2075 Trim Road Zoning Amendment Application PLANNING RATIONALE

Transcription

1 2075 Trim Road Zoning Amendment Application PLANNING RATIONALE Prepared for: Cumberland United"Unis Soccer Club 1550 Verchere Street Ottawa, ON Prepared By: NOVATECH ENGINEERING CONSULTANTS LTD. Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 March 2014 Novatech File Number: Report Number: R(2014(048

2 TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY INTRODUCTION 2.1 Purpose Site Description Surrounding Uses and Area Amenities Transportation and Transit Network Description of Proposed Development PLANNING POLICY AND REGULATORY FRAMEWORK 3.1 Provincial Policy Statement (2005) City of Ottawa Official Plan (2003) City of Ottawa Zoning By8law (2008) REQUESTED ZONING BY8LAW AMENDMENT CONCLUSIONS 5.1 Existing Use of Subject Property Agriculture8Related Considerations Relationship of Proposed Uses to Surrounding Area Site Adequacy for Proposed Use s...19

3 1.0 EXECUTIVE SUMMARY Novatech has prepared this Planning Rationale Report in relation to an application for a zoning by8law amendment to amend the existing zoning at 2075 Trim Road to permit the use of the existing detached dwelling as the administrative headquarters of the Cumberland United8Unis Soccer Club (CUSC). The CUSC is a not8for8profit organization that administers a number of soccer leagues and serves the Cumberland and Orleans communities. Schedule A of the City of Ottawa Official Plan designates the subject property Agricultural Resource Area. The current zoning of 2075 Trim Road is RR5 Rural Residential, Subzone 5, in the City of Ottawa Zoning By8law The RR5 zone does not permit an office or park. The subject property is located on the east side of Trim Road, south of Innes Road. It has a lot area of 4,315 m 2 (0.43 ha) and lot frontage of metres on Trim Road. There is a circularly8 shaped detached dwelling with a footprint of approximately 263 m 2 located on the property. The property is fully landscaped, including a number of mature coniferous and deciduous trees and large expanses of lawn. Access to the property is by an existing gravel driveway off Trim Road. The property is on municipal water and sanitary services. The existing services have sufficient capacity to accommodate the proposed use. The intended use of the subject property is as the administrative office of CUSC. Only minimal changes to the driveway and parking areas are required to meet general zoning provisions with respect to parking lots. A total of nine parking spaces will be provided. No changes are proposed to the site layout. It will continue to function largely as it presently does. Although not part of its immediate plan for the property, the CUSC would also like the ability to use a portion of the grounds as a sports field (park) in the future. The subject property and associated building comply with all performance standards of the present RR5 zone, however office and park are not permitted uses in the RR5 zone. It is proposed that 2075 Trim Road be rezoned to a site8specific exception to add the following uses to those permitted in the RR5 zone for the subject lands: an office, limited to a sports or recreational organization; and park. This planning rationale demonstrates that the proposed zoning by8law amendment respects the intent of the PPS and Official Plan policies, meets all performance standards of the Zoning By law and is appropriate to the proposed location given the site characteristics of the subject property and existing use context of the area. PAGE 1

4 2.0 INTRODUCTION 2.1 PURPOSE Novatech has prepared this Planning Rationale Report in relation to an application for a zoning by8law amendment to amend the existing zoning at 2075 Trim Road to permit the use of the existing detached dwelling as the administrative headquarters of the Cumberland United8Unis Soccer Club (CUSC) and a portion of the grounds as a park. CUSC is a not8for8profit sports and recreation organization that administers a number of soccer leagues, serving the Cumberland and Orleans area. Presently, the Soccer Club s administrative office is located in a temporary structure associated with an Orleans school. The school has capacity issues and the location is inadequate for the Soccer Club s needs. Accordingly, the Club is looking for a new space to accommodate their administrative office. The subject property was selected based on its proximity to the Cumberland Millennium Sports Park, as many of the CUSC s games are played at that location. It is beneficial to the Club to be located near the soccer fields but also at a central location within Cumberland that is easily accessible by its members. The purpose of this Planning Rationale is to consider the appropriateness of the proposed CUSC office use in relation to the proposed location and demonstrate how the proposed zoning by8law amendment to accommodate this use will: Be consistent with the policies of the Provincial Policy Statement; Conform to the policies of the City of Ottawa Official Plan; Respect the intent of the Zoning Bylaw; Be appropriate, having regard to the characteristics of the lot and existing building; and Be compatible with surrounding uses. 2.2 SITE DESCRIPTION The subject property is located on the east side of Trim Road, south of Innes Road. It has a lot area of 4,315 m 2 (0.43 ha) and lot frontage of metres on Trim Road. The property is legally described as Part 2 on Plan 50R85276, Part of Lot 2, Concession 8, in the Geographic Township of Cumberland. There is a circularly8shaped detached dwelling with a footprint of approximately 263 m 2 located on the property. The dwelling has a partial second storey, which functions essentially as an interior balcony, and does not add any functional floor area to the proposed office use. PAGE 2

