2495 Lancaster Rd. Minor Zoning By-law Amendment

Transcription

1 2495 Lancaster Rd. Minor Zoning By-law Amendment March 6, 2013 William Euan Wood, MCIP RPP Development Review Services City of Ottawa 4 th Floor, 110 Laurier Avenue West Ottawa, Ontario K1P 1J1 Re: Richcraft Homes 2495 Lancaster Road Minor Zoning By-law Amendment Dear Mr. Wood, FoTenn Consultants Inc. has been retained by Richcraft Group of Companies to submit a Minor Zoning By law Amendment Application for lands municipally known as 2495 Landcaster Road. The purpose of the application is to permit outdoor storage as a use in the Light Industrial Zone. The property is currently developed as a single storey warehouse building with existing outdoor loading areas. The Minor Zoning Bylaw Amendment would allow outdoor storage of materials for a new light industrial tenant, visible for a small portion of Lancaster Road. Please find the enclosed materials in support of the application: Three (3) copies of the Application form; One (1) cheque in the amount of $8, ; Two (2) copies of the Survey Plan prepared by Annis, O Sullivan, Vollebekk Ltd.; Thirty five (35) copies of the Concept Site Plan; Three (3) copies of this Cover Letter prepared by FoTenn; Six (6) copies of a Stormwater Management letter prepared by DSEL Nine (9) copies of the Transportation letter prepared by Delcan ; and, A Disk containing electronic copies of the above noted materials. Site Context The subject property is located in an industrial park located east of St. Laurent Boulevard, south of Innes Road, and south of the Museum of Science and Technology. The subject site is located on the westerly limit of the industrial park with frontage on Lancaster Road. The 2.1 hectare site has a triangular shape with a frontage that curves with the Lancaster Road right of way.

2 Richcraft Group of Companies February The subject property is currently occupied by a one storey office/warehouse building, including associated surface parking and loading bays. Current tenants include the Museum of Science and Technology, and Desjardins Financial Services. The following images are of the subject lands.

3 Richcraft Group of Companies February

4 Richcraft Group of Companies February As described below, the properties located immediately adjacent to the subject property are occupied by one (1) and two (2) storey office/light industrial uses and buildings: North The entire length of the rear property line abuts a railway line. On the opposite side of this line, the property is operated by Laurent Leblanc Ltd., a snow dump facility and heavy equipment rental establishment. This area (opposite the rail line towards the east) is characterized by heavy industrial uses, buildings and outdoor storage areas. East The property immediately abutting the subject lands to the south east are owned and operated by the Ottawa Athletic Club (OAC), a recreational and athletic facility. The OAC property includes outdoor tennis courts and swimming pool and parking area on the south east side of the building. The Minto skating rink is located further east of the OAC. South The property across Lancaster Road, opposite to the subject site currently has a one (1) storey office use. There is a generous amount of landscaping in the area directly abutting Lancaster Road, characteristic of the industrial park. West The two (2) properties abutting the subject lands to the west are: the Academy of Martial Arts Tankyushin, and the Museum of Science and Technology. The Museum of Science and Technology is currently a tenant that rents space on the subject lands, for overflow of exhibit materials. The Museum operates a private rail line that transports museum artifact to and from the museum and the subject lands. All of the above noted properties are located within the same industrial park and share the same Employment Area Official Plan designation. The zoning for the surrounding properties is a mix Light Industrial (IL) or Heavy Industrial (IH), both permitting a range of light and heavy industrial uses. Policy and Regulatory Framework City of Ottawa Official Plan (2003, Consolidated) The subject site is designated Employment Area on Schedule B Urban Policy Plan of the City Official Plan. A variety of industrial and employment generating uses are permitted in the Employment Area, including, but not limited to warehousing and distribution, manufacturing, communications, storage, construction, office, institutional and research and development uses. The Employment Area designation also permits uses that store most products outdoors and require large land areas devoted to external storage, sale or service of

5 Richcraft Group of Companies February goods or for vehicle sales and service. A variety of ancillary uses such as recreational, health and fitness, child care and service commercial are also permitted in this designation. The City promotes employment uses in areas in close proximity to the City Rapid Transit Network as well as in areas adjacent to a 400 series highway. The subject site has been identified as an area for employment uses, on a road designated as a truck route and is strategically located in close proximity to Highway 417. As a result, the proposed addition of an outdoor storage area to an existing office/warehouse development in order to accommodate a new employment generating tenant fulfills the City s policies. City of Ottawa Comprehensive Zoning By-law ( ) The subject property is zoned both: Light Industrial (IL) Zone and Light Industrial (IL) Zone with an Exception [273].

