5. ZONING - 1194 CARP ROAD

Zonage – 1194, chemin Carp

Committee recommendations

(This matter is subject to Bill 51)

That Council:

1. Approve an amendment to the Zoning By-law 2008-250 to amend the zoning of 1194 Carp Road from R1H to R1H [XXXX] as shown in Document 1 and as detailed in Document 2.

2. Approve an amendment to the former Township of Goulbourn Zoning By-law 40-99 to amend the zoning of 1194 Carp Road from R1-1 to R1-X as shown in Document 1 and as detailed in Document 2.

RecommandationS du Comité

(Cette question est assujettie au Règlement 51)

Que le Conseil :

1. approuve une modification au Règlement de zonage 2008-250 visant à faire passer la désignation de zonage de la propriété située au 1194, chemin Carp, de R1H à R1H [XXXX], comme l’illustre le document 1 et le précise le document 2.

2. approuve une modification au Règlement de zonage 40-99 de l’ancien Canton de Goulbourn visant à faire passer la désignation de zonage de la propriété située au 1194, chemin Carp, de R1-1 à R1-X, comme l’illustre le document 1 et le précise le document 2.

Documentation

1. Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 21 October 2008 (ACS2008-ICS-PLA-0218).

Report to/Rapport au:

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

21 October 2008 / le 21 octobre 2008

Submitted by/Soumis par : Nancy Schepers, Deputy City Manager

Directrice municipale adjointe,

Infrastructure Services and Community Sustainability

Services d’infrastructure et Viabilité des collectivités

Contact Person/Personne-ressource : Grant Lindsay, Manager/Gestionnaire, Development Approvals/Approbation des demandes d'aménagement, Planning Branch/Direction de l’urbanisme

(613) 580-2424, 13242 Grant.Lindsay@ottawa.ca

Stittsville-Kanata West (6)

Ref N°: ACS2008-ICS-PLA-0218

SUBJECT:	ZONING - 1194 Carp Road (FILE NO. D02-02-08-0099)

OBJET :	Zonage – 1194, chemin Carp

REPORT RECOMMENDATIONS

That the recommend Council:

1. Approve an amendment to the Zoning By-law 2008-250 to amend the zoning of 1194 Carp Road from R1H to R1H [XXXX] as shown in Document 1 and as detailed in Document 2.

2. Approve an amendment to the former Township of Goulbourn Zoning By-law 40-99 to amend the zoning of 1194 Carp Road from R1-1 to R1-X as shown in Document 1 and as detailed in Document 2.

RECOMMANDATIONS DU RAPPORT

Que le Comité de l'urbanisme et de l'environnement recommande au Conseil :

1. d’approuver une modification au Règlement de zonage 2008-250 visant à faire passer la désignation de zonage de la propriété située au 1194, chemin Carp, de R1H à R1H [XXXX], comme l’illustre le document 1 et le précise le document 2.

2. d’approuver une modification au Règlement de zonage 40-99 de l’ancien Canton de Goulbourn visant à faire passer la désignation de zonage de la propriété située au 1194, chemin Carp, de R1-1 à R1-X, comme l’illustre le document 1 et le précise le document 2.

BACKGROUND

The subject, 1194 Carp Road, property is located on the south side of Carp Road directly across from the intersection of Carp Road and Neil Avenue. The site currently contains an existing one and a half storey log home adjacent to Carp Road, and a detached garage located at the rear of the home. The subject property has an area of 1004.26 square metres. The majority of the site is landscaped with a small gravel parking area located at the rear of the existing dwelling. The site has 25 metres of frontage on Carp Road. Detached Residential Dwellings are located to the south and east of the property, a vacant residential lot is located to the west, and a mix of commercial and residential properties are located north of the subject site.

Purpose of Zoning Amendment

An application has been submitted to amend the existing residential zoning to allow for an art studio and a retail store limited to the sales of arts, crafts and home décor items. All other commercial uses will be prohibited. The applicant is also requesting site-specific zoning provisions to recognize the existing location of the building and layout of the site as detailed in Document 2.

Existing Zoning

The site is zoned Residential First Density Subzone H (R1H) under the Comprehensive Zoning By-law which allows for a detached dwelling, a group home, a community garden, a park, a bed and breakfast, a diplomatic mission, and a retirement home, converted.

The site is zoned Residential Type One Exception One (R1-1) under the former Township of Goulbourn Zoning By-law 40-99. The R1-1 zone allows for a dwelling, single detached, a group home and a bed and breakfast establishment.

