Revised Planning Rationale in Support of an Application for Site Plan Control Leitrim Road City of Ottawa

Transcription

1 Revised Planning Rationale in Support of an Application for Site Plan Control Leitrim Road City of Ottawa Prepared by: Holzman Consultants Inc. Land Development Consultants October 24, 2017

2 TABLE OF CONTENTS 1.0 Introduction Application Summary Planning Context Conformity with the Provincial Policy Statement Conformity with the City of Ottawa Official Plan Conformity with the City of Ottawa Comprehensive Zoning By-Law Technical Studies Conclusions LIST OF EXHIBITS Exhibit A - Proposed Site Plan... 2 Exhibit B - Current Site Aerial View... 3 Exhibit C - Site Photos... 3 Exhibit D - Schedule 'B' of the Official Plan... 5 Exhibit E - Subject Property Zoning... 7

3 1.0 Introduction This Planning Rationale provides a description of the existing site conditions and contains a review of the applicable land use planning policies including the Provincial Policy Statement (PPS), the Official Plan (OP) policies, and Zoning By-law provisions. The conclusions indicate that the development of a Routes Valet Parking facility including a valet service to the McDonald Cartier Airport and automobile rental establishment uses are appropriate given the site context and relevant policy framework. 2.0 Application Summary The client is proposing the development of a Routes Valet Parking facility at 2644/2670 Leitrim Road in the Gloucester-South Nepean Ward of Ottawa. The development will make use of the existing access point on 2644 Leitrim Road, close the Leitrim access point on 2670, and retain the Albion Road access point on the same parcel, albeit moving it south to allow for a more direct fire route (see Exhibit A ). The existing properties constitute a 2.5 acre (10,040m 2 ) lot. The proponent intends for the existing automobile rental use to continue with an upgraded visitor/staff surface parking lot, and for the remainder of the property to be developed as a valet-operated, fenced-in surface parking lot of 225 spaces to serve the McDonald Cartier Airport. The parking area will be paved with asphalt to meet the by-law requirements laid out by the City. Perimeter landscaping is proposed, with new trees intended to line the edges of the property fronting onto the surrounding roads. No new free-standing structures are being proposed at this point. During the servicing analysis of the property, it was determined that the well on-site was undesirable for continued use given its condition and proximity to the septic system onsite. As a result, a connection to the City watermain has been proposed in the included engineering materials. It has been established that the service connection is adequately sized to support the development. 1

4 Exhibit A - Proposed Site Plan 2

5 Exhibit B - Current Site, Google Earth 3D Imagery 2017 Exhibit C - Site Photos. Above: Looking south from Leitrim; Below: Looking west from Albion 3

6 3.0 Planning Context 3.1 Conformity with the Provincial Policy Statement The Provincial Policy Statement ( PPS ) sets out a vision for land use planning in the Province of Ontario that encourages planning and development which is environmentallysound, economically-strong and that enhances quality of life. Land planning policies are intended to promote efficient development patterns with an appropriate mix of housing, employment, open spaces and multi-modal transportation which are appropriate for and make efficient use of existing and planned infrastructure and public service facilities. The relevant policies to the subject application are as follows. The PPS contains a number of policies which aim to facilitate economic development and competitiveness by providing for an appropriate range of employment uses and by encouraging opportunities for a diversified economic base. The proposed development will contribute to the local economy by facilitating the travel to and from Ottawa; thereby allowing for stronger connections to national and international economies; in addition to greater tourism. The PPS also encourages efficient development and land use patterns. The Subject Property is located within an area that is very appropriate for the proposed use given its proximity to the airport; its proximity to major roads, and given that it provides an opportunity to more effectively use land which has already been developed. This development application is therefore in line with the policies of the PPS. 4

7 3.2 Conformity with the City of Ottawa Official Plan The City of Ottawa Official Plan ( OP ) was adopted in 2003 and provides a vision for future growth of the city and a policy framework to guide future development. The OP recently underwent a 5-year review and Official Plan Amendment (OPA) No. 150 was approved by Council in December It is the policies of OPA 150 that will be analyzed with respect to the Subject Application. Exhibit D - Schedule 'B' of the Official Plan According to Schedule B of the Official Plan, the lot is currently designated as an Employment Area. The proposed development is in line with the policies set out in the Section of the Official Plan for the Employment Area. The purpose of the Employment Area designation is to ensure that sufficient areas of land are reserved primarily for places of business and economic activity. Per Policy 2A of this designation, the Employment Area will Permit a variety of industrial and employment-generating uses, such as warehousing and distribution, manufacturing, communications, storage, construction, office, institutional, and research and development uses. These uses may not be compatible or practical for other areas in the City as they may require large parcel sizes and proximity to highways. The intention of this designation is in line with the proposed development as it will stimulate the economy, and relies on its location close to major roadways, large parcel size, and most importantly its proximity to the MacDonald-Cartier Airport. 5

