Report to/Rapport au :

 

 

Agriculture and Rural Affairs Committee

Comité d'agriculture et des questions rurales

 

and Council / et au Conseil

 

29 May 2007 / 29 mai 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 : Grant Lindsay, Manager / Gestionnaire, Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424, 13242  Grant.Lindsay@ottawa.ca

 

West Carleton-March (5)

Ref N°: ACS2007-PTE-APR-0127

 

 

SUBJECT:

ZONING - 1500 THOMAS ARGUE ROAD (FILE NO. D02-02-06-0078)

 

 

OBJET :

ZONAGE - 1500, chemin thomas argue

 

 

REPORT RECOMMENDATION

 

That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the former West Carleton Zoning By-law to change the zoning of 1500 Thomas Argue Road from RR, Rural Residential, MA, Airport Industrial and MA(h) to MA, MA-2, MA-3, MA-4, MA-4(h), MA-5 and to amend to the text of the MA zone as shown in Document 3 and 4 and detailed in Document 5.

 

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’ancien Canton de West Carleton afin de changer la désignation de zonage du 1500, chemin Thomas Argue de RR, zone rurale résidentielle, MA, zone industrielle aéroportuaire, et MA(h) à MA, MA-2, MA-3, MA-4, MA-4(h) et MA-5, et de modifier le texte de la zone MA, tel qu’il est indiqué dans les documents 3 et 4 et détaillé dans le document 5.

 

 

BACKGROUND

 

The Carp Airport, 1500 Thomas Argue Road, is located approximately two kilometres southwest of the Village of Carp. With an area of 392 hectares the site is south of March Road with frontage on Carp Road to the east, and Diamondview Road to the west (see Document 1).

 

The existing airport facility is centrally located on the site and occupies less than half of the site area.  Ten existing airport-related businesses are located on site which occupy an additional area of approximately 3.2 hectares. Land uses surrounding the airport lands are a combination of active agricultural uses, rural residential, mineral resource areas and commercial/industrial operations. 

 

The development proposal consists of three parts: the Residential Community, the Aerospace Business Park and the General Aviation Airport.

The residential community is being proposed west of the existing airport facility with access from Diamondview Road and from Thomas Argue Road.  The residential community is to consist of 329 residential units:  270 single detached dwellings and 59 townhouse units. The single dwellings consist of various lot types and sizes as follows:  116 lots with a minimum of 15.3-metre frontage, 24 lots with a minimum of 18.3-metre frontage, 51 lots with a minimum of 21.4-metre frontage, and 79 Hangar lots with various frontages.

The Hangar lots have been designed to have direct access to the airport taxiway and runway. Residents will be able to park their aircraft on their own property close to their house. Communal hangars will be provided in the residential community for those residents who have an aircraft, but do not live on a Hangar lot.

The Aerospace Business Park is separated into two parts: The first part, north of the airport has access from Thomas Argue Road, while the second part, east of the airport has access from Carp Road. Like the residential community, the business park will have direct access to the airport taxiway, runway and facilities. Currently, the business park contains a number of aircraft hangars, and other airport related facilities and businesses.

Currently, the airport is being operated by West Capital Developments (WCD). WCD has an option to purchase the airport from the City.  The General Aviation Airport contains two runways:  a 4000-foot paved lighted runway (10-28), and a 2200-foot gravel auxiliary runway (4-22). A taxiway is proposed to link the runways with the residential community and aerospace business park. A Fixed Base Operations (FBO) facility was constructed by WCD in 2006.

 

Concurrent Applications

 

In addition to this zoning application, this site is also the subject of a draft plan of subdivision application and a draft plan of condominium application. The subdivision application proposes to subdivide the property to allow the land uses as described above (see Document 2). The condominium application is a “common elements” condominium which outlines the areas within the subdivision which will be held in common by the future residents and business owners. The residential lots and business park blocks are to be freehold. Conservation lands, stormwater management ponds and the community park are to be owned by the City. The roads, taxiways, communal hangars and some parks and greenspaces will be commonly owned by the future residential and business park landowners. Ongoing maintenance will be through a Condominium Corporation with the exception of the roads which will be maintained by the City under a Municipal Capital Facilities Agreement (MCFA).

 

A Class Environmental Assessment (EA) process has run concurrently with the applications for draft plan of Subdivision/Condominium and the Zoning By-law amendment. The purpose of the EA process was to identify and analyze the various servicing options related to water supply and sanitary sewage for the proposed development.