6 Lancaster Road Minor Zoning By-law Amendment Richcraft Group of Companies February IL BANTREE ST BLACKWELL BLACKWELL BLACKWELL BLACKWELL BLACKWELL ST ST ST ST ST BANTREE ST BANTREE ST BANTREE BANTREE BANTREE BANTREE BANTREE ST ST ST ST ST EDINBURGH EDINBURGH EDINBURGH EDINBURGH EDINBURGH PL PL PL PL PL IL[273] LANCASTER RD LANCASTER RD IL[255] SHELBOURN SHELBOURN SHELBOURN SHELBOURN SHELBOURN LANE LANE LANE LANE LANE IL[255] IL[256] IL[256] H(8) RUSSELL RUSSELL RD RD ST. ST. ST. ST. LAURENT LAURENT LAURENT LAURENT LAURENT BLVD BLVD BLVD BLVD BLVD RUSSELL RUSSELL RD RD R4B ELDERFIELD ELDERFIELD ELDERFIELD ELDERFIELD ELDERFIELD CRT CRT CRT CRT CRT ERINBROOK ERINBROOK ERINBROOK ERINBROOK ERINBROOK CRES CRES CRES CRES CRES ERINBROOK ERINBROOK ERINBROOK ERINBROOK ERINBROOK CRES CRES CRES CRES CRES FOLKSTONE FOLKSTONE FOLKSTONE FOLKSTONE FOLKSTONE CRT CRT CRT CRT CRT IL[254] H(8) S ERINBROOK ERINBROOK ERINBROOK ERINBROOK ERINBROOK CRES CRES CRES CRES CRES LANCASTER LANCASTER LANCASTER LANCASTER LANCASTER RD RD RD RD RD LANCASTER RD SOUTHVALE CRES DELRIDGE DELRIDGE DELRIDGE DELRIDGE DELRIDGE LANE LANE LANE LANE LANE LANCASTER LANCASTER LANCASTER LANCASTER RD RD RD RD IL The purpose of the IL Zone is to permit a wide range of low impact light industrial uses, as well as office and office type uses in a campus like industrial park setting. Permitted uses in the IL zone include, but are not limited to: light industrial uses, office, parking lot, printing plant, research and development centre, technology industry, truck transport terminal and warehouse uses. A range of accessory uses are also permitted, but restricted to a cumulative total gross floor area not exceeding 2,999 m², with each use not exceeding 300 m² of gross floor area. Exception [273] permits a museum and despite Section 65 (Permitted Projections into Required Yards) of the Zoning By law, the Exception permits a rocket, lighthouse and similar features to project above the permitted height limit. This Exception [273] relates to the abutting Museum of Science and Technology and the associated warehouse space the Museum utilizes on the subject lands. Section 203 (5) of the Zoning By law ( ) specifically prohibits outdoor storage in the IL Zone.

7 Richcraft Group of Companies February The following table outlines the applicable IL Zone provisions and how they are met on the subject lands: ZONING MECHANISM PROVISIONS 2495 LANCASTER ROAD Minimum Lot Area 2,000 m² 21,003 m² Minimum Lot Width No minimum N/A Maximum Lot Coverage 65% 58.78% Minimum Front and Corner Side Yard Setbacks 7.5 m m Minimum Interior Side Yard Setback 7.5 m 4.61 m 9.86 m Minimum Rear Yard Setback Abutting a railway right of way: 3.5 m Other cases: 7.5 m Maximum Floor Space Index m Maximum Building Height 18 m 10 m Minimum Width of Landscaped Area Abutting a street: 3 m Other cases: No minimum Outdoor Storage Not permitted Proposed N/A Proposed Minor Zoning By-law Amendment Application In order to accommodate the needs of a prospective new tenant (Wolseley), Richcraft has submitted a Minor Zoning By law Amendment in order to permit outdoor storage as a use in the Light Industrial Zone. Wolseleys is Canada s leading national distributor of plumbing, hydronic, HVAC and PVF products and solutions to professional contractors, retailers and industrial users. Much of their business is providing industrial pipe and valves for oil and gas projects and as a result they require areas suitable to store their products. The following photos are taken from another Wolseley site and illustrate the nature of the outdoor storage being requested.

8 Richcraft Group of Companies February The proposed outdoor storage area will be used to store Wolseleys products, namely pipes, which due to their length cannot be accommodated inside the building. The amendment proposes to permit the outdoor storage use to be located in the direct vicinity of their business as shown in the sketch below.

9 Richcraft Group of Companies February The proposed outdoor storage area (shown in blue in the above sketch) is approximately 2,700 m². Wolseley will maintain approximately 33 parking spaces and will be employing approximately 30 to 40 people at this location as part of their operations. It should also be noted that the subject lands currently enjoys a non complying interior side yard setback. The By law provides a minimum of 7.5 m, whereas 4.61 m is provided on the subject lands. The proposed outdoor storage area is not out of character with a largely industrial corridor defined by intensive uses, single storey buildings and at grade loading and parking areas. Several of the buildings, including 2495 Lancaster Road, already accommodate street facing loading areas. Section 4.11 of the City s Official Plan provides some direction in assessing the appropriateness of the Zoning Amendment and potential impact, if any. Given existing buildings and sight lines, the proposed outdoor storage areas will not be visible from the Museum of Science and Technology building, or any landmark structures located in the front lawn of the Museum along St Laurent Boulevard, all with National interest and recognition. The proposed outdoor storage, limited to the stacking of materials, will not impact the outdoor recreational facilities of the OAC, including pools and tennis courts. All of the facilities are located east of the OAC building and largely setback or fenced, in proximity to the OAC s parking.

10 Richcraft Group of Companies February Conclusion It is our professional opinion that the proposed Minor Zoning By law Amendment constitutes good planning as the application meets the criteria for approval as set in the Planning Act. The Minor Zoning By law Amendment for outdoor storage does not contribute to any undue adverse impacts to abutting properties and is in keeping with the character of the industrial corridor. Please do not hesitate to contact me at x232 or should you have any questions or wish to discuss the contents of this letter. Prepared by: Reviewed by: Matthew McElligott MCIP RPP Planner FoTenn Consultants Inc. Miguel Tremblay MCIP RPP Senior Planner and Manager Development Planning FoTenn Consultants Inc