2. ZONING - 3926 LEITRIM ROAD
ZONAGE - 3926, CHEMIN LEITRIM
(This application is subject to Bill 51)
That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 3926 Leitrim Road from Rural Countryside, RU to Rural Countryside, Exception XX, RU [XX] 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 le zonage du 3926, chemin Leitrim de Zone d’espace rural, RU, à Zone d’espace rural, exception XX, RU [XX], comme 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 3 November 2009 (ACS2009-ICS-PGM-0199).
That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 3926 Leitrim Road from Rural Countryside, RU to Rural Countryside, Exception XX, RU [XX] as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’agricuture et des affaires rurales recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer le zonage du 3926, chemin Leitrim de Zone d’espace rural, RU, à Zone d’espace rural, exception XX, RU [XX], comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.
The site is located on the south side of Leitrim Road, between Hawthorne and Ramsayville Roads. The 4.99 hectare site contains 255.4 metres of frontage along Leitrim Road and currently contains a single detached dwelling and a storage building. In 2006, approval was granted for a minor variance application to grant permission to increase the floor area and height of the detached garage associated with the home-based business.
Pine Grove Forest, part of the Greenbelt, is located on the north side of Leitrim Road. Along the south side, a mix of residential and industrial uses have developed.
The Zoning By-law amendment request is to allow for the development of a storage yard and warehouses on the site. The existing landscaping, consisting of treed areas along the northern, eastern and western portions of the site is proposed to remain. A small berm is proposed along a portion of the Leitrim Road frontage. The property is proposed to be enclosed with a chain link fence. The paved area is to remain and the storage yard is to be of compacted gravel.
The majority of the property is zoned RU Rural Countryside in the Zoning By‑law. The TransCanada Pipeline easement is zoned O1O, Parks and Open Space, Subzone O and runs in the north/south direction, bisecting the property.
The proposed zoning is to add ‘storage yard’ and ‘warehouse’ as permitted uses within the Rural Countryside zone, subject to specific provisions. The portion of the property zoned O1O will not be amended.
The site is designated General Rural Area in the Official Plan. The intent of this designation is to provide for agricultural uses and for land uses which are appropriate in a rural location and which would not be more appropriately located within urban or Village locations.
The Rural Countryside zone accommodates agricultural, forestry and country residential lots, characterizing Ottawa’s countryside.
A Traffic Impact Statement, Phase 1 Environmental Site Assessment (ESA) and Planning Rationale were submitted in support of the application. Access to the site will continue to be from the existing access on Leitrim Road and it is not anticipated that the addition of the uses will significantly impact the existing road network. The security gate has been recessed in the property so that vehicles will queue on the property rather than on Leitrim Road as the gate is opened. The Phase 1 ESA concluded that fill material containing construction material was observed on the site and that a limited surface soil sampling should be completed. In discussions with staff, this would not be required at this time, but would be required upon the submission of a Site Plan Control application. This portion of Leitrim Road contains a mix of uses and is reflected in the site specific zoning which permits storage yards, light industrial uses, automobile body shop, and commercial uses (excluding motor vehicle sales) at specific locations. In order to mitigate the visual impact of the proposed uses, an opaque screen a minimum of height of 2.0 metres will be required in a yard abutting a residential use.
The response received from Lehman and Associates, the authorized commenting agency for TransCanada Pipelines, indicate no concerns with the proposed development and requested that no permanent structure be within 7.0 metres of the TransCanada Pipeline zone. This is recommended in the exception zone. TransCanada Pipeline and the National Energy Board have specific requirements with respect to crossings and fencing and therefore have requested to be circulated on future site plan applications.
The proposed use is appropriate in a rural area and does not impact on the rural character.
A summary of the public comments is attached in Document 3.
COMMENTS BY THE WARD COUNCILLOR(S)
No comments were received from the Ward Councillor.
There are no legal/risk management implications associated with this report.
CITY STRATEGIC PLAN
In accordance with the Strategic Plan, this application does not impact on the viability of the rural villages.
The application was not processed by the ‘On Time Decision Date’ established for the processing of Zoning By-law amendments due to the requirement for additional traffic information and its review.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Consultation Details
City Clerk and Solicitor Department, Legislative Services to notify the owner/applicant, 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 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
Proposed Changes to the Comprehensive Zoning By-law
1. The zoning map of the Comprehensive City of Ottawa Zoning By-law will be amended by changing the zoning of 3926 Leitrim Road from Rural Countryside (RU) to Rural Countryside, Exception XX (RU [XX]) as shown on Document 1.
2. A new exception will be added to Section 240-Rural Exceptions, and the following special provisions will apply to land zoned RU[XX]:
a) Additional permitted uses:
b) Where a storage yard and/or warehouse is developed on the property and abuts a residential use, it shall be screened from the residential use by an opaque screen with a minimum height of 2.0 metres.
c) Despite Section 72, the setback of any permanent structure is seven metres from the O1O zone.
NOTIFICATION AND CONSULTATION PROCESS
Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law amendments. Four written submissions were received. One did not provide comment, but requested to be notified of the decision concerning the application. The following is a summary of the comments received.
SUMMARY OF PUBLIC INPUT
1. Concern with respect to any changes to the drainage which may impact on neighbouring properties.
2. Concern with respect to the encroachment of industrial and commercial uses on residential property and that there is an over-abundance of undeveloped commercial and industrial lands within industrial parks in this area of the city.
3. Impact of the proposal on the wildlife that may use this property as a corridor between the Greenbelt lands and properties to the south.
4. Impact on the TransCanada Pipeline.
Response to Public Input
1. Any changes to grading can not impact on abutting properties. Post development flows are to equal predevelopment flows.
2. This area is a mix of residential, commercial and industrial uses. The proposed use is in keeping with the types of uses which have been permitted in this area through site specific zones.
3. No comment or concerns expressed by the Conservation Authority or National Capital Commission. An Environmental Impact Statement will be required with a site plan control application.
4. TransCanada Pipeline did not express objections, subject to a seven-metre setback from the easement and review of fencing proposed for the property.