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
SUBJECT: |
OFFICIAL PLAN AND ZONING - 4401 FALLOWFIELD ROAD - (FILE NO. D01-01-04-0022 AND
D02-02-04-0138) |
|
|
OBJET : |
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.
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
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
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.
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
Purpose
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]
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.
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.
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 ”.
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.