Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
Submitted by/Soumis par : Ned
Lathrop, Deputy City Manager /
Directeur municipal adjoint
Planning and Growth Management / Urbanisme et Gestion de la croissance
Contact Person/Personne ressource : Grant Lindsay,
Manager / Gestionnaire
Development Approvals / Approbation des
demandes d'aménagement
(613) 580-2424 x13242,
Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
ZONAGE - 22, AVENUE GRANGE |
REPORT RECOMMENDATION
That the Planning and Environment
Committee recommend Council approve an amendment to the former City of Ottawa
Zoning By-law, 1998 to change the zoning of 22 Grange Avenue from L3 -
Community Leisure Zone to R3M - Converted House/Townhouse Zone with an
exception as shown in Document 1 and as detailed in Document 3.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de
l'environnement recommande au Conseil d'approuver la modification du Règlement
de zonage 1998 de l'ancienne Ville d'Ottawa pour changer le zonage au 22,
avenue Grange de L3 - Zone de loisirs communautaire - à R3M - Zone de maisons
transformées/maisons en rangée, assortie d'une exception, tel qu'indiqué dans
le document 1 et décrit en détail dans le document 3.
BACKGROUND
The subject site, 22 Grange Avenue, is located on the
southwest corner of Grange Avenue and Scott Street. The site has a total lot area of 210.2 square metres with 9.69 metres
of frontage on Grange Avenue. The land
is currently vacant and is surrounded to the east, west and south by single
unit detached houses, and to the north, by Scott Street and the Transitway
corridor. The subject site was
previously owned by the City of Ottawa and served as a small park
(Grange Park). City Council, in
1996, declared the site surplus to City needs.
The property is currently under an agreement of purchase and sale with
the applicant.
Existing Zoning
The subject lands are currently zoned L3 (Community
Leisure Zone) and permits limited recreational uses such as community centre,
park, recreational and athletic facility, sports arena, and utility
installation. Lot area, width, yard
setbacks, building height and lot coverage are also regulated. The lands surrounding the site are zoned R3L
(Converted House/Townhouse Zone) with the exception of the L2 zone located
across Scott Street to the north where the Transitway corridor runs east/west.
Proposed Zoning
The applicant would like to rezone the subject site
from an L3 zone to an R3M exception zone to permit the development of a
detached house. The R3M zone allows for
such uses as converted house, detached house, duplex house, linked-detached
house, linked-townhouse, park, planned unit development, retirement home
(converted accommodating a maximum of eight residents), semi-detached house,
special needs house (accommodating a maximum of eight residents), townhouse,
and triplex house (limited to a converted three unit house). The minimum lot area permitted is 197 square
metres and the minimum lot width is 7.5 metres. The subject site has a lot area of 210 square metres and a lot
width of 9.69 metres along the front yard on Grange Avenue. The required minimum building setbacks are
the following: 3.0 metres for the front
yard, 7.5 metres for the rear yard, and 3.0 metres for the corner side
yard. The exception to the proposed R3M
zone is to allow the corner side yard setback to be 0.0 metres. This is a further request by the applicant
since the lot narrows from front to back, which makes it more difficult to
build within the required setback along Scott Street in the R3M zone.
DISCUSSION
City Council Approved Official Plan
The City Council Approved Official Plan designates the
land as "General Urban Area".
Section 2.2.3 (1.) states that "Within the General Urban Area,
opportunities for intensification exist and will be supported. Where a Zoning By-law amendment is required,
the appropriateness of the scale of development will be evaluated along with
the design and its compatibility."
Section 2.5.1 provides guidance on the Compatibility
of Development and, in part, states that "introducing new development in
existing areas that have developed over a long period of time requires a
sensitive approach to differences between the new development and the
established area, in terms of building heights, setbacks, and other
characteristics.
Former Regional Official Plan
The Official Plan of the former Region of Ottawa Carleton (ROP) designates the subject land as General Urban Area. Lands designated General Urban Area are to be used primarily for residential purposes, and for supportive shopping, service and community facilities.
The proposed amendment is consistent with the objectives of Section 2.3 of the Regional Development Strategy of the ROP. The objectives call for taking advantage of existing infrastructure capacities, encouraging denser, more compact and balanced development on lands designated for urban purposes, and increasing the proportion of new dwellings built inside the Greenbelt. The subject land, which is situated inside the Greenbelt, is totally serviced and is suited to being developed with a single-family dwelling.
Former City of Ottawa Official Plan
The former City of Ottawa Official Plan (OPCO) designates the property and all the adjacent lands fronting Grange Avenue and Scott Street, as Residential Area. The OPCO policies dealing with minor residential development proposals are satisfied with the rezoning of the subject site. The proposal reflects the massing and height, lot size, building setback, orientation, and outdoor amenity areas of existing buildings and properties of the surrounding area.
Compatibility of Proposal
The proposed two-storey detached house represents an
appropriate infill development for the property, which is located on the
perimeter of an established residential neighbourhood having mostly detached
houses. The dwelling will face Grange
Avenue (local road) with the side facing Scott Street a designated arterial
road. The vehicular access to the site
will be from a City lane located at the rear of the property. The site is located within walking distance
to bus service on Scott Street and the Transitway (Tunney’s Pasture Transit
Station).
In summary, the proposed use of the property is
compatible with the existing one and two-storey homes immediately adjacent to
the site. It is also in keeping with
the intent of the City Council Approved Official Plan.
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.
Detailed responses to the notification and circulation are provided in Document 4.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
This application was processed by the "On Time
Decision Date" established for the processing of Zoning By-law amendment
applications.