5 PLANNING RATIONALE, 2075 Trim Road March 2014 The property is fully landscaped, including a number of mature coniferous and deciduous trees and large expanses of lawn. There is a small vinyl8sided shed in the northeast corner of the property which will remain. A chain8link fence borders the property on the south and east sides, and a board fence borders the property on the north side. Access to the property is by an existing gravel driveway off Trim Road. The property is connected to municipal water and sanitary sewer services. Bird s Eye View of Subject Property Source: Bing The present zoning of the property is RR5 (Rural Residential, Subzone 5). The present dwelling and its associated lot meet all performance standards of the RR5 zone. The subject property was recently purchased by CUSC with the intention of converting the existing building into their administrative headquarters. The dwelling is currently vacant. 2.3 SURROUNDING USES and AREA AMENITIES Trim Road is the boundary between the urban and rural areas, as per Schedule A of the City of Ottawa Official Plan. The west side of Trim Road is characterized predominantly by residential PAGE 3

6 PLANNING RATIONALE, 2075 Trim Road March 2014 development and supporting commercial and institutional uses, with undeveloped in this area intended for future expansion within the General Urban Area. The east side of Trim Road is comprised of several large institutional or public uses and limited rural residential development. Farther east, these uses transition to agricultural uses. Located in the southwest quadrant of the intersection of Innes and Trim Roads, approximately 320 metres northwest of the subject property, is the Millennium Park Plaza, which contains a Sobey s grocery store and CIBC Banking branch. Immediately south of the shopping plaza is a subdivision of approximately 50 townhouse units. Farther west is École Secondaire Catholique Béatrice8Desloges, at the intersection of Innes Road and Provence Avenue (1999 Provence Avenue). On the west side of Trim Road, immediately across from the subject property, are two severed residential parcels, each containing a detached dwelling. The large parcel farther west, behind the two residential parcels, is zoned for future development and is within the City of Ottawa Urban Area. Farther south on Trim Road from the subject property there are subdivisions of various sizes, all within the Urban Area. Bird s Eye View of the Subject Property and Surrounding Area Source: Bing PAGE 4

7 Abutting the subject property to the north is a City8operated maintenance yard with outdoor storage of vehicles and equipment. On the south and east sides, the subject property abuts the Cumberland Millennium Sports Park, a City8operated Parks & Recreation facility containing approximately six soccer fields and a football field. It is also the location of an OC Transpo Park and Ride facility, which is served by several bus routes. École Secondaire Gisèle8Lalonde is located at 500 Millennium Boulevard to the southeast, adjacent to Cumberland Millennium Sports Park. There are several severed residential parcels fronting on the east side of Trim Road south of the subject property. The recreational amenities located on the east side of Trim Road are supportive of the higher density residential communities in the urban area, which are largely located to the west of Trim Road in urban Orleans. There are no agricultural uses in the immediate area around the subject property. The nearest barn is located more than 800 metres to the south, at 2255 Trim Road, and appears to be associated with crop and livestock agricultural operations. In the area between the barn and the subject property, there are five parcels containing existing detached dwellings, in addition to recreational uses associated with the sports park. Farther east and south of the subject property, to the east of Cumberland Millennium Sports Park, there are crop8related agricultural operations. 2.4 TRANSPORTATION and TRANSIT NETWORK Trim Road is an existing Arterial Road, as shown on Schedule E of the City of Ottawa Official Plan. Trim Road, from Innes Road to Brian Coburn Boulevard, was recently upgraded to a four8 lane urban roadway as part of a municipal capital project. As a consequence of the roadway construction and the potential impact on well and septic systems of several properties fronting on Trim Road, an Official Plan Amendment was approved in A total of twelve properties, including the subject property, were added to the Public Service Area in order to facilitate their connection to municipal sewage and water services. These properties are now on municipal water and sanitary sewer services. Trim Road s northbound and southbound lanes are separated by a median and there are sidewalks on both sides of the street. As it approaches the intersection at Salzberg Drive north of the subject property, the width of the road expands to include a northbound left turn lane. Trim Road expands again farther north as it approaches the intersection at Innes Road, where there are left and right turning lanes and two through lanes for north8bound traffic and two through lanes and right8turn lane for south8bound traffic. In the portion of Trim Road immediately in front of the subject property, the median has the effect of restricting the property to right8in and right8out traffic movements Trim Road is within 600 m of a transit station. Immediately south of the subject property, at Cumberland Millennium Sports Park, there is an OC Transpo Park and Ride facility that is well8 PAGE 5

