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.
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.
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.
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.
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.
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).
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
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.
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
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.
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.