3.             OFFICIAL PLAN AND ZONING – 2436 CARP ROAD

 

PLAN OFFICIEL ET ZONAGE – 2436, CHEMIN CARP

 

 

 

COMMITTEE RECOMMENDATIONS

 

That Council:

 

1.         Approve and adopt an amendment to the Official Plan for the City of Ottawa to redesignate the property situated at 2436 Carp Road from Limestone Resource Area to Carp Road Corridor Rural Employment Area as detailed in Document 2;

 

2.         Approve a revision to the Carp Road Corridor Community Design Plan to amend the land use designation of 2436 Carp Road from Limestone Resource Area to Heavy Industrial Area, in accordance with the above-noted Official Plan amendment; and

 

3.         Approve an amendment to the former Township of West Carleton Zoning By-law, to change the zoning of 2436 Carp Road from Extractive Industrial Zone (MX) and Extractive Industrial Zone, Exception 2, Concrete and Cement, (MX-2) to Rural Industrial Zone- exception (MR-31), as shown in Document 1 and detailed in Document 3.

 

 

RECOMMENDATIONS DU COMITÉ

 

Que le Conseil approuve ce qui suit:

 

1.                  Approuve et adopte une modification au Plan officiel de la Ville d'Ottawa, afin de modifier la désignation de la propriété située au 2436, chemin Carp, qui passerait de Secteur de ressources de calcaire à Secteur d'emploi rural du couloir du chemin, tel qu'exposé en détail dans le Document 2;

 

2.                  Approuve une révision au plan de conception communautaire du couloir du chemin Carp, de manière à modifier la désignation d’utilisation du sol du 2436, chemin Carp, qui passerait de Secteur de ressources de calcaire à Secteur d’industrie lourde, conformément à la modification du Plan officiel susmentionnée;

 

3.                  Approuve une modification au Règlement de zonage de l’ancien canton de West Carleton, de manière à faire passer le zonage du 2436, chemin Carp de Zone industrielle d’extraction (MX) et Zone industrielle d’extraction, exception 2, Béton et ciment, (MX-2) à Zone industrielle rurale - exception (MR-31), tel qu’illustré dans le Document 1 et exposé en détail dans le Document 3.

 

 

 

DocumentatioN

 

1.                  Deputy City Manager's report Planning, Transit and the Environment dated 30 January 2008 (ACS2008-PTE-PLA-0041).

 

 

Report to/Rapport au :

 

Rural and Agricultural Affairs Committee

Comité de  

 

30 January 2008 / le 30 janvier 2008

 

Submitted by/Soumis par Nancy Schepers, Deputy City Manager/Directrice municipale 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

 

West Carleton-March (5)

Ref N°: ACS2008-PTE-PLA-0041

 

 

SUBJECT:

OFFICIAL PLAN and Zoning - 2436 CARP ROAD (FILE NOs. D01-01-06-0008, d02-02-06-0062)

 

 

OBJET :

PLAN OFFICIEL et zonage - 2436, CHEMIN CARP

 

REPORT RECOMMENDATIONS

 

That the Agricultural and Rural Affairs Committee recommend Council:

 

1.         Approve and adopt an amendment to the Official Plan for the City of Ottawa to redesignate the property situated at 2436 Carp Road from Limestone Resource Area to Carp Road Corridor Rural Employment Area as detailed in Document 2;

 

2.         Approve a revision to the Carp Road Corridor Community Design Plan to amend the land use designation of 2436 Carp Road from Limestone Resource Area to Heavy Industrial Area, in accordance with the above-noted Official Plan amendment; and

 

3.         Approve an amendment to the former Township of West Carleton Zoning By-law, to change the zoning of 2436 Carp Road from Extractive Industrial Zone (MX) and Extractive Industrial Zone, Exception 2, Concrete and Cement, (MX-2) to Rural Industrial Zone- exception (MR-31), as shown in Document 1 and detailed in Document 3.