 

Purpose of the proposed Zoning By-law Amendment

 

The purpose of this amendment is to implement the subdivision proposal. The existing zoning is Airport Industrial (MA Zone), Rural Residential (RR Zone) and Airport Industrial “holding” (MA(h) Zone). In addition to allowing airport, airstrip and aircraft hangar, the MA zone permits a range of industrial uses. The existing Rural Residential Zone which applies to the airport lands fronting on Diamondview Road allows single detached dwellings on 0.4-hectare lots. The holding designation that currently applies to the lands adjacent to the east of the RR zone prohibits construction of buildings or structures “until such time as the Master Plan for the Carp Airport has been approved and/or a site plan has been approved by the municipality”.

 

The proposed Zoning By-law amendment would create a number of airport special exception zones to allow for the creation of an airport accessory residential development. The residential component would include single detached lots, street townhouses, hangar lots and conservation and park uses as listed below and seen in Document 3 and 4. The proposed Zoning By-law amendment would also add a number of service commercial land uses to the existing MA zone and delete a heavy industrial use, as detailed below.

 

MA-2 Zone, Airport Industrial Special Zone 2 – Hangar Lots

MA-3 Zone, Airport Industrial Special Zone 3 – Single Dwelling Lots

MA-4 Zone, Airport Industrial Special Zone 4 – Street Townhouses

MA-4(h) Zone, Airport Industrial Special Zone 4 with holding designation – Street Townhouses

MA-5 Zone, Airport Industrial Special Zone 5 – Open Space

 

 

DISCUSSION

The Official Plan has designated the subject lands as “Carp Airport”. The general intent of the policies for the Carp Airport designation is to ensure that the airport provides facilities for the general aviation community, but also to explore opportunities to “strengthen the local economic and employment role of the facility”. Section 3.10.2 (4), specifically refers to the opportunity of providing residential development adjacent to the airport, where the residential development includes provisions for aircraft storage. The development proposals under consideration will subdivide and ensure infrastructure improvements including roads, sanitary and water servicing, public and private recreation lands, pedestrian pathways and sidewalks, as well as, taxiways and hangars (private and communal) which will allow for the development for both aerospace business park and airport accessory residential uses. It is anticipated that such improvements to the business park, ongoing improvements to the airport, and creation of a residential neighbourhood will attract new residents, new businesses and associated employment and economic benefits to the rural area.

Section 4.2 of the Official Plan, Adjacent to Land-Use Designations, requires that adjacent land uses and Official Plan designations be considered when assessing the appropriateness of a planning proposal. The lands immediately south of the airport are designated Sand and Gravel Resource Area, while lands to the south west are designated Limestone Resource Area.  Mineral Resource Official Plan policies restrict residential development within 500 metres of a Limestone Resource Area and within 300 metres of a Sand and Gravel Resource Area. Lands along the south boundary of the Airport Lands are within these constraint areas.  No development is being proposed by the subdivision within these 300-metre and 500-metre constraint areas with the minor exception of a small block of townhouses which is being proposed just inside the 300-metres distance from an existing gravel pit.

Section 4.2 of the Official Plan requires that the Minimum Distance Separation (MDS) formula be applied to any development being proposed adjacent to a farm.  This minimum separation distance calculation was applied to the existing farms north east and north west.  No development is being proposed within these separation distances.

Section 4 of the Official Plan “Review of Development Applications” also sets out the studies and plans that must be prepared in support of development applications. In keeping with these requirements, the following studies were received in support of the Carp Airport Applications: Planning Rationale, Stormwater Site Management Plan, Phase 1 Environmental Site Assessment, Geotechnical Investigation, Integrated Environmental Review, Preliminary Tree Conservation and Planting Plan, Traffic Impact Study, and Servicing Strategy Report. These reports were reviewed by City Staff and found to be acceptable.

This site is within the Carp River Watershed Subwatershed Study area. The Integrated Environmental Report and the Stormwater Management Study demonstrate how the development has been designed to meet the recommendations of the study and set the framework and targets to be met through the final engineering design.

Section 2.3.2 of the Official Plan sets out the Strategic Directions for Water and Wastewater Services. In particular subsection 4d, states that the City will provide for the creation of new Public Service Areas to support economic development in unique situations in the rural area, such as the Carp Airport.  The preferred water supply option has been identified as: low flow water supply from Carp Village, with communal on site storage and distribution. The preferred sanitary alternative identified is small bore sewers to an on site communal sewage treatment facility with subsurface disposal.

 

Details of Proposed Zoning

 

In general the proposed Zoning By-law amendment application is proposing to lift the holding designation and rezone the western portion of the property to allow for airport accessory residential development. The airport facility and the aerospace business park would remain within the current MA zone with the addition of a number of permitted uses and revisions to a number of zone provisions.

