|
3. ZONING – 1101 OLD CARP ROAD ZONAGE -
1101, CHEMIN OLD CARP
|
Committee recommendation
(This application
is subject to Bill 51)
That Council approve an amendment to the former City of Kanata March Rural
Zoning By-law 74-79 to change the zoning of 1101 Old Carp Road from Estate
Residential Zone, (ER) to Rural Commercial Exception Zone, (CR-xx) as shown in
Document 1 and as detailed in Document 2.
Recommandation du Comité
(Cette demande est assujettie au
projet de loi 51)
Que le Conseil approuve une modification au Règlement de zonage rural de March 74-79 de l’ancienne
Ville de Kanata afin de modifier la désignation de zonage du 1101, chemin Old
Carp de zone résidentielle de grand ensemble (ER), à zone commerciale rurale
assortie d’une exception (CR-xx), tel qu’il est indiqué dans le document 1 et
expliqué en détail dans le document 2.
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
12 April 2007 (ACS2007-PTE-APR-0096).
Report to/Rapport au :
Agriculture and Rural Affairs Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
12 April 2007 / le 12
avril 2007
Submitted
by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice
municipal 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
|
SUBJECT: |
|
|
|
|
|
OBJET : |
REPORT RECOMMENDATION
That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the former City of Kanata March Rural Zoning By-law 74-79 to change the zoning of 1101 Old Carp Road from Estate Residential Zone, (ER) to Rural Commercial Exception Zone, (CR-xx) as shown in Document 1 and 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 rural de March 74-79 de l’ancienne Ville de Kanata afin de modifier la
désignation de zonage du 1101, chemin Old Carp de zone résidentielle de grand
ensemble (ER), à zone commerciale rurale assortie d’une exception (CR-xx), tel
qu’il est indiqué dans le document 1 et expliqué en détail dans le document 2.
BACKGROUND
The subject lands are located on the northwest corner of March Road and Old Carp Road. The subject parcel has a frontage of 25 metres along Old Carp Road and is approximately 2548 square metres (0.25 hectare) in area. The site is currently occupied by a single detached dwelling served by a private well and septic system. The subject property is in the rural area adjacent to the urban boundary on both the south and east sides of the property. To the south of Old Carp Road is the Morgan's Grant urban subdivision, to the west of the property is vacant rural land, to the east are rural residential dwellings and the Brookside urban subdivision, while to the north is a cosmetic surgery clinic and rural dwellings.
The applicant is proposing to convert the existing dwelling and attached garage to a dental clinic. The clinic will be a small-scale operation, approximately 190 square metres in area, and containing four to six dentist chairs. The conversion will retain the size and character of the existing single detached dwelling. A conceptual site plan has been submitted in support of the rezoning. The plan indicates that the proposed access from Old Carp Road will be located along the westerly lot line, and provide access to a parking lot to be situated in the property’s northwest corner. The proposed parking lot will provide 12 parking spaces, and will be visually buffered from abutting properties and March Road by landscaped open space, trees, and other types of vegetation. A wood screen fence is to be provided along the westerly lot line, abutting vacant rural land. The property would be subject to Site Plan Control.
Details of Current and Proposed Zoning
The site is currently zoned Estate Residential
Zone (ER) under the March Rural By-law 74-79 of the former City of Kanata. This
zone permits single detached dwellings, agricultural uses, forestry uses, and
uses accessory to such permitted uses.
The applicant proposes to rezone the subject
property from Estate Residential Zone (ER) to Rural Commercial Zone – Exception
(C-xx). All Rural Commercial Zones in the March Rural Bylaw are site-specific
exception zones with the provisions tailored to the particular use requested.
This new zone would be a site-specific Rural Commercial Zone permitting a
“Clinic” as the only permitted use. The
current definition of clinic allows the consultation, diagnosis, and treatment
of patients by two or more legally qualified physicians, dentists, etc. This
provision would be amended to specify one or more for this site, as the
owner of the dental clinic may be the sole practitioner.
In addition, the required lot frontage and area
provisions, yard setbacks and other provisions would be detailed to reflect the
existing lot. Certain general
provisions in the Zoning By-law would be amended as well. The required driveway
width would be slightly reduced from 6.0 metres to 5.7 metres and the
requirement for a 4.5 metre landscaped strip would be eliminated along a
portion of the westerly lot line. Both of these minor amendments are to
accommodate a new driveway between the existing garage and the lot line.
DISCUSSION
Official Plan:
The subject site is designated as "General Rural Area" in the Official Plan. This designation permits a variety of land uses that are appropriate for the rural area, including rural housing, commercial development, small industries and farms. The intent of the designation is to accommodate land uses that are appropriate for a rural location.
The property is subject to the policies within Section 3.7.2 of the Official Plan. When considering applications for Zoning By-law amendments to permit non-residential uses not specific to agricultural uses, forestry, conservation and natural resource management activities, staff must determine whether the proposed use would not be better located in a village or the urban area. Staff must also consider whether the change of use will interfere in the potential for urban boundary expansion and the proper functioning of the local road network, that potential impacts will not limit neighbouring agricultural uses, and that the proposed use can be sustained on private services.
