6. zoning
- 5211 barnsdale road zonage - 5211, chemin barnsdale |
Committee
Recommendations
That Council:
1. Approve an amendment
to the Zoning By-law to change the zoning of 5211 Barnsdale Road from AG2
(Agricultural Zone, Subzone 2) to AG6[364r] (Agricultural Zone, Subzone 6,
Rural Exception 364) to prohibit a residential dwelling and to permit two
mobile homes for the accommodation of seasonal farm help associated with a
market garden farm operation as shown in Document 1, as detailed in Document 2;
and
2. Direct staff to forward the Zoning
By-law to Council when the owner has entered into an agreement to be registered
on title to govern the location, use and removal of the mobile homes to the
satisfaction of the General Manager, Planning and Growth Management.
Recommandations
du Comité
Que
le Conseil:
1. Approuve une modification au Règlement
de zonage visant à faire passer la désignation de zonage de la propriété située
au 5211, chemin Barnsdale, de AG2 (zone agricole, sous-zone 2) à AG6[364r] (zone
agricole, sous-zone 6, exception rurale 364), afin d’interdire un logement
résidentiel et de permettre deux maisons mobiles pour l’hébergement des
travailleurs agricoles saisonniers d’une ferme maraîchère, comme l’illustre le
document 1 et le précise le document 2;
2. Donne
instruction au personnel de soumettre le règlement de zonage au Conseil lorsque
le propriétaire aura conclu une entente devant être inscrite au titre foncier
qui régira l’emplacement, l’utilisation et l’enlèvement des maisons mobiles
d’une manière jugée satisfaisante par le directeur général de l’urbanisme et de
la gestion de la croissance.
Documentation
1. Deputy City Manager’s report
(Infrastructure Services and Community Sustainability) dated 21 January 2010
(ACS2010-ICS-PGM-0037).
Report to/Rapport au :
Agriculture
and Rural Affairs Committee
Comité d'agriculture
et des affaires rurales
and Council / et au Conseil
21
January 2010 / le 21 janvier 2010
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 : Michael Wildman, Manager/Gestionnaire, Development
Review-Suburban Services/Examen des projets d'aménagement-Services suburbains,
Planning and Growth Management/Urbanisme et Gestion de la croissance
(613) 580-2424,
27811 Mike.Wildman@ottawa.ca
SUBJECT: |
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OBJET : |
REPORT RECOMMENDATIONS
That the Agriculture and Rural
Affairs Committee recommend Council:
1. Approve an amendment to the Zoning
By-law to change the zoning of 5211 Barnsdale Road from AG2 (Agricultural Zone,
Subzone 2) to AG6[364r] (Agricultural Zone, Subzone 6, Rural Exception 364) to
prohibit a residential dwelling and to permit two mobile homes for the
accommodation of seasonal farm help associated with a market garden farm
operation as shown in Document 1, as detailed in Document 2; and
2. Direct staff to forward the Zoning By-law to Council when the owner has entered into an agreement to be registered on title to govern the location, use and removal of the mobile homes to the satisfaction of the General Manager, Planning and Growth Management.
RECOMMANDATIONS DU RAPPORT
Que le Comité de
l’agriculture et des affaires rurales recommande au Conseil:
1. D’approuver
une modification au Règlement de zonage visant à faire passer la désignation de
zonage de la propriété située au 5211, chemin Barnsdale, de AG2 (zone agricole,
sous-zone 2) à AG6[364r] (zone agricole, sous-zone 6, exception rurale 364),
afin d’interdire un logement résidentiel et de permettre deux maisons mobiles
pour l’hébergement des travailleurs agricoles saisonniers d’une ferme
maraîchère, comme l’illustre le document 1 et le précise le document 2;
2. De donner instruction au
personnel de soumettre le règlement de zonage au Conseil lorsque le
propriétaire aura conclu une entente devant être inscrite au titre foncier qui
régira l’emplacement, l’utilisation et l’enlèvement des maisons mobiles d’une
manière jugée satisfaisante par le directeur général de l’urbanisme et de la
gestion de la croissance.
The subject land is located on the south side of Barnsdale Road, southeast of the intersection of Barnsdale Road and Eagleson Road. The subject land is used for agricultural purposes and is surrounded by agricultural uses. There are also a few scattered residential properties in the area. The subject land has a frontage of approximately 848 metres on the south side of Barnsdale Road and contains an area of approximately 21.7 hectares. The existing house at 5275 Barnsdale Road is being severed as a surplus farm dwelling.