 

Lifting the holding designation

 

The subject application is proposing to lift the holding designation which currently applies to a small portion of the land running parallel to Diamondview Road in the western portion of the property. The existing Zoning By-law prohibits construction of buildings or structures on lands zoned MA(h) “until such time as the Master Plan for the Carp Airport has been approved and/or a site plan has been approved by the municipality”. The intent of this holding designation was to prohibit any airport-related development until such time as the lands could undergo a comprehensive land use planning process. With the completion of the draft plan of subdivision, draft plan of condominium and Class Environmental Assessment process, the appropriate design, layout and land uses have been determined. The technical support documents for the planning applications and Class Environmental Assessment have been submitted and reviewed by City staff and the Conservation Authority and have been found to be acceptable. As such it would be appropriate to lift the holding designation.

 

MA Zone, Airport Industrial: Text Revisions

 

The proposed Zoning By-law amendment is establishing a number of changes in zone provisions and permitted uses to the parent MA (Airport Industrial) zone. When the MA zone was prepared initially to apply to the airport it was based on the airport as one lot. With the subdivision of land through the approval of the draft plan of subdivision into a number of different business park blocks many of the zone provisions are no longer appropriate. The “zone details” presented in Document 5 show in detail the proposed changes to the Zoning By-law. These changes are discussed in general below.

 

Building setbacks similar to other business parks are being proposed including: 12 metre minimum front and exterior side yard setbacks, 7.5 metre rear yard setback and 4.5 metre interior sideyard. These setbacks are replacing the larger setbacks to adjacent zones and the setback for parking spaces that are found in the current by-law appropriate when the airport was one lot.

 

Landscape buffer widths are also being reduced. Here again the landscape buffer widths that were included in the existing zone provisions were based on the Airport as one lot. The draft plan of subdivision has incorporated landscape buffer strips of appropriate widths along Diamondview Road and Carp Road and along the north property line of an existing rural residential lot fronting on Diamondhead Road. An open space type zone is being created to the rear of two existing residences fronting on Diamondview Road and no development is being proposed adjacent to the two other rural residential lots fronting on Diamondview. A new buffer strip requirement of a minimum of ten metres is being proposed in the new By-law. With this reduction in buffer width the inclusion of the provisions which allow certain works in the buffer strip are no longer necessary and have been deleted from the new Zoning By-law with one exception. The definition of landscape buffer has been revised to prohibit parking lots within landscape buffers.

 

A number of new uses are being proposed to be added to this zone; new commercial, service and recreational uses to serve the needs of the employees and the airport passengers, pilots and flight staff. These new uses include a hotel, motel, neighbourhood store, personal service shop, restaurant (excluding a fast food), and a public and private park. A new airport related use “an airport sales dealership” is also being proposed.  An institutional use, a post secondary institution is proposed to be included. This would allow for post secondary institutions, or satellite campuses associated with existing colleges or universities to be created to provide instruction related to the aerospace industry. Under the existing zoning “a bulk tank” is a permitted use. This use is a “heavy industrial” use and could potentially lead to land use conflicts. It is proposed that this use be deleted from the list of permitted uses.

 

Special Exception Zones

 

Section 3.10.2 (4), of the Official Plan specifically refers to the opportunity of providing residential development adjacent to the airport, where the residential development includes provisions for aircraft storage. The draft plan of subdivision and the implementing Zoning By‑law include three types of residential housing which conforms to this Official Plan policy. The first is the hangar lots, lots which have frontage on both a street and a taxiway and are large enough to accommodate both a house and associated garage and a private hangar. The second type of residential lots are those which are similar to lots in a village neighbourhood but have easy access to communal hangars. It is a requirement of the subdivision conditions that the communal hangars be provided at a ratio of one per four residential units (based on design capacity). The third is a small cluster of townhouses central to the development. Three special exception airport zones have been created to allow for these forms of residential development.

 

MA-2 Zone, Airport Industrial Special Zone 2 – Hangar Lots

 

The draft plan of subdivision delineates 79 residential hangar lots. The MA-2 zone has been formulated to permit the development of residential lots to allow for the construction of a residence (including garage) and a hangar on the same lot. The zone sets out zone provisions appropriate for a private hangar, as well as, the residence. The detailed provisions are found in Document 5.  In general, they include a minimum lot area of 900 square metres and frontage of 30 metres, a minimum frontyard setback of three metres for the house but six metres for a garage. Minimum rear yards for the house would be 7.5 metres but five metres for the hangar. These lots are intended to contain both a hangar and a residence and are not to be developed only with a hangar or only as a residence. A provision has been contained in this zone to ensure that this intention is met.

 

This zone also permits the construction of communal hangars on separate blocks. Zone provisions have been developed for these blocks and include a minimum two-metre setback from all lot lines and a minimum two-metre landscape strip in all yards. Building height is restricted to 12 metres and parking spaces are to be provided at a ratio of 0.25 spaces per capacity of communal hangar.