Planning Rationale:
The subject application has been evaluated with
regard to the provisions of the Official Plan, and all applicable policies have
been satisfied. In order to obtain a zoning amendment for the proposed rural
commercial use, the applicant must address the considerations and criteria set
forth in Sections 3.7.2 of the Official Plan.
The primary criteria are as follows:
a) The use would not be
better located in a village or urban area
·
As the subject property is located at the border of the
urban boundary, the proposed dental clinic is well located to provide dental
services to residents in the surrounding rural and suburban area. The proposed clinic will retain the size and
character of the existing single detached dwelling, and will be consistent with
the small-scale/low density development that is characteristic of rural areas.
The location is favourable for rural commercial development as it is adjacent
to another small-scale clinic, and is at the intersection of two major roads.
b) Volume and pattern of traffic anticipated from the development
will not interfere with the local road network.
·
Due to the limited size of the proposed dental clinic,
there are no concerns associated with traffic generation for the proposal. The
site location, at the intersection of two major roads, is appropriate for rural
commercial development. This intersection will be widened and upgraded in the
near future, and it is proposed that the access on Old Carp Road be located as
far as possible from the intersection of March Road.
c) Potential adverse impacts from lighting,
noise, dust odour or traffic are minimized.
· The proposed change in use will have no impact on adjacent landowners. The abutting property to the north is currently occupied by a clinic, and the property to the west is vacant rural land.
d) Possible
impact on neighbouring agricultural uses is minimized.
·
The
majority of the surrounding uses are residential dwellings and rural commercial
uses. The proposed change in use will
therefore have no impact on agricultural operations.
e) The development is in keeping with the
surrounding rural character.
·
The
proposed dental clinic is consistent with the small-scale, low-density
character of the rural area. The required renovations to the existing single
detached dwelling will be primarily internal, so there will be only minor
changes to the exterior appearance of the building. The property is well buffered by
trees and other vegetation, which will screen the proposed parking lot and be
consistent with the rural character of the area.
The
proposed development complies with all Official Plan policies of the General
Rural Area, which
encourage various types of rural development. Staff support the requested
amendment because there is no anticipated impact on the neighbouring
properties, and the proposed specialized use of the property will complement
the surrounding area.
RURAL IMPLICATIONS
The proposed Zoning By-law amendment is not expected to have any adverse
impact on the existing uses within the rural area, and is considered
appropriate given the surrounding context.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy (see Document 3). The Ward Councillor is aware of this application and the staff recommendation.
FINANCIAL IMPLICATIONS
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
Document 3 Consultation Details
DISPOSITION
Corporate Services Department, City Clerk’s Branch, Secretariat Services to notify the owner, (Mr. Lloyd Richardson, 1101 Old Carp Road, RR 1, Kanata, Ontario K2K 1X7), applicant, (FoTenn Consultants Inc., 223 McLeod Street, Ottawa, Ontario K2P 0Z8, Attention: Ms Natalie Hughes), OttawaScene.com, 174 Colonnade Road, 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
The lands known municipally as 1101 Old Carp Road will be rezoned from Estate Residential Zone (ER) to Rural Commercial Zone (C-xx), and the following provisions shall apply:
(a) Permitted Uses
Clinic, consisting of a building or part of a building used solely for the purposes of consultation, diagnosis and treatment of patients by one or more legally qualified physicians, dentists, optometrists, chiropodists, chiropractors or drugless practitioners, together with their qualified assistants; and without limiting the generality of the foregoing, the building may include administrative offices, waiting rooms, treatment rooms, laboratories, pharmacies and dispensaries directly associated with the clinic, but shall not include accommodation for in-patient care or operating rooms for major surgery.
(c) Zone Requirements
Lot Frontage (minimum): 20 metres
Front Yard (Minimum Required): 10 metres
Exterior Side Yard (Minimum Required): 6 metres
Interior Side Yard (Minimum Required): 3 metres
Rear Yard (Minimum Required): 10 metres
Height (Maximum): 10 metres
Lot Coverage (Maximum) 25%
(d) Notwithstanding the provisions of Section 5.21(c)(i), the private approach, when designed for two-way vehicular movement, shall have a minimum unobstructed width of 5.7 metres, exclusive of any islands or other such physical separation.
(e) Notwithstanding the provisions of Section 5.23(a), a continuous strip of Landscaped Open Space shall not be required along the portion of a lot line adjacent to a driveway.
CONSULTATION DETAILS DOCUMENT
3
March Rural Community Association
The association supports professionals setting up
commercial establishments in South March and a dental office would be a
positive addition. Potential concerns that we like to ensure are addressed are:
- Servicing: This commercial establishment will be served by a septic system, but is located on only 0.5 acres of land. This raises the possibility of contamination of neighbouring properties with the increased use that such an operation would entail. The availability of water is also a concern, but we understand that the new owner plans to have primarily bottled water, which may or not be sufficient to meet standards.
- Parking - We understand that parking is planned for the back of the lot, which is fine. Our concern is that there should be no requirement for on street parking on either March or Old Carp Roads.
- Architectural Design - Our concern here is that modifications should reflect that the home is located in the rural area and that modifications should reflect the rural character of the area.
Response:
Servicing issues have been examined and addressed. Adequate parking is to be provided and no parking would be permitted on March or Old Carp Roads. The exterior modifications to the dwelling will be minimal and will retain the rural character of the area.
Other comments