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3. ZONING - 5281 EIGHTH LINE
ROAD, 4407 FARMERS WAY AND 4411 FARMERS WAY ZONAGE - 5281, CHEMIN EIGHTH LINE; 4407, VOIE FARMERS ET 4411, VOIE
FARMERS |
Committee
RecommendationS
(This application is
subject to Bill 51)
That Council:
1. Approve an amendment to the former City of Gloucester Zoning
By-law, to change the zoning of Part of 5281 Eighth Line Road from Agriculture
General Zone (Ag) to Residential Estate Zone (Re1), as shown in Document 1.
2. Approve an amendment to the New Comprehensive Zoning By-law,
to change the zoning of 4407 Farmers Way, Part of 4411 Farmers Way and Part of
5281 Eighth Line Road from Rural Countryside Zone (RU) to Rural Residential
Zone 8 (RR8), as shown in Document 1.
RecommandationS du comité
(Cette demande est assujettie au projet de loi 51)
Que le Conseil :
1. approuve une modification au Règlement
de zonage de l’ancienne Ville de Gloucester, en vue de modifier le zonage d’une
partie du 5281, chemin Eighth Line de zone à usage agricole général (Ag) à zone
de domaines résidentiels 1 (Re1), comme l’indique le document 1.
2. approuve une modification au nouveau
Règlement de zonage général afin de modifier le zonage du 4407, voie Farmers,
d’une partie du 4411, voie Farmers et
d’une partie du 5281, chemin Eighth Line de zone d’espace rural (RU) à zone
résidentielle rurale 8 (RR8), comme l’indique le document 1.
Documentation
1. Deputy City Manager's report (Planning,
Transit and the Environment) dated
19 June 2008 (ACS2008-PTE-PLA-0136).
Report to/Rapport au :
Agriculture and Rural Affairs Committee
Comité d'agriculture et des questions rurales
and Council / et au Conseil
19 June 2008 / le 19 juin 2008
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 : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement, Planning Branch/ Direction de l'urbanisme
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
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SUBJECT: |
ZONING - 5281 Eighth line road, 4407
Farmers Way and 4411 farmers way, (D02-02-08-0065) |
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OBJET : |
ZONAGE - 5281,
chemin eighth Line;
4407, voie farmers et 4411, voie farmers |
REPORT RECOMMENDATIONS
1.
Approve an amendment to the former City of Gloucester
Zoning By-law, to change the zoning of Part of 5281 Eighth Line Road from
Agriculture General Zone (Ag) to Residential Estate Zone (Re1), as shown in Document 1.
2.
Approve an
amendment to the New Comprehensive Zoning By-law, to change the zoning of 4407
Farmers Way, Part of 4411 Farmers Way and Part of 5281 Eighth Line Road from
Rural Countryside Zone (RU) to Rural Residential Zone 8 (RR8), as shown in
Document 1
RECOMMANDATIONS DU
RAPPORT
Que le Comité de l'agriculture et des questions
rurales recommande au Conseil :
1.
d’approuver
une modification au Règlement de zonage de l’ancienne Ville de Gloucester, en
vue de modifier le zonage d’une partie du 5281, chemin Eighth Line de zone à
usage agricole général (Ag) à zone de domaines résidentiels 1 (Re1), comme
l’indique le document 1.
2.
d’approuver
une modification au nouveau Règlement de zonage général afin de modifier le
zonage du 4407, voie Farmers, d’une partie du
4411, voie Farmers et d’une partie du 5281, chemin Eighth Line de zone
d’espace rural (RU) à zone résidentielle rurale 8 (RR8), comme l’indique le
document 1.
BACKGROUND
The subject properties are located northeast of the intersection of Farmers Way and Eighth Line Road. A single detached dwelling and accessory structures currently occupy the property at 4407 Farmers Way. A single detached dwelling and accessory structures also currently occupy the property known as 4411 Farmers Way. The property known as 5281 Eighth Line Road is currently vacant. The purpose of the subject application is to amend the former City of Gloucester Zoning By-law to change the zoning of a part of 5281 Eighth Line Road, in fulfillment of a severance condition relating to two lot line adjustments.
The owners of 5281 Eighth Line Road would like to convey vacant lands to two residential lots abutting to the west (4407 Farmers Way and 4411 Farmers Way). The part to be conveyed to the landowner of 4407 Farmers Way measures 91.15 metres by 60.9 metres and contains an area of 0.1857 hectares. The part to be conveyed to the landowner of 4411 Farmers Way measures 50.577 metres by 121.87 metres and contains an area of 0.615 hectares. With this Zoning By‑law amendment, the abutting landowner to the west will be able to consolidate the lands under one zone – that of the existing residential estate lots. This consolidation will allow the abutting landowners to the west to expand their back yards and maintain an undeveloped buffer of land along the back of their lands.