8 served by bus transportation and offers public parking for approximately 168 cars at present but will be able to accommodate upwards of 575 vehicles in the future, after completion of the facility. OC Transpo Route Map Source: OC Transpo The nearest bus stop to the subject property is located approximately 55 metres north on the east side of Trim Road, at the intersection of Salzberg Drive, and is served by routes 94, 22, 30, 122 and 130. The subject property is well supported by existing infrastructure. It is within close proximity to an OC Transpo Park and Ride facility, which is well served by several bus routes, and is located on an arterial road, which was recently upgraded to an urban cross section. The property is also on full water and wastewater services. The present infrastructure has more than enough capacity PAGE 6

9 PLANNING RATIONALE, 2075 Trim Road March 2014 to accommodate the proposed use. Such substantial investment in infrastructure is indicative of long term plans for the accommodation of growth in the abutting urban area. Subject Property within 600 m of Transit Station Source: City of Ottawa geoottawa Mapping 2.5 DESCRIPTION OF PROPOSED DEVELOPMENT CUSC offers membership in youth and adult soccer leagues of varying levels. A number of the leagues, in association with other Ottawa leagues, play their soccer games at various locations throughout the City. The CUSC competitive league hosts a large number of games, all of which are presently played at Cumberland Millennium Sports Park. The subject property was specifically chosen for the new CUSC administrative offices for its proximity to the Cumberland Millennium Sports Park, as it is both convenient and complementary in terms of use. The nature of CUSC's headquarters is purely administrative. There is one paid employee within the organization and the rest are volunteers. At any given time, there would be approximately three club administrators present to handle activities such as soccer team registration and PAGE 7

10 equipment rentals. The office has limited hours of operation and is typically open three weeknights and one weekend day per week. Additional (public) traffic to the site would be limited to those time periods and on8site parking would accommodate the vehicles. Although not part of its immediate plan for the property, the CUSC would also like the ability to use a portion of the grounds as a sports field (park) in the future. CUSC recently purchased the subject property with the intention of converting the existing dwelling into their administrative headquarters. The conversion into office space would involve renovations to meet Building Code requirements for the proposed use, as well as cosmetic improvements such as painting and replacement of flooring. The exterior of the building would remain substantially the same, with the exception of a few upgrades to modernize and improve its appearance. The existing property has a generously sized gravel driveway and parking area in both the front and back of the existing building. The driveway will continue to provide access to Trim Road but will be marginally widened in certain places to better accommodate two8way traffic and additional parking spaces. Existing parking at the front and rear of the building would be augmented and reorganized within the existing gravel areas to provide a total of nine parking PAGE 8