DISCUSSION

Official Plan

The site is designated ‘General Urban Area’ in the Official Plan. The proposed Zoning By-law amendment meets the policies of the ‘General Urban Area’ designation which permits the development of a full range of housing types in combination with employment, retail, service, cultural, leisure, entertainment and institutional uses. In particular, the designation permits uses that may generate traffic, noise or other impacts that have the potential to create conflicts with the surrounding residential community. However, anticipated impacts must be adequately mitigated. The existing building orientation, massing and site design, and the presence of mitigating circumstances such as existing landscaping must be taken into account when determining a suitable location for such uses (Policy 3.6.1.5b).

Section 4.11 of the Official Plan outlines objective criteria that can be used to evaluate compatibility at the scale of neighbourhoods or individual properties. In reviewing these criteria with respect to the proposed amendment, staff have confirmed that the on-site parking is adequate and the new uses will not cause spillover parking on adjacent areas. The existing building will not change, and has sufficient buffering which will include an opaque screen between the parking lot and the residential uses on the east side of the property. In addition, the existing tree stands will remain, providing additional buffer between the art studio and the residences adjacent residences. Staff have confirmed that the existing vehicular access to the site is adequate to accommodate the proposed additional land uses.

Details of Proposed Zoning

The site is zoned R1H – Residential First Density Subzone H under Zoning By-law 2008-250 and R1-1 –Residential Type One Exception Zone One under the former Township of Goulbourn Zoning By-law 40-99. Both zoning designations allow for residential uses. The applicant is proposing to amend the Comprehensive Zoning By-law and the former Township of Goulbourn Zoning By-law to allow for additional permitted uses, which include an art studio and a retail store limited to the sales of arts, crafts and home décor items. The applicant is also requesting site-specific zoning provisions to recognize the existing location of the building and layout of the site as detailed in Document 2.

Details of Changes to Zoning By-law 2008-250

The applicant is proposing to add the following uses to Zoning By-law 2008-250; art studio and retail store limited to the sales of arts, crafts and home décor items. The existing log home is proposed to be converted into an art studio and no changes to the footprint of the existing log home are proposed. In order to reflect the existing building location and site layout site-specific zoning provisions are proposed. A reduced front yard setback of two metres is required to reflect the existing location of the log home. A minimum width of 4.5 metres for the multidirectional driveway is proposed in order to preserve existing trees and landscape screening located along the east side of the property. A minimum landscaped buffer strip of 0.9 metres along the interior side yard adjacent to the east side of the property is required to reflect the existing location of the parking area and a minimum 3.0-metre landscaped buffer shall be provided along the full length of the Rear Yard and the Interior Side Yard located on the west side of the subject site to preserve existing vegetation. In order to adequately screen the parking area adjacent to the eastern side of the property, a provision is proposed which will require an opaque screen with a minimum height of 1.5 metres adjacent to this side of the parking area. An opaque screen may include coniferous plantings.

Details of Changes to former Township of Goulbourn Zoning By-law 40-99

The applicant is proposing to add the following uses to the former Township of Goulbourn Zoning By-law; art studio and retail store limited to the sales of arts, crafts and home décor items. The existing log home is proposed to be converted into an art studio and no changes to the footprint of the existing log home are proposed. In order to reflect the existing building location and site layout, site-specific zoning provisions are proposed that are identical to the Details of Changes to Zoning By-law 2008-250 above.

An opaque screen may include coniferous plantings. In order to ensure conformity between the former Township of Goulbourn Zoning By-law and the New Comprehensive Zoning By-law the required parking for an artist studio and or a retail store limited to the sale of arts, crafts and home décor items shall be 3.4 spaces for each 100 square metres of gross floor area or portion thereof, and a minimum of five parking spaces shall be provided.

The proposed Zoning By-law amendment meets the intent of both the Comprehensive Zoning By-law and the former Township of Goulbourn Zoning By-law on the basis that the commercial uses for the subject site will be limited and compatible with the surrounding residential properties. The properties on the opposite side of Carp Road in this location also allow for commercial uses and currently contain a landscaping business and an automotive repair facility. Site-specific restrictions to ensure that the proposed art studio remains compatible with adjacent the residential properties have been included in the details of recommended zoning (Document 2).

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. Public comments are detailed in Document 3.

