Report
to/Rapport au :
Agriculture and Rural Affairs Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
July 25, 2007 / le 25
juillet 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
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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 former Township of Goulbourn Zoning By-law to change the zoning of 2470 Huntley Road from Rural Industrial Zone, (MR) to Rural Industrial Exception Zone, (MR-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 de l’ancien Canton de Goulbourn afin de changer la désignation de zonage
du 2470, chemin Huntley de zone rurale industrielle (MR) à zone rurale
industrielle assortie d’une exception (MR-xx), tel qu’il est indiqué dans le
Document 1 et expliqué en détail dans le Document 2.
BACKGROUND
The subject site is located on the west side of Huntley Road, just south of Fallowfield Road, southeast of Stittsville.The subject site is two hectares in size, with a frontage of 144 metres along Huntley Road. The property is occupied by a one-storey industrial building with a floor area of 418 square metres. A paved parking lot providing 28 spaces is situated behind the building. The properties to the north and east of the subject site are used for industrial purposes, lands to the south are occupied by a licensed sand and gravel pit, and lands to the west are rural in nature.
The owner of the property, People’s Gathering Place of the National Capital Region, is proposing to rezone the property to a site-specific Rural Industrial Zone, to permit use of the existing building as a place of worship. At the present time, the conversion of the building for the church’s use would involve only interior renovations, and would not require an amendment to the site plan control agreement registered on title for the property.
Details of Current and Proposed Zoning
The subject site is currently zoned MR - Rural
Industrial Zone under the former Township of Goulbourn Zoning By-law 40-99.
This zone permits a range of industrial uses, as well as an automotive repair
centre, contractor's shop and building supply outlet.
The applicant proposes to rezone the subject property to a site-specific Rural Industrial Zone (MR-xx) that would include a place of worship as an additional permitted use on the property. The zoning bylaw provisions would also include a parking requirement based on the amount of assembly area within the building, excluding offices and other areas accessory to the church’s operation. All other provisions of the standard Rural Industrial Zone would remain in effect.
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 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 institutional use, the applicant must
address the considerations and criteria set forth in Sections 3.7.2 of the
Official Plan, which states that new institutional uses such as places of
worship and schools should ideally be located within a village, but may be
considered in close proximity to a village where village land is insufficient
or inappropriate. The primary criteria are as follows:
a) The use would not be better
located in a village or urban area.
·
The proposed place of worship is well located to provide a
convenient gathering place to residents in the surrounding rural and suburban
area. The proposed church will retain
the size and character of the existing industrial building, and will be
consistent with the small-scale/low density development that is characteristic
of this rural industrial area. The location is favourable as it is adjacent to
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 nature and timing of traffic associated with a
place of worship, there are no concerns associated with traffic generation for
the proposal, and a traffic study was not required. With the exception of the main worship session on Sunday mornings, the
church will be used by a very small number of people on other days of the week.
The
site location, near the intersection of two major roads, is appropriate for the
proposed development.
c) Potential adverse impacts from lighting, noise, dust odour or traffic are minimized.
· The proposed institutional use will have minimal impact on adjacent landowners. As noted above, traffic is not a concern and there will be no adverse impact from noise or lighting. Surrounding properties are mainly industrial operations on large lots, with no abutting residences.
d) Possible impact on adjacent
landowners and neighbouring agricultural operations is minimized.
·
There
are no agricultural operations adjacent to the subject property. The proposed
use will have minimal impact on surrounding properties, which include a licensed quarry,
and other industrial properties or rural dwellings.
e) The development is in keeping with the surrounding rural character and landscape.
·
The
proposed church will occupy an existing building, which is consistent with the
small-scale, low-density character of the rural area. No additional site works
are proposed.
f) Requirements relating to transportation, servicing, and environmental
protection have been satisfied.
·
There are no technical requirements
related to this rezoning. A traffic impact assessment was not required for the
proposal, given the nature of the use and timing of church services. The
existing building is served by a private on-site well and sewage disposal
system, and system improvements, if required, would be carried out prior to
issuance of a building permit. A large portion of the property, at the rear of
the parking lot, is undeveloped and will remain in its current natural state.
g) Noxious uses are to be permitted
only with suitable screening and buffering.
·
The proposed use is not a noxious
use that requires buffering.
h)
The development will address protection of natural environment.
·
The proposed church will occupy the
existing building on-site, and therefore does not involve any additional
disturbance of the property. The large undeveloped portion of the property, at
the rear of the parking lot, will remain in its current natural state.
The proposed development complies with all Official Plan policies of the General Rural Area, which encourage various types of rural development. Staff support this Zoning By-law amendment because the proposed use is compatible with the surrounding area and conforms to the applicable policies outlined within the Official Plan.
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. The Ward Councillor is aware of this application and the staff recommendation. No public comments were received.
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
DISPOSITION
City Clerk’s Branch, Secretariat Services to notify the owner, (1425050 Ontario Inc., c/o Mr. Ron Campbell, 3 Iber Road, Stittsville, Ontario K2S 1E5), prospective owner, (People’s Gathering Place of the National Capital Region, c/o Mr. John Feres, 18 Bentley Avenue, Ottawa, Ontario K2E 6T8), applicant, (Meloshe and Associates, 14 Colonnade Road, Suite 150, Ottawa, Ontario K2E 7M6, Attention: Ms Nancy Meloshe), 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.
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 2470 Huntley Road shall be rezoned from Rural Industrial Zone, (MR) to Rural Industrial Exception Zone (MR-xx). The following provisions shall apply:
(a) Permitted Uses
In addition to the uses permitted in Section 22(1), for the lands designated MR-xx on Schedule A hereto, a Place of Worship shall be permitted.
(b) Parking Requirement
Notwithstanding any provision of Section 3(16)(iii)(x) to the contrary, for the lands shown on Document 1 to be zoned MR-xx, the following parking requirement shall apply for a Place of Worship:
· 10 parking spaces per 100 square metres of assembly area. Such assembly area shall exclude classrooms, offices, servery, washrooms and other rooms that are accessory to the assembly area used for worship.