Report
to/Rapport au :
Agriculture and Rural Affairs Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
07 June 2007 / le 07
juin 2007
Submitted
by/Soumis par : Nancy Schepers, Deputy City Manager/
Directrice municipal 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
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the former Township of West Carleton Zoning By-law 266-81 to remove the Holding Designation and change the zoning of 2017 Carp Road from Rural Industrial Zone, MR-h to Rural Industrial Zone, Exception Zone, MR-xx as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU
RAPPORT
Que le Comité de l’agriculture et des affaires
rurales recommande au Conseil d’approuver une modification au Règlement de
zonage 266-81 de l’ancien Canton de West Carleton afin de supprimer la
désignation d’utilisation différée et de changer la désignation de zonage du
2017, chemin Carp de zone rurale industrielle, MR-h, à zone rurale industrielle
assortie d’une exception, MR-xx, tel qu’il est indiqué dans le document 1 et
expliqué en détail dans le document 2.
BACKGROUND
The subject lands are located on the west side of Carp Road, between Rothbourne Road and Westbrook Drive. The subject parcel has a frontage of 43.7 metres along Carp Road and is approximately 2000 square metres in area. The site is currently occupied by a detached dwelling with attached garage. In addition to the residential use, a home-based stained glass manufacturing and retail business is operated in the garage. The abutting property to the north is occupied by a residential dwelling and sign manufacturing company, while to the south is a vacant lot fronting on Rothbourne Road. To the west is vacant industrial land. The nearby properties on Carp Road are a mix of offices, commercial uses, industrial uses, and residential dwellings.
The applicant is proposing to
convert the existing dwelling to a business office. The office will be a
small-scale operation occupying the house and garage, totalling approximately
306 square metres in area. The conversion will retain the size and character of
the existing single detached dwelling, since no exterior changes are proposed. A conceptual site plan has been
submitted in support of the rezoning. The plan
indicates that the proposed access from Carp Road will be retained in its
current location near the northerly lot line, and provide access to a parking
lot to be situated in front of the building. The proposed parking lot will
provide approximately 15 parking spaces, and will be visually buffered
from abutting properties and Carp Road by retention of the existing trees and
landscaped open space. The property
would be subject to a rural-based Site Plan Control Application, at which time
detailed site, landscape and grading plans would be prepared.
Details of Current and Proposed Zoning
The current zoning of the property is Rural
Industrial Zone, Holding Zone (MR-h) under the former Township of West Carleton
Zoning By-law 266-81. This zone permits
an assembly plant, a contractor's shop, a commercial garage, a warehouse and
other industrial uses. The 'h' denotes a holding zone, which was to be lifted
prior to conversion of the property for industrial use.
The applicant proposes to rezone the subject
property to a site-specific Rural Industrial Zone – Exception (MR-xx). The proposed site-specific rezoning would
include professional office and business office as additional permitted uses on
the property. Because the standard Rural Industrial Zone does not permit office
use, no parking requirement for offices is specified. The proposed zoning
provisions include a parking requirement of 2.4 parking spaces per 100 metres
of gross floor area, as is proposed in the new comprehensive Zoning By-law for
offices in the rural area. Other minor amendments requested to the standard zone
provisions are to eliminate the requirement for a loading zone and reduce the
buffer strip requirements along a portion of the northerly and southerly lot
lines.
DISCUSSION
Official Plan:
The subject site is designated as "Carp Road Corridor Rural Employment Area" in the Official Plan. This designation affects the lands between Highway 417 to the south and the Carp Airport to the north. Due to the corridor’s strategic location, the intent of the designation is to permit a diverse range of employment and industrial opportunities. This includes manufacturing, mining, retail uses, construction and transportation uses as well as personal, professional and business services. The property is subject to the policies within Section 3.7.5 of the Official Plan.
Planning Rationale:
The subject application has been evaluated with regard to the provisions of the Official Plan, and applicable policies have been satisfied. The policies within Section 3.7.5 of the Official Plan, affecting the Carp Road Corridor Rural Employment Area, state that the intent of the designation is to reserve the land for rural industrial and commercial uses, and that the Carp Road Corridor Community Design Plan was to provide further direction.
The proposed site-specific amendment satisfies the policies set out in the Community Design Plan. The proposed office use will increase the range of services offered, enhance the visual appearance of the corridor and maintain the rural character. The proposed office use is compatible with neighbouring properties and complements the range of uses located along Carp Road. Nearby properties on Carp Road, which are south of Rothbourne Road, are subject to the provisions of the former Township of Goulbourn Zoning By-law, which zones the Carp Road lands Commercial Highway Zone, and permits business and professional offices. The proposed use is compatible with the wide range of businesses in proximity to the subject site, which include lawyer’s office, sign manufacturing, auto refinishing, animal hospital, antique sales and gas bar.
The
proposed office will retain the size and character of the existing single
detached dwelling since no changes are proposed to the exterior appearance of
the building, and will be consistent with the small-scale/low density
development that is characteristic the area. The proposed change in use will
have no impact or nuisance on adjacent landowners. A residence, with
associated sign manufacturing business, currently occupies the abutting
property to the north, and the property to the south is vacant. The subject site is well buffered
by trees, which will screen the proposed parking lot and be consistent with the
rural character of the area.
The
proposed development complies with all Official Plan policies, which encourage various types
of economic development in the Carp Road Corridor. Staff support the requested
amendment because the use is appropriate, there is no anticipated impact on the
neighbouring properties, and the proposed use of the property will complement
the surrounding industrial area.
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. No negative comments from the public were received.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
The application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended zoning
DISPOSITION
City Clerk’s Branch, Secretariat Services to notify the owner, (Diane and Peter Perham, 2017 Carp Road, Carp Ontario K0A1L0), applicant, (Mr. Harold McKay, 164 Bridge Street, Carleton Place, K7C 2V7), OttawaScene.com, 174 Colonnade Road, Ottawa, ON, K2E 7J5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26‑76) 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.
Legal Services Branch to forward the implementing by-law to City Council
DOCUMENT 1
LOCATION MAP
DOCUMENT 2
DETAILS OF RECOMMENDED ZONING
For the lands known municipally as 2017 Carp Road, the zoning shall be amended by removing the Holding Designation, and rezoning the property from Rural Industrial Zone, (MR-h) to Rural Industrial Zone, Exception Zone (MR-xx). The following provisions shall apply:
(a) Permitted Uses
· In addition to the uses permitted in Section 16(1)(b), Business Office and Professional Office shall be permitted.
(b) Where a building is occupied exclusively by
a business office or professional office, the following provisions shall apply:
· Notwithstanding the provisions of Section 16(2)(n) and (o), for a side lot line that abuts a residential zone, a planting strip of 3.0 metres shall not be required along the portion of the lot line that is adjacent to a parking lot.
· Notwithstanding the provisions of Section 16(2)(q), the required parking for a business office and a professional office shall be 2.4 spaces for each 100 square metres of gross floor area or portion thereof.
· Notwithstanding the provisions of Section 16(2)(r)(ii), no parking space shall be located closer than 1.0 metre to any lot line that abuts a residential zone or abuts a lot having a residential use situated thereon.
· Notwithstanding the provisions of Section 16(2)(t), a loading space shall not be required.