2. ZONING - 5224 BANK STREET

ZONAGE - 5224, RUE BANK

COMMITTEE RECOMMENDATION

(This application is subject to the provisions of Bill 51.)

That Council approve an amendment to the Zoning By-law 2008-250 to change the Rural Industrial General Subzone 1 rural exception 290 (RG1[290r]) zoning of 5224 Bank Street to remove the exception provision that limits the gross floor area, as shown in Document 1 and as detailed in Document 2.

RECOMMANDATION DU COMITÉ

(Cette application est assujettie aux dispositions du Règlement 51.)

Que le Conseil approuve une modification au Règlement de zonage 2008-250 en vue de modifier la désignation de Zone d’industrie générale rurale, sous-zone 1, exception rurale 290 (RG1[290r]) du 5224, rue Bank afin de supprimer la disposition de l’exception qui limite la surface de plancher hors œuvre brute, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.

Documentation

1. Deputy City Manager’s Report, Infrastructure Services and Community Sustainability dated 23 September 2010 (ACS2010-ICS-PGM-0158).

2. Extract of Draft Minutes, Agriculture and Rural Affairs Committee meeting of

5 October 2010.

Report to/Rapport au :

Agriculture and Rural Affairs Committee

Comité d'agriculture et des affaires rurales

and Council / et au Conseil

September 23, 2010/ 23 septembre 2010

Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/

Directrice municipale adjointe, Infrastructure Services and Community Sustainability/Services d’infrastructure et Viabilité des collectivités

Contact Person/Personne-ressource : Derrick Moodie, Manager/

Gestionnaire, Development Review-Rural Services/Examen des projets d'aménagement-Services ruraux, Planning and Growth Management/Urbanisme et Gestion de la croissance

(613) 580-2424, 15134 Derrick.Moodie@ottawa.ca

Osgoode (20)

Ref N°: ACS2010-ICS-PGM-0158

SUBJECT:	ZONING - 5224 Bank Street (FILE NO. D02-02-08-0129)
OBJET :	ZONAGE - 5224, rue bank

REPORT RECOMMENDATION

That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the Rural Industrial General Subzone 1 rural exception 290 (RG1[290r]) zoning of 5224 Bank Street to remove the exception provision that limits the gross floor area, 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 2008-250 en vue de modifier la désignation de Zone d’industrie générale rurale, sous-zone 1, exception rurale 290 (RG1[290r]) du 5224, rue Bank afin de supprimer la disposition de l’exception qui limite la surface de plancher hors œuvre brute, comme il est indiqué dans le Document 1 et expliqué en détail dans le Document 2.

BACKGROUND

5224 Bank Street is located on the east side of Bank Street south of Rideau Road and north of Mitch Owens Road.

There is an existing industrial use that manufactures and sells building components with a total floor area of approximately 6000 square metres. The buildings are set back over 100 metres from Bank Street. It has outdoor storage to the rear of the buildings. The site is serviced by municipal water from the South Gloucester system and private septic system. There are sand and gravel pits to the north, south and west of the site, with a mixture of land uses from a campground through to residential, automotive and commercial uses along Bank Street.

Purpose of Zoning Amendment

The purpose of the zoning amendment is to permit the future expansion of the industrial use.

Existing Zoning

The current zoning, Rural Industrial General Subzone 1 rural exception 290 (RG1 [290r]), limits the permitted uses to light industrial use, lumber yard and warehouse with a conditional permitted use of an accessory retail store. The existing exception zone also limits the maximum gross floor area to 9500 square metres. The maximum was put in place at the time of the original rezoning to reflect the site plan that had been applied for.

Proposed Zoning

The zoning amendment would remove the maximum Gross Floor Area limit.

DISCUSSION

Official Plan

The lands are designated General Rural and are surrounded on three sides by Sand and Gravel Resource. Building products yards are a use contemplated in the General Rural designation and given the size and potential impacts of noise and dust for the manufacture and storage of the building products, this is a use not suited for a village and not in need of the full servicing afforded by the urban area. The adjacent Sand and Gravel Resources will not be affected or affect the industrial use on this site nor will any expansions of either use be limited as a result of their proximity.

