2. ZONING - 7120 HIGHWAY 7
ZONAGE - 7120, ROUTE 7
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COMMITTEE RECOMMENDATION
That Council approve an amendment to the Township of Goulbourn Zoning By-law 40-99 to change the zoning for part of 7120 Highway 7 from Rural Zone, (Ru) to Rural Industrial Zone, (MR-x) as shown in Document 1 and as detailed in Document 2.
Recommandation du comitÉ
Que le Conseil
approuve une modification au règlement de zonage 40-99 du Canton de Goulbourn
visant à faire passer la désignation de zonage d’une partie de la propriété
située au 7120, route 7, de Zone rurale (Ru) à Zone industrielle rurale (MR-x),
comme l’illustre le Document 1 et le précise le Document 2.
Documentation
1.
A/Deputy
City Manager, Planning and Growth
Management report dated 6 October 2006 (ACS2006-PGM-APR-0223).
2. Extract of Draft Minutes 35,
Agriculture and Rural Affairs Committee meeting of October 26, 2006.
Report
to/Rapport au :
Agriculture and Rural Affairs Committee
Comité de l'agriculture et des questions rurales
and Council / et au Conseil
06 October 2006 / le 06 octobre 2006
Submitted by/Soumis par : John L. Moser,
Acting Deputy City Manager/Directeur municipal adjoint par intérim,
Planning and Growth Management / Urbanisme et Gestion de la croissance
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613) 580-2424, Ext. 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the Township of Goulbourn Zoning By-law 40-99 to change the zoning for part of 7120 Highway 7 from Rural Zone, (Ru) to Rural Industrial Zone, (MR-x) as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU
RAPPORT
Que le Comité de l’agriculture et des questions
rurales recommande au Conseil d’approuver une modification au règlement de
zonage 40-99 du Canton de Goulbourn visant à faire passer la désignation de
zonage d’une partie de la propriété située au 7120, route 7, de Zone rurale
(Ru) à Zone industrielle rurale (MR-x), comme l’illustre le Document 1 et le
précise le Document 2.
BACKGROUND
The
subject site at 7120 Highway 7, is a 38.4
ha parcel of undeveloped land. The portion of the property that is the subject
of this application is a 5.9 ha parcel with 290 metres of frontage abutting
the highway, as shown on Document 1. The site is currently occupied by a small
temporary building used to store farm equipment and supplies. There are two
entrances to the property from Highway 7. The immediately surrounding lands are
largely undeveloped. Other nearby land uses include aggregate operations to the
west of the site, the Highway 7 /hydro corridor to the north, the Trans-Canada
Pipeline corridor and aggregate operations to the east, and the North Goulbourn
Wetland to the south.
The zoning of the affected portion of the
property is Rural Zone (Ru) under the former Township of Goulbourn By-law
40-99, which permits various rural uses including a farm, forestry use, wayside
pit or quarry, riding horse establishment, kennel or intensive hog farm
operation. The southerly portion of the site, which is not affected by
this application, is zoned Rural Zone (Ru) and Wetland Zone (W).
The applicant has requested that the subject site be
rezoned from Rural Zone (Ru) to Rural Industrial Zone (MR), to permit a
mini-warehouse/storage complex. The
applicant is proposing to construct a mini-warehouse/storage complex, comprised
of approximately four buildings.
Highway 7 is being widened to four lanes in this
location, and once reconstruction of the highway has occurred, the property
would have frontage on a new service road. Ministry of Transportation approval
is required for the proposed access to the site.
DISCUSSION
The site is designated as “Rural
Natural Features" in the Official Plan, forming part of the larger
Stittsville West Natural Area. This natural area consists mainly of mixed
forests and the North Goulbourn Wetlands, which are located to the south and
west of the site. The uses of
the General Rural Area are permitted on land designated Rural Natural Features,
provided an Environmental Impact Statement (EIS) demonstrates that the
development can occur without adverse impact on the natural feature. The
applicant submitted an EIS in support of the application, and both City staff
and the Mississippi Valley Conservation Authority have confirmed that the
proposed rezoning and development may occur without significant impact to the
natural area and nearby wetland, provided the remainder of the applicant’s
property remains in its natural state. The applicant intends to leave the
remainder of the property undeveloped.
The proposed zoning of the subject property is a site-specific Rural Industrial Zone, permitting only a mini-warehouse/storage complex, to remove the potential for other heavier industrial uses. The relative isolation of the property minimizes impact on nearby properties, and the convenient access to a Provincial highway once Highway 7 is reconstructed, is suitable for the proposed use. The low-scale use is in keeping with the general character of the surrounding rural area, and the proposed zoning conforms to the policies set forth in the Official Plan.
Highway 7 is a two lane undivided highway under
the jurisdiction of the Province. In response to the technical circulation, the
Ministry of Transportation for Ontario stated that because the Highway could
not accommodate any further traffic generators, they were unable to support the
proposal while Highway 7 is in its current configuration. Once the twinning of
Highway 7 has been completed, access to the property would be from a separate
service road, rather than the redeveloped Highway, thereby resolving the
traffic safety issue.
In order to address this issue, it is
recommended that a Holding Zone be placed on the lands until such time as the
appropriate authorities grant an access to the site from the service road and
issue all necessary permits. Once the issue of access has been resolved with
the Province, the applicant may request the lifting of the Holding Zone.
The proposal would also be subject to Site Plan
Control Approval, at which time details of site layout, access, parking and
landscaping would be determined. Through the associated site plan application,
all issues associated with the proposed development would be addressed.
Staff support this Zoning By-law amendment because the proposed use is compatible with the surrounding area and conforms to the policies outlined within the relevant Official Plans.
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. No comments from the public were received.
ENVIRONMENTAL IMPLICATIONS
The Mississippi
Valley Conservation Authority stated that development of the property could
occur with minimal impact to the natural feature area, providing appropriate
mitigation measures are taken. It was recommended that the applicant enter into
a development agreement, specifying the conditions of approval. The conditions
related to site plan design issues and will be addressed at the time of the
Site Plan Control Approval for the subject property.
RURAL IMPLICATIONS
The subject application has minimal impact on the surrounding rural area. The lands are not designated for agricultural use in the Official Plan, and the proposed development is compatible with the adjacent development.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
This application was processed within the timeframe established for the processing of Zoning By-law amendment applications. The application was placed "On Hold" for a period of one month following the technical circulation, while the applicant prepared an addendum to the Environmental Impact Study.
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, (Mr. James Vorobej, 899 Muskoka Avenue, Ottawa, Ontario K2A 3J1), applicant, (McIntosh Perry Consulting Engineers Ltd., 115 Walgreen Road, Carp, Ontario K0A 1L0, Attention: Ms Tracy Zander), Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26‑76) 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
Part of the lands known municipally as 7120 Highway 7 shall be rezoned from Rural Zone (Ru) to Rural Industrial Zone (MR- x).
1. Section 22 (3), Rural Industrial Zone of By-law 40-99 shall be amended to add a new exception zone, including the following provisions:
(a) Notwithstanding Section 22(1), permitted uses shall be a warehouse and mini-warehouse and storage;
(b) All general provisions and zone provisions of Section 22(2) shall apply;
(c) When a holding designation (h) is present on lands zoned MR-x, the holding zone can only be lifted after approval is received from the proper authority for access to Highway 7.
2. Schedule A, Map 1 of By-law 40-99 shall be amended as follows:
(a) The subject property as shown on Attachment 1 be rezoned from Ru to MR-x;
(b) A holding (-h) symbol is added to the MR-x zone.