 

MA-3 Zone, Airport Industrial Special Zone 3 – Single Dwelling Lots

 

The draft plan of subdivision shows 270 single detached units with varying frontages as follows: 116 lots with a minimum of 15.3-metre frontage; 24 lots with a minimum of 18.3-metre frontage; and 51 lots with a minimum of 21.4-metre frontage. The application proposes that a new special exception zone, MA-3 zone, be created with appropriate zone provisions to allow for development of these lots. The details of the setbacks and other zone provisions are included in Document 5. In general, these include minimum lot area of 540 square metres and lot frontage of 15 metres, front yard setbacks of four metres with six metres for single car garages and rear yards of 7.5 metres.

 

MA-4 Zone, Airport Industrial Special Zone 4 – Street Townhouses and MA-4(h)

 

The MA-4 zone has been formulated to allow for the construction of street townhomes. These are similar to standard street townhome blocks and the setbacks and other zone provisions are standard for townhouse development. The details of this zone are found in Document 5 and in general include minimum lot area of 180 square metres, frontage of six metres, setbacks to the house of four metres and the garage of six metres and rearyard setbacks of 7.5 metres.

 

One of the blocks of townhomes is within the 300-metre constraint area of adjacent land zoned and/or used for pit operations. Development of this block will not be permitted “until either the pit is exhausted and licence surrendered or an impact assessment study is completed which demonstrates that the mineral aggregate operation will not be negatively impacted by the proposed residential development”. This block will be placed in a “holding designation” until one of these criteria is met.

 

MA-5 Zone, Airport Industrial Special Zone 5 – Open Space

 

The MA-5 zone has been created to be applied to open space lands. This zone would permit public and private parks, and conservation uses. As public uses are permitted in all zones stormwater management ponds would also be permitted. It is to apply to the conservation lands comprised of the Carp Creek Corridor and the mature woodlot delineated through the plan of subdivision central to the residential portion of the development. It will also apply to the community public park at the intersection of the new road at the north boundary of the residential portion of the development and Thomas Argue Road and the private park on the west side of the Carp Creek Corridor. Stormwater management ponds on either side of the Carp corridor between the residential development and the community park are also proposed to be zoned MA-5. All of these areas will the exception of the private park are lands that are to be dedicated to the City through the registration of the subdivision. Zone provisions for any buildings constructed in the private or public park have been included in the zone details found in Document 5. These include minimum front and exterior sideyard setbacks of 12 metres, rear yard of 7.5 metres except adjacent to a residential use where it would be 10 metres.

 

Conclusion

 

Staff are recommending approval of the proposed Zoning By-law amendment as shown in Document 3 and 4 and detailed in Document 5. The subject application is in conformity with the Official Plan policies for lands designated “Carp Airport”, as well as, the applicable rural Official Plan policies, and policies associated with the “Adjacent to Land-Use Designations”, “Review of Development Applications” and “Strategic Direction for Water and Wastewater Services” sections of the Official Plan. The Zoning By-law will serve to implement the draft a plan of subdivision, the draft plan of condominium and the concurrent Class EA recommendations.

 

 

ENVIRONMENTAL IMPLICATIONS

 

In order to protect Carp Creek and the associated fish habitat a minimum 60-metre creek corridor will be protected from development. This area will be owned by the City and the only use will be for passive recreational pathways. The Zoning By-law amendment is establishing the MA-5 Zone which recognizes the conservation and passive park use.

 

The extensive woodlot on site provides wildlife habitat. As part of the applicant’s environmental review of the site the most undisturbed and mature forest area was identified to be along the western edge of the site just south of the cleared area. This wooded area will not be developed and will be owned by City to ensure its protection. This wooded area will be zoned MA-5 similar to the creek corridor. Forest along the southern edge of the site is also not being proposed for development at this time and will remain in the MA “ parent” zone similar to the remainder of the airport. Any development of this land would require additional planning applications.

 

 

RURAL IMPLICATIONS

The subject application and companion development applications will subdivide, introduce new land uses and ensure infrastructure improvements including roads, sanitary and water servicing, public and private recreation lands, pedestrian pathways and sidewalks, as well as, taxiways and hangars (private and communal).  It is anticipated that such improvements to the business park, ongoing improvements to the airport, and creation of a residential neighbourhood will attract new residents, new businesses and associated employment and economic benefits to the rural area.

 

 

CONSULTATION

 

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy.  Details of the consultation can be seen in Document 6.  The Ward Councillor is aware of this application and the staff recommendation and has concurred with the conditions of draft plan of subdivision and draft plan of condominium.