The purpose of the rezoning is to implement a Committee of Adjustment decision. The applicant has purchased the subject property to expand their market garden farm operation. The Zoning By-law amendment is required as a condition of consent to sever the existing farmhouse from the lands, as surplus to the farm operation. The requested rezoning relates to the retained parcel. The applicant wishes to establish accommodations for seasonal farm workers who will be employed in the market garden operation, on the retained land. The applicant proposes locating two mobile homes on the subject land for this purpose.
The current zoning is AG2 (Agricultural Zone, Subzone 2) under Zoning By-law 2008-250.
The requested zoning amendment proposes to rezone the parcel to be
retained (agricultural land) from AG2 to AG6[364r] (Agricultural Zone, Subzone
6, Rural Exception 364) to prohibit a residential dwelling and to permit
temporary accommodations in the form of two mobile homes for seasonal farm help
associated with a market garden farm operation.
According to the Official Plan, the subject land is designated Agricultural Resource Area. This designation protects prime agricultural areas from loss of lands to other uses.
The policies permit a severance for the creation of a new lot on which is located a dwelling made surplus through farm consolidation. The policies require that the vacant agricultural parcel so created be rezoned to prohibit any residential use. The housing restriction is intended to limit a pattern of lot creation in Agricultural Resource Area that would see a new residence being constructed on a vacant farm property, the house being declared surplus and severed for a lot and the pattern so repeated.
The policies in place at the time of the consent application permitted dwellings for farm help on a remnant parcel created by a severance of a surplus farm dwelling. The preferable form of farm help dwelling is a mobile home that can be removed once the farm help is no longer required. The applicant wishes to pursue the placement of farm help accommodations in the form of two mobile homes on the subject land.
The Ministry of Municipal Affairs and Housing recently provided modifications to Official Plan Amendment 76. The Ministry has removed the policy permitting dwellings for farm help on remnant parcels as a result of farm consolidation severances of a surplus dwelling. The Ministry’s modifications are consistent with the Provincial Policy Statement (PPS).
The proposed rezoning is implementing the decision of the Committee of Adjustment and the policies at the time of the consent application, which permitted farm help accommodations in the form of a mobile home on a remnant parcel.
The site is currently zoned AG2 (Agricultural Zone, Subzone 2). This zoning permits a detached dwelling, agricultural use and several other uses. In order to ensure that the intent of the Official Plan policies are implemented in the Comprehensive Zoning By-law, it is recommended that the zoning of the site be changed from AG2 (Agricultural Zone, Subzone 2) to AG6[364r] (Agricultural Zone, Subzone 6, Rural Exception 364) as shown on Document 1. The proposed zoning is to prohibit a residential dwelling on a lot having a minimum area of 18 hectares and a minimum width of 60 metres. Rezoning to AG6 is considered appropriate since it will protect agricultural land from loss to other uses and will continue to respect the minimum lot area and width requirements.
Rural exception 364 will permit temporary accommodations in the form of two mobile homes for seasonal farm help associated with a market garden farm operation.
In the agricultural zone provisions, a mobile home is a conditional permitted use provided that it is located on the same lot and is accessory or ancillary to an agricultural use and the main detached dwelling. To implement the direction of the Committee of Adjustment to allow the severance of the existing farmhouse as a surplus farm dwelling, an exception to AG6 is required to permit two mobile homes on the remnant agricultural parcel.
In order to ensure the temporary use of the farm help accommodation, staff recommends that prior to forwarding the Zoning By-law to Council the owner shall enter into an agreement to be registered on title which governs the location, use and removal of the mobile homes.
Consent application (D08-01-09/B-00210) to sever a surplus farm dwelling is conditionally approved.
There are no concerns with the proposed rezoning provided that any mobile homes are placed well away from the municipal drain (Isaac Moore Municipal Drain) and outside of the extensive floodplain.
The subject land will be limited to agricultural uses. By restricting a residential dwelling, the agricultural area will be protected from fragmentation and competing uses. The proposed amendment to permit temporary farm help accommodation demonstrates flexibility in policy interpretation in order to implement the Committee of Adjustment decision. The proposal supports the agricultural industry and ensures that following removal of the temporary use, the lot will be in conformity with the Provincial Policy Statement and the Official Plan.
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The City did not receive any negative comments or opposition to this application.
The Ward Councillor is aware of this application and the staff recommendation.
There are no legal/risk management implications associated with this report.
The proposed amendment is consistent with the City’s Strategic Plan as it respects the rural character of the area and will not have any impact on the viability of rural villages.
N/A
N/A
This application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, 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 and Growth Management to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
DOCUMENT 2
DETAILS OF RECOMMENDED ZONING
Proposed
Changes to the Comprehensive Zoning By-law
- two mobile homes for the accommodation of seasonal farm help associated with a market garden farm operation.
DOCUMENT 3
CONSULTATION DETAILS
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.
No public comments were received.