2. ZONING - 2002 CARP ROAD
ZONAGE – 2002, CHEMIN CARP
(This application is subject to Bill 51)
That Council approve an amendment to Zoning By-law 2008-250 to amend the zoning of 2002 Carp Road from RR 10 Rural Residential to RC 11 [XXXX] Rural Commercial as shown in Document 1 and as detailed in Document 2.
Recommandation du Comité
(Cette demande est assujettie au Règlement 51)
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 2002, chemin Carp de RR 10 (Zone résidentielle rurale) à RC 11 [XXXX] (Zone de commerces ruraux), tel qu’il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
1. Deputy City Manager's report Infrastructure Services and Community Sustainability dated 5 May 2009 (ACS2009-ICS-PLA-0087).
That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to Zoning By-law 2008-250 to amend the zoning of 2002 Carp Road from RR 10 Rural Residential to RC 11 [XXXX] Rural Commercial as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité d'agriculture et des affaires rurales recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 2002, chemin Carp de RR 10 (Zone résidentielle rurale) à RC 11 [XXXX] (Zone de commerces ruraux), tel qu’il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
The subject property, 2002 Carp Road, is located on the north east corner of the intersection of Carp Road and Rothbourne Road. The site currently contains an existing one-storey home, and two accessory storage buildings. The subject property has an area of 1320 square metres.
The majority of the site is landscaped with a gravel parking area located in the front and interior side yard of the existing dwelling. There is an existing driveway entrance located at the rear of the property which provides access to two additional parking spaces from Rothbourne Road. The site has 30.45 metres of frontage on Carp Road. Detached residential dwellings are located to the north and east of the property, a vacant residential lot is located to the west, and a mix of commercial and residential properties are located south of the subject site.
An application has been submitted to amend the existing residential zoning to allow for limited rural commercial uses. All other commercial uses will be prohibited. The applicant is proposing to use the existing dwelling for an insurance office. The applicant is also requesting site-specific zoning provisions to recognize the existing lot size and the existing layout of the site as detailed in Document 2.
The site is zoned Rural Residential Subzone 10 (RR 10) under Zoning By-law 2008-250 which allows for a detached dwelling, a group home, a community garden, a park, a bed and breakfast, a diplomatic mission, and a retirement home, converted.
The applicant is proposing to amend Zoning By-law 2008-250 to allow for rural commercial uses limited to an artist studio, bank, bed and breakfast establishment, catering establishment, convenience store, dwelling unit, medical facility, office and a personal service business. The applicant is also requesting site-specific zoning provisions to recognize the existing lot area of 1320 square metres and the existing landscape buffers, and to assure appropriate screening of the parking area.
The subject site is designated as "General Rural" in the Official Plan and is located within the boundaries of the Carp Road Corridor Community Design Plan. The intent of the “General Rural” designation is to accommodate a variety of 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.
The subject application has been evaluated with regard to the provisions of the Official Plan, and applicable policies have been satisfied.
The policies within Section 3.7.2 of the Official Plan, affecting the General Rural area, state that the intent of the designation is to allow for small clusters of residential and commercial development, which will not preclude continued agricultural and non-residential uses. The subject commercial development is located in a developed rural industrial area with a variety of housing, commercial and industrial uses, as such the proposed rezoning meets the intent of section 3.7.2.
The proposed site-specific amendment also satisfies the policies set out in the Carp Road Corridor Community Design Plan. The proposed office use will increase the range of services offered, enhance the visual appearance of the corridor and maintain the rural character. The proposed office use is compatible with neighbouring properties and complements the range of uses located along Carp Road. Nearby properties on Carp Road, which are located south of Rothbourne Road, are zoned General Mixed Use which permits office uses. The proposed use is compatible with the wide range of businesses in proximity to the subject site, which include a lawyer’s office, sign manufacturing, auto refinishing, animal hospital, antique sales and gas bar uses.
