1. ZONING - 119
Langstaff drive ZONAGE - 119, Promenade langstaff |
Committee
Recommendations
(This application is
subject to Bill 51)
That
Council:
1. Approve
an amendment to the former Township of West Carleton Zoning By-law to change
the zoning of 119 Langstaff Drive from Institutional Type 1 (I1) and
Residential Type 5 Exception Holding (R5-1(h)) to General Commercial Exception
6 (C-6) as detailed in Document 2 and shown in Document 3.
2. Approve
an amendment to the New Comprehensive Zoning By-law to change the zoning of 119
Langstaff Drive from Rural Institutional (RI) and Village Residential Third
Density (V3B) to a Rural Institutional Exception zone (RI[xxxxr]), as detailed
in Document 2 and as shown in Document 3.
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’ancien Canton de West Carleton visant à changer le zonage du 119, promenade
Langstaff de Zone d’institutions de type 1 (I1) et résidentielle de type 5
assortie d’une exception (aménagement différé) (R5-1(h)) à Zone de commerces
ruraux assortie d’une exception 6 (C-6), comme l’explique en détail le document
2 et l’indique le Document 3.
2. Approuve
une modification du Règlement de zonage général visant à changer le zonage du
119, promenade Langstaff de Zone d’institutions rurales (RI) et Zone
résidentielle de village de densité 3 (V3B) à Zone d’institutions rurales
assortie d’une exception (RI[xxxxr]), comme l’explique en détail le document 2
et l’indique le document 3.
Documentation
1. Deputy City Manager's report (Planning,
Transit and the Environment) dated
22 May 2008 (ACS2008-PTE-PLA-0080).
Report to/Rapport au :
Agriculture and Rural Affairs Committee
Comité de l'agriculture et des
questions rurales
and Council / et au Conseil
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 : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@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 former Township of West Carleton Zoning By-law to change
the zoning of 119 Langstaff Drive from Institutional Type 1 (I1) and
Residential Type 5 Exception Holding (R5-1(h)) to General Commercial Exception
6 (C-6) as
detailed in Document 2 and as shown in Document 3.
2.
Approve an amendment to the New
Comprehensive Zoning By-law to change the zoning of 119 Langstaff Drive from Rural Institutional (RI) and Village
Residential Third Density (V3B) to a Rural Institutional Exception zone
(RI[xxxxr]), as detailed in Document 2 and as shown in Document 3.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de l’agriculture et des affaires rurales
recommande que le Conseil :
1.
Approuve
une modification au Règlement de zonage de l’ancien Canton de West Carleton
visant à changer le zonage du 119, promenade Langstaff de Zone d’institutions
de type 1 (I1) et résidentielle de type 5 assortie d’une exception (aménagement
différé) (R5-1(h)) à Zone de commerces ruraux assortie d’une exception 6 (C-6),
comme l’explique en détail le document 2 et l’indique le Document 3.
2.
Approuve
une modification du Règlement de zonage général visant à changer le zonage du
119, promenade Langstaff de Zone d’institutions rurales (RI) et Zone
résidentielle de village de densité 3 (V3B) à Zone d’institutions rurales
assortie d’une exception (RI[xxxxr]), comme l’explique en détail le document 2
et l’indique le document 3.
BACKGROUND
The subject site is located at 119 Langstaff Drive in the Village of Carp, north of the Donald B. Munro Drive and Langstaff Drive intersection.
The site is approximately 0.4 hectares in size, with approximately 64 metres of frontage onto Langstaff Drive. An existing one-storey medical facility (Huntley Medical Centre) is situated on site and is approximately 1100 square metres in gross floor area with allocation for 56 parking spaces.
Vacant land surrounds the site immediately to the east, single detached dwellings are located to the north and south, and Huntley Centennial Public School is located immediately to the west, across Langstaff Drive.
Adjoining lands to the west (0.31 hectares) have been amalgamated with the existing medical facility lands and now form a new expanded property subject to this Zoning By-law amendment application (Consent for Severance application - File #D08-01-07/B-00395). These new lands will help facilitate an expansion to the medical centre.
The purpose of this Zoning By-law amendment proposal is to rezone the site from an Institutional Type 1 Zone (I1) and Residential Type 5 Exception 1 zone (R5-1(h)), to a General Commercial Exception 6 Zone (C-6). The C-6 Zone permits the following non-residential uses:
- Business office accessory to a permitted use;
- Clinic;
- Financial office;
- Meeting room;
- Optician;
- Optometrist;
- Pharmacy;
- Physiotherapy unit;
- Professional office.
The newly adjoining lands (severed and consolidated with the existing property) will be rezoned from a Residential Type 5 Exception 1 Zone (R5-1(h)) to the C-6 zone, to ensure the amalgamated property has a consistent zone, permitting the medical facility uses.