SUPPORTING DOCUMENTATION
Document 1 Location Plan
Document 2 Explanatory
Note
Document 3 Details of Recommended Zoning
Document 4 Consultation Details
DISPOSITION
Corporate Services Department, City
Clerk's Branch to notify the owner (City of Ottawa, c/o Linda Mongeon,
Real Estate Services, 5th floor, 110 Laurier Avenue West, Ottawa,
Ontario, K1P 1J1, M.C. 01-86), applicant (Greg Michaud, 111 - 1411A Carling
Avenue, Ottawa, Ontario, K1Z 1A7), Signs.ca, 866 Campbell Avenue,
Ottawa, Ontario, K2A 2C5, and Ghislain Lamarche, Program Manager, Assessment,
Financial Services Branch (Mail Code:
26-76) of City Council’s decision.
Planning and Growth Management Department to
prepare the implementing by-law, forward to Legal Services Branch and undertake
the statutory notification.
Corporate Services Department, Legal Services
Branch to forward the implementing by-law to City Council.
Document 1
LOCATION MAP
Document 2
EXPLANATORY NOTE
By-law amends the former City of Ottawa Zoning By-law 1998 for the property located at 22 Grange Avenue. The site has a total lot area of 210.2 square metres with 9.69 metres of frontage on Grange Avenue. The land is currently vacant and is surrounded to the east, west and south by single unit detached houses, and to the north, by Scott Street and the Transitway corridor. The subject site, previously owned by the City of Ottawa, was declared surplus in 1996, and is currently under an agreement of purchase and sale with the applicant.
Current Zoning
The subject lands are currently zoned L3 (Community Leisure Zone) and permits limited recreational uses such as community centre, park, recreational and athletic facility, sports arena, and utility installation. Lot area, width, yard setbacks, building height and lot coverage are also regulated. The lands surrounding the site are zoned R3L (Converted House/Townhouse Zone) with the exception of the L2 zone located across Scott Street to the north where the Transitway corridor runs east/west.
Recommended Zoning
The applicant would like to rezone the subject site from an L3 zone to an R3M exception zone to permit the development of a detached house. The proposed R3M zone allows for such uses as converted house, detached house, duplex house, linked-detached house, linked-townhouse, park, planned unit development, retirement home (converted accommodating a maximum of eight residents), semi-detached house, special needs house (accommodating a maximum of eight residents), townhouse, and triplex house (limited to a converted three unit house). The minimum lot area permitted is 197 square metres and the minimum lot width is 7.5 metres. The subject site has a lot area of 210 square metres and a lot width of 9.69 metres along the front yard on Grange Avenue. The required minimum building setbacks are the following: 3.0 metres for the front yard, 7.5 metres for the rear yard, and 3.0 metres for the corner side yard. The exception to the proposed R3M zone is to allow the corner side yard setback to be 0.0 metres along Scott Street.
The lands affected by the
proposed amendment are shown on the attached location map. For further information on the proposed
amendment, contact Denis Charron at 613-580-2424, extension 13422 or by e-mail
at denis.charron@ottawa.ca.
Document 3
DETAILS OF RECOMMENDED ZONING
The property as shown in Document 1 will be rezoned from L3 to R3M including the following zone requirement exception:
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notwithstanding Subsection 156., the minimum setback
for a corner side yard shall be 0.0 metres.
Document 4
CONSULTATION DETAILS
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
There were two written responses from the public to the notification regarding the proposed rezoning. The respondents’ concerns and staff responses are summarized below.
SUMMARY OF PUBLIC INPUT
Comment:
The owner of 27 Grange Avenue, who lives across the street from the
subject site, has provided the following comment: “This property has a large tree at the north-east corner. The tree is likely on City land and must be retained and maintained. It is the largest tree on the street and is
a focal point because it is on the corner of Grange Avenue and Scott
Street. I feel that it is a mistake
that the City is selling a piece of greenspace but it would add further insult
to injury if the key natural feature (the tree) on this land was not retained,
maintained and protected from the development proposed.
P.S. I am an active volunteer
with the Ottawa Forests & Greenspace Advisory Committee and I work at a
non-adversarial forest conservation organization called the Eastern Ontario
Model Forest – a close partner of the City of Ottawa in managing our natural
resources. I would appreciate a
response and a confirmation that this feature will be retained and the
appropriate measures will be taken to ensure the tree is not damaged during the
development on the new house.”
Response: The tree is on City property (boulevard) and will continue to be maintained by the City. Protective measures will have to be taken by the developer/owner of 22 Grange Avenue to ensure the tree is not damaged during the construction of the new house.
COUNCILLOR’S COMMENTS
Councillor Shawn Little is aware of the application.
COMMUNITY ORGANIZATION COMMENTS
West Wellington Community Association
Comment: “For years our community association (West Wellington Community Association) has lobbied to keep this plot of land (Grange Park) as a community run park, and much needed greenspace for our community. Grange Avenue homeowners have participated in a survey to best determine the long-term use of this area. The recommendations presented to Sean Little suggested a community garden to be maintained by local residents. This park is the only one of its kind in Ottawa and has a long history among the residents of our area.
Unfortunately, our elected City Councillor, Sean Little reported to City Council that there was no interest in keeping this land for its current use. This is in fact false, as he did not read documentation supplied by the community supported by 95% of Grange Avenue residents in agreement. Sean Little has failed to read the community’s wishes and implemented framework to rezone this unique plot of land.”
Response: The City of Ottawa declared the site surplus (in 1996) and it is currently under an agreement of purchase and sale with the applicant.