 

 

RECOMMANDATIONS DU RAPPORT

 

Que le Comité de l’agriculture et des questions rurales recommande au Conseil d’approuver ce qui suit:

 

1.         Approuver et adopter une modification au Plan officiel de la Ville d'Ottawa, afin de modifier la désignation de la propriété située au 2436, chemin Carp, qui passerait de Secteur de ressources de calcaire à Secteur d'emploi rural du couloir du chemin, tel qu'exposé en détail dans le Document 2;

 

2.         Approuver une révision au plan de conception communautaire du couloir du chemin Carp, de manière à modifier la désignation d’utilisation du sol du 2436, chemin Carp, qui passerait de Secteur de ressources de calcaire à Secteur d’industrie lourde, conformément à la modification du Plan officiel susmentionnée;

 

3.         Approuver une modification au Règlement de zonage de l’ancien canton de West Carleton, de manière à faire passer le zonage du 2436, chemin Carp de Zone industrielle d’extraction (MX) et Zone industrielle d’extraction, exception 2, Béton et ciment, (MX-2) à Zone industrielle rurale - exception (MR-31), tel qu’illustré dans le Document 1 et exposé en détail dans le Document 3.

 

 

BACKGROUND

 

The subject site is located at 2436 Carp Road, on the east side of Carp Road between Highway 417 and Richardson Side Road. The subject site has 76 metres of frontage along Carp Road and is four hectares in area. The site is currently vacant.

 

The lands to the east and south of the subject site are occupied by the Spratt Quarry, licensed under the Aggregate Resources Act. The land uses along Carp Road include the quarry operation as well as a number of aggregate-based industrial businesses which take advantage of their proximity to the aggregate operation at the Spratt Quarry.  Various other commercial/industrial uses on Carp Road in the vicinity of the subject site include a landscaping business, kitchen manufacturer, garden shed sales business, and the Carp Road Landfill site. Residential and rural uses are present on the west side of Carp Road, close to the subject property.

 

Official Plan

 

The property is located within an area designated "Limestone Resource Area" in the Official Plan. The designation affects an area between Carp Road and Oak Creek Road, from Highway 417 to the northerly limit of the subject property. The designation reflects the existence of the Spratt Quarry on the adjacent lands. This designation is intended to protect non-renewable aggregate resources for future use, to protect the resource from incompatible activities and to minimize community and environmental disruptions from aggregate extraction activities.

 

Zoning By-law Amendment

 

The northern half of the property is currently zoned Extractive Industrial Zone (MX), which permits a gravel pit, a stone quarry, an open storage area and  accessory administrative buildings. The southern half of the property is zoned Extractive Industrial Zone, Exception 2, Concrete or Cement ( MX-2). The exception specifies that the lands shall only be used for concrete batching or cement manufacturing.

 

Requested Official Plan and Zoning By-law Amendments

 

The purpose of this Official Plan amendment application is to redesignate the subject property from "Limestone Resource Area" to "Carp Road Corridor Rural Employment Area". This designation affects most of the lands along Carp Road within a nine-kilometre corridor between Highway 417 and the Village of Carp. The Carp Road Corridor Rural Employment Area is designated with the intent to reserve the land for rural industrial and commercial uses, and was to provide the opportunity to attract industries requiring large amounts of land and the openness of a rural site.

 

The Zoning By-law amendment proposes to rezone the site from the current Extractive Industrial Zone (MX) and Extractive Industrial Exception Zone, Concrete and Cement (MX-2), to Rural Industrial Exception Zone (MR-x). The permitted uses in this zone would include an assembly plant, manufacturing and other heavy industrial uses.

 

 

DISCUSSION

 

Provincial Policy Statement

 

The Provincial Policy Statement states that mineral aggregate resources are to be protected for long-term use. Section 2.5.2.4 of the Provincial Policy Statement states the following:

 

“Mineral aggregate operations shall be protected from development and activities that would preclude or hinder their expansion or continued use.”

