Report to/Rapport au :
Agriculture and Rural Affairs
Committee
Comité d'agriculture et des affaires rurales
and Council / et au Conseil
05 April 2012 / le 05 avril 2012
Submitted by/Soumis par : Nancy Schepers,
Deputy City Manager/Directrice municipale adjointe,
Planning and Infrastructure/Urbanisme et Infrastructure
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: |
ZONING – 1614 AND 1624 thomas argue road (FILE NO. d02-02-11-0005) |
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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 change the zoning of 1614 and 1624 Thomas Argue
Road from RC (Rural Commercial zone) to RC3[213r] (Rural Commercial zone,
Subzone 3, Exception 213r) 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
2008-250, visant à faire passer le zonage du 1614 et du 1624, chemin
Thomas-Argue de Zone de commerces ruraux (RC) à Zone de commerces ruraux,
sous-zone 3, dotée d’une exception 213r (RC3[213r]) comme l’explique en détail
le document 2.
BACKGROUND
The subject site is located on the east side of Thomas Argue Road and
north of March Road (see Document 1). The
site is surrounded by the Carp Self-Storage facility to the immediate south
(2405 March Road), the Carp Airport to the east and agricultural uses to the
north and west.
Purpose
of Zoning Amendment
The
purpose of the amendment is to permit a self-storage warehouse on 1614 and 1624
Thomas Argue Road, and to rezone the lands similar to 2405 March Road (the
existing self-storage facility). The two
parcels, 1614 and 1624 Thomas Argue Road are under the same ownership as 2405
March Road. These three parcels can be
considered one lot for zoning purposes.
Existing Zoning
The current zoning of the parcel is
Rural Commercial (RC) zone. This zone
permits a limited range of commercial uses including retail stores, animal care
establishments and automobile service stations.
A self-storage warehouse
is not a permitted use in this zone.
Proposed Zoning
The requested zoning amendment
proposes to change the subject
property from RC to RC3 [213r]. The proposed
zoning will match the current zoning of the existing self‑storage
facility at 2405 March Road.
The permitted lot coverage for the RC3 zone is 20 per cent;
however, the application proposes a lot coverage of 34.6 per cent. Exception 213r can be amended to add a
maximum permitted lot coverage of 35 per cent.
Related Applications
These properties are the subject of a current Site
Plan Control Application (D07-12-11-0008). The
Site Plan application proposes to develop the site in three phases with 14
single-storey self-storage buildings, renovate an existing two-storey building
and expand this building for self-storage use, and renovate and add a new
office building. Currently, there is a single family dwelling located at
1624 Thomas Argue Road. The Site Plan application proposes to relocate
the dwelling to 2405 March Road, in front of the current self-storage
facility. At this time, the City is working with the Applicant to resolve
outstanding engineering issues.
DISCUSSION
Official Plan
According to the Official Plan, the
subject land is designated Agricultural Resource Area. Policies, in this designation, protect major areas of agriculture
and other lands suitable for agriculture, from loss to other uses, as well as
ensures that uses, which would result in conflicts with agricultural
operations, are not established in productive farming areas.
Carp
Self-Storage has been operating at 2405 March Road for almost eight years and
has demonstrated that it is a compatible use with the surrounding agricultural
lands. The properties to be zoned are
currently developed as residential and building lots. Staff believe that the proposed use is less
likely to be in conflict with the adjacent agricultural operations than the
current use or other existing permitted uses, such as an amusement centre,
automobile dealership, campground, or car wash, as several examples.
The
subject properties have been taken out of agricultural production for quite
some time. Furthermore, the lot sizes are fragmented and not suitable to return
to an agricultural use.
Although
the use is not agricultural in nature, the proposal meets the intent of the
policies because it is not removing any agricultural land from production and
it will reduce the potential for conflicts with neighbouring agricultural
operations.
Zoning By-law
The site is zoned RC (Rural
Commercial), which accommodates a variety of rural commercial uses that serve the rural community.
The
proposed zoning (RC3[213r]) will permit the use of a self-storage warehouse,
which is currently the use of the neighbouring property under the same
ownership. The provisions in the RC3
zone will be applied to 1614 and 1624 Thomas Argue, which will match the
current provisions for 2405 March Road.
These lots will be treated as one lot for zoning purposes. The exception can be amended to include a
maximum permitted lot coverage of 35 per cent.
RURAL IMPLICATIONS
The rural area will be protected
through the proposed zoning and there will be no rural implications.
CONSULTATION
Notice of this application was carried
out in accordance with the City's Public Notification and Consultation
Policy. The City did not receive any
negative comments or opposition to this application.
COMMENTS BY THE WARD COUNCILLOR
The Ward Councillor is aware of this
application and the staff recommendation.
LEGAL IMPLICATIONS
There are no legal implications
associated with this report.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications associated
with this report.
FINANCIAL IMPLICATIONS
There
are no financial implications associated with this report.
ACCESSIBILITY IMPACT
ENVIRONMENTAL IMPLICATIONS
There are no environmental
implications associated with this report.
TECHNOLOGY IMPLICATIONS
There
are no direct technical implications associated with this report.
TERM OF
COUNCIL PRIORITIES
This
Zoning By-law amendment supports the growth of the local economy by allowing
for the expansion of an existing business.
APPLICATION PROCESS TIMELINE STATUS
The
application was processed by the "On Time Decision Date" established
for the processing of Zoning By-law amendments.
SUPPORTING
DOCUMENTATION
Document
1 Location Map
Document
2 Details of Recommended Zoning
DISPOSITION
City
Clerk and Solicitor Department, Legislative Services to notify the owner,
applicant, OttawaScene
Canada Signs, 1565 Chatelain Avenue, Ottawa, ON
K1Z 8B5, Ghislain
Lamarche, Program Manager, Assessment, Financial Services Branch (Mail
Code: 26‑76) of City Council’s
decision.
Planning and Growth Management 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. Rezone the subject land from RC to
RC3[213r].
2. Amend exception 213r in Section 240 –
Exceptions by adding the following provision:
- maximum lot coverage: 35 per cent