Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
3 January 2007 / le 3 janvier 2007
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 : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
SUBJECT: |
OFFICIAL PLAN and Zoning - 490 Terry
Fox Drive (FILE
NOs. D01-01-06-0021, d02-02-06-0121) |
|
|
OBJET : |
REPORT
RECOMMENDATION
That the Planning and
Environment Committee recommend Council:
1. Approve and adopt an amendment to the
City of Ottawa Official Plan, Volume 2B to include "Retail Store" as
a permitted use in the "Low Density Employment Area" designation for
the property situated at 490 Terry Fox Drive, as
shown in Document 1 and detailed in Documents 2 and 3.
2. Approve an amendment to the former City of Kanata Zoning By-law 142-93, as shown in Document 4 for 490 Terry Fox Drive, to change the zoning from M1C-1 (Light Industrial Mixed) zone to M1C – exception, as shown in Document 1 and detailed in Document 4.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement
recommande au Conseil :
1. d’approuver et d’adopter une modification au Plan officiel de la Ville d’Ottawa, Volume 2B, afin d’inclure « Commerce de détail » comme utilisation permise dans la désignation « Secteur d’emploi de faible densité » pour la propriété située au 490, promenade Terry-Fox, tel qu’il est indiqué dans le document 1 et expliqué en détail dans les documents 2 et 3.
2. d’approuver une
modification au Règlement de zonage 142-93 de l’ancienne Ville de Kanata, tel
qu’il est indiqué dans le document 4 concernant la promenade Terry-Fox, afin de
changer la désignation de zonage de M1C-1 (industrie légère mixte) à M1C –
exception, tel qu’il est indiqué dans le document 1 et expliqué en détail dans
le document 4.
The subject property, 490 Terry Fox Drive, as shown in Documents 1, 3 and 4, is located on the south side of Terry Fox Drive, immediately east of Didsbury Road and approximately 275 metres west of Campeau Drive. The western portion of the site is currently undeveloped and an Automotive Sales Dealership, commonly known as Donnelly Kia, occupies the eastern portion of the property. The Signature Centre Shopping Plaza is located on the north side of Terry Fox Drive, across from the site.
The applicant is proposing to amend the Official Plan to include “Retail Store” as a permitted use in the “Low Density Employment Area” for the western portion of the site.
The site is designated as “Mixed Use Centre, Town Centre” on Schedule B in the Official Plan. This designation applies to lands that have been identified as strategic locations on the rapid-transit network and lie adjacent to major roads. As the name implies, a mix of uses including commercial, office and institutional are permitted within this designation.
The site is also designated as part of the “Kanata Town Centre” in the Secondary Plan Volume 2B of the Official Plan. This designation permits “retail warehouses” and other commercial and light industrial development.
The subject property is currently zoned ‘M1C-1’, a Light Industrial Mixed zone. The intent of this zone is to permit uses that can be conducted and contained wholly within an enclosed building and which are not offensive or dangerous or which are not detrimental in appearance or in effect to surrounding uses. Permitted uses in this zone include: all the permitted uses in the M1A Zone, including a printing service shop, wholesale business and park, accessory commercial development, business park retail outlet, home renovation centre, hotel or motel.
Requested Official Plan Amendment
The applicant has submitted a proposal to amend the Kanata Town Centre (TC) Secondary Plan, Volume 2B of the new City of Ottawa Official Plan to include “Retail Store” as a permitted use in the “Low Density Employment Area” designation for the subject lands.
Requested Zoning By-law Amendment
The applicant is requesting to rezone the lands from an “M1C-1” Light Industrial Mix zone to a zone that lists “Retail Store” as a permitted use. The applicant is also requesting an amendment to the Front Yard and Exterior Side Yard setbacks of the “M1C” zone from 12.0 metres to 3.0 metres. They are seeking relief from these provisions because they want to have access to parking within the minimum Front Yard and they want permission to locate the parking spaces within the minimum Front and Exterior Side Yards. In addition to meeting the intent of the applicant, the result of this rezoning will also be a reduction of the minimum Front and Exterior Side Yards for the building,
The applicant has submitted a Traffic Assessment Brief in support of their proposal. The findings of the analysis determined that there would be no requirement for off-site roadway modifications due to the first phase of the development of this site. Any additional site development would be addressed under a separate Site Plan Application and a separate Traffic Analysis.
The site is designated as Mixed Use Centre – Town Centre in the Official Plan. The policies that promote the development of these areas see Mixed Use Centres as components of complete neighbourhoods. Mixed Use Centres are strategically located and lie adjacent to major roads. Through their design, these areas are intended to contribute to a broad range of land use by encouraging non-residential uses such as retail stores, hotels, leisure centres entertainment facilities, services and restaurants. As such, retail store uses at this location would maintain the intent of the Mixed Use Centre designation.
