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2. ZONING - 2002 CARP
ROAD ZONAGE
– 2002, CHEMIN CARP |
Committee
Recommendation
(This application is subject to Bill 51)
That
Council approve an amendment to Zoning By-law 2008-250 to amend the zoning of
2002 Carp Road from RR 10 Rural Residential to RC 11 [XXXX] Rural Commercial as
shown in Document 1 and as detailed in Document 2.
Recommandation du Comité
(Cette demande est
assujettie au Règlement 51)
Que le Conseil approuve une modification
au Règlement de zonage 2008-250 afin de changer la désignation de zonage du
2002, chemin Carp de RR 10 (Zone résidentielle rurale) à RC 11 [XXXX] (Zone de
commerces ruraux), tel qu’il est indiqué dans le Document 1 et expliqué en
détail dans le Document 2.
Documentation
1.
Deputy
City Manager's report Infrastructure Services and Community Sustainability
dated 5 May 2009 (ACS2009-ICS-PLA-0087).
Report to/Rapport au:
Agriculture and Rural Affairs
Committee
Comité d'agriculture et des questions
rurales
and Council / et au Conseil
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 : Derrick
Moodie, Manager/Gestionnaire, Development Review-Rural services/Examen des
projets d'aménagement-Services ruraux, Planning and Growth Management/Urbanisme
et Gestion de la croissance
(613) 580-2424, 15134
Derrick.Moodie@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the Agriculture and Rural
Affairs Committee recommend Council approve an amendment to Zoning By-law
2008-250 to amend the zoning of 2002 Carp Road from RR 10 Rural Residential to
RC 11 [XXXX] Rural Commercial as shown in Document 1 and as detailed in
Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité d'agriculture et des affaires
rurales recommande au
Conseil d’approuver une modification au Règlement de zonage 2008-250 afin
de changer la désignation de zonage du 2002, chemin Carp de RR 10 (Zone
résidentielle rurale) à RC 11 [XXXX] (Zone de commerces ruraux), tel qu’il est
indiqué dans le Document 1 et expliqué en détail dans le Document 2.
BACKGROUND
The subject property, 2002 Carp
Road, is located on the north east corner of the intersection of Carp Road and
Rothbourne Road. The site
currently contains an existing one-storey home, and two accessory storage
buildings. The subject property has an area of 1320 square metres.
The majority of the site is landscaped with a
gravel parking area located in the front and interior side yard of the existing
dwelling. There is an existing driveway entrance located at the rear of the
property which provides access to two additional parking spaces from Rothbourne
Road. The site has 30.45 metres of frontage on Carp Road. Detached residential
dwellings are located to the north and east of the property, a vacant
residential lot is located to the west, and a mix of commercial and residential
properties are located south of the subject site.
Purpose of
Zoning Amendment
An application has been submitted to amend the existing residential zoning to allow for limited rural commercial uses. All other commercial uses will be prohibited. The applicant is proposing to use the existing dwelling for an insurance office. The applicant is also requesting site-specific zoning provisions to recognize the existing lot size and the existing layout of the site as detailed in Document 2.
The site is zoned Rural Residential Subzone 10 (RR 10) under Zoning By-law 2008-250 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 applicant is proposing to amend Zoning By-law 2008-250 to allow for rural commercial uses limited to an artist studio, bank, bed and breakfast establishment, catering establishment, convenience store, dwelling unit, medical facility, office and a personal service business. The applicant is also requesting site-specific zoning provisions to recognize the existing lot area of 1320 square metres and the existing landscape buffers, and to assure appropriate screening of the parking area.
DISCUSSION
The
subject site is designated as "General Rural" in the Official Plan
and is located within the boundaries of the Carp Road Corridor Community Design
Plan. The intent of the “General Rural” designation is to accommodate a variety
of land uses that are appropriate for a rural location. The property is subject
to the policies within Section 3.7.2 of the Official Plan.
The subject application has been evaluated with regard to the provisions of the Official Plan, and applicable policies have been satisfied.
The policies within Section 3.7.2 of the Official Plan, affecting the General Rural area, state that the intent of the designation is to allow for small clusters of residential and commercial development, which will not preclude continued agricultural and non-residential uses. The subject commercial development is located in a developed rural industrial area with a variety of housing, commercial and industrial uses, as such the proposed rezoning meets the intent of section 3.7.2.