 

 

FINANCIAL IMPLICATIONS

 

N/A

 

 

APPLICATION PROCESS TIMELINE STATUS

 

The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments.  A Class Environmental Assessment process, to determine the appropriate water and sanitary servicing solution, was run concurrently with the subject application and the companion subdivision and condominium approval process.

 

 

SUPPORTING DOCUMENTATION

 

Document 1      Location Map

Document 2      Plan of Subdivision

Document 3      Proposed Zoning

Document 4      Proposed Zoning showing Current Zoning

Document 5      Details of Recommended zoning

Document 6      Consultation Details

 

 

DISPOSITION

 

City Clerk’s Branch, Secretariat Services to notify the proponent, John Phillips, West Capital Developments, applicant, Murray Chown, Novatech Engineering, 200-240 Michael Cowpland Drive, Kanata ON, 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.


LOCATION MAP                                                                                                  DOCUMENT 1

 

 


DRAFT PLAN OF SUBDIVISION                                                                       DOCUMENT 2

 



PROPOSED ZONING                                                                                           DOCUMENT 3

 


PROPOSED ZONING SHOWING CURRENT ZONING                                  DOCUMENT 4

 


DETAILS OF RECOMMENDED ZONING                                                       DOCUMENT 5

 

Amend Section 17 of By-law No. 266 of 1981 (West Carleton Zoning By‑law):

 

(1)        to add the following to the list of permitted non-residential uses in 17(1)(b):

                        an aircraft sales dealership

            a club

            a commercial school

            a hotel

            a motel

            a neighbourhood store

            a personal service shop

            a post secondary institution

            a private park

            private water, sanitary and storm water infrastructure

            a public park

            a restaurant excluding restaurant – fast food

 

            (2)        to delete the use “a bulk tank” from the list of permitted uses

           

            (3)        to delete 17(2)(e) and replace it with the following:

 

                        (e)        BUILDING SETBACKS FOR NON-RESIDENTIAL USES:

 

(i)         BUILDING SETBACK, FRONT (minimum):  -           12.0

metres 

 

(ii)        BUILDING SETBACK, FLANK (minimum):  -           12.0

metres

 

(iii)       BUILDING SETBACK, REAR (minimum):                 -           7.5

metres

 

                                    (iv)       BUILDING SETBACK, SIDE (minimum):                   -           4.5

metres

(4)               to delete the wording of 17(2)(i) (Parking Space Location);

 

(5)               to add site specific loading space requirements as per chart below:

 

 

I

Land Use

Minimum Number of Loading Spaces Required per Square Metres of Gross Floor Area

II

Less than 350 m²

III

350-999 m²

IV

1000-1999 m²

V

2000-4999 m²

VI

5000-14999 m²

VII

15000 m² and over

(a) warehouse, transportation depot, printing establishment, manufacturing plant, maintenance garage, fabricating plant, assembly plant, post secondary institution

0

1

2

3

(b) building for research, design or testing, business office

0

1

2

(c) aircraft sales dealership, factory outlet, merchandise service shop, neighbourhood store, personal service shop, restaurant excluding restaurant – fast food

0

1

2

(d) aircraft hanger, airport, club, commercial school, hotel, motel

0

1

2

(e) residential uses

none required

 

 

(6)        to delete 17(2)(k)(ii)  (setback to lot line of Gasoline Pump Island);

 

(7)        to add the words “but does not include a parking lot,” to 17(2)(n) (Definition of Landscape Buffer);

 

(8)        to delete 17(2)(o) and replace it with the following:

 

            (o)        LANDSCAPE BUFFER WIDTH:

 

A landscape buffer a minimum width of 10 metres is required

(i)         abutting an RR zone;

(ii)        abutting Carp Road;

(iii)       abutting any other non-industrial zone.

 

(9)        to delete 17(2)(p) and leaving it blank for future use;

           

(10)      to delete clause 17(3)(b).

 

2.                     Amend Section 17 of By-law No. 266 of 1981 by adding the following Special Exception Zones:

 

                        (b)        MA-2 Zone, Airport Industrial Special Zone 2 – Hangar Lots:

 

Despite subsection 17(1) and clauses 17(2)(a) to 17(2)(q) the following applies to land zoned MA-2:

 

                                    (i)         the permitted Residential uses are:

                                                - a fully detached dwelling house

                                    (ii)        the permitted non-residential uses are:

                                                - an airport

                                                - a communal aircraft hangar

                                                - a home occupation

                                                - a private aircraft hangar

                                                - a private park

                                                - a public park

                                                - a taxiway

(iii)       a private aircraft hangar is not permitted without a fully detached dwelling house;

(iv)       a private aircraft hangar will generally be constructed so that its character is in keeping, architecturally, with the character of the home including exterior materials used;

(v)        in this zone land that is legally transferable but does not comply with the definition of a lot will:

