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2. ZONING - ALEXANDRA AND SIMCOE ISLANDS ZONAGE - ÎLES ALEXANDRA ET SIMCOE |
COMMITTEE
RECOMMENDATION
That Council amend Zoning By-law No.
2008-250, as detailed in Document 1 and 2, to change the zoning of Alexandra
and Simcoe Islands from a Rural Countryside (RU) zone to a Rural Countryside
Special Exception Zone (RU[XXXr]) that limits permitted buildings and structures to those used on a seasonal basis
and which are either the detached dwelling and campground structures existing
as of June 25, 2008, or buildings or structures within those same footprints.
RECOMMANDATION DU
COMITÉ
Que le Conseil modifie le Règlement de zonage 2008-250, tel qu'exposé en
détail dans les document 1 et 2, de manière à faire passer le zonage des îles
Alexandra et Simcoe de Zone d'espace rural (RU) à Zone d'espace rural assortie
d'une exception spéciale (RU[XXXr]) limitant les bâtiments et les structures
autorisés aux éléments saisonniers existant le 25 juin 2008, c'est-à-dire la
maison unifamiliale et les structures de camping, ou à des bâtiments ou des
structures ayant les mêmes superficies au sol.
Documentation
1. Deputy City Manager’s Report,
Infrastructure Services and Community Sustainability dated 9 January 2012
(ACS2012-ICS-PGM-0041).
Report to/Rapport au :
Agriculture
and Rural Affairs Committee
Comité de l’agriculture et des
affaires rurales
and Council / et au Conseil
09 January 2012 / le 09 janvier 2012
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 : Richard Kilstrom, Manager/Gestionnaire
Policy Development and Urban Design/Élaboration de
la politique et conception urbaine
Planning and Growth Management/Urbanisme et Gestion
de la croissance
(613)
580-2424, 22379 Richard.Kilstrom@ottawa.ca
SUBJECT:
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OBJET :
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REPORT RECOMMENDATION
That the Agriculture and Rural Affairs
Committee recommend that Council amend Zoning By-law No. 2008-250, as detailed
in Document 1 and 2, to change the zoning of Alexandra and Simcoe Islands from a
Rural Countryside (RU) zone to a Rural Countryside Special Exception Zone (RU[XXXr])
that limits permitted buildings and structures to those used on a seasonal basis
and which are either the detached dwelling and campground structures existing
as of June 25, 2008, or buildings or structures within those same footprints.
RECOMMANDATION DU RAPPORT
Que le Comité de
l'agriculture et des affaires rurales recommande au Conseil de modifier le
Règlement de zonage 2008-250, tel qu'exposé en détail dans les document 1 et 2,
de manière à faire passer le zonage des îles Alexandra et Simcoe de Zone
d'espace rural (RU) à Zone d'espace rural assortie d'une exception spéciale
(RU[XXXr]) limitant les bâtiments et les structures autorisés aux éléments
saisonniers existant le 25 juin 2008, c'est-à-dire la maison unifamiliale et
les structures de camping, ou à des bâtiments ou des structures ayant les mêmes
superficies au sol.
BACKGROUND
Official Plan Amendment No. 76 (OPA 76) implemented a number of changes to the Official Plan including those to correct errors and address omissions. Schedule A, which is mapping showing rural land uses in the 2003 Official Plan, did not include a number of islands in the Ottawa River. Two of those islands are Alexandra and Simcoe Islands (shown on Document 1) that are located just west of the Village of Fitzroy Harbour and downstream of the Les Chats dam. Because they were overlooked in the Official Plan Schedules, the land use provisions that applied to these islands in the former West Carleton Official Plan were not carried forward into the Official Plan in 2003. Both islands are treed and are almost totally impacted by the 1:100-year flood plain in the Ottawa River. The islands were recognised in the Comprehensive Zoning By-law in a Rural Countryside Zone. Both islands are also subject to the Flood Plain Overlay in the Zoning By-law.
In 2009, OPA 76 proposed including these missing islands on Schedule A in the Official Plan. A Rural Natural Features designation and a Flood Plain overlay were applied to the islands. This designation and the flood plain provisions are equivalent to those that applied to the islands under the former Township of West Carleton Official Plan and limit the potential uses of these islands.
The owners of these islands appealed the proposed land use designations in OPA 76. The appellants met with Staff and agreed to withdraw their appeal if the City recognised the existing use of these islands as permitted uses in the Zoning By-law. Staff agreed that the current limited and seasonal use of the islands can continue within the framework of the proposed designations. This report recommends that the land be rezoned to recognise the seasonal use of the islands as a campground and to recognise the presence of the cottage and camping structures on the islands.