 

Section 2.5.2.5 of the Provincial Policy Statement states the following:

 

“In areas adjacent to or in known deposits of mineral aggregate resources, development and activities which would preclude or hinder the establishment of new operations or access to resources shall only be permitted if:

 

a)      Resource use would not be feasible; or

 

b)      The proposed land use or development serves a greater long-term public interest; and

 

c)      Issues of public health, public safety and environmental impact are addressed.”

 

No technical report was prepared to provide details on the quality or quantity of aggregate resource available on the subject lands. Notwithstanding the presence of a known aggregate on the subject property, quarry development on the subject property is not feasible for several reasons:

 

·        The volume of material available from the site would be extremely limited due to the small size of the property.

 

·        Removal of material from this property would require the establishment of a licensed quarry or expansion of the existing licensed Spratt Quarry. Extensive analysis of environmental matters in accordance with the Aggregate Resources Act would be required, including an evaluation of noise, dust, vibration, traffic volumes as well as hydrogeological, cultural and natural environment assessments. The effort and expense involved in preparation of these technical reports cannot be justified, and the required public process for establishing a four-hectare quarry on this site would face strong opposition. The small land area, combined with the required setbacks for buffering, suggest that quarry development on the subject lands would not be feasible. It is therefore unlikely that a quarry license for this property could ever be issued for this property.

 

·        The operational plan of Spratt Aggregates for the abutting property is to continue to move eastward away from Carp Road. Technical reports prepared in support of the existing operation indicate that the licensed area and future extraction limits contain a supply of material for at least 50 years.

 

For the above-noted reasons, any existing resource located on the subject property does not merit the protection because it is not feasible to establish a quarry on the property.

 

Official Plan

 

Section 3.7.4 of the Official Plan, “Mineral Resources” contains policies applicable to lands identified as “Sand and Gravel Resource Area” or “Limestone Resource Area”, and containing deposits of aggregates. Existing licensed extraction sites make up much of the future supply of aggregate, and the policies are in place to ensure the City will protect their continued operation and expansion by preventing new development in their vicinity that would preclude or hinder aggregate extraction.

 

The property is designated "Limestone Resource Area" in the Official Plan. The policies of Section 3.7.4.1 supporting this designation are intended to:

 

a) Protect mineral aggregate resources, located close to markets, for future use;

 

b) Protect mineral aggregate resource and aggregate operations from incompatible activities;

 

c) Minimize community and environmental disruptions from aggregate extraction activities.

 

The possibility of a quarry being established on the site is unlikely. The small land area, combined with the required setbacks for buffering, suggest that quarry development on the subject lands would not be feasible, and it is therefore unlikely that a quarry license for this property would ever be issued for this property. For the above-noted reasons, any existing resource located on the subject property does not merit the protection provided by the “Limestone Resource Area” designation because it is not feasible to establish a quarry on the property.

 

Section 3.7.4.10 of the Official Plan states:

“Limited types of new development may be approved within 500 metres of a Limestone Resource Area provided such development does not conflict with future mineral aggregate extraction. Examples of conflicting land uses include dwellings or lodging places, farming or small-scale business uses where animals, equipment or employees are affected by pit or quarry activities.”

 

The subject site is located immediately adjacent to the Spratt Quarry lands that are currently licensed by the Ministry of Natural Resources. New development on the affected lands must demonstrate that the mineral aggregate operation will not be affected by the development. Numerous other properties in the immediate area that lie within the 500-metre sphere of influence of the Spratt Quarry are designated “Carp Road Corridor Rural Employment Area”. Development of these properties must address compatibility through appropriate site planning and impact mitigation. The redesignating of the subject site and application of site planning principles would be consistent with the approval process required for the other properties within 500 metres of the quarry. The removal of the Limestone Resource Area designation from the subject lands will promote development in accordance with the Carp Road Corridor Rural Employment Area, and would be consistent with other industrial uses along the Carp Road corridor.