11 spaces. Two small trees of approximately 10 cm and 20 cm in diameter, respectively, located adjacent to the driveway will be removed to accommodate the reorganization of the rear parking area. With the exception of these two trees, existing vegetation on the site is to be retained. 3.0 PLANNING POLICY AND REGULATORY FRAMEWORK 3.1 PROVINCIAL POLICY STATEMENT (2005) The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1, The PPS requires that all decisions with respect to planning matters be consistent with this policy statement. Section 1.0 of the PPS contains policies relating to building strong communities. Specifically, Section 1.1 requires that land use and development patterns support strong, liveable and healthy communities, protect the environment and public health and safety, and facilitate economic growth. Further, Section details that healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial wellbeing of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses for the longterm needs;... and g) ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs. The subject property is an existing 0.4 ha residential lot located on the boundary between the urban and rural areas in the City of Ottawa. Use of the subject property as the administrative office and sports field of the CUSC is an efficient use of the existing building and is complementary to the existing soccer fields of the Cumberland Millennium Sports Park next door. It is also centrally located within the community it serves, and is easily accessible by its members. The property is well served by a recently improved Arterial road, ample transit routes on Trim Road and connections at the Millennium OC Transpo station. The subject property also has the benefit of being connected to municipal water and sanitary sewer services. Section of the PPS states that: "Healthy, active communities should be promoted by: PAGE 9

12 b) providing for a full range and equitable distribution of publiclyaccessible built and natural settings for recreation, including facilities, parklands, open space areas, trails and, where practical, waterbased resources;" Providing for recreational opportunities is characteristic of a healthy, balanced community. There is already a large recreational presence in the immediate vicinity of the subject property, which is supportive of the residential growth in the urban area. The proposed office and park uses are complementary to the existing recreational land uses and would have a positive impact on the surrounding community. Locating the soccer organization in such close proximity to the soccer fields is convenient and complementary. The proposed zoning amendment is consistent with Section 1.0 of the PPS. Expanding the permitted uses to include an office limited to a sports or recreational organization and a park, will not have a negative effect on the existing surrounding uses and repurposes an existing building. The use of the existing building as an administration office for a soccer association is in line with surrounding uses and long8term goals for the area. Section 2.0 of the PPS provides policies related to the use and management of resources. There are no known, or documented, natural heritage, mineral or cultural heritage resources on the subject site nor is any surface water present. The proposed uses will not interfere with any natural, mineral and/or cultural resources. The subject property is designated Agricultural Resource Area in the Official Plan. Section states that prime agricultural areas shall be protected for longterm use for agricultural. The subject property is an existing residentially used lot, surrounded by non8agricultural uses. There is little to no potential to use the property for agriculture, given the small size of the lot and existing developed nature of the property. The existing building represents a significant non8 agricultural investment on the property, which makes it unlikely that the property will be used for agricultural purposes in the future. Furthermore, Section of the PPS states that new land uses, including the creation of lots, and new or expanding livestock facilities shall comply with the minimum distance separation formulae. Minimum distance separation (MDS) is a formulae developed by the Province to separate land uses so as to reduce incompatibility concerns about odour from livestock facilities. The nearest barn is located over 800 m away and appears to be associated with crop and livestock agricultural operation. There are five residential parcels and one large recreation parcel between the barn and the subject property and, therefore, as per MDS 1 Implementation Guideline 12, MDS does not apply to the subject property in relation to the barn located at 2255 PAGE 10

13 Trim Road. With respect to MDS polices in the PPS, all requirements are satisfied in relation to the nearest barn to the subject property. Additionally, the surrounding institutional and residential uses would also make it virtually impossible, due to MDS 2 requirements, to establish any livestock8related use on the subject property. The proposed zoning amendment is consistent with the policies in Section 2.0 of the PPS. Section 3.0 of the PPS provides policies related to the protection of public health and safety. The site is not subject to any natural hazards as contemplated by Section 3.1 (Natural Hazards), nor is it subject to any human8made hazard, as contemplated by Section 3.2 (HumanMade Hazards). Accordingly, the proposal is consistent with the policies of Section 3.0 of the PPS. 3.2 CITY OF OTTAWA OFFICIAL PLAN (2003) The City of Ottawa Official Plan was adopted by City Council on May 14, 2003, and modified by the Minister of Municipal Affairs on November 10, The City of Ottawa Official Plan Amendment 76 is the five8year review of this document. It was approved by City Council on June 24, 2009 and was approved by the Minister of Municipal Affairs and Housing in January For the purposes of this planning rationale, the consolidated online version was used for reference. An Official Plan Amendment was completed in 2012 that had the effect of adding twelve properties, including the subject property, to the Public Services Area. The Amendment allowed the parcels to be serviced by municipal water and wastewater services as a solution for the identified impacts to private wells and septic systems associated with the road widening of Trim Road. Typically, Public Service Areas include all lands within the Urban Area and select areas outside the urban boundary. The Infrastructure Master Plan provides direction in greater detail on the provision of public water and wastewater services. The subject property is designated Agricultural Resource Area on Schedule A of the City of Ottawa Official Plan. Section Agricultural Resources of the Official Plan states: 1. Lands designated Agricultural Resource are shown on Schedule A and B with the intent of: a. Protecting major areas of agricultural and other lands suitable for agricultural from loss to other uses; b. Ensuring that uses, which would result in conflicts with agricultural operations, are not established in productive farming areas. PAGE 11