Volume 2B of the Official Plan outlines the Secondary Plan for the Kanata Town Centre. In this Plan, the site is designated Low Density Employment Area. The site is not within the area designated as a Regional Shopping Centre and as such, a retail store is not a permitted use. At the time the Secondary Plan’s policies were adopted, Council was concerned about ensuring the viability of Kanata Centrum. The policies work to protect the status of the Kanata Centrum development as a Regional Shopping Centre and discourage development such as retail stores beyond the Regional Shopping Centre lands.
However, the policies also seek to support growth opportunities and speak of adapting to market conditions. One of the market conditions identified was that market studies would be required for any development of the lands beyond the designated Regional Shopping Centre, until the shopping centre develops to 50000 square metres of gross leasable area. Once this threshold is reached, the shopping centre will be considered viable and policies for protecting against similar adjacent development will not be needed. The development of Kanata Centrum has surpassed this threshold and the approval of a retail store across Terry Fox Drive will not threaten its viability.
Details of Proposed Official Plan Amendment
Staff’s recommendation is to add a site-specific policy to the Low Density Employment Area designation to allow one additional retail type, retail store, to the list of permitted land uses for this site. The proposed development meets all other requirements of the Council Approved Official Plan and “Kanata Town Centre” policies in the Secondary Plan Volume 2B of the Official Plan as it relates to retail uses within the Low Density Employment Area.
The proposed Official Plan Amendment will continue to allow the existing land uses in the Low Density Employment Area designation, but will add a “Retail Store” as a permitted use.
Details of Recommended Zoning
The
applicant is proposing to rezone the lands from M1C-1 (Light Industrial Mix –
Exception 1), Zone to M1C-X (a new special exception Light Industrial Mix
Zone).
Staff is recommending that By-law 142-93 of the former City of Kanata
be amended as detailed in Document 4 to include the following land use and
associated provisions.
A new special exception light industrial mix zone, as outlined in
Document 4 is being proposed for the lands to accommodate a retail store. Special provisions would be added to the
Zoning By-law to allow a reduction to the minimum front yard and exterior side
yard setback to allow for parking and access to parking on the site.
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.
One response was received from the Katimavik/Hazeldean Community Association. They have no objection to the proposed Official Plan and Zoning By-law amendments for 490 Terry Fox Drive, but do have a recommendation for the Site Plan Control Application as detailed in Document 5.
FINANCIAL
IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
This application was not processed by the "On Time Decision Date" established for the processing of Official Plan amendments due to volume for the agenda for the original Planning and Environment Committee date.
SUPPORTING
DOCUMENTATION
Document 2 Proposed Official Plan Amendment Text
Addition
Document 3 Proposed Official Plan Amendment Schedule
Change
Document 4 Details of Recommended Zoning including
proposed Zone Map
Document 5 Consultation
Details
DISPOSITION
Corporate Services Department, City Clerk’s
Branch, Secretariat Services to notify the owner, Tryden Developments Ltd., Attention Mr. Dan McKenna, VP., c/o
Donnelly Ford Lincoln, 2496 Bank Street, Ottawa, ON K1V 8S2, applicant, Mr.
Steve Pentz, Novatech Engineering Consultants Ltd.,240 Michael Cowpland Drive,
Ottawa, ON K2M 1P6, 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-laws, 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
PROPOSED OFFICIAL PLAN AMENDMENT DOCUMENT 2
Official Plan Amendment
/Modifications due Plan directeur
To Volume 2B of the Official Plan of
the City of Ottawa.
________________________________________________________________________
INDEX
________________________________________________________________________
The Statement of
Components……………………………………………………………..
PART A - THE PREAMBLE
Purpose………………………………………………………………………………….….
Location………………………………………………………………………….…….…...
Basis……………………………………………………………………………………...…
PART B- THE AMENDMENT
Introductory
Statement…………………………………………………………………..…
Details of the
Amendment…………………………………………………………...….…
THE STATEMENT OF COMPONENTS
PART A - THE PREAMBLE, introduces
the actual Amendment but does not constitute part of Amendment No. X to Volume
2B of the City of Ottawa Official Plan.
PART B - THE AMENDMENT, consisting
of the following text and map attached as Schedule “A” constitutes the actual
Amendment No. X to Volume 2B of the City of Ottawa Official Plan.