 

Section 3.7.4.16 of the Official Plan states:

“In Limestone Resource Areas that are depleted or not suitable for exploitation, the property may be used for purposes listed in Section 3.7.3. Other new uses, except residential, are permitted, subject to Section 3.7.2. A rezoning to an appropriate use will require that:

 

a)      The proposed use will not limit the possibility of mineral extraction from other lands designated Sand and Gravel resource Area or Limestone Resource Area, and

b)      Issues of public health, public safety and environmental impact are addressed to the satisfaction of the City.”

 

As noted above in the discussion of the applicable provincial Policy Statement, the subject property is not suitable for resource exploitation. Rezoning of the subject property for other purposes is appropriate for the following reasons:

 

·        The subject property can be developed in accordance with the Carp Road Corridor Rural Employment Area designation. This effectively creates a buffer between the Carp Road properties and the licensed area of the quarry, prohibiting expansion of the quarry towards the west, and will achieve compatibility between the adjoining properties.

 

·        The vision for the Carp Road Corridor is to provide employment opportunities through a full range of industry sectors, including manufacturing, retail, construction, as well as professional and business services. The proposed Rural Industrial Zone would limit the range of uses to those of a heavy industrial nature that would not limit the possibility of extraction on the adjacent lands or be impacted by the quarry operation.

 

·        The proposed industrial development would be a more compatible use in terms of public safety and environmental impact than the establishment of a new quarry. The proposed designation is better suited to the integration of a variety of uses serving as a transition between the quarry and the other Carp Road uses.

 

In addition to addressing compatibility with the adjacent quarry, the proposed development is impacted by its location within 500 metres of the Carp Road Landfill site. Section 3.8.5 of the Official Plan states:

 

“Development proposals within 500 metres of an active waste disposal site must demonstrate that the landfill will not have an impact on the proposed use and that there will be no impacts from the proposed use on continuing landfill operations.”

 

In considering development proposals within the influence area, the City is to be guided by the nature of the land use and will generally consider compatible uses without the need for a study.  The proposed industrial uses would not have an impact on nor be impacted by landfill operations, as they are similar to other existing businesses in the vicinity. The proposed uses are compatible with the landfill operation and will not create any land use conflicts.

 

The application to remove the resource designation was circulated to the Ministry of Municipal Affairs and Housing and their partner ministries, through the province’s One-Window review protocol to obtain comments with respect to the Provincial Policy Statement. The Provincial ministries had no objection to the removal of the “Limestone Resource Area” designation. It was stated that compatibility of the proposed development with respect to the existing Spratt Quarry must be assessed within the 500-metre influence area surrounding the licensed boundary, and suggested that certain land uses would result in complaints and undue restrictions on the extractive operations. It was recommended that a blast analysis be undertaken to assess the impacts that the quarry operation may have on the proposed uses, and that permitted uses not include commercial-type businesses such as retail, personal services, and professional or business services. It was also recommended that the principles of the Carp Road Corridor Community Design Plan be implemented with respect to mitigative measures to be used in ensuring land use compatibility within the Carp Road corridor. Some examples of mitigative measures include landscaping, screening and buffering that may be used where appropriate to reduce negative potential impacts.

 

In order to minimize the impact of the quarry on the site development as well as the site development on the quarry, the recommendation noted above was implemented by limiting permitted uses to those of a heavy industrial nature. A blast analysis was not requested, as no commercial or service-type uses would be permitted.

 

Carp Road Corridor Community Design Plan

 

The Carp Road Corridor Community Design Plan was implemented to support the Carp Road corridor as a rural employment area, and set out land use policies for the corridor, as well as strategies for servicing, the environment, road improvements visual appearance and marketing of the rural area. It provided a framework to guide future development in the area extending from Rothbourne Road in the south to March Road in the north. The property is designated “Limestone Resource Area” in the Carp Road Corridor Community Design Plan, with the policies of the Official Plan as noted above being applicable. The designation would be amended to “Heavy Industrial Area”.