14 The subject property was removed from agricultural production many years ago when it was severed as a 0.4 ha parcel, the existing dwelling was built and the existing zoning was put in place. The presence of incompatible non8agricultural uses, such as residential and institutional uses in the immediate area, severely limits the ability to contemplate any future agricultural uses from an MDS perspective. Furthermore, the use of the subject property as an office will not cause a conflict with agricultural uses because there are no livestock operations in the immediate area. Rather, there are several non8agricultural intervening uses situated between the nearest agricultural use at 2255 Trim Road and the subject property. Schedule A, City of Ottawa Official Plan Source: City of Ottawa Website Section 4.11 Urban Design and Compatibility, Policy 1 of the Official Plan states that, PAGE 12

15 When evaluating compatibility of development applications, the City will have regard for the policies of the site s land use designation, and all applicable Community Design Plans, Secondary Plans, or site specific policies, Councilapproved design guidelines, Provincial Environmental Assessments, and functional design plans for capital projects, as well as the Design Objectives and Principles in Section 2.5.1, and the preceding policies in Sections 4.1 through The proposed application respects the following policies of Sections 4.1 through 4.10 as follows: Relating to Policy 4.1 (Site8Specific Policies and Secondary Policy Plans), the subject site is not located within a Secondary Plan area; Relating to Policy 4.2 (Adjacent to Land8Use Designations), the subject site is not adjacent to a significant habitat or wetland; Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the subject site is well8served by transit, including bus rapid transit, fronts onto a designated Arterial Road, with sidewalks and adequate traffic controls; Relating to Policy 4.4 (Water and Wastewater Servicing), the subject property is currently serviced by existing municipal water and wastewater facilities. Services run along Trim Road and have sufficient capacity to accommodate the proposed uses; Relating to Policy 4.5 (Housing), the existing dwelling is not located within the Urban Area and, therefore, the policies pertaining to retention of housing stock and residential conversions are not applicable. Relating to Policy 4.6 (Cultural Heritage Resources), the subject property is not classified in a Cultural Heritage Area. Relating to Policy 4.7 (Environmental Protection), there have been no environmental features identified on the site. Relating to Policy 4.8 (Protection of Health and Safety), the subject site is not affected by designations on Schedule K of the Official Plan (flood plains, wellhead protection or unstable soils); Relating to Policy 4.9 (Energy Conservation Through Design), the interior of the existing building will be retrofitted to meet the Building Code for an office use and no major exterior changes will be made. As part of the renovation, an opportunity exists to augment the energy efficiency of the existing building; and Relating to Policy 4.10 (Greenspace Requirements), virtually all existing landscaping on this established site will be retained and the site will consist of approximately 78% landscaped area. To demonstrate compatibility of the proposed uses with that of the existing uses adjacent to the subject property, this planning rationale gives consideration to the various criteria listed in Section 4.11, Policy 2 of the Official Plan as follows: PAGE 13

16 a) Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. Trim Road was recently upgraded and has the capacity to serve the proposed office, whose traffic generation potential is minimal. b) Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite. The existing driveway access is to remain in its current location. No impact on adjacent or opposite neighbours is anticipated due to the location of the driveway in the centre of the lot, wide street right8of8way and low level of traffic. c) Parking Requirements: The development should have adequate onsite parking to minimize the potential for spillover parking on adjacent areas. The proposal complies with the requirement of six parking spaces for an office use, as per the City of Ottawa Zoning ByLaw An additional three spaces, for a total of nine parking spaces, will be provided to ensure there is no shortage of on8site parking, given that no on8 street parking is available in the area. d) Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures. The privacy of adjacent properties will not be negatively affected by this proposal, as there are no outdoor amenity areas on abutting properties. The Millennium Park soccer fields abut the subject property on the south side and rear (east) yards. A City maintenance yard abuts to the property on the north side. The existing building and parking areas are located in the northeastern portion of the site and has generous setbacks to property lines. e) Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas (including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated using a variety of methods (e.g., location, containment, screening, berms, and/or landscaping). PAGE 14

