1. ZONING - 119 Langstaff drive

ZONAGE - 119, Promenade langstaff

Committee Recommendations

(This application is subject to Bill 51)

That Council:

1. Approve an amendment to the former Township of West Carleton Zoning By-law to change the zoning of 119 Langstaff Drive from Institutional Type 1 (I1) and Residential Type 5 Exception Holding (R5-1(h)) to General Commercial Exception 6 (C-6) as detailed in Document 2 and shown in Document 3.

2. Approve an amendment to the New Comprehensive Zoning By-law to change the zoning of 119 Langstaff Drive from Rural Institutional (RI) and Village Residential Third Density (V3B) to a Rural Institutional Exception zone (RI[xxxxr]), as detailed in Document 2 and as shown in Document 3.

Recommandations du comité

(Cette demande est assujettie au projet de loi 51)

Que le Conseil :

1. Approuve une modification au Règlement de zonage de l’ancien Canton de West Carleton visant à changer le zonage du 119, promenade Langstaff de Zone d’institutions de type 1 (I1) et résidentielle de type 5 assortie d’une exception (aménagement différé) (R5-1(h)) à Zone de commerces ruraux assortie d’une exception 6 (C-6), comme l’explique en détail le document 2 et l’indique le Document 3.

2. Approuve une modification du Règlement de zonage général visant à changer le zonage du 119, promenade Langstaff de Zone d’institutions rurales (RI) et Zone résidentielle de village de densité 3 (V3B) à Zone d’institutions rurales assortie d’une exception (RI[xxxxr]), comme l’explique en détail le document 2 et l’indique le document 3.

Documentation

1. Deputy City Manager's report (Planning, Transit and the Environment) dated
22 May 2008 (ACS2008-PTE-PLA-0080).

Report to/Rapport au :

Agriculture and Rural Affairs Committee

Comité de l'agriculture et des questions rurales

and Council / et au Conseil

22 May 2008 / le 22 mai 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-0080

SUBJECT:	ZONING - 119 Langstaff drive (FILE NO. d02-02-07-0120)

OBJET :	ZONAGE - 119, Promenade langstaff

REPORT RECOMMENDATIONS

That the Agriculture and Rural Affairs Committee recommend Council:

2. Approve an amendment to the New Comprehensive Zoning By-law to change the zoning of 119 Langstaff Drive from Rural Institutional (RI) and Village Residential Third Density (V3B) to a Rural Institutional Exception zone (RI[xxxxr]), as detailed in Document 2 and as shown in Document 3.

RECOMMANDATIONS DU RAPPORT

Que le Comité de l’agriculture et des affaires rurales recommande que le Conseil :

BACKGROUND

The subject site is located at 119 Langstaff Drive in the Village of Carp, north of the Donald B. Munro Drive and Langstaff Drive intersection.

The site is approximately 0.4 hectares in size, with approximately 64 metres of frontage onto Langstaff Drive. An existing one-storey medical facility (Huntley Medical Centre) is situated on site and is approximately 1100 square metres in gross floor area with allocation for 56 parking spaces.

Vacant land surrounds the site immediately to the east, single detached dwellings are located to the north and south, and Huntley Centennial Public School is located immediately to the west, across Langstaff Drive.

Adjoining lands to the west (0.31 hectares) have been amalgamated with the existing medical facility lands and now form a new expanded property subject to this Zoning By-law amendment application (Consent for Severance application - File #D08-01-07/B-00395). These new lands will help facilitate an expansion to the medical centre.

Purpose of Zoning Amendment

The purpose of this Zoning By-law amendment proposal is to rezone the site from an Institutional Type 1 Zone (I1) and Residential Type 5 Exception 1 zone (R5-1(h)), to a General Commercial Exception 6 Zone (C-6). The C-6 Zone permits the following non-residential uses:

- Business office accessory to a permitted use;

- Clinic;

- Financial office;

- Meeting room;

- Optician;

- Optometrist;

- Pharmacy;

- Physiotherapy unit;

- Professional office.

The newly adjoining lands (severed and consolidated with the existing property) will be rezoned from a Residential Type 5 Exception 1 Zone (R5-1(h)) to the C-6 zone, to ensure the amalgamated property has a consistent zone, permitting the medical facility uses.

The Zoning By-law amendment seeks to change the zoning provisions such that the parking space lengths are reduced from 6.0 metres to 5.2 metres; parking space requirements are reduced from four parking spaces per practitioner or one parking space for each 10 square metres of net floor area to four spaces required per 100 gross floor area; and delivery space requirements are reduced from two spaces to nil. All remaining General Commercial provisions will be met, including building height (maximum 10 metres), building setbacks (minimum two-metre side yard, 7.5‑metre rear yard and 9.0‑metre front yard) and buffer strip requirements (2.5‑metre buffer strip between parking areas and adjacent residential zones/uses).