 

Details of Proposed Official Plan Amendment

 

The proposed Official Plan Amendment, as detailed in Documents 2 and 4, will replace the “Limestone Resource Area” designation of the subject site with the “Carp Road Corridor Rural Employment Area” designation.

 

Details of Zoning By-law Amendment

 

The Zoning By-law Amendment would rezone the lands from Extractive Industrial Zone (MX) and Extractive Industrial Zone, Exception 2, Concrete and Cement, to Rural Industrial Exception Zone, (MR-x), a site-specific industrial zone restricting the industrial uses to those of a heavy industrial nature and excluding residential and commercial/professional uses. Staff is recommending that the Zoning By-law of the former Township of West Carleton be amended as detailed in Document 3 to include the following land uses: body shop, bulk storage tank, contractor's or tradesman's yard or shop, equipment storage building or rental outlet, fabricating plant, maintenance garage, manufacturing plant, printing establishment, private gasoline pump island, transportation depot, warehouse and open storage area accessory to a permitted use.

 

Summary

 

Staff recommend approval of this Official Plan and Zoning By-law Amendment. The removal of the Limestone Resource Area designation of the site will permit development that is best guided by the policies of the Carp Road Corridor Rural Employment Area. The recommended zoning contains specific provisions to allow the site to develop integrated uses consistent and compatible with adjacent development.

 

 

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.  The City received one response to circulation of this application, as noted in Document 6.

 

 

FINANCIAL IMPLICATIONS

 

N/A

 

 

APPLICATION PROCESS TIMELINE STATUS

This application was not processed by the "On Time Decision Date" established for the processing of Official Plan and Zoning By-law amendments due to the additional time required for issue resolution.

 

SUPPORTING DOCUMENTATION

 

Document 1      Location Map

Document 2      Proposed Official Plan Amendment

Document 3      Details of Recommended Zoning

Document 4      Proposed Official Plan Amendment Schedule Change

Document 5      Proposed Zoning Map

Document 6      Consultation Details

 

 

DISPOSITION

 

City Clerk’s Branch, Council and Committee Services to notify the owner, (M&A Rentals Inc., 61 Bonguard Avenue, Nepean, Ontario K2E 6V2), applicant, (Mr. Steve Pentz, Novatech Engineering Consultants Ltd., 240 Michael Cowpland Drive, Ottawa, Ontario  K2M 1P6),  OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, Ontario 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-laws, 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

 

PROPOSED OFFICIAL PLAN AMENDMENT                                                 DOCUMENT 2

 

 

 

 

 

 

 

Official Plan Amendment XX

Modification du Plan directeur XX

 

To the Official Plan for the City of Ottawa, Volume 1, Schedule A,

2436 Carp Road

 

 INDEX

________________________________________________________________________

 

                                                                                                                        Page

 

The Statement of Components                                                                             1

 

PART A - THE PREAMBLE

Purpose                                                                                                               2

Location                                                                                                              2

Basis                                                                                                                   2

 

PART B- THE AMENDMENT

Introductory Statement                                                                                        5

Details of the Amendment                                                                                    5

Implementation                                                                                                    5


 

 

 

  

THE STATEMENT OF COMPONENTS

 

PART A - THE PREAMBLE, introduces the actual Amendment but does not constitute part of this amendment to the Official Plan for the City of Ottawa.

 

PART B - THE AMENDMENT, consisting of the following text and map attached as Schedule “A” constitutes Amendment No. X to the Official Plan for the City of Ottawa.

 

PART A - THE PREAMBLE

 

1.0    Purpose

 

The purpose of Amendment No. X is to amend Schedule A (Rural Policy Plan) to change the designation on the subject property from Limestone Resource Area to Carp Road Corridor Rural Employment Area to permit industrial development.