The proposed office will retain the size and character of the existing single detached dwelling since no changes are proposed to the exterior appearance of the building, and will be consistent with the small-scale/low density development that is characteristic the area. The proposed change in use will have no impact or nuisance on adjacent landowners. The subject site is well buffered by landscaping, which will screen the proposed parking lot and be consistent with the rural character of the area. The applicant has also agreed to provide an opaque screen at the rear of the property to screen the parking area. An opaque screen may include coniferous plantings.
The proposed development complies with all Official Plan policies. Staff support the requested amendment because the use is appropriate, there is no anticipated impact on the neighbouring properties, and the proposed use of the property will complement the surrounding rural industrial area.
Details of Changes to Zoning By-law 2008-250
The applicant is proposing to add the following uses to Zoning By-law 2008-250; artist studio, bank, bed and breakfast establishment, catering establishment, convenience store, dwelling unit, medical facility, office and a personal service business. In order to reflect the existing lot size and site layout site-specific zoning provisions are proposed. A reduced lot area of 1320 square metres is requested whereas the Zoning By-law requires 1350 square metres. Front yard parking is requested in order to reflect the existing location of the parking area. In order to meet the policies outlined in the Carp Road Corridor Community Design Plan a 3.0-metre landscaped buffer shall be required along the full length of the front yard to screen the existing parking area. A minimum landscaped buffer strip of 1.0 metre along the interior side yard adjacent to the northern side of the property is also required to provide screening from the adjacent residential property. In order to adequately screen the existing rear yard driveway/parking area adjacent to the eastern side of the property, a provision is proposed which will require an opaque screen with a minimum height of 1.5 metres adjacent to this side of the parking area. An opaque screen may include coniferous plantings.
The proposed Zoning By-law amendment meets the intent of the Zoning By-law on the basis that the commercial uses for the subject site will be limited and compatible with the surrounding residential, industrial and commercial properties. The properties on Carp Road located south of Rothbourne Road are zoned GM 14 and as such allow for similar commercial uses. Site-specific restrictions to ensure that the proposed office remains compatible with adjacent the residential properties and meets the intent of the Carp Road Corridor Community Design Plan have been included in the details of recommended zoning (Document 2).
The Zoning By-law amendment is consistent with the policies of the Official Plan, the Carp Road Corridor Community Design Plan and the intent of the Zoning By-law. The proposed use is consistent with the Carp Road Corridor Community Design Plan and compatible with surrounding uses and therefore staff recommend approval of the Zoning By-law amendment.
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. No comments were received. The Ward Councillor is aware of this application and the staff recommendation.
Document 1 Location Map
Document 2 Details of Recommended Zoning
City Clerk and Legal Services Branch, Legislative Services to notify the owner, Ashley Jones, 41 Hawestone Gate, Ottawa, ON. K2K 0A3, applicant, Stantec Consulting Ltd. Attn: Jane Almond, 1505 Laperriere Ave., Ottawa, ON. K1Z 7T1; OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5, 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 and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed Changes to the Comprehensive Zoning By-law
1. The lands shown as Area A on Document 1 zoned RR 10 in Zoning By-law 2008-250 are rezoned to RC 11 [XXXX].
2. A new special exception zone, RC 11 [XXXX], will be added to Section 239 including the following provisions:
(a) Land Uses Prohibited:
(i) Amusement Centre
(ii) Automobile Dealership
(iii) Automobile Rental Establishment
(iv) Automobile Service Station
(v) Drive Through Facility
(vi) Funeral Home
(vii) Gas Bar
(viii) Heavy Equipment and vehicle sales, Rental and Servicing
(ix) Light Industrial use, limited to bakery
(x) Place of Assembly
(xii) Retail Store
(xiii) Retail Food Store
(b) Minimum Lot Area: 1320 square metres
(c) Notwithstanding the provisions of Table 218C(i) a required front yard may be used for parking area provided a 3.0 metre Landscaped Buffer is provided abutting the street.
(d) A minimum 1.0 metre Landscaped Buffer shall be provided along the full length of the Interior Side Yard located on the north side of the subject site.
(e) The perimeter of the driveway and parking area where it abuts a residential zone on the east side of the property must be screened from view by an opaque screen with a minimum height of 1.5 metres. An opaque screen may consist of coniferous plantings.