The proposed site-specific amendment also satisfies the policies set out in the Carp Road Corridor Community Design Plan. The proposed office use will increase the range of services offered, enhance the visual appearance of the corridor and maintain the rural character. The proposed office use is compatible with neighbouring properties and complements the range of uses located along Carp Road. Nearby properties on Carp Road, which are located south of Rothbourne Road, are zoned General Mixed Use which permits office uses. The proposed use is compatible with the wide range of businesses in proximity to the subject site, which include a lawyer’s office, sign manufacturing, auto refinishing, animal hospital, antique sales and gas bar uses.
The
proposed office will retain the size and character of the existing single
detached dwelling since no changes are proposed to the exterior appearance of
the building, and will be consistent with the small-scale/low density
development that is characteristic the area. The proposed change in use will
have no impact or nuisance on adjacent landowners. The subject site is well buffered by landscaping, which
will screen the proposed parking lot and be consistent with the rural character
of the area. The applicant has also agreed to provide an opaque screen at the
rear of the property to screen the parking area. An opaque screen may
include coniferous plantings.
The proposed development complies with all Official Plan policies. Staff support the requested amendment because the use is appropriate, there is no anticipated impact on the neighbouring properties, and the proposed use of the property will complement the surrounding rural industrial area.
Details of Changes to Zoning By-law 2008-250
The applicant is proposing to add the following
uses to Zoning By-law 2008-250; artist studio, bank, bed and breakfast
establishment, catering establishment, convenience store, dwelling unit,
medical facility, office and a personal service business. In order to reflect
the existing lot size and site layout site-specific zoning provisions are
proposed. A reduced lot area of 1320 square metres is requested whereas
the Zoning By-law requires 1350 square metres. Front yard parking is requested
in order to reflect the existing location of the parking area. In order to meet
the policies outlined in the Carp Road Corridor Community Design Plan a 3.0-metre landscaped buffer shall
be required along the full length of the front yard to screen the existing
parking area. A minimum landscaped buffer strip of 1.0 metre along the
interior side yard adjacent to the northern side of the property is also
required to provide screening from the adjacent residential property. In order to adequately
screen the existing rear yard driveway/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.
The proposed Zoning By-law amendment meets the intent of the Zoning By-law on the basis that the commercial uses for the subject site will be limited and compatible with the surrounding residential, industrial and commercial properties. The properties on Carp Road located south of Rothbourne Road are zoned GM 14 and as such allow for similar commercial uses. Site-specific restrictions to ensure that the proposed office remains compatible with adjacent the residential properties and meets the intent of the Carp Road Corridor Community Design Plan have been included in the details of recommended zoning (Document 2).
Conclusion
The Zoning By-law amendment is consistent with
the policies of the Official Plan, the Carp Road Corridor Community Design Plan
and the intent of the Zoning By-law. The proposed use is consistent with the
Carp Road Corridor Community Design Plan and compatible with surrounding uses
and therefore staff recommend approval of the Zoning By-law amendment.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. No comments were received. The Ward Councillor is aware of this application and the staff recommendation.
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
DISPOSITION
City Clerk and Legal Services Branch, Legislative Services to notify the owner, Ashley Jones, 41 Hawestone Gate, Ottawa, ON. K2K 0A3, applicant, Stantec Consulting Ltd. Attn: Jane Almond, 1505 Laperriere Ave., Ottawa, ON. K1Z 7T1; 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 Department 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.
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 RR 10 in Zoning By-law 2008-250 are
rezoned to RC 11 [XXXX].
2. A
new special exception zone, RC 11 [XXXX], will be added to Section 239
including the following provisions:
(a) Land Uses Prohibited:
(i)
Amusement
Centre
(ii)
Automobile
Dealership
(iii)
Automobile
Rental Establishment
(iv)
Automobile
Service Station
(v)
Drive
Through Facility
(vi)
Funeral
Home
(vii)
Gas
Bar
(viii)
Heavy
Equipment and vehicle sales, Rental and Servicing
(ix)
Light
Industrial use, limited to bakery
(x)
Place
of Assembly
(xi)
Restaurant
(xii)
Retail
Store
(xiii)
Retail
Food Store
(b) Minimum Lot Area: 1320 square metres
(c) Notwithstanding the provisions of Table 218C(i) a required front yard may be used for parking area provided a 3.0 metre Landscaped Buffer is provided abutting the street.
(d) A minimum 1.0 metre Landscaped Buffer shall be provided along the full length of the Interior Side Yard located on the north side of the subject site.
(e) The perimeter of the driveway and parking area
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. An
opaque screen may consist of coniferous plantings.