Existing Zoning

Currently the subject site is zoned Institutional Type 1 (I1), which does not permit the use of a medical facility. It is believed this is a historical error, as there is an existing General Commercial Exception Zone associated with the Huntley Medical Centre within the West Carleton Zoning By-law, but not directly associated to the Huntley Medical Centre lands.

The recently severed lands are zoned R5-1(h), which permit multiple units (townhouse, street townhouse and apartments), with an exception limiting the lands to be developed by a maximum of 39 dwelling units.

DISCUSSION

Official Plan

The Official Plan designates the lands as Village. The intent of the Village designation is to permit a variety of land uses to provide for the daily needs of the rural community.

The Community Design Plan for the Village of Carp designates the lands as Institutional Area. The Institutional Area is intended to serve as public uses, such as but not limited to schools, parks, places or worship, community centres, day cares or other similar uses.

Details of Changes to the West Carleton Zoning By-law

The General Commercial Exception 6 zone (C-6) zone will permit the following uses, as defined in the former Township of West Carleton Zoning By-law: Business Office, Clinic, Financial Office, Meeting Room, Optician, Optometrist, Pharmacy, Physiotherapy unit, Professional Office.

The zoning provisions will adhere to the parent General Commercial Zone, with modifications made to the required parking space dimensions, the required parking space rates for a medical clinic use and the number of required delivery spaces. These zone provisions, which deviate from the parent General Commercial zone, are tailored to meet the attached Concept Plan (Document 4).

Details of Changes to the New Comprehensive Zoning By-law

It is intended that the draft New Comprehensive Zoning By-law will be passed by City Council on June 25, 2008. In anticipation of the new By-law’s enactment, the following required changes to the Zoning By-law have also been identified to ensure the relevant zoning provisions can be implemented immediately after the new By-law has been passed:

To change the zoning of 119 Langstaff Drive from Rural Institutional (RI) and Village Residential Third Density (V3B) to Rural Institutional Exception (RI[xxxxr]) to permit a Medical Facility as an additional permitted use.

The proposed Zoning By-law amendment seeks to amend the zoning provisions such that aisle widths are reduced from 6.7 metres to 6.0 metres, landscape buffers on the perimeter of a parking lot are reduced from 3.0 metres to 2.5 metres and delivery space requirements are reduced from two spaces to nil.

Conclusions

The Zoning By-law amendment is consistent with policies from both the Official Plan and the Community Design Plan for the Village of Carp.

The expansion of the medical facility and its lands will be developed in a manner that respects surrounding uses by maintaining existing zone provisions of the General Commercial zone of the former West Carleton Zoning By-law, including buffer strip and required setbacks. The reduced parking rates are justified as they meet the New Comprehensive Zoning By-law standards for a Medical Facility use, in addition the concept plan (Document 4) illustrates that the applicant intends on exceeding these parking standards.

The attached concept plan illustrates there are four parking spaces directly in front of the main entrance where a 6.0‑metre aisle width is required due to site constraints, otherwise the 6.7‑metre aisle width required by the New Comprehensive Zoning By-law will be adhered to. The reduction of the buffer strip requirement within the New Comprehensive Zoning By-law requirement from 3.0 metres to 2.5 metres is not anticipated to negatively impact adjacent neighbours.

Finally, with respect to elimination of the loading space requirements for both Zoning By-laws, no adverse impacts are anticipated, as loading and deliveries are minimal for the existing medical facility use.

RURAL IMPLICATIONS

There are no anticipated land use conflicts pertaining to this zoning application. The Zoning By‑law amendment is in keeping with Official Plan policies and is promoting the continuation and expansion of local services for those in the rural area.

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.

No public information meeting was requested or held, however comments were received from the public during the circulation period and are contained in Document 5.

FINANCIAL IMPLICATIONS

N/A

APPLICATION PROCESS TIMELINE STATUS

This application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications. The application was put on ‘hold’ until such time the accompanying Site Plan application could be circulated and comments could be reviewed on site design and layout.

SUPPORTING DOCUMENTATION

Document 1 Location Map

Document 2 Details of Recommended Zoning (Text)

Document 3 Details of Recommended Zoning (Map)

Document 4 Concept Plan

Document 5 Consultation Details

DISPOSITION

City Clerk’s Branch, Council and Committee Services to notify the owner, Dave Sellers, 119 Langstaff Drive, Carp, ON, K1P 6L8, applicant, FoTenn Consultants, Sandy Schaffhauser, 223 McLeod Street, Ottawa, ON, K2P 0Z8), 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, Transit and the Environment Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.

