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 /
Service de l'urbanisme et de la 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 City of Kanata
Zoning By-law to change the zoning of 1056 Klondike Road from Rural
Community (RCM) to a Special Rural Community Zone (RCM-X) as shown in Document
1 and detailed in Document 2.
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’ancienne Ville de Kanata afin de changer la désignation de zonage du 1056,
chemin Klondike de zone de communauté rurale (RCM) à zone de communauté rurale
spéciale (RCM-X), tel qu’il est indiqué dans le Document 1 et expliqué en
détail dans le document 2.
BACKGROUND
The site is located at 1056
Klondike Road, on the south side of Klondike Road between March Road and
Sandhill Road. The site is
0.82 hectares in area and is L-shaped with approximately 37 metres of
frontage along Klondike Road and 61 metres along Sandhill Road. There is an
existing house and barn with a riding ring that is currently not in use.
Single-detached homes and vacant lands surround
the subject property. There is a residential subdivision draft approved to the
north and another pending draft approval to the east. Shirley’s Brook is
located to the northwest of the property.
DISCUSSION
City Council Approved Official Plan
The City Council Approved Official Plan designates
the site as General Urban. The General Urban Area designation permits a full
range and choice of housing types, in combination with conveniently located
employment, service, cultural, leisure, entertainment, and institutional uses.
Applications to amend the Zoning By-law to permit non-residential uses must
address and mitigate any potential conflicts with adjacent residential
development.
Former Regional Official Plan
The
Kanata North Expansion Area was added as a special designation to the
1997 Official Plan of the former Region of Ottawa-Carleton. Regional Official
Plan Amendment No. 8 redesignated the lands to Business Park. Business parks
include industrial, business, and research parks, warehousing and manufacturing
areas and other related non-residential uses. Regional Official Plan Amendment
No. 25 added residential as permitted uses to the Business Park.
Former City of Kanata Official Plan
In the former City of Kanata Official Plan the
site was within the Kanata North Urban Expansion Area. Amendment No. 58 to the
City of Kanata Official Plan redesignated the site to Low Density Residential,
which was to be in keeping with the character of the existing area. The Low
Density Residential designation was intended to blend existing development with
future development. Residential density to be achieved is between 17 to 25 units
per gross hectare, which also includes small institutional and public
uses.
Proposed Zoning By-law Amendment
The site is zoned as RCM (Rural Community) in the March Rural By-law 74-79. The applicant proposes to create a Special RCM Zone to add day nursery and private school as permitted uses.
There are no municipal services currently available. Services are expected to be installed within the next year when the subdivisions are approved for development. At that time, municipal services can be extended to the subject property, but will require further study before the extension is permitted. The property owners would have the option to connect to on municipal services in the future.
The
Zoning By-law amendment is appropriate as it supports local services and offers
small institutional uses for the surrounding area. The General Urban Area
policies of the City Council Approved Official Plan encourage providing
conveniently located service and institutional uses. As there are no proposed
changes to the site with the exception of renovating the existing house and
garage to accommodate one classroom, the proposed uses will be in keeping with
the character of the existing area as intended in the Low Density Residential
designation in the former City of Kanata Official Plan.
In the
RCM zone, agricultural-related uses and the keeping of livestock are permitted
uses, however, as the property is a small lot within the urban boundary with
adjacent draft approved residential subdivision to the north, residential
subdivision pending draft approval to the east, and abutting single-detached
homes, the proposed Special RCM Zone will restrict the residential uses to a
single-detached home and non-residential uses to day nursery and private
school.
ENVIRONMENTAL IMPLICATIONS
The Mississippi Valley Conservation Authority (MVCA) did not raise any concerns on the proposal. However, the MVCA stipulated that the septic system must be in compliance with the requirements of the Ottawa Septic Systems Office (OSSO). The capacity is to be determined by OSSO and will be dependent on the size of the facility and number of students. The applicant received a change of use permit from the OSSO and their proposal does not require changes to the existing septic system. If they wish to expand in the future, they will require approval from the OSSO.
Ottawa Public Health requires that the owner comply with the Ministry of Environment’s Regulation 170/03 Drinking Water Systems and will follow-up to ensure the water system servicing for the proposed day care and private school is in compliance with the Provincial regulation. In addition, the change of use building permit application in which the owner will be required to submit will include a review of the private water servicing.
RURAL IMPLICATIONS
Although the site is currently zoned under the March Rural Zoning By-law, in the City Council Approved Official Plan the site is designated as General Urban Area. When the new comprehensive City of Ottawa Zoning By-law is brought forward to Council it will bring into conformity the Official Plan and zoning designations.
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 received five emails requesting additional information and two
phone calls in opposition to the proposed amendment (see Document 3).
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 Details
of Recommended Zoning
Document 3 Consultation Details
DISPOSITION
Corporate Services Department, City
Clerk's Branch to notify the owner/applicant (Harry S. Toor, 6 Willow Glen Dr.,
Kanata, ON K2M 1L3), owner (Sher S.
Gill, 38 Balding Court, Kanata, ON K2K
2L3), Signs.ca, 866 Campbell Avenue, Ottawa, ON K2A 2C5, and 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.
Corporate Services Department, Legal Services
Branch to forward the implementing by-law to City Council.
DOCUMENT 1
LOCATION MAP
DOCUMENT 2
DETAILS OF RECOMMENDED ZONING
Despite Section 12, for the lands
zoned RCM-X, the following are the only permitted uses:
(a) single
family dwelling
(b) day
nursery
(c) private
school
DOCUMENT 3
CONSULTATION DETAILS
NOTIFICATION AND CONDSULTATION PROCESS
Notification and public consultation was
undertaken in accordance with the Public Notification and Public Consultation
Policy approved by Council for Zoning By-law amendments.
PUBLIC COMMENTS
Four emails requesting additional information and two phone calls in
opposition to the proposed amendment were received from the posting of the
on-site sign. One comment was received from the March Rural Community
Association.
One
respondent had concerns about the capacity of the existing septic system and
well for the proposed new uses. Another respondent had concerns regarding
safety from increased vehicular and patron traffic. There was also a concern
about changing the current rural setting of the area. A summary and response to
concerns are presented below.
SUMMARY OF PUBLIC INPUT
1.
Septic system and well – Is there sufficient capacity of the existing
septic system and well for the proposed new uses?
Response: The existing septic system and well has sufficient capacity for the
applicant’s proposal as confirmed by the Ottawa Septic System Office and Ottawa
Public Health. However, if there is a proposed expansion the owner will be
required to meet the requirements of the Ottawa Septic System Office and Ottawa
Public Health, as well as, meeting the Ministry of Environment’s regulations
for water system servicing. As there is a potential to connect to municipal
services in the future, the owner must contact Infrastructure Approvals prior
to extension.
2.
Increased traffic and security issues – The respondent had traffic concerns from
the proposed uses and security concerns, as there is no fencing around the
subject property.
Response: The
impact to
traffic is expected to be minimal, as the site will mostly experience children
drop-offs and pick-ups. The proposal does not necessitate a site plan control
application, however, the owner will have to comply with the requirements,
including safety, to obtain a day nursery license.
3.
Rural setting – The respondent had concerns of the change to the rural setting of
the area.
Response: The lands are within the urban boundary and intended for future urban growth. The lands will be rezoned by the new comprehensive City of Ottawa Zoning By-law to reflect the General Urban designation and to be in keeping with the City Council Approved Official Plan.