Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
24 March 2005 / le 24 mars 2005
Submitted by/Soumis par : Ned Lathrop, Deputy City Manager
/ Directeur municipal adjoint
Planning and Growth Management / Urbanisme et Gestion de la croissance
Contact Person/Personne ressource : Karen Currie,
Manager / Gestionnaire
Development Approvals / Approbation des
demandes d'aménagement
(613) 580-2424 x28310,
Karen.Currie@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That
the Planning and Environment Committee recommend Council approve an amendment
to the former Osgoode Zoning By-Law to change the zoning of 2136 Stagecoach
Road from ME2 (Extractive Industrial Two) Zone to ME2-Exception Zone as shown in Document 1 and as detailed in
Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de
l’environnement recommande au Conseil d’approuver une modification au Règlement
de zonage de l’ancien Canton d’Osgoode en vue de changer le zonage du 2136,
chemin Stagecoach de zone ME2 (zone industrielle d’extraction deux) à zone
ME2-exception, comme il est indiqué dans le document 1 et détaillé dans le
document 2.
BACKGROUND
The site is located at 2136 Stagecoach Road just north of the intersection with Old Prescott Road. The 0.98-hectare site is relatively flat and has an existing single unit bungalow and storage garage located in the northeast corner. The southwest portion of the subject site is currently vacant. To the east the site adjoins a mobile-home park. To the north is a farm and to the west and south are agricultural lands.
DISCUSSION
Both the City Council Approved Official Plan
and former Regional Official Plan designate the subject land as “General Rural
Area”. The intent of this designation
is to accommodate a variety of land uses that are appropriate for a rural
location and to provide a location for those non-agricultural uses that due to
their land requirements would not be more appropriately located within urban or
Village locations.
The former Osgoode Official Plan designates the subject site as
"Mineral Resource" (MX). This
designation has been placed on lands which are characterized by aggregate
deposits of sufficient quantity and quality for commercial extraction and which
can be extracted without causing undue conflict with existing residential
uses.
The subject property is currently zoned “ME 2” Extractive Industrial Two
Zone under Osgoode Zoning By-law 2003-230.
The ME2 Zone permits limited uses that will not conflict with the
extractive industrial uses in the surrounding area (for example, uses existing
as of August 12, 1975; agricultural and forestry uses; animal kennel; park and
outdoor recreational uses). The intent
of this zone is to phase out the extractive industrial uses over time while
recognizing that mineral extraction uses at this time continue to be a
prevalent and characteristic land use in the area. The ME 2 Zone does not permit storage of construction equipment
and heavy vehicles, and therefore, a rezoning is required.
This application proposes to rezone only a portion of the subject
property from the current ME2 (Extractive Industrial Two) Zone to an
ME2-Exception Zone. This area would be
setback approximately 157 metres from Stagecoach Road with an area of
approximately 110 X 77 metres abutting the northern property line. The affected
area would permit a "storage yard" for the purposes of parking and
storing commercial construction equipment.
The applicant proposes to construct a building for the purposes of
storing commercial construction equipment (for example, an eight-foot wide
asphalt paver; three backhoes; two bobcats; one tandem and one single axel
truck; etc.). The proposed exception
will retain the existing permitted uses, in addition to the proposed use. No business operations, i.e. commercial use,
will be permitted and are not proposed by the present application.
As noted above, the subject land is designated
“General Rural Area” which permits a storage yard use. Lands across from the subject site, on the
east side of Stagecoach Road, and South of Herbert’s Corner’s Road are designated
“Sand and Gravel Resource Area” and permit pits and wayside pits, and accessory
uses such as asphalt plants.
All properties east of Stagecoach Road are
zoned ME2. Properties across Stagecoach
Road and south of Herberts Corners are zoned ME1 which permits Extractive
Industrial uses, such as a pit, quarry, aggregate storage, stone crushing
plant, concrete and asphalt batching plants, etc.
The zoning of this area is generally reflective
of the mineral resource extraction in the area; however, there appear to be a
number of non-conforming residential uses on the west side of Stagecoach Road
and the north side of Herberts Corners Road.
During the technical and public consultation
period, there were three telephone inquiries about the nature of the proposed
rezoning. The main concerns were: increased disruption to traffic along
Stagecoach Road; the type of items being stored on the property, and how they
were being stored.
Staff have not identified any negative impacts
on traffic flow as a result of the proposed rezoning. The applicant maintains there will be two separate access points
on the site: one from the existing
residential dwelling, and one from the proposed storage area at the rear of the
site. Stagecoach Road is a designated
truck route and the sight distances are adequate. Therefore, staff do not have
any issue with trucks accessing this site.
Requirements for safe access to/from the site will be addressed at Site
Plan Approval.
Staff do not anticipate negative impacts
resulting from the proposed items and their storage. The Department is recommending that the Zoning By-law provision
permit a "storage yard" use limited to the storage of heavy vehicles
or construction equipment, but not permit a commercial business operation.
The Zoning By-law provision will require such
"storage yard" use to be conducted entirely within an enclosed
building or within an uncovered area which is fully screened from streets and
adjacent properties by means of fencing and/or landscaping features. The permitted "storage yard" use
may not become obnoxious or offensive by reason of emission of odour, smoke,
dust, noise, gas, fumes, cinders, vibration, refuse matter or water carried
waste, or which is or may become explosive.
Any maintenance of vehicles must be conducted within an enclosed building.
The proposal is in conformity with both the
former Township of Osgoode and Regional Official Plans, and the current City
Council Approved Official Plan. Given
the site and surrounding context, there are no negative impacts anticipated by
the proposed rezoning application. The
rezoning is considered timely and in keeping with the intent of City policy and
zoning.
CONSULTATION
Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy. Information signs were posted on-site indicating the nature of the application. The Ward Councillor is aware of this application and the staff recommendation. The City received three telephone calls indicating concern about possible traffic disruption and the types of items stored on the site.
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
Corporate Services Department, Secretariat
Services to notify the owner and applicant (Baldassare and Margherita Alessi,
2136 Stagecoach Road, Ottawa, On, K4P 1M1), All Signs, 8692 Russell Road,
Navan, ON K4B 1J1, and the Program
Manager, Assessment, Department of Corporate Services of City Council’s
decision.
Planning and Growth Management 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
The Zone Amendment recommends a
zone change from · ME2 -- Extractive
Industrial 2 Zone to ME2[x] -- Extractive Industrial 2 Exception Zone of the
property known municipally as 2136 Stagecoach Road, Concession 3, Part of Lot
15 and proposes the following zoning
amendments:
-
the Zoning By-law provision will permit a "storage yard" use
limited to the storage of heavy vehicles or construction equipment, but will
not permit business operations associated with the storage of the heavy
vehicles or construction equipment.
-
the Zoning By-law provision will require such "storage yard"
use to be conducted entirely within an enclosed building or within an uncovered
area which is fully screened from streets and adjacent properties by means of
fencing and/or landscaping features.
- Any maintenance of vehicles must be conducted within an enclosed building.
- The Zoning By-law provision will require that the permitted "storage yard" use may not become obnoxious or offensive by reason of emission of odour, smoke, dust, noise, gas, fumes, cinders, vibration, refuse matter or water carried waste, or which is or may become explosive.