The Zoning By-law amendment seeks to change the zoning provisions such that the parking space lengths are reduced from 6.0 metres to 5.2 metres; parking space requirements are reduced from four parking spaces per practitioner or one parking space for each 10 square metres of net floor area to four spaces required per 100 gross floor area; and delivery space requirements are reduced from two spaces to nil. All remaining General Commercial provisions will be met, including building height (maximum 10 metres), building setbacks (minimum two-metre side yard, 7.5‑metre rear yard and 9.0‑metre front yard) and buffer strip requirements (2.5‑metre buffer strip between parking areas and adjacent residential zones/uses).
Existing Zoning
Currently the subject site is zoned Institutional Type 1 (I1), which does not permit the use of a medical facility. It is believed this is a historical error, as there is an existing General Commercial Exception Zone associated with the Huntley Medical Centre within the West Carleton Zoning By-law, but not directly associated to the Huntley Medical Centre lands.
The recently severed lands are zoned R5-1(h), which permit multiple units (townhouse, street townhouse and apartments), with an exception limiting the lands to be developed by a maximum of 39 dwelling units.
DISCUSSION
Official Plan
The Official Plan designates the lands as Village. The
intent of the Village designation is to permit a variety of land uses to
provide for the daily needs of the rural community.
The Community Design Plan for the Village of Carp designates
the lands as Institutional Area. The
Institutional Area is intended to serve as public uses, such as but not limited
to schools, parks, places or worship, community centres, day cares or other
similar uses.
Details of Changes to the West Carleton Zoning By-law
The General Commercial Exception 6 zone (C-6) zone will permit the following uses, as defined in the former Township of West Carleton Zoning By-law: Business Office, Clinic, Financial Office, Meeting Room, Optician, Optometrist, Pharmacy, Physiotherapy unit, Professional Office.
The zoning provisions will adhere to the parent General Commercial Zone, with modifications made to the required parking space dimensions, the required parking space rates for a medical clinic use and the number of required delivery spaces. These zone provisions, which deviate from the parent General Commercial zone, are tailored to meet the attached Concept Plan (Document 4).
Details of Changes to the New
Comprehensive Zoning By-law
It is intended that the draft New Comprehensive
Zoning By-law will be passed by City Council on June 25, 2008. In anticipation of the new By-law’s
enactment, the following required changes to the Zoning By-law have also been
identified to ensure the relevant zoning provisions can be implemented immediately
after the new By-law has been passed:
To change the zoning of 119 Langstaff Drive from Rural Institutional (RI) and Village Residential Third Density (V3B) to Rural Institutional Exception (RI[xxxxr]) to permit a Medical Facility as an additional permitted use.
The proposed Zoning By-law amendment seeks to amend the zoning provisions such that aisle widths are reduced from 6.7 metres to 6.0 metres, landscape buffers on the perimeter of a parking lot are reduced from 3.0 metres to 2.5 metres and delivery space requirements are reduced from two spaces to nil.
Conclusions
The Zoning By-law amendment is consistent with
policies from both the Official Plan and the Community Design Plan for the
Village of Carp.
The expansion of the medical facility and its
lands will be developed in a manner that respects surrounding uses by
maintaining existing zone provisions of the General Commercial zone of the
former West Carleton Zoning By-law, including buffer strip and required
setbacks. The reduced parking rates are
justified as they meet the New Comprehensive Zoning By-law standards for a
Medical Facility use, in addition the concept plan (Document 4) illustrates
that the applicant intends on exceeding these parking standards.
The attached concept plan illustrates there are four parking spaces directly in front of the main entrance where a 6.0‑metre aisle width is required due to site constraints, otherwise the 6.7‑metre aisle width required by the New Comprehensive Zoning By-law will be adhered to. The reduction of the buffer strip requirement within the New Comprehensive Zoning By-law requirement from 3.0 metres to 2.5 metres is not anticipated to negatively impact adjacent neighbours.
Finally, with respect to
elimination of the loading space requirements for both Zoning By-laws, no
adverse impacts are anticipated, as loading and deliveries are minimal for the
existing medical facility use.
There are no anticipated land use conflicts pertaining to this zoning application. The Zoning By‑law amendment is in keeping with Official Plan policies and is promoting the continuation and expansion of local services for those in the rural 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.
No public information meeting was requested or held, however comments were received from the public during the circulation period and are contained in Document 5.
