That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 7775 (7771) Snake Island Road from Rural Commercial Subzone 1 (RC1) to Rural Commercial Subzone 1 with exception [(RC1(XXXr)] as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU COMITÉ
Que le Conseil approuve une modification au Règlement de zonage 2008-250 visant à faire passer le zonage du 7775 (7771), chemin Snake Island de RC1 (Zone commerciale rurale, Sous-zone 1) à RC1(XXXr) (Zone commerciale rurale, Sous-zone 1, dotée d’une exception), comme le montre le document 1 et l’explique en détail le document 2.
1. Deputy City Manager’s Report, Infrastructure Services and Community Sustainability dated 5 January 2012 (ACS2012-ICS-PGM-0025).
That the recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 7775 (7771) Snake Island Road from Rural Commercial Subzone 1 (RC1) to Rural Commercial Subzone 1 with exception [(RC1(XXXr)] as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 visant à faire passer le zonage du 7775 (7771), chemin Snake Island de RC1 (Zone commerciale rurale, Sous-zone 1) à RC1(XXXr) (Zone commerciale rurale, Sous-zone 1, dotée d’une exception), comme le montre le document 1 et l’explique en détail le document 2.
The subject land is located on the north side of Snake Island Road, approximately 200 metres from the intersection of Snake Island Road and Bank Street.
The property is located approximately one kilometre west of the Village of Metcalfe. The subject property has an area of 3,770 square metres and a frontage of approximately 61 metres on Snake Island Road.
The site contains a two-storey aluminum sided building that was formerly used as a truck repair facility for which Site Plan Approval was given in late 2006. To the immediate south of the site is a pallet manufacturing operation, a collision repair shop and two single detached dwellings. To the east of the site is a vacant building that was formerly used as an automotive sales establishment. Vacant rural land surrounds the site to the north and west, with detached dwellings further to the west.
Purpose of Zoning Amendment
The proposal is to rezone the land to enable the owner to reuse the existing building for a welding training facility. The training facility will be operated by the Iron Workers Local 765 union.
The current zoning of the property is Rural Commercial Subzone 1(RC1) under Zoning By-law 2008-250. The purpose of the Rural Commercial zone is to permit the development of highway and recreational commercial uses that serve the rural community and visiting public in areas mainly designated as General Rural Area, Village, and Carp Road Corridor Rural Employment Area in the Official Plan. The zone does not permit instructional facilities and hence, a zoning by-law amendment is required to add an exception to the zoning of the subject lands to permit the proposed use.
The requested zoning amendment proposes to rezone the parcel from Rural Commercial Subzone 1 (RC1) to Rural Commercial Subzone 1(RC1) - exception "RC1[XXXr]" to permit an instructional facility limited to training in welding.
The subject property is designated General Rural Area on Schedule A: Rural Policy Plan of the Official Plan. The purpose of the General Rural Area is to provide a location for agriculture and non-agricultural uses that, due to their land requirements or the nature of their operation would not be more appropriately located within urban or Village locations.
Section 3.7.2 states that a Zoning By-law amendment is required where a new non-residential use is proposed that would not be better located within a Village and which is in keeping with the rural character.
Section 4.4.2 requires that sufficient information be provided to ensure development proposed on the basis of private services has sufficient groundwater supply and which meets provincial guidelines for quality, and that the on-site wastewater system on the lot is suitable for the proposed use.
Details of Proposed Zoning
The subject property is currently zoned Rural Commercial Subzone 1 (RC1).
The applicant has requested that their property be rezoned Rural Commercial Subzone 1 with an exception (RC1[XXXr]). The width of the lot, building height, side yards and maximum lot coverage that exist today conform to the RC1 zone.
The applicant proposes to reuse the existing building and lot layout. A small increase in parking will be carried out through line marking within the existing parking area. The training activities will take place inside the building during daytime hours. The proposed use will not impose any additional negative impacts such as noise, dust, odour to the surrounding rural character and landscape.
The proposed Zoning By-law amendment is appropriate by allowing the proposed use to locate in the General Rural Area and would not be more appropriately located within an urban or Village location.
The proposed development will complement the existing light industrial uses along Snake Island Road west of the Metcalfe Village limits. By renovating the interior of an existing building, the general character of the area will be maintained and represents an excellent example of building reuse in the Rural area.
Councillor Doug Thompson is aware of the application.
There are no legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications associated with this report.
The environmental impact of the rezoning application is viewed as negligible. Internal air handling systems will be installed to filter the exhaust air from the training stalls. No potential impacts such as odour, noise or dust are expected.
There are no implications associated with technology in this report.
Staff view the proposal as being consistent with the proper management of growth and the creation of sustainable communities.
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to additional reporting which was required to be submitted to address the availability of potable water on the site.
Document 1 Location Map
Document 2 Details of Recommended Zoning
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5, 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. Rezone the lands shown in Document 1 as follows:
a. Area A from RC1 to RC1(XXXr)
2. Add a new exception, RC1(XXXr) to Section 240 – Rural Exceptions with provisions similar in effect to the following:
a. In Column II the text “RC1[XXXr]
b. In Column III the text “instructional facility limited to training in welding”