1.         be considered to have frontage if it fronts on a private street; and

2.         need to comply with all zone provisions as if it were a lot

 

                                    (vi)       the zone provisions are:

                                                1.         minimum lot area:                                  900 square metres;

                                                2.         minimum frontage:                                 30 metres;

                                                3.         maximum building area:             30%;

                                                4.         minimum front building setback:

(A)       3.0 metres for fully detached dwelling house,

(B)       6.0 metres for single car garage;

                                                5.         minimum flank building setback: 3.0 metres;

6.         minimum rear building setback:

(A)       7.5 metres for fully detached dwelling house,

(B)       5.0 metres for garage or private aircraft hangar,

(C)       1.0 metres for sheds and other accessory buildings;

            7.         minimum side building setback:  3.0 metres;

8.         maximum building height:                       12.0 metres;

9.         minimum dwelling unit area:

            (A)       ground floor:                 90 m²

            (B)       entire dwelling:  130m²;

10.       minimum landscaping area:                    30%

11.       minimum parking spaces:

(A)       2 for each dwelling unit,

(B)       1 for each home occupation;

12.       private aircraft hangar doors must face a taxiway (with latitude for an angle within 60 degrees);

13.       maximum rear building setback for a private aircraft hangar:                   15 metres;

14.       despite (vi) the zone provisions for a communal aircraft hangar are:

            (A)       minimum building setback:         2.0 metres;

(B)       a minimum 2.0-metre wide landscape strip is required in all yards except for lots lines abutting taxiways;

(C)       maximum building height:           12.0 metres

(D)       minimum parking spaces:           0.25 spaces per each

aircraft based on

capacity of communal

hangar

 

                        (c)        MA-3 Zone, Airport Industrial Special Zone 3 – Single Dwelling Lots:

 

Despite subsection 17(1) and clauses 17(2)(a) to 17(2)(q) the following applies to land zoned MA-3:

(i)         the permitted residential uses are:

                                                - fully detached dwelling house

                                    (ii)        the permitted non-residential uses are:

                                                - an airport

                                                - an airport security kiosk

                                                - a home occupation

                                                - a private park

                                                - a public park

(iii)       in this zone land that is legally transferable but does not comply with the definition of a lot will:

1.         be considered to have frontage if it fronts on a private street; and

2.         need to comply with all zone provisions as if it were a lot

                                    (iv)       the zone provisions are:

                                                1.         minimum lot area:                                  530 square metres;

                                                2.         minimum frontage:                                 15 metres;

                                                3.         maximum building area:             40%;

                                                4.         minimum front building setback:

(A)       4.0 metres for fully detached dwelling house

(B)       6.0 metres for a single car garage;

                                                5.         minimum flank building setback: 4.0 metres;

6.         minimum rear building setback:  7.5 metres;

7.         minimum side building setback:  1.2 metres;

8.         maximum building height:                       10.0 metres;

9.         minimum dwelling unit area:

            (A)       ground floor:                 90 m²

            (B)       entire dwelling:  130m²;

10.       minimum landscaping area:                    30%

11.       minimum parking spaces:

(A)       2 for each dwelling unit,

(B)       1 for each home occupation;

 

                        (d)        MA-4 Zone, Airport Industrial Special Zone 4 – Street Townhouses:

Despite subsection 17(1) and clauses 17(2)(a) to 17(2)(q) the following applies to land zoned MA-4:

(i)         the permitted residential use is:

            - street townhouse;

(ii)        the permitted non-residential use is

            - home occupation

(iii)       despite the by-law definition a street townhouse may be located on a legally transferable parcel of land that has frontage on a private street;

(iv)       in this zone land that is legally transferable but does not comply with the definition of a lot will:

1.         be considered to have frontage if it fronts on a private street; and

2.         need to comply with all zone provisions as if it were a lot;

                                    (v)        the zone provisions are:

1.                     minimum lot area:                      180 square metres per

dwelling unit;

                                                2.         minimum frontage:                                 6.0 metres per

dwelling unit;

                                                3.         maximum building area:             30%;

                                                4.         minimum front building setback:

(A)       4.0 metres for street townhouse house

(B)       6.0 metres for garage;

                                                5.         minimum flank building setback: 4.0 metres;

6.         minimum rear building setback:  7.5 metres;

                                                7.         minimum side building setback

for end unit:                                          1.5 metres;

8.         maximum building height:                       2 storeys;

9.         minimum dwelling unit area:                   no minimum;

10.       minimum landscaping area:                    30%

11.       minimum parking spaces:

(A)       2 for each dwelling unit,

(B)       1 for each home occupation;

(vi)       on any lands zone MA-4 where there is a holding symbol shown on Schedule A the holding symbol cannot be removed until such time as the following is met:

                                                1.         the pit is exhausted and the licence surrendered, or

2.         an impact assessment study is completed which demonstrates that the mineral aggregate operation will not be negatively impacted by the proposed residential development.