 

2.0    Location

 

The subject property, known municipally as 2436 Carp Road, is located in the former Township of West Carleton, now part of the City of Ottawa. The site is situated on the east side of Carp Road, between Highway 417 and Richardson Side Road. The site is approximately four hectares in area and is currently vacant. 

 

3.0    Basis

 

3.1    Background

 

The Official Plan Amendment application proposes to amend the Official Plan designation on the site from Limestone Resource Area to Carp Road Corridor Rural Employment Area. 

 

The purpose of this application is to remove the potential for aggregate extraction on the subject property, and to permit industrial development to occur on the lands.

 

3.2    Context of Amendment

 

The Provincial Policy Statement states that mineral aggregate resources are to be protected from development and activities that would preclude or hinder their expansion or continued use. In areas adjacent to or in known deposits of mineral aggregate resources, development and activities that would preclude or hinder the establishment of new operations or access to resources shall only be permitted if:

a)      Resource use would not be feasible; or

b)      The proposed land use or development serves a greater long-term public interest; and

c)      Issues of public health, public safety and environmental impact are addressed.

 

A technical report was not prepared to provide details on the quality and quantity of aggregate resource available on the subject property, since the possibility of a quarry being established on the site is unlikely. The volume of material available would be limited due the small land area, and the extensive analysis required for establishment of a license could not be justified. In addition, the required public process for establishing a quarry would face significant opposition.  For the above-noted reasons, any existing resource located on the subject property does not merit the protection because it is not feasible to establish a quarry on the property.

 

 The Provincial Policy Statement also directs that the proposed development address compatibility with the adjacent extraction operation, to ensure that the aggregate operation will not be impacted. Other properties within the area of influence of the quarry are within the Carp Road Corridor Rural Employment designation, confirming that it is appropriate to locate industrial uses adjacent to mineral resource areas.

The City’s Official Plan also contains policies applicable to lands identified as containing deposits of aggregates, to protect their continued operation and expansion by preventing new development in their vicinity that would preclude or hinder aggregate extraction. The property is designated "Limestone Resource Area" in the City's Official Plan, and the policies supporting this designation are intended to:

 

a) Protect mineral aggregate resources, located close to markets, for future use;

b) Protect mineral aggregate resource and aggregate operations from incompatible activities;

c) Minimize community and environmental disruptions from aggregate extraction activities.

 

 As detailed above with respect to the Provincial Policy Statement, any existing resource located on the subject property does not merit the protection provided by the “Limestone Resource Area” designation because it is not feasible to establish a quarry on the property. The Official Plan also directs that new development in proximity to aggregate operations not conflict with existing or future extraction.

 

The subject site is located immediately adjacent to the Spratt Quarry lands that are currently licensed by the Ministry of Natural Resources, and therefore new development on the affected lands must demonstrate that the mineral aggregate operation will not be affected by the development. Numerous other properties in the immediate area that lie within the 500-metre sphere of influence of the Spratt Quarry are designated “Carp Road Corridor Rural Employment Area”. Development of these properties must address compatibility through appropriate site planning and impact mitigation. The redesignating of the subject site and application of site planning principles would be consistent with the approval process required for the other properties within 500 metres of the quarry. The removal of the Limestone Resource Area designation from the subject lands will promote development in accordance with the Carp Road Corridor Rural Employment Area, and would be consistent with other industrial uses along the Carp Road corridor.