DISCUSSION
The islands, which total 18 acres in area, are used by the Bytown Brigantine as a seamanship adventure camp facility for youth in the summer months. Bytown Brigantine’s Sailing Adventure Programs, aboard the tall ships Fair Jeanne and Black Jack, provide young people with sailing skills, leadership training and many other outdoor experiences on the Ottawa River.
The islands contain minimal camping facilities to support this outdoor program such as:
· a dock at the south west end of Alexandra Island where the sailing vessels are docked;
· two wooden platforms for prospector tents at the western point of Alexandra Island;
· a footbridge connecting Alexandra and the neighbouring Simcoe Island, and
· an old cottage located on Simcoe Island.
The islands do not contain any septic facilities and during the active camp season, two marine toilets are provided on a barge moored at the dock. In the past, a larger cabin occupied a clearing in the center of Alexandra Island. This cabin was destroyed by fire in the mid-1990s. This cottage has not been replaced and cannot be reconstructed under the proposed zoning.
The proposed rezoning will continue to permit the current campground use under special exception provisions to the existing zoning. The islands will remain subject to the Flood Plain Overlay but exception provisions will permit the tent platforms on Alexandra Island and the cottage on Simcoe Island (see Document 2)
ENVIRONMENTAL IMPLICATIONS
With the permission of the owners, the islands were inspected by staff. A formal biological inventory of the islands was not considered necessary given the low impact and extent of the current use of the islands. An Environmental Impact Statement was not deemed necessary as no change in land use is being proposed.
The area was reviewed with respect to the presence of endangered species during the visit. No in-water work is proposed, so there are no potential eel or sturgeon impacts from the continued use of the islands. There was insufficient marsh for Blanding's Turtle and the site was found to be too wet for butternut. The dominant vegetation consists of low, moist forest, with a mix of early and mid-successional species in which Ash appears particularly abundant.
However, the visit did make clear the hazards posed by flooding. Portions of the islands were flooded during the visit, and the dominance of hydrophilic (i.e. water-loving) plants even at the center of Alexandra Island provided clear evidence of how low the islands sit in the river. The visit affirmed the staff opinion that no expansion of uses or structures on the islands should be permitted.
RURAL IMPLICATIONS
There are no rural implications arising from the proposed zoning. The use of the land remains the same. The same land use policies that applied in the former West Carleton Official Plan will again apply to the land, including those related to flood plains.
CONSULTATION
The City conducted the normal circulation required for consideration of an application for zoning change.
Due to the location of these islands in the Ottawa River, the normal notice to adjoining landowners was extended to a distance of 600m from the Island properties. No concerns or objections from adjoining landowners were received from the notified landowners.
COMMENTS BY THE WARD COUNCILLOR(S)
No concerns or objections to the zoning change were received from the Ward Councillor.
LEGAL IMPLICATIONS
There are no legal implications
associated with this report.
RISK MANAGEMENT IMPLICATIONS
This rezoning was agreed to as a means of settlement for an appeal to OPA 76. The alternative is to proceed with the hearing with its associated costs.
CITY STRATEGIC PLAN
The proposed zoning supports the continued operations of Bytown Brigantine and address the following City objectives:
EP1- Promote Ottawa globally by supporting destination marketing, urban and rural tourism.
EP3- Support growth of the local economy both urban and rural, by promoting local industry
ES2- Enhance and protect natural systems by protecting Ottawa’s rural natural heritage, ecosystems and biodiversity using the concept of sustainability and environmental protection.
ES3- Reduce environmental impact by encouraging the sustainable use of land and promoting these values in the community.
TECHNICAL IMPLICATIONS
There
are no technical implications associated with this report.
FINANCIAL IMPLICATIONS
There
are no direct financial implications.
ACCESSIBILITY IMPACT
These
islands are private properties that are only accessible by boat. There are no
public accessibility issues for the City
SUPPORTING DOCUMENTATION
Document
1: Location map showing rezoned areas.
Document
2: Details of Recommended Zoning
DISPOSITION
The
City Solicitor is to bring forward a by-law for adoption at the next meeting of
Council.
Staff
are to advise the following people and agencies of the Council's decision in
regard to this matter:
• Group Telecom c/o Prestige Telecom
• Allstream
• Michael
Polowin on behalf of Simon Fuller and Metcalf Realty
DOCUMENT 1
LOCATION MAP
DOCUMENT 2
DETAILS OF RECOMMENDED ZONING
Proposed Changes to the Comprehensive Zoning
By-law
1. Rezone the subject lands from RU to RU[XXXr];
2. Add a new exception, RU[XXXr], to Section 240 – Rural Exceptions with provisions similar in effect to the following:
a. In Column II the text “RU[XXXr]”;
b. In Column III the text: “- campground”; and,
c. In Column V the text:
“- The only buildings or structures permitted on the lands zoned RU[XXXr] are those used on a seasonal basis and which are either the detached dwelling and campground structures existing as of June 25, 2008, or buildings or structures within these same footprints.”