 

                        (e)        MA-5 Zone, Airport Industrial Special Zone 5 – Open Space:

Despite subsection 17(1) and clauses 17(2)(a) to 17(2)(q) the following applies to land zoned MA-5:

(i)         the permitted uses are: 

            - community centre

            - conservation use

            - private park

            - private water, sanitary and storm water infrastructure

            - public park

(ii)        the zone provisions are:

(1)        minimum lot area:                                  no minimum

(2)        minimum lot frontage:                no minimum

(3)        maximum building area:             20%

(4)        minimum front building setback: 12.0 metres

(5)        minimum flank building setback: 12.0 metres

                                                (6)        minimum rear building setback:

(A)       7.5 metres, or

(B)       where a rear lot line abuts a lot having a residential use located thereon, the minimum rear building setback is 10.0 metres

                                                (7)        minimum side building setback:  7.5 metres

                                                (8)        minimum building separation:     3.0 metres

                                                (9)        maximum building height:                       10.0 metres

                                                (10)      minimum landscaping area:                    50%

                                                (11)      minimum parking spaces:

                                                            (A)       conservation use or forestry use:            none required

(B)       community centre or building                

associated with private park:                 4 spaces per 100 m² of gross floor area

                                                (12)      no part of any parking space shall be located closer than:

                                                            (A)       1.5 metres to any street line; or

(B)       4.0 metres to any lot line that abuts a lot having a residential use situated thereon.

 

3.                     Amend Schedule A, Map 3 of By-law Number 266 of 1981 as shown on Zoning  Key Map contained in Document 3 attached to this report by:

 

(1)        removing the holding symbol from the land shown as Area A;

 

(2)        rezoning the land shown as Area A from MA to MA-3;

 

(3)        rezoning the land shown as Area B  from MA to MA-3;

 

(4)        rezoning the land shown as Area C  from MA to MA-2;

 

(5)        rezoning the land shown as Area D  from MA to MA-5;

 

(6)        rezoning the land shown as Area E  from MA to MA-4(h);

 

(7)        rezoning the land shown as Area F  from MA to MA-4;

 

(8)        rezoning the land shown as Area G  from MA to MA-5;

 

(9)        removing the holding symbol from the land shown as Area H ;

 

(10)      rezoning the land shown as Area H  from MA to MA-5;

 

(11)      removing the holding symbol from the land shown as Area I ;

 

(12)      rezoning the land shown as Area J  from RR to MA;

 

(13)      rezoning the land shown as Area K  from RR to MA-5;

 

(14)      rezoning the land shown as Area L from RR to MA-3.

 

 

                       

 

 

 


CONSULTATION DETAILS                                                                                DOCUMENT 6

 

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. 

 

No informal public information meetings were held specifically on the zoning application however two public meetings were held in the community to discuss the related subdivision, condominium and Class Environmental Assessment. These meetings were held August 24, 2006 at the Kinburn Client Service Centre and on February 6, 2007 in Carp Village.

 

 

PUBLIC COMMENTS

 

A great deal of public comment was received through the public circulation and notification process.  Many of the comments received were related to the subdivision proposal and not related specifically to the zoning. Comments including concern with construction traffic, the need for Diamondview Road upgrades, water and sewer services, airport noise restrictions, runway safety, provision of landscape buffers, and details of the subdivision design relate to the details of the draft plan of subdivision and have been addressed through revisions to the subdivision and/or the inclusion of conditions of draft plan approval. Additional comments related to environmental concerns, including impact on Carp Creek and the existing forest cover, need for recreational space, impacts on rural character, adequacy of the notification and development review process are either of a general nature or can be addressed through this zoning amendment. These are outlined below.

 

SUMMARY OF PUBLIC INPUT

 

Environmental concerns related to impact on Carp Creek and the existing forest cover.

 

Response:

 

In order to protect Carp Creek and the associated fish habitat a minimum 60-metre creek corridor will be protected from development. This area will be owned by the City and the only use will be for passive recreational pathways. The zoning by law amendment is proposing to zone this in the MA-5 Zone which recognizes the conservation and passive park use.

 

The extensive woodlot on site provides wildlife habitat. As part of the applicant’s environmental review of the site the most undisturbed and mature forest area was identified to be along the western edge of the site just south of the cleared area. This wooded area will not be developed and will be owned by the City to ensure its protection. This wooded area will be zoned MA-5 similar to the creek corridor. Forest along the southern edge of the site is also not being proposed for development at this time and will remain in the MA “ parent” zone similar to the remainder of the airport. Any development of this land would require additional planning applications.