17 No loading, service or outdoor storage areas associated with the proposed administrative office use is required by Zoning Bylaw f) Lighting: The potential for light spill over or glare from any lighting source onto adjacent lightsensitive areas should be avoided or mitigated; Minimal exterior site lighting is anticipated in relation to the proposed uses. Given the size of the property and the likely locations of any potential lighting, no impacts on adjoining properties are anticipated. g) Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions. The proposed office use, by its very nature, is not considered a noise or odour generator. h) Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures; The existing low8profile building is to remain and only minor renovations are proposed. The building has large setbacks and shadowing will not be an issue. i) Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties; No microclimate conditions have been identified in conjunction with the proposed uses. j) Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. Where the proposed development itself is to contribute such services and amenities, they should be of a scale appropriate to the needs and character of the area. The proposed uses, when evaluated against the above8noted criteria, are compatible with the existing uses adjacent to the property. Furthermore, the proposed uses are complementary to the existing recreational land use abutting the subject property to the south. The CUSC league members, who come from the nearby Orleans8Cumberland area, play many of their soccer games at Cumberland Millennium Sports Park and it is beneficial to be located within close proximity to the soccer fields. The proposed uses will fit well within the character of the area, PAGE 15

18 and provides a suitable intervening land use relative to the Trim Road urban8rural boundary. The proposed zoning amendment is consistent with the compatibility requirements of Section 4.11 of the Official Plan. 3.3 CITY OF OTTAWA BY$LAW 2008$250 The property at 2075 Trim Road is currently zoned RR5 Rural Residential Zone, Subzone 5, in the City of Ottawa Zoning ByLaw The existing RR5 zoning permits the following uses bed and breakfast community garden detached dwelling group home home8based business home8based daycare retirement home, converted secondary dwelling unit City of Ottawa Zoning of Subject Property Source: geoottawa Mapping PAGE 16

19 The Rural Residential zone is typically used for existing small lot size rural residential development in hamlets, along riverfronts and rural lot clusters. It does not include provisions for any significant as8of8right non8residential uses, such as the administrative office of a soccer club. The property immediately to the north of the subject property is zoned RI3[444r] Rural Institutional Subzone 3, Special Exception 444r, which permits the additional uses of storage yard (excluding salvage operation or scrap yard), office and warehouse. This property is currently operated as a City of Ottawa Public Works maintenance yard. The property immediately to the south and east of the subject property is zoned RI4 Rural Institutional, Subzone 4, which permits the additional uses of fairground, recreational and athletic facility and sports arena. This property is currently operated as Cumberland Millennium Park by City of Ottawa Parks & Recreation, and as an OC Transpo facility. École Secondaire Gisèle8Lalonde is located at 500 Millennium Boulevard to the southeast of the subject property and is zoned RI1 H(18) 8 Rural Institutional, Subzone 1 with a height limit of 18 metres. The existing residential zoning neither contemplates agricultural uses nor includes uses that are complementary to the surrounding area in terms of existing uses. The proposed uses, as a sports and recreation organization office and park, are more compatible with surrounding recreational and institutional uses than the existing residential use. 4.0 REQUESTED ZONING BY$LAW AMENDMENT The subject property and associated building comply with all performance standards of the present RR5 zone, however office and park are not permitted uses in the RR5 zone, except, incidentally, in the context of a home8based business associated with the use of a dwelling. It is proposed that 2075 Trim Road be rezoned to a site8specific exception to add the following uses to those permitted in the RR5 zone for the subject lands: an office, limited to a sports or recreational organization; and park. As the table below illustrates, the proposed uses will comply with all other requirements of the existing RR5 zone. PAGE 17