 

Redesignation and rezoning of the subject property for non-extraction purposes is appropriate, allowing the subject property to be developed in accordance with the Carp Road Corridor Rural Employment Area designation. This effectively creates a buffer between the Carp Road properties and the licensed area of the quarry, prohibiting expansion of the quarry towards the west, and will achieve compatibility between the adjoining properties. The vision for the Carp Road Corridor is to provide employment opportunities through a full range of industry sectors, including manufacturing, retail, construction, as well as professional and business services. The proposed Rural Industrial Zone would limit the range of uses to those of a heavy industrial nature that would not limit the possibility of extraction on the adjacent lands or be impacted by the quarry operation. The proposed industrial development would be a more compatible use in terms of public safety and environmental impact than the establishment of a new quarry. The proposed designation is better suited to the integration of a variety of uses serving as a transition between the quarry and the other Carp Road uses.

 

Staff recommend approval of this Official Plan and Zoning By-law Amendment. The removal of the Limestone Resource Area designation of the site will permit development that is best guided by the policies of the Carp Road Corridor Rural Employment Area. The recommended zoning contains specific provisions to allow the site to develop integrated uses consistent and compatible with adjacent development.

 
PART B - THE AMENDMENT

 

1.0    The Introductory Statement

 

All of this part of the document entitled Part B - The Amendment, consisting of the following text and schedule included as Schedule "A", constitutes Amendment No. X to the Official Plan for the City of Ottawa.

 

2.0.  Details of Amendment

 

The following changes are hereby made to the Official Plan for the City of Ottawa:

 

2.1     Volume 1, Schedule A, Rural Policy Plan is amended so that the lands known municipally as 2436 Carp Road, and described as Part of Lot 5, Concession 2, Township of Huntley and as shown in Schedule A of this amendment, are redesignated from “Limestone Resource Area” to “Carp Road Corridor Rural Employment Area”.

 

 

1.0  Implementation and Interpretation

 

Implementation and interpretation of this amendment shall be in accordance with the policies of the Official Plan for the City of Ottawa.

 

 

DETAILS OF RECOMMENDED ZONING                                                         DOCUMENT 3

 

A new exception zone, MR-31, be added to Subsection 16(3) of Bylaw 266-81 of the former Township of West Carleton including the following site-specific permitted uses and zone provisions

 

The only uses permitted are:

·        assembly plant

·        body shop

·        bulk storage tank

·        contractor's or tradesman's yard or shop

·        equipment storage building or rental outlet

·        fabricating plant

·        maintenance garage

·        manufacturing plant

·        open storage area accessory to a permitted MR use

·        printing establishment

·        private gasoline pump island

·        transportation depot

·        warehouse

 

 

Zone Provisions

 

(a)    The required planting strip is required along all lot lines

 

 

 

PROPOSED OFFICIAL PLAN AMENDMENT SCHEDULE CHANGE          DOCUMENT 4

  

PROPOSED ZONING MAP                                                                                 DOCUMENT 5

 

 

CONSULTATION DETAILS                                                                                DOCUMENT 6

 

 

Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Official Plan and Zoning By-law amendments.

PUBLIC COMMENTS

 

One comment was received from Waste Management of Canada, expressing the following concern: The Carp Road Corridor provides for a gradual intensification of land uses from highway commercial and light industrial in the north, to heavy industrial uses, including quarry and solid waste activities in the south. We support this development approach and have concern that the application may lead to de-intensification or commercialization of land uses in the southern part of the Carp Road Corridor. It must be demonstrated that the landfill will not impact the proposed use and that the proposed development will not have an impact on continuing landfill operations.

 

RESPONSE

 

The proposed zoning for the subject site would be a site-specific Rural Industrial Zone that would restrict uses to those of a heavy industrial nature, and eliminate potential commercial or office uses that may be impacted by the landfill area. In addition, there will be no adverse impact from the proposed use on landfill operations. The uses that would be permitted by the proposed zoning include assembly plant, transportation depot, and warehouse, uses comparable to those currently located in the vicinity of the landfill site. The properties immediately north of the landfill site are within a Rural Industrial Zone, and are occupied by a landscaping business and a kitchen cabinet manufacturer. The heavy industrial uses proposed on the subject site are appropriate for the location and compatible with landfill site.