9. ZONING
- 5670 Carp Road Zonage - 5670, chemin carp
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Committee RECOMMENDATION
That
Council approve an amendment to the former Township of West Carleton Zoning
By-Law to change the zoning of 5670 Carp Road from RU-Rural to I-#
Institutional Exception #, as shown in Document 1 and as detailed in Document
3.
RECOMMANDATION DU Comité
Que le Conseil approuve une modification au Règlement de zonage de l’ancien
Canton de West Carleton en vue de changer le zonage du 5670, chemin Carp de
RU-rural à I-# institutionnel assorti d’une exception #, tel qu’il est indiqué
dans le document 1 et expliqué en détail dans le document 3.
Documentation
1. Deputy City Manager, Planning and Growth Management report dated 11 May 2005 (ACS2005-PGM-APR-0130).
2. Extract of Draft
Minutes, 24 May 2005.
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
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 : Grant Lindsay,
Manager / Gestionnaire
Development Approvals / Approbation des
demandes d'aménagement
(613) 580-2424 x13242,
Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That
the Planning and Environment Committee recommend Council approve an amendment
to the former Township of West Carleton Zoning By-Law to change the zoning of
5670 Carp Road from RU-Rural to I-# Institutional Exception # , 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 d’approuver une modification au Règlement
de zonage de l’ancien Canton de West Carleton en vue de changer le zonage du
5670, chemin Carp de RU-rural à I-# institutionnel assorti d’une exception #,
tel qu’il est indiqué dans le document 1 et expliqué en détail dans le document
3.
BACKGROUND
The subject property, the City's Kinburn Client Service Centre, is located on the south east corner of Kinburn Side Road and Carp Road. The site is approximately 4 hectares in size and is adjacent to rural residential and agricultural lands.
On December 15, 2004 City Council authorized staff to initiate a process under a Public Private Partnership (P3) for the design, construction and operation of a twin ice pad at this location. As a result of this decision, an amendment to the former Township By-law to permit the development of an arena complex, is required.
DISCUSSION
The property is designated "General Rural
Area" in the City Council Approved Official Plan and former Region of
Ottawa-Carleton Official Plan and "Marginal Resource" in the former
Township of West Carleton Official Plan.
The policies of the Official Plans encourage the focus of new development and community activity be within recognized Villages, however opportunities for development, particularly for the purposes of provision of municipal facilities and services may be permitted in the General Rural Area. This development can also be seen as a complimentary extension to the existing use and community investment already made in the site.
The site is currently zoned Rural (RU). An institutional exception zone is proposed. The Zoning By-law amendment would permit the
construction and operation of the new ice arena facilities and permit uses
accessory thereto such as public space for meeting halls, trade shows,
recreation programming, corporate meeting space, fitness facilities, medical
clinic, day-care, farmers market, office space, pro shop/skate sharpening,
restaurant, recreational facilities such as soccer/baseball/softball as well as
municipal uses such as administrative, emergency and protective services
offices and library facilities.
It is noted that although an array of uses
would be permitted by the proposed implementing Zoning By-law amendment, not
all uses are contemplated for development as part of the P3 initiative. The intent of the amendment is to allow the
P3 partnership to be developed in a viable and sustainable manner and allow for
future municipal facilities to be developed at a later date should the City
identify specific needs.
RURAL IMPLICATIONS
No negative impacts are anticipated to the adjacent
or immediate uses.
Employment opportunities will be created as well as the addition of much needed recreational facilities, that will support the rural economy in this section of the city.
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.
One objection from the public was received by telephone from the Carp
Residents Association.
At the request of the Ward Councillor, a Community Information and
Comment Session was held on April 5, 2005 at the Kinburn Client Service
Centre. Notification of the meeting was
mailed to adjacent landowners and the Ward 5 Community Associations.
Notification was also advertised in the West Carleton Review.
No objections to the proposed Zoning By-law amendment were offered,
however concerns with the design and the operational side of the proposed use
were raised. A number of concerns have
been raised with regard to stormwater drainage, the disposal of ice from the
resurfacing of the ice pads and traffic impacts on Kinburn Side Road and Carp
Road.
A summary of responses to the notification/circulation/information meeting are provided in Document 4.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-Law Amendment
applications.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Explanatory Note
Document 3 Details of
Recommended Zoning
Document 4 Consultation Details
DISPOSITION
Corporate Services Department, Secretariat
Services to notify the owner City of Ottawa applicant, Community Protective
Services, Parks and Recreation Branch, c/o Paul Landry, 8th, Floor
100 Constellation, Ottawa, ON K1P 1J1), 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
EXPLANATORY NOTE Document
2
By-law Number 2004- amends Zoning By-law 266-1981 of the former Township of West
Carleton. The amendment affects the
property at 5670 Carp Road, which is located on the southeast corner of Kinburn
Side Road and Carp Road.
