Report to/Rapport au :
Agriculture and Rural Affairs Committee
Comité de l'agriculture et des questions rurales
and Council / et au Conseil
January
24, 2007 / le 24 janvier 2007
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 : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
|
SUBJECT: |
ZONING - 5417, 5449 and 5453 Albion
Road (FILE # D02-02-06-0113) |
|
|
|
|
OBJET : |
REPORT RECOMMENDATION
That the recommend Council approve an amendment to the former City of Gloucester Zoning By-law to amend the Agricultural General, Ag(E11) and the Heavy Industrial, Mx(E13) zones as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’agriculture et des affaires
rurales recommande au Conseil d’approuver une modification au Règlement de zonage
de l’ancienne Ville de Gloucester afin de changer la zone agricole générale,
Ag(E11), et la zone d’industrie lourde, Mx(E13), tel qu’il est détaillé dans le
document 2.
BACKGROUND
An application to amend the Zoning By-law has been submitted for 5417, 5449 and 5453 Albion Road. The 9.36-hectare site is located to the north of Mitch Owens Road and bounded by Albion Road to the west. There is an existing office building on the southwest part and the remaining land is currently vacant, covered by vegetation. The land was used for mineral extraction in the 1990s and was rezoned to agriculture when the resource was depleted in 1999. The surrounding uses include mineral extraction to the north, east, and south, and two existing residential properties to the west. The applicant has requested a Zoning By-law amendment to permit the development of a self-storage facility on site.
DISCUSSION
Official Plans
The Official Plan designates this
site as “General Rural Area”. This
designation permits the development of a variety of land uses that are
appropriate for a rural location where such development will not
preclude continued agricultural uses. Specifically, it allows
non-agricultural uses that due to their land requirements or nature of their
operation would not be more appropriately located within urban or Village
locations. The development must be in
keeping with the surrounding rural character and landscape. In addition, the site is adjacent to a Sand
and Gravel Resource Area. The Official
Plan policies for Mineral Resources require that only limited types of new
development may be approved within 300 metres of a Sand and Gravel
Resource Area, provided such development does not conflict with future mineral
aggregate extraction.
As the site is currently vacant and
surrounded by non-agricultural uses, adding a self-storage facility will
not preclude any continued agricultural uses.
The proposed
self-storage, by the nature of its use, has a large land requirement and
therefore is more appropriate for the General Rural Area than a village
location. Self-storage units are
characterized by low-rise, one-storey buildings, which will not alter the rural
character of the site and surrounding area.
The proposed development is an inactive use, requiring no additional
private services and, therefore, will cause no disruption to the ongoing and
future mineral extraction activities in the surrounding area.
The existing zoning for the site is Ag(E11) and Mx(E13). The Agriculture General Exception 11 zone permits single dwellings, agricultural uses, and other rural and agricultural related uses. The Heavy Industrial Exception 13 zone permits the storage, maintenance, and repair of industrial vehicles, as well as administrative offices.
Proposed
changes to the zoning requirements will allow a self-storage facility and an administrative
office while maintaining existing permitted uses. The proposed administrative office will be located at the office
building on site.
Because the site borders two residential
parcels to the west, staff have recommended the following zoning provisions (as
detailed in Document 2) in order to minimize conflicts between the proposal and
adjacent residential properties:
• a minimum eight-metre wide setback
from a residential zone boundary;
• a minimum 2.5-metre wide landscaped
buffer along the property line where it abuts residential zones; and
• a minimum 1.8-metre high sight
obscuring buffer along the full length of any lot zoned or used for residential
uses.
Staff support the development as the
proposal conforms to the policies for the General Rural Area and Mineral Resources in the
Official Plan. Possible
impacts on two adjacent residential lots will be addressed through
setback, landscaping and sight
obscuring requirements. The proposed
use is compatible with other uses permitted in the area.
An application for Site Plan
Control will follow should this application be approved.
ENVIRONMENTAL IMPLICATIONS
The proposed development will have an impact on the existing forest vegetation. A Tree Preservation and Protection Plan together with an Environmental Impact Statement, if necessary, will be required during the Site Plan Control process.
RURAL IMPLICATIONS
Self-storage units are characterized by low-rise, one-storey buildings, which will not alter the rural character of the site and surrounding 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. Concerns have been received regarding conflicts between the proposal and adjacent residential lots. Staff responded that potential impacts on the adjacent residential lots would be addressed through setback, landscaping and sight obscuring requirements.
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
Corporate Services Department, City Clerk’s
Branch, Secretariat Services to notify the owner, Gerry Crepin Cartage Limited, 5564 Power Rd, Ottawa, Ont. K1G 3N4, the applicant, William D. Buchanan, 14005 Willbruck Drive,
Morrisburg, Ont. K0C 1X0, 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.
Corporate Services Department, Legal Services
Branch to forward the implementing by-law to City Council.
LOCATION MAP DOCUMENT
1
DETAILS OF RECOMMENDED ZONING DOCUMENT
2
1. For Ag (E11) zone (5417 and
5453 Albion Road), a self-storage facility will be permitted as a main use
together with the existing agriculture uses.
In addition, the following shall also apply:
2. For Mx (E13) zone (5449 Albion Road), the existing zoning will be revised to include a self-storage facility with an administrative office use.
3.
All three properties (5417,
5449 and 5453 Albion Road) will be considered one lot for zoning purposes and
to permit the main entrance for the self-storage uses to be through the Mx
(E13) zone (5449 Albion Road). In
addition, the following provisions shall apply to all three properties:
1) The Minimum Frontage shall be a combined total of 76 metres.
2) The Minimum Lot Area shall be a total of nine hectares.
3) Required parking spaces: one space per 20m² of gross floor area for office use.
4) A sight obscuring buffer, a minimum of 1.8 metres in height, shall be located along the full length of any lot zoned or used for residential uses.
5) Garbage storage requirement:
a. At least one designated area for a receptacle to contain garbage prior to collection shall be provided;
b. A storage area for a garbage container shall have clear access via a lane a minimum of 3.0 metres in width.
6) Maximum Floor Area Ratio: 0.6
7) Maximum Building Height: 10.7 metres
8) Building line requirement:
a. From a residential zone boundary: 8.0 metres;
b. From any other lot line: 1.0 metre.
9) Landscaped requirements (minimum)
a. There shall be a strip of land no less than 2.5 metres in width provided along any residential lot line that shall be used for no other purpose than for the provision of landscaped area.