FINANCIAL IMPLICATIONS
N/A
This application was not processed by the
"On Time Decision Date" established for the processing of Zoning
By-law amendment applications. The
application was put on ‘hold’ until such time the accompanying Site Plan
application could be circulated and comments could be reviewed on site design
and layout.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Details of Recommended Zoning (Text)
Document 3 Details of Recommended Zoning (Map)
Document 4 Concept
Plan
Document 5 Consultation
Details
City Clerk’s Branch, Council and Committee
Services to notify the owner, Dave Sellers, 119 Langstaff Drive, Carp, ON,
K1P 6L8, applicant, FoTenn Consultants, Sandy Schaffhauser, 223 McLeod Street,
Ottawa, ON, K2P 0Z8), 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.
DOCUMENT 2
DETAILS OF RECOMMENDED ZONING (TEXT)
A.
Former Township of West Carleton Zoning By-law (266 of 1981)
The subject lands shall be rezoned from I1 and R5-1(h) to C-6. Notwithstanding any provisions of this By-law to the contrary, the lands zoned C-6 on Schedule ‘A’ attached hereto shall be used in accordance with the following provisions.
Zone Provisions:
Despite
the PARKING AREA REGULATIONS of the GENERAL PROVISIONS Section 3(19) each
parking space shall be at least 5.2 metres long, 2.6 metres wide and have a
vertical clearance of at least 2.0 metres.
Despite
the PARKING PROVISIONS requirement of the GENERAL COMMERCIAL ZONE Section 10
(2)(q)(v), parking requirements for a Clinic use shall be 4 parking spaces per
100 square metres of Gross Floor Area.
Despite
the ZONE PROVISIONS requirement of the GENERAL COMMERCIAL ZONE Section 10
(2)(s)(ii), delivery space requirements for a Clinic shall be nil.
The subject lands shall be rezoned from RI and V3B to RI[xxxxr]. A new exception will be added to Section 240 Rural Exceptions including the following uses and provisions
Additional Land Uses Permitted:
Medical Facility
Zone
Provisions:
Despite Table 107 minimum aisle
width of a parking space with an angle of 71-90 degrees: 6.0m
Despite Table 110 minimum width of
landscaped buffer not abutting a street: 2.5m
Despite Table 113A no loading space
required
DOCUMENT 3
DETAILS OF RECOMMENDED ZONING (MAP)
DOCUMENT 4
CONCEPT PLAN
CONSULTATION DETAILS DOCUMENT
5
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.
Will the proposal respect the pedestrian pathway described in the Carp
Community Design Plan (CDP) on Schedule C – Pedestrian Pathway System? The pathway as presented in the CDP would go
through theses lots and is designed as "open space" on Schedule A -
Land Use". Schedule A is actually
presenting a good portion of the space between the old Nelson and Vida streets
as open space which doesn't seem to be consistent with the current amendment
request.
Response. Schedule C of the Carp Community Design
Plan does indicate a potential/future pathway for the location between the
Huntley Medical Building and the existing ravine, exiting onto Langstaff
Drive. A minimum 2.5-metre wide buffer
will be implemented between the expanded and existing Huntley Medical Building
parking lot and the ravine to ensure this area can be naturalized with
vegetation, and to provide a visual screen from adjacent residential dwellings. The need to expand the medical facility and
provide sufficient parking has resulted in the decision to provide no formal
City pathway at this time adjacent to the medical building. The City is in talks with the owner of the
remaining vacant lands behind the medical building, where opportunities are
being discussed on how pathways can be provided along the ravine and through
the John Street and Vida Street road allowances.
Comment. Is
there a concern about water drainage on the extra lot designed as a future
parking space (D08-01-07/B-00395). At the moment, there's a gulley on those
lots where water drains through.
Response. There are no concerns with stormwater management for the future and
existing parking surfaces. The proposed
new paved parking surface will be drained to catchbasins for discharge into a
proposed new site storm sewer system, outletting into the existing storm sewer
system at the southern corner of the site.
There is no proposed increase in site area discharging to the Donald B.
Monroe Drive municipal storm sewer system.
The existing rear grassed area, that is proposed to be developed as
additional rear parking, currently drains across abutting residential lands via
swale and sheet drainage. Surface
drainage from this new proposed paved area shall be re-routed into the storm
sewer system that runs across the southern corner of the site
Comment.
Parking is already an issue, how will the expansion meet parking
needs?
Response.
Although the New Comprehensive Zoning By-law is generally allowing for a
reduction in parking rates in comparison to the current West Carleton Zoning
By-law (one parking space per 10 square metres of Net Floor Area vs. four
parking spaces per 100 square metres of Gross Floor Area) the applicant
will be providing parking to meet the medical buildings needs. Currently there are 56
existing parking spaces for the existing 1097‑square metre building. The Site Plan submitted for review (File
#D07-12-08-0054) demonstrates approximately 130 parking spaces will be provided
for the 1757 square metre expanded building.
This means 74 parking spaces will be provided for the 660‑square
metre expansion, in addition to the 56 parking spaces provided for the existing
1087 square metre building (62 per cent more building and 132 per cent more parking).