4401 FALLOWFIELD ROAD

plan officiel et zonage - 4401, chemin fallowfield

ACS2005-DEV-APR-0054                                                     bell-south nepean (3)

Deferred from 22 FEB 2005 meeting

 

Chair Hume 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 Hume acknowledged Councillor Harder, who had arrived at a compromise relative to departmental report dated 27 January 2005.  Councillor Harder reflected that when this item came forward to Planning and Environment Committee (PEC) on February 22nd there was complete disparity between both sides.  Discussions ensued with the community associations, in particular the Orchard Estates’ community, the applicant, Chris Flemming and Brad Lockwood, Susan Brownrigg-Smith, John Tyson and others, as well as her staff, Court Curry, Dhaneshwar Neermul and Colin White.  The Motion she presented to PEC addresses the needs of the community, while respecting that of the applicant and protects the community in the future.  Staff has agreed the corners be exchanged, thereby not adding another gas station.  This is a significant gateway into Barrhaven and will be a significant intersection over the next 50-100 years and should have a certain degree of integrity.  Although delegations had registered to speak, she trusted that if asked they would confirm the agreement was supported.  Chair Hume received confirmation of staff support for the Motions presented.

 

The following delegations indicated support for the Motions presented.

 

Chris Fleming, Fleming Developments, was present and in agreement with the Motions.

 

Byron Martin, President, Fallowfield Investments, was present and in agreement with the Motions.

 

Kathy Roberts, Cedarhill Community Association, was present and in agreement with the Motions.

 

John Tyson, President, Orchard Estates Community Association, was present and in agreement with the Motions.

 

Ron Damiani was present and in agreement with the Motions.  Mr. Damiani provided a written submission, dated 12 April 2005, that was circulated and is held on file with the City Clerk.

Susan Brownrigg-Smith, Orchard Estates Community Association, was present and in agreement with the Motions.  She thanked Councillor Harder and Court Curry on behalf of the Orchard Estates and Cedarhill Community Associations for their creativity, hard work and efforts to develop and establish the compromise.  The compromise addresses the concerns of the Association; it best preserves the vision of the OP; and, the community looks forward to working with staff, Councillor Harder, Court Curry and the developer on the next phase of this development.  Ms. Brownrigg-Smith also provided a written submission that is held on file with the City Clerk.

 

Lloyd Phillips, Lloyd Phillips and Associates, on behalf of Imperial Oil Ltd., was present and in agreement with the Motions.

 

Brad Lockwood, Fleming Developments, was present and in agreement with the Motions.

 

Moved by Councillor J. Harder:

 

1.         Whereas, the applicant has applied for an Official Plan Amendment and Zoning By-law Amendment for Fallowfield Road, in order to develop the site for a gas bar and accessories facilities,

 

AND WHEREAS, the “Details of recommended zoning” attached to the Staff report of January 27, 2005 as Document 3 does not reflect the level of negotiations that were reached between my office and the applicants as of April 11, 2005,

 

BE IT THEREFORE RESOLVED that the Planning and Environment Committee approve the modifications of Document 3 to the staff report with the amended Document 3 attached to this motion.

 

                                                                                                CARRIED

 

 

2.         WHEREAS, the Orchard Estates Community has expressed a concern with the respect to the noise, lighting, and traffic generated by the development of the Fallowfield Business Campus;

 

BE IT THEREFORE RESOLVED that the Planning and Environment Committee recognize the importance of providing a landscaped berm of upwards to 30 ft to serve as a buffer, and/or screening between the community and the balance of the business park lands and direct the Planning and Growth Management Department to establish this concept as part of future site plan control approvals, and uphold the Prestige Business Park Zoning for the balance of the business park lands.

AND BE IT FURTHER RESOLVED THAT the City examine the dedication of all or a portion of O’Keefe Road and the adjacent bike path property from Foxtail west to Lytle Park to the Orchard Estates Common property as a function of the site plan applications for the business park lands that abut O’Keefe Court.

 

                                                                                    CARRIED

 

3.         WHEREAS, the Orchard Estates Community Association and the South Nepean community has expressed a concern with respect to the proliferation of gas service stations in South Nepean;

 

THEREFORE BE IT RESOLVED THAT the Planning and Environment Committee direct the Planning and Growth Management Department to limit the zoning of gas service stations to one parcel of land in Secondary Plan areas 9 & 10.

 

                                                                                    CARRIED

 

The Committee approved the recommendations as amended.

 

That the Planning and Environment Committee recommend that Council:

 

1.         Approve an amendment to the former Nepean Official Plan and the City Council Adopted Official Plan Volume 2-A Secondary Plans for 4401 Fallowfield Road as shown in Document 1 and detailed in Document 2.

 

2.         Approve an amendment to the former Nepean Zoning By-law to amend the zoning for 4401 Fallowfield Road to add an automotive service station and car washing establishment for the subject site as shown in Document 1 and as detailed in revised Document 3.

 

3.         That the Planning and Environment Committee recognize the importance of providing a landscaped berm of upwards to 30 feet to serve as a buffer, and/or screening between the community and the balance of the business park lands and direct the Planning and Growth Management Department to establish this concept as part of future site plan control approvals, and uphold the Prestige Business Park Zoning for the balance of the business park lands; and,

 


That the City examine the dedication of all or a portion of O’Keefe Road and the adjacent bike path property from Foxtail west to Lytle Park to the Orchard Estates Common property as a function of the site plan applications for the business park lands that abut O’Keefe Court.

 

4.         That the Planning and Environment Committee direct the Planning and Growth Management Department to limit the zoning of gas service stations to one parcel of land in Secondary Plan areas 9 and 10.

 

And that no further notice be provided pursuant to Section 34 (17) of the Planning Act.

 

                                                                                                CARRIED as amended


 [U1]Describe reason for application – What is being proposed (site specific land use designation change, policy modifications, etc. to accommodate a type of development/use etc.); Describe any changes proposed to site.

 [U2]Existing OP Designation/Policies (identify current designation and/or policy and general intent); Proposed OP Designation/Policies (identify requested OP designation and/or policy changes and general intent); Identify other planning approvals required related to the OPA proposal (ie zoning, Subdivision, site plan, etc.) designation and/or policies for OPA.