Legal Services Branch to forward the implementing by-law to City Council.

DOCUMENT 1

LOCATION MAP

DOCUMENT 2

DETAILS OF RECOMMENDED ZONING (TEXT)

A. Former Township of West Carleton Zoning By-law (266 of 1981)

The subject lands shall be rezoned from I1 and R5-1(h) to C-6. Notwithstanding any provisions of this By-law to the contrary, the lands zoned C-6 on Schedule ‘A’ attached hereto shall be used in accordance with the following provisions.

Zone Provisions:

Despite the PARKING AREA REGULATIONS of the GENERAL PROVISIONS Section 3(19) each parking space shall be at least 5.2 metres long, 2.6 metres wide and have a vertical clearance of at least 2.0 metres.

Despite the PARKING PROVISIONS requirement of the GENERAL COMMERCIAL ZONE Section 10 (2)(q)(v), parking requirements for a Clinic use shall be 4 parking spaces per 100 square metres of Gross Floor Area.

Despite the ZONE PROVISIONS requirement of the GENERAL COMMERCIAL ZONE Section 10 (2)(s)(ii), delivery space requirements for a Clinic shall be nil.

B. New Comprehensive Zoning By-law

The subject lands shall be rezoned from RI and V3B to RI[xxxxr]. A new exception will be added to Section 240 Rural Exceptions including the following uses and provisions

Additional Land Uses Permitted:

Non Residential Uses

Medical Facility

Zone Provisions:

Despite Table 107 minimum aisle width of a parking space with an angle of 71-90 degrees: 6.0m

Despite Table 110 minimum width of landscaped buffer not abutting a street: 2.5m

Despite Table 113A no loading space required

DOCUMENT 3

DETAILS OF RECOMMENDED ZONING (MAP)

DOCUMENT 4

CONCEPT PLAN

CONSULTATION DETAILS DOCUMENT 5

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.

PUBLIC COMMENTS

Comment. Will the proposal respect the pedestrian pathway described in the Carp Community Design Plan (CDP) on Schedule C – Pedestrian Pathway System? The pathway as presented in the CDP would go through theses lots and is designed as "open space" on Schedule A - Land Use". Schedule A is actually presenting a good portion of the space between the old Nelson and Vida streets as open space which doesn't seem to be consistent with the current amendment request.

Response. Schedule C of the Carp Community Design Plan does indicate a potential/future pathway for the location between the Huntley Medical Building and the existing ravine, exiting onto Langstaff Drive. A minimum 2.5-metre wide buffer will be implemented between the expanded and existing Huntley Medical Building parking lot and the ravine to ensure this area can be naturalized with vegetation, and to provide a visual screen from adjacent residential dwellings. The need to expand the medical facility and provide sufficient parking has resulted in the decision to provide no formal City pathway at this time adjacent to the medical building. The City is in talks with the owner of the remaining vacant lands behind the medical building, where opportunities are being discussed on how pathways can be provided along the ravine and through the John Street and Vida Street road allowances.

Comment. Is there a concern about water drainage on the extra lot designed as a future parking space (D08-01-07/B-00395). At the moment, there's a gulley on those lots where water drains through.

Response. There are no concerns with stormwater management for the future and existing parking surfaces. The proposed new paved parking surface will be drained to catchbasins for discharge into a proposed new site storm sewer system, outletting into the existing storm sewer system at the southern corner of the site. There is no proposed increase in site area discharging to the Donald B. Monroe Drive municipal storm sewer system. The existing rear grassed area, that is proposed to be developed as additional rear parking, currently drains across abutting residential lands via swale and sheet drainage. Surface drainage from this new proposed paved area shall be re-routed into the storm sewer system that runs across the southern corner of the site

Comment. Parking is already an issue, how will the expansion meet parking needs?

Response. Although the New Comprehensive Zoning By-law is generally allowing for a reduction in parking rates in comparison to the current West Carleton Zoning By-law (one parking space per 10 square metres of Net Floor Area vs. four parking spaces per 100 square metres of Gross Floor Area) the applicant will be providing parking to meet the medical buildings needs. Currently there are 56 existing parking spaces for the existing 1097‑square metre building. The Site Plan submitted for review (File #D07-12-08-0054) demonstrates approximately 130 parking spaces will be provided for the 1757 square metre expanded building. This means 74 parking spaces will be provided for the 660‑square metre expansion, in addition to the 56 parking spaces provided for the existing 1087 square metre building (62 per cent more building and 132 per cent more parking).