20 Requested Zoning: RR5 Rural Residential, Subzone 5, Special Exception XXX City of Ottawa Zoning By$law 2008$ Trim Road Zoning Provisions: Required Provided Minimum Lot Area (m2) Minimum Lot Width (m) Minimum Front Yard (m) Minimum Rear Yard (m) Minimum Interior Side Yard (m) / 31.7 Maximum Height (m) 11 2 storeys Maximum Lot Coverage (%) Parking CONCLUSIONS 5.1 Existing Use of Subject Property The subject property is a 0.4 ha rural residential lot, upon which is situated an existing dwelling, which was constructed some years ago. The dwelling is neither functionally related to any agricultural uses in the area nor to any existing institutional or recreational uses that are located nearby. The existing residential use would, arguably, be more appropriately located in a residential neighbourhood that provides supporting amenities and services for residential uses and not on a major arterial surrounded by institutional and public uses. Furthermore, the office of a sports or recreational organization is less sensitive to the municipal works yard operations than the residential use that exists today. 5.2 Agriculture$Related Considerations There is no major non8agricultural capital investment required or proposed for the subject property. The addition of office and park as permitted uses on the property has a neutral impact on future agriculture in the area, given the size of the subject site, the presence of the existing dwelling, and its location within an area where all adjacent uses are non8agricultural. PAGE 18

21 The proposed uses will not conflict with agricultural uses in the area, given that the predominant uses in the immediate area are residential and institutional. The nearest barn associated with agricultural uses is in excess of 800 metres south of the subject property at 2255 Trim Road. In the area between the barn and the subject property, there are five parcels containing existing detached dwellings, in addition to recreational uses associated with the sports park. Therefore, as per Implementation Guideline 12, MDS 1 does not apply to the subject property in relation to the barn located at 2255 Trim Road. Furthermore, the proposed uses do not worsen the potential to establish new agricultural uses in the area, given that the existing dwelling, and neighbouring residential properties, would trigger MDS 2 requirements for any new or expanding agricultural uses. Any future agricultural uses in the immediate area would already be constrained by MDS requirements. 5.3 Relationship of Proposed Uses to Surrounding Area The subject property is surrounded by non8agricultural uses. Abutting the east (rural) side of Trim Road there are primarily residential and institutional uses, with agricultural uses located farther east in the rural area, whereas the west (urban) side of Trim Road is a mix of uses, including residential, commercial and institutional. The office of a sports or recreational organization is supportive of the existing land use transition between urban and rural areas. Proximity to Cumberland Millennium Sports Park is vital to the function of the CUSC. The abutting soccer fields are the location of many CUSC competitive league games. Being located closer to the Sports Park would allow the Club to better serve their members by offering registration and equipment rentals immediately adjacent to the games. The proposed location of the CUSC headquarters is a natural extension of the abutting recreational lands and the proposed uses are complementary to the surrounding area. Additionally, the location is easily accessible for the clientele of the Soccer Club and Sports Park since it is located on an upgraded arterial road and easily reached by transit. 5.4 Site Adequacy for Proposed Uses No new capital investment is required to locate the Club s administrative offices in the existing detached dwelling. The existing structure has the ability to accommodate the proposed use. Only minimal changes to the driveway and parking areas are required to meet general zoning provisions with respect to parking lots. No significant changes are proposed to the existing site layout; it will continue to function largely as it presently does. The subject property is on municipal water and sanitary sewer services. The existing infrastructure, in terms of both services and arterial road access, has the capacity to serve the proposed uses. The subject site PAGE 19

22 easily meets all functional, safety and aesthetic considerations with respect to the proposed Soccer Club office and park use. The Cumberland Millennium Sports Park is a City facility serving the surrounding population, which offers a transitional land use between the urban and rural areas. Future expansion of the Sports Park facility and the OC Transpo Park and Ride facility is planned. The existing recreation complex within the Agricultural designation indicates that recreational, specifically soccer, uses have already been contemplated for the area. The CUSC office and associated park use is a complementary fit with the abutting Sports Park. The Official Plan policies on compatibility criteria, discussed previously in Section 3.2, are easily met. The proposed uses will not negatively impact the surrounding community. The proposed Soccer Club office is a less sensitive use than a residential use which, given the nature of and proximity to the City maintenance yard immediately to the north, is a positive change. Furthermore, potential concerns relating to items such as traffic, noise and odour will not be an issue, given the nature of the proposed use and its operation on the subject property. In conclusion, this planning rationale demonstrates that the proposed zoning by8law amendment respects the intent of the PPS and Official Plan policies, meets all performance standards of the Zoning Bylaw and is appropriate to the proposed location given the site characteristics of the subject property and existing use context of the area. PAGE 20