FINANCIAL IMPLICATIONS

N/A

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 Details of Recommended Zoning

Document 3 Consultation Details

DISPOSITION

City Clerk’s Branch, Council and Committee Services to notify the owner, Christina Lovisa, 11 Rocky Point Road, Nepean, ON. K2H 8H2, applicant, McIntosh Perry Consulting Engineers Ltd., Attn: Julie McAdoo, 115 Walgreen Road, R.R.#3 Carp, ON. K0A 1L0; 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.

Infrastructure Services and Community Sustainability 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

DETAILS OF RECOMMENDED ZONING DOCUMENT 2

Proposed Changes to the Comprehensive Zoning By-law

1. The lands shown as Area A on Document 1 zoned R1H in Zoning By-law 2008-250 are rezoned to R1H [XXXX].

2. A new special exception zone, R1H [XXXX], will be added to Section 239 including the following provisions:

(a) Additional permitted uses:

(i) Artist Studio

(ii) Retail Store limited to the sale of arts, crafts and home décor items

(b) Front Yard Setback 2 metres

(c) Where a building is occupied exclusively by an artist studio, and or a retail store limited to the sale of arts, crafts and home décor items, the following provisions shall apply:

· Notwithstanding the provisions of subclause 107(1)(a)(ii) the minimum driveway width for a multidirectional driveway shall be 4.5 metres for a double traffic lane.

· A minimum 0.9 metre Landscaped Buffer shall be provided along the full length of the Interior Side Yard located on the east side of the subject site. A minimum 3.0-metre Landscaped Buffer shall be provided along the full length of the Rear Yard and the Interior Side Yard located on the west side of the subject site.

· The perimeter of the parking lot where it abuts a residential zone on the east side of the property must be screened from view by an opaque screen with a minimum height of 1.5 metres. The opaque screen is not required adjacent to the driveway. An opaque screen may consist of coniferous plantings.

Proposed Changes to By-law 40-99

1. The lands shown as Area A on Document 1 zoned R1-1 under By-law 40-99 are rezoned to R1-X.

2. A new special exception zone, R1-X, will be added to subsection 5(3) including the following provisions:

(a) Additional permitted uses:

(i) Artist Studio

(ii) Retail Store limited to the sale of Arts, Crafts and Home Décor items

(b) Front Yard Setback 2 metres

(c) Where a building is occupied exclusively by an artist studio, and or a retail store limited to the sale of arts, crafts and home décor items, the following provisions shall apply:

· Notwithstanding the provisions of clause 16(a)(ii)(cc), the required parking for an artist studio and or a retail store limited to the sale of arts, crafts and home décor items shall be 3.4 spaces for each 100 square metres of gross floor area or portion thereof, and a minimum of 5 parking spaces shall be provided.

· Notwithstanding the provisions of clause 3(3)(a), a minimum 0.9 metre BUFFER STRIP shall be provided along the full length of the interior side yard located on the east side of the subject site. A minimum 3.0 metre wide BUFFER STRIP shall be provided along the full length of the Rear Yard and the Interior Side Yard located on the west side of the subject site.

· Notwithstanding the provisions of subclause 3(16)(e)(i), the minimum driveway width for a multidirectional driveway shall be 4.5 metres, measured at the STREET LINE.

CONSULTATION DETAILS DOCUMENT 3

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.

PUBLIC COMMENTS

Comment – Concerns regarding commercial uses adjacent to residential properties

Response – Staff have worked with the applicant to ensure that the commercial uses are compatible with residential uses, and are limited to an art studio, and a retail store limited to arts, crafts and home décor items. No additional commercial uses will be permitted for the subject site. The site specific zoning provisions also ensure that the parking area will be screened from residential properties. The rezoning is limited to one site, and does not include any other properties located on Carp Road.

Comment – Concerns regarding location of site on a fast moving section of Carp Road

Response – The uses permitted by this application will create minimal amounts of traffic during peak hours and the impact is deemed negligible.

Comment – Concerns regarding existing landscaping

Response – The proposed zoning includes provisions to ensure that the existing landscaping will remain on site. This includes the use of minimum landscaped buffers, and the reduction of the multidirectional driveway width to preserve an existing group of trees.

COUNCILLOR’S COMMENTS

The Councillor has been made aware of all resident concerns.

COMMUNITY ORGANIZATION COMMENTS

The Stittsville Village Association is in support of the application, and requested that staff look at signage options to ensure that traffic is aware of the entrance from Carp Road.

Response – Staff have indicated that due to the number of entrances onto Carp Road in this location, a cautionary sign for this location and the volume of traffic is not warranted.