DISCUSSION
Official Plan
According to the Official Plan, the land being
considered for rezoning is ‘Rural Natural Features Area’. The intent of this designation is to protect
locally significant natural areas and the City’s tree cover.
Rural Natural Features are areas in the rural region
that contain woodlands, wetlands, and wildlife habitat that were identified by
the Natural Environment Systems Strategy as significant within the context of
the City of Ottawa. Any development
within or adjacent to these lands must be assessed in terms of its impact on
the area’s natural feature, particularly impacts arising from the extent of
disturbance and the location of buildings.
The subject lands are also identified in the
Infrastructure Master Plan (Section 6.1.2 Other Public Service Areas) as part
of the Carlsbad Springs Steady Flow Water Trickle System Area. The Master Plan states:
“The Carlsbad
Springs Water Service Area provides a low pressure "trickle feed" to
a specified number of lots in a defined service area. System capacities and
connection permission are limited to lots of record at the time of
implementation of the system.”
The policies of the Official Plan
support the proposal as no new lots are being created and there will be no
further need to receive further water connections.
Zoning
According to the former City of Gloucester Zoning By-law, 5281 Eighth Line Road is presently zoned Agriculture General Zone (Ag). This zoning permits a single detached dwelling and/or an agricultural use. The subject land is currently vacant and abuts the Residential Estate Zone (Re1).
The applicant’s request to change the agriculture zone to a residential estate zone is considered appropriate as it will allow the lands to be combined with 4407 Farmers Way and 4411 Farmers Way, and to have the same zone.
It is anticipated that the New Comprehensive Zoning By-law will be
passed by City Council on June 25, 2008.
The New Comprehensive Zoning By-law has 5281 Eighth Line Road,
4407 Farmers Way, and a part of 4411 Farmers Way zoned Rural Countryside
Zone (RU). The permitted uses in a RU
Zone are agricultural use, animal care establishment, animal hospital, artist
studio, bed and breakfast, cemetery, single detached dwelling, equestrian
establishment, environmental preserve and educational area, forestry operation,
group home, home-based business, kennel, and converted retirement home. The minimum lot size and frontage for a
residential use is 0.8 hectares and 50 metres, respectively. The properties at 4407 Farmers Way and 4411
Farmers Way currently do not meet the minimum lot area requirements under the
RU Zone and even with the impending lot line adjustments, will continue to be
non-compliant, in terms of the minimum lot area requirements.
In order to ensure that the intent of this zoning amendment is reflected in the New Comprehensive Zoning By-law and that all subject lands will continue to meet the zoning provisions, it is recommended that:
1. The lands known as 4407 Farmers Way be rezoned from RU to Rural Residential Zone 8 (RR8);
2. Part of the lands known as 4411 Farmers Way that are proposed to be zoned RU be rezoned from RU to Rural Residential Zone 8 (RR8); and,
3. Part of the lands known as 5281 Eighth Line Road, that are proposed to be zoned RU be rezoned from RU to Rural Residential Zone 8 (RR8), as shown on Document 1.
The permitted main uses under an RR8 Zone are bed and breakfast, detached dwelling, group home, home-based business, converted retirement home, and secondary dwelling unit. The minimum lot area and frontage permitted under an RR8 Zone is 1,600 m2 and 45 metres, respectively.
Servicing Issues
All technical issues related to environmental, noise, traffic and
servicing concerns do not apply in this rezoning application, as the intent of
the landowners of 4407 Farmers Way and 4411 Farmers Way is to keep the
lands undeveloped (vacant).
Staff recommend approval of this Zoning By-law amendment application.
ENVIRONMENTAL IMPLICATIONS
This zoning amendment proposal that will result in two expanded undeveloped backyards for two existing rural residential estate lots should not adversely affect the existing groundwater quality and quantity.
RURAL IMPLICATIONS
The proposed Zoning By-law amendment will not change the rural landscape
of the 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. The City did not receive any negative comments or opposition to this application.
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
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner and applicant, Mary B. Kennedy and Michael Chinkiwsky 4411 Farmers Way, Carlsbad Springs, ON K0A 1K0, 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-law, forward to Legal Services Branch and undertake the statutory notification.
Legal Services Branch to forward the implementing by-law to City Council.
LOCATION MAP DOCUMENT 1