 

Subdivision Character: need for recreational space

 

Response:

 

A central common private park area with a clubhouse will be provided for the airpark residents. Land for a public community park will be provided at the intersection of Street Six and Thomas Argue Road for use both by new residents, as well as, existing residents and residents of Carp Village. The private park adjacent to the Carp Creek corridor and the public community park will be zoned MA-5- Open Space. This zone lists both public and private park as permitted uses and sets out the setback provisions for the construction clubhouse or private community building.

 

 

Rural Character: concern with size and style of lots and homes, not compatible with rural character

Response:

The residential community is to consist of 329 residential units:  270 single detached dwellings and 59 townhouse units. The single detached dwellings consist of various lot types and sizes as follows: 116 lots with 15.3-metre frontages, 24 lots with 18.3-metre frontages, 51 lots with 21.4‑metre frontages, and 79 Hangar Lots with various frontages.

 

The form and density of the residential development being proposed for the airport is similar to that of a village. The lots are not as small and compact as a suburban neighbourhood but the lots are not as large as estate residential lots. Lot size is governed by a combination of location and associated “character” (urban vs. rural) and servicing. Lots in the rural area are on individual wells and septics and therefore are required to be 0.8 hectares in size. Lots on the airport lands are within a “public service area” and therefore a standard public system or a private communal system can be considered for this development. As a result, the lots being proposed within the subdivision do not need to be 0.8 ha but rather vary in size providing a range in size similar to a village. A special exception zone has been created for the non-hangar residential lots and another for the residential hangar lots. These zones will provide the opportunity for the creation of residential lots of varying sizes and configurations.

 

 

Rural Character: need for a long-term plan to protect and sustain the rural land

 

Response:

 

One of the goals and objectives of the Official Plan (OP) is to protect and sustain rural land and the rural economy. The OP reflects the provincial policies for the protection of agriculture, natural heritage (wetlands and woodlands), aggregate resources, water, and cultural heritage and archeology. The subject application has respected all of the rural OP policies in the current Official Plan. The City has initiated the formulation of a Rural Settlement Strategy. Open Houses have been planned to obtain public input.  The Strategy will be looking to further refine rural OP policies, and in particular, will be looking at urban and village boundaries, settlement areas and country lot development. Draft policies are expected to be release in spring of 2008.

 

 

Notification was insufficient: The on site sign was the only notice of development applications available to residents.

 

Response:

 

Notification to the public of planning applications and public meetings is set out in the regulations associated with the Planning Act. There are a number of options for municipalities to choose from. The City of Ottawa has adopted notification policies which include signage on site to inform the public of applications received and direct contact with local communities associations and interest groups that have registered with the City. Notices of formal public meetings for rezoning applications are sent to members of the public and associations who request notice as a result of seeing the sign. As this development also involves subdivision and condominium applications, a formal public meeting was held in the community and at the request of the Ward Councillor a second meeting, an informal public information meeting, was held. As this development required an Environmental Assessment to determine the appropriate servicing option, notices of the first meeting ran in the Citizen, Le Droit and the local paper. As the second meeting was not a formal public meeting required under the regulations of the Planning Act or Environmental Assessment Act, the notice did not run in the City wide papers however it did run in the local paper and all participants in the process were mailed notices directly as well as all landowners within 120 metres of the airport lands.

 

Advisory Committee and Community Association Comments

 

Comments were received from the Ottawa Forest and Greenspace Advisory Committee. The Committee notes concern with impacts of the development on Carp Creek and the other tributaries to the Carp River on site and the associated fish habitat. Impacts on the existing mature woodlot are also of concern. These concerns were also raised by the public through the public circulation and consultation process and from City staff and the Conservation Authority through the technical circulation. Responses to these concerns are contained above in item # 2 under Public Comments.

 

The Environmental Advisory Committee submitted comments on the applications. The Committee expressed concerns with child and pet safety, increased air traffic and conflict with migratory birds, safety issues with proximity to a quarry, impact on rural character/farms and need for public review process. Many of these comments relate to the companion subdivision application and have been address through that review and approval process. The impact on rural character and concern with public review process are addressed above under public comments. The concern with proximity to quarry lands is addressed in the Discussion part of this report. Lands along the south boundary of the Airport Lands are within these constraint areas.  In keeping with Official Plan policies no development is being proposed within these 300 metre and 500 metre constraint areas of adjacent pit and quarry lands with the minor exception of a small block of townhouses which will be placed in a holding zone.

 

The Carp Residents Association has expressed concern with the identification of the preferred water servicing option and the impact on the Village water supply system. These concerns are related to the draft plan of subdivision application and the Class EA for the water and sanitary servicing and not the subject Zoning By-law amendment.