The application is to rezone the subject
property from RU-Rural to I-# Institutional Exception #. The amendment will permit ice arenas,
recreational facilities, municipal services and associated uses.
For further information please, contact Jeff
Ostafichuk at 580-2424 ext. 31329.
DETAILS OF RECOMMENDED ZONING Document 3
The property at 5670 Carp Road is to be rezoned from RU-Rural to an I-Institutional zone with and exception. The exception will permit the following uses that are not permitted in the standard I zone.
Residential Uses:
Not permitted
Non-Residential Uses:
Arena(s)
Meeting Halls
Trade Shows
Corporate Meeting Space
Fitness Facilities
Day-Care
Farmers Market
Office Space
Pro/shop
Restaurant
Recreational Facilities
Municipal Offices
Library
Police Station
Paramedic Post
Medical Clinic
The exception will also include the following parking requirements that are not currently part of the standard I zone:
A facility that includes an arena or arenas and two or more permitted uses requires an overall parking rate of 100 spaces per ice pad.
Permitted uses that are not part of a larger facility as noted above require the following parking rates:
arena 100 spaces per ice pad;
recreational facility 30 spaces per playing field;
restaurant 1 space per 15.0 square metres of net floor area or portion thereof designed for use by the public;
office 1 space per 20.0 square metres of net floor area or portion thereof;
medical clinic the greater of 4 per practitioner or 1 per 10 square metres of net floor area or portion thereof;
meeting halls, corporate meeting space, fitness facilities, trade shows and farmers market
1 space per 9.0 square metres of net floor area or portion thereof;
pro shop 1 space per 20.0 square metres of net floor area or portion thereof;
paramedic post 2 spaces per bay door of the paramedic post building;
police station 1 space per 20.0 square metres of net floor area or portion thereof;
daycare 1
space for each 50 square metres of gross floor area.
Building Height (maximum): 16.0 metres
CONSULTATION DETAILS Document
4
NOTIFICATION AND CONSULTATION
PROCESS
Notification and public
consultation was undertaken in accordance with the Public Notification and
Public Consultation Policy approved by City Council for Zoning By-law
Amendments. One information and comment
session was held on April 5, 2005, in the community.
[U7][U8]Staff have received one objection to the proposed zoning amendment.
SUMMARY OF PUBLIC INPUT
Comments received can generally be summarized as follows.
Comment
The Hydrogeology Investigation report does not mention how the ice from ice resurfacing will be dealt with.
Response
This matter is not noted in a hydrogeology report rather detailed stormwater and operational plans will address this matter. These studies will be submitted at the site plan application stage.
Comment
The Hydrogeology Investigation report anticipates that a water treatment system will be required i.e. reverse osmosis. The report does not offer any further details on the system and the expenses of operating such.
Response
The need for a treatment system has been identified and will be costed and implemented in any project development proposal accepted by the City. We suggest that the treatment system will be for drinking water only. Treatment is not required for water used for ice resurfacing.
Comment
There are concerns with the current situation of stormwater drainage.
Response
Pre-existing drainage concerns may be present in the vicinity of the subject site. The development of this facility will not necessarily correct pre-existing off site problems. However, the stormwater management plan for this site will ensure that drainage from the development is managed effectively and that current concerns are not exacerbated.
Comment
Has the City looked at the impacts of additional traffic from the proposed development. Will traffic signals be required at the Kinburn Side Road and Carp Road intersections.
Response
A Traffic Impact Study has been undertaken. No signals are identified as being required at Kinburn Side Road and Carp Road this time. However, paved shoulders will have to be implemented proximate to the site entrance(s).
[U11]COUNCILLOR’S COMMENTS
The Councillor is in full support of the application.
COMMUNITY ORGANIZATION COMMENTS
Comment
One objection was received by telephone from the Carp Residents
Association. The Community Association
noted that the facility was not located in a village or near a village that
would allow for easy pedestrian access.
The facility would be better located in a village on a smaller site
which would allow for other means of access than the automobile.
Response
Although, the Official Plan encourages the focus of growth to occur in villages and urban areas a community facility particularly of this sort on a site with an established community use may be permitted.
A number of technical studies were undertaken to support this development, including a traffic analysis. Even if located in a Village it is arguable that such a facility would be automobile dependent. The traffic analysis demonstrated that impacts are negligible within implemented improvements.
[U15]ADVISORY COMMITTEE COMMENTS
The Environmental Advisory Committee has advised that they have no objections at this time. The Committee requests an opportunity to review the site plan and any other technical studies within their mandate.