Details of Proposed Zoning

The rezoning seeks to amend Section 219 of Zoning By-Law 2008-250 to remove the maximum Gross Floor Area limit provided under the rural exception 290 provisions. This will permit the future expansion of the industrial use.

There is a history of concerns with traffic speeds and turning movements along Bank Street through the rural area. The Transportation Impact Study, filed in support of this application, recommends that a north bound left turn lane be installed as part of any expansion of this development. The warrants on the northbound left turn lane into the site are as a result of the existing Bank Street traffic as opposed to the additional vehicles the site would generate.

Any subsequent development of this site will require a roadway modification to Bank Street to install the northbound left turn lane into this site.

The site is serviced by the South Gloucester water system which limits connections to one per lot of record at the time the system went in. The existing buildings on the site are serviced from their one permitted connection. All future buildings or additions will also have to demonstrate that they can adequately connect to the site's internal water system.

Any issues that may arise relating to noise, dust and servicing can be addressed through the site plan approval process. The turning lane will be a requirement of any future development of the site.

Concurrent Application

There is currently an active site plan application for the property to amend the existing site plan approval to allow two approved but not built buildings to be built as one building. That application is not contingent on this zoning amendment as it would comply with the existing zoning. The site plan approval will trigger the requirement for a north bound left turn lane to be constructed.

The zoning amendment is consistent with the intent of the Official Plan and would facilitate the continued growth of an existing rural business.

ENVIRONMENTAL IMPLICATIONS

There are no immediate anticipated environmental implications. Any specific concern can be dealt with through the site plan control approval process.

RURAL IMPLICATIONS

The subject business provides rural-based employment that will not impact or be impacted by adjacent uses. The impact of the rezoning application is viewed as having a positive impact on the rural economy.

CONSULTATION

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The City did not receive any negative comments or opposition to this application.

COMMENTS BY THE WARD COUNCILLOR(S)

The Ward Councillor is aware of the application.

LEGAL/RISK MANAGEMENT IMPLICATIONS

There are no legal/risk management implications associated with this report.

CITY STRATEGIC PLAN

The proposed development and planning applications align with the City Strategic Plan in that the limits of existing hard services are respected. As well it aligns with the Strategic Plan by assisting in the provision of employment opportunities and the potential expansion of the use can fit seamlessly within that existing community.

TECHNICAL IMPLICATIONS

N/A

FINANCIAL IMPLICATIONS

There are no direct financial implications associated with this report.

APPLICATION PROCESS TIMELINE STATUS

The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to the need to address the concern with traffic movements on Bank Street.

SUPPORTING DOCUMENTATION

Document 1 Location Map

Document 2 Details of Recommended Zoning

DISPOSITION

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.

LOCATION MAP DOCUMENT 1

DETAILS OF RECOMMENDED ZONING DOCUMENT 2

Proposed Changes to the Comprehensive Zoning By-law

b) Change the existing exception RGI[290r] to delete the following

In Column V, delete the following zone provisions:

- maximum gross floor area of 9,500 m2

ZONING - 5224 BANK STREET

ZONAGE - 5224, RUE BANK

ACS2010-ICS-PGM-0158 OSGOODE (20)

(This application is subject to the provisions of Bill 51.)

Responding to a question from Chair Thompson, Ms. Cheryl McWilliams, Planner, indicated the applicant had filed a traffic study as part of the zoning application and that it showed the need for a northbound left-turn lane as part of any expansion. She explained that as a result, roadway modifications would be required as part of any site plan application.

Chair Thompson noted that Kathleen Willis and Bev Streicher, representatives for Grandor Lumber, had registered to speak in support of this item.

That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the Rural Industrial General Subzone 1 rural exception 290 (RG1[290r]) zoning of 5224 Bank Street to remove the exception provision that limits the gross floor area, as shown in Document 1 and as detailed in Document 2.

CARRIED