8 Policy 2B of this designation states that these areas will Permit uses that store most products outdoors and require large land areas devoted to external storage, sale or service of goods or for vehicle sales and service;. This is permissive of the outdoor vehicle storage in the form of the valet parking lot permitted on site. Policy 4 of this designation limits the maximum building height as 4 storeys unless additional development applications are pursued. The building on site is well below this limit. The Subject Property is also within the area for the Leitrim Community Design Plan (CDP). The intention of this plan is to offer policies which guide the effective development of the area through land use policies. The Subject Property is considered to be an Employment Area within the land use plan for the Leitrim CDP. This designation is intended to reflect that set out in the Official Plan s own Employment Area designation and therefore there are no new conflicts presented through this designation. 6

9 3.3 Conformity with the City of Ottawa Comprehensive Zoning By-Law Exhibit E - Subject Property Zoning As per Exhibit C above, the property is subject to the Light Industrial (IL2) Subzone 2; Height Limit 14 metres. 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, in accordance with the Employment Area designation of the Official Plan or, the General Urban Area designation where applicable. This proposal is in line with the intention of the zone as it will provide low impact light industrial uses. The IL2 subzone puts specific restrictions on the uses permitted on-site. None of these restrictions pertain to the uses being proposed. The desired uses of parking lot ; 7

10 automobile rental establishment ; and the accessory office use, are permitted within the present zoning. This zoning designation s restriction on height does not present an issue for this property, as the existing buildings on-site are well below this limit. The proposed development is subject to the zoning provisions laid out in Table 203, which have been compared with the specifications proposed on-site: IL Zone Provisions I ZONING MECHANISMS II PROVISIONS III PROPOSED (a) Minimum lot area 2,000 m 2 10,040m 2 (b) Minimum lot width No minimum N/A (c) Maximum lot coverage 65% 3.25% (d) Minimum front yard and corner side yard setback (e) Minimum interior side yard setback (f) Minimum rear yard setback (i) for uses listed in subsection 203(1) abutting a residential or institutional zone 7.5 m No new structures proposed 15 m N/A (ii) all other cases 7.5 m Compliant (i) for uses listed in subsection 15 m N/A 203(1) abutting a residential or institutional zone (ii) abutting hydro or railway 3.5 m N/A right-of-way (iii) all other cases 7.5 m Compliant (g) Maximum floor space index (h) Maximum (i) within 20 metres of a 11 m N/A building height residential zone (ii) in all other cases 18 m Zoning Compliant exception: 14m (i) Minimum width of landscaped area (i) abutting a residential or institutional zone 3 m; may be reduced to one metre if a 1.4 metre high opaque screen is provided N/A (ii) abutting a street 3 m Compliant (iii) in all other cases No minimum Compliant The proposed development is in line with the provisions for the IL2 zone. 8

11 Parking Requirements Uses N11 Automobile rental establishment (2 per 100 m2 gross floor area x 330 m2): 7 N63 Parking lot (None required): 0 Total Required: 7 Total Proposed 242 (15 staff/visitor + 2 shuttle van valet parking) The Subject Property has more than sufficient parking supply to meet the requirements. Further, all proposed parking aisles meet or exceed the 6.7m requirement set out in the by-law for double traffic lanes. The existing refuse container remains in compliance with the relevant provisions. Attendant parking is defined in Sec. 54 of the by-law as, a method of motor vehicle parking that is permitted in a hotel, on commercial parking lots or in commercial parking garages only, where an on-site parking attendant is available to maneuver vehicles. An attendant will always be available during business hours to move the vehicles in the fenced area. The Site Plan will be designed to comply with all of the zoning bylaw provisions related to parking lots, parking space and drive aisle dimensions as per above, to ensure orderly and efficient use of the parking lot by the attendant. Section 100(6) of the by-law requires hard, stable and dust preventative surfaces for parking lots in Area C of Schedule 1; such as the Subject Property. As a result, asphalt is being proposed as the surface for the visitor/staff and the attendant parking lot. Section 110 of the by-law states, Except in the case of an industrial zone, a minimum of 15% of the area of any parking lot, whether a principal or an accessory use, must be provided. Because the subject property is located within an industrial zone, the minimum landscaping percentage set out in Section 110 of the by-law therefore do not apply. Furthermore, based on the number of parking spaces proposed, Table 110 Row a), Column IV requires a landscaped buffer abutting a street lot line of 3.0m and in Row b) a 3.0m landscaped buffer for other lot lines. As demonstrated, the subject property complies with all zoning provisions and parking requirements. This planning rationale concludes that the proposed application for Site Plan Control is justified under the Provincial Policy Statement, Ottawa Official Plan, and Ottawa Comprehensive Zoning By-law. Accordingly, this proposal reflects good planning principles. 9

12 4.0 Technical Studies The following studies have been undertaken in association with this report: 1. Site Servicing and Grading Study 2. Traffic Study 3. Phase 1 Environmental Assessment 4. Stormwater Management Report 5.0 Conclusions a. The proposed development complies with the Provincial Policy Statement. b. The proposed development complies with the Employment Area policies set out in OPA 150. c. The proposed development is not offensive to the policies set within the Zoning By- Law; therefore, no amendment applications are required. Based on the above-noted rationale, the application for Site Plan Control is appropriate and represents sound land use planning. Prepared by; Bill Holzman William S. Holzman, MCIP, RPP President Holzman Consultants Inc. Scott Alain, M.PL Junior Planner Holzman Consultants Inc. 10