PART A - THE PREAMBLE
1.0 Purpose
The subject property, comprised of 490
Terry Fox Drive, as shown on Schedule “A”, is presently designated ‘Mixed Use
Centre, Town Centre’ in the City of Ottawa Official Plan. The Urban Secondary Plans and Site Specific
Policies designate the property as ‘Low Density Employment’ within Volume 2B of
the City of Ottawa Official Plan. The purpose of Amendment No. X is to
include “Retail Store” as a permitted use in the ‘Low Density Employment’ area
in Volume 2B of the City of Ottawa Official Plan.
2.0 Location
The
subject property, known municipally as 490 Terry Fox Drive is located in the
former City of Kanata, now part of the City of Ottawa. The site is situated on
the south side of Terry Fox Drive, immediately east of Didsbury Road and
approximately 275 metres west of Campeau Drive. The site is approximately 20,000 square metres in area. The eastern portion of the property has been
developed and is where an automotive sales dealership, known as Donnelly Kia is
situated.
3.0 Basis
3.1 Background
The site originally consists of one
property owned by the Trydan Developments Ltd.
The Owner has recently applied to the Committee of Adjustment to sever
the vacant portion of their lands from the automotive sales use and have also
recently submitted a Site Plan Control Application for these lands to
facilitate the development of a Play it Again Sports store.
Access to and egress from the site will be from Terry Fox Drive until such time as another retail use is developed on the lands. At that time, access will be constructed from Didsbury Road to the west.
3.2 Context of Amendment
The applicant is requesting to change the land use designation of the subject property within Volume 2B of the City of Ottawa Official Plan to include “Retail Store” as a permitted use within the ‘Low Density Employment” designation and to change the zoning to include ‘Retail Store’ as an additional permitted use to the current M1C-1 zone (Light Industrial, Mixed). These approvals will allow the development a Play it Again Sports store at this location. Although retail stores are not permitted uses within the designation of Volume 2B of the City of Ottawa Official Plan and the Zoning By-law, the uses are permitted within the ‘Mixed Use Centre’ designation of the Official Plan. The required amendment to the Official Plan therefore is limited to the requested change to Volume 2B of the City of Ottawa Official Plan.
PART B - THE AMENDMENT
1.0 The Introductory Statement
All of this part of the document
entitled Part B - The Amendment, consisting of the following text and schedule
included as Schedule "A", constitutes Amendment No. X to the Official
Plan of the City of Ottawa.
2.0.
Details of Amendment
The following changes are hereby
made to Volume 2B (Kanata Town Centre) of the Official Plan of the City of
Ottawa
2.1 Section 5.7.5.5, Low Density Employment Area, is amended to add the following new subsection following the subsection for North West Area:
“Special Policy Area”
"Lands designated Low Density Employment Area - Special Policy Area shall be developed in conformity with the following policies:
1) Permits the same uses as in the Low Density Employment Area
located north and west of the interchange of Highway 417 and Terry Fox Drive,
and also allows the additional use of a Retail Store.
2.2
Schedule “B-1” – Land Use Schedule is amended by
changing the designation of 490 Terry Fox Drive from “Low Density Employment”
to “Low Density Employment Special Policy Area” as shown on Schedule “A”
attached.
PROPOSED OFFICIAL PLAN AMENDMENT SCHEDULE CHANGE DOCUMENT
3
DETAILS
OF RECOMMENDED ZONING AND MAP DOCUMENT
4
The subject lands will be rezoned from M1C-1 to M1C-X.X and will be subject to the following:
1. A “retail store” as an additional permitted use;
2. The minimum front yard and exterior side yard setback is 3.0 metres.
CONSULTATION DETAILS DOCUMENT
5
Notification and public consultation was
undertaken in accordance with the Public Notification and Public Consultation
Policy approved by City Council for Official Plan and Zoning By-law amendments.
PUBLIC COMMENTS
The Katimavik/Hazeldean Community Association recommends that the proponent make use of the traffic light at the north end of the Signature Centre to allow for left in left out movements. This would alleviate the need for visitors to/from the site from having to perform U-turns at the Signature Centre and Campeau Drive intersections.
A two lane paved travel zone over the proposed phase two site area would suffice to provide this full access entrance/exit. Also this would allow for the future connection of Didsbury to Terry Fox which the Community Association believes should be required for phase two of the site development.
RESPONSE
As mentioned above, the applicant submitted a Traffic Assessment Brief in support of these applications. Among the recommendations of the report that has received concurrence by City staff, is that the Didsbury Road connection to Terry Fox Drive and a full access to both Phases I and II from Didsbury will be addressed with the development of Phase II. The projected volumes of traffic do not warrant these changes with just the development of the proposed retail store.
COUNCILLOR’S COMMENTS
The Councillor is aware of this application.