Report to/Rapport au :

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

30 August 2010 / le 30 août 2010

Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice municipale adjointe, Infrastructure Services and Community Sustainability/Services d’infrastructure et Viabilité des collectivités

Contact Person/Personne-ressource : Derrick Moodie, Acting Manager/Gestionnaire, Development Review-Suburban Services/Examen des projets d'aménagement-Services suburbains, Planning and Growth Management/Urbanisme et Gestion de la croissance

(613) 580-2424,23014 Derrick.Moodie@ottawa.ca

Barrhaven (3)

Ref N°: ACS2010-ICS-PGM-0134

SUBJECT:	ZONING – 100, 300 and 645 Longfields drive (file no. D02-02-10-0043)

OBJET :	zonage – 100, 300 et 645, promenade longfields

REPORT RECOMMENDATIONS

That the Planning and Environment Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 100, 300 and 645 Longfields Drive, as shown on Document 2 and as detailed in Document 4.

RECOMMANDATIONS DU RAPPORT

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage des 100, 300 et 645 de la promenade Longfields, comme il est indiqué dans le Document 2 et expliqué en détail dans le Document 4.

BACKGROUND

The subject site, known as the City of Ottawa's Longfields Subdivision, consists of approximately 50 hectares located within Barrhaven. The subject property, shown in Document 1, abuts Woodroffe Avenue to the east, the CN rail line to the west and existing residential development to the south and north. The proposed development has four neighbourhoods (called stages) which are also shown on Document 1. The subject property is currently vacant, reasonably flat and with the exception of the Highbury woodlot in the western portion of the site, is somewhat featureless. The area surrounding the subject property has largely been developed as a low to medium density residential community over the last 20 years.

The subject property was draft approved in September 2008 to accommodate a variety of residential densities and units as well as some limited institutional and commercial land uses. At that time, the property was also rezoned (as per Bylaw 2008-290) to recognize the proposal as per the draft plan.

Although the subject lands are already zoned to permit a wide range of residential and commercial development, in order to achieve the type of development and streetscape desired in keeping with the current plan, an amendment is required to the Zoning By-law to permit different or additional uses and zoning standards. Also in light of some drafting oversights in the original Zoning By-law, a number of other minor amendments to the provisions are proposed to By‑law 2008-250.

Existing Zoning

The subject property is zoned to permit a variety of residential densities, heights and standards. In addition, the zones are intended to recognise a variety of ancillary uses including limited commercial, institutional and parkland.

The approved draft plan estimated that the property would yield approximately 1407 residential units. The approved zoning on the property in 2008 effectively increased the potential residential development yield to approximately 1868 units. The increase in potential yield is the result of establishing higher density permissions for certain blocks of land such as those lands abutting the transitway station. The likely yield of residential units as a result of this proposed amendment will be in the order of 1662 units. These lands were deemed to be well suited for higher density development.

Proposed Zoning

The City, as the owner, has entered into agreements with various builders and developers for the development of the subject property and amendments are required to accommodate the proposed products of the various builders. The nature of the changes being requested are minor and are generally consistent with the original development vision for this property. A summary of the proposed zoning is outlined in Document 3 with the details described in Document 4.

DISCUSSION

Official Plan

The subject property is designated “General Urban Area” in the Official Plan. Policy 3.6.1.1 of the Official Plan permits all types and densities of housing, as well as employment, retail uses, service, industrial, cultural, leisure, greenspace, entertainment and institutional uses.

The subject property is designated “Low Density Residential” and “Mixed Density Residential” in the South Nepean Secondary Plan, Area 1, 2 and 3. Low Density Residential designation permits detached, semi-detached dwellings, street, block and stacked townhouses. Mixed Density Residential designation permits a variety of uses including low rise apartment. For lands subject to Subsection 2.3.3 a medium rise apartment building with a maximum building height of eight stories is permitted. Higher density housing forms are encouraged in locations proximate to the rapid-transit network, arterial and collector road and community facilities such as school and parks.

Zoning By-law

The zoning amendment proposes to address the following:

The concept plan for a portion of Stage 1 permits detached and semi-detached dwellings with attached garages setback from the main elevation of the house. The zoning amendment requires a six-metre setback from the main elevation for single car garage units and three and six metres respectively for each of the garages in two car garage models. The proposed setbacks will reduce the garage impact on the streetscape.

The builder selected to develop a portion of Stage 4 lands was chosen on the basis of their concepts embracing innovative planning principles and design standards that are in line with the 20/20 Vision. The concept is in keeping with the vision anticipated for this property except for the proposed change in the re-distribution of unit types and densities on the parcel.

In order to ensure that the overall density does not exceed what was originally approved under Bylaw 2008-290, the concept proposes street townhouses within Stage 4, Area R shown on Document 2 where higher density forms such as three and half storey walk ups were contemplated. Conversely, the builder has proposed higher density forms such as low rise apartments or stacked townhouses within Area L and Area M where originally these blocks only permitted multiple attached dwellings. Such parcels are appropriate for higher density forms due to the proximity of the proposed transit station. As a result of the re-distribution of unit types and densities, the proposal requires amendments to some of the zoning standards as outlined in Document 4.

The drafting of the original By-law 2008-290 preceded the adoption of the Comprehensive Zoning By-law 2008-250 and as such, a number of minor corrections are required in order to ensure compatibility and to correct some oversights which occurred in the drafting of the original by-law.

The Department supports the Zoning By-law amendment application because it responds to the policies in the Official Plan that speak to the creation of unique, compact and innovative developments that in the long term result in more efficient use of the City infrastructure and resources. The proposal is a definite movement towards the creation of an environmentally sustainable community that is in line with the 20/20 Vision.

Concurrent Application

The subject property is draft approved and the developer is working towards registration of the subdivision. Development on blocks within the Plan of Subdivision will require Site Plan Control applications.

ENVIRONMENTAL IMPLICATIONS

The Highbury Woodlot which is designated as an Urban Natural Feature (Urban Natural Area No. 48), located in Stage 3 will be preserved. As part of the original rezoning in 2008, an Environmental Impact Statement and Preliminary Tree Preservation Reports were submitted. The current rezoning does not increase the permitted uses adjacent to the Highbury Woodlot that would affect the function and features of the Urban Natural Feature. An Environmental Impact Statement is not required as a result of the proposed rezoning.

RURAL IMPLICATIONS

N/A

CONSULTATION

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The City did not receive any opposition to this application.

The City received inquiries from residents with respect to the height of buildings, the location of affordable housing, amount of greenspace and increased traffic. Clarification and additional information was provided to residents to address their concerns.

The Ward Councillor is aware of this application and the staff recommendation.

LEGAL/RISK MANAGEMENT IMPLICATIONS

There are no legal/risk management implications associated with this report.

CITY STRATEGIC PLAN

By approving the rezoning, the concept plans for the Longfields Plan of Subdivision can be implemented and the City can move forward the following priorities and objectives of the City Strategic Plan;

Sustainable Healthy and Active City – Require walking, transit and cycling oriented communities and employment centres; and

Planning and Growth Management – Become leading edge in community and urban design including housing creation for those in the city living on low incomes and residents at large and respect the existing urban fabric and neighbourhood form so that new growth is integrated seamlessly with established communities.

TECHNICAL IMPLICATIONS

N/A

FINANCIAL IMPLICATIONS

There are no direct financial implications associated with this report.

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 Map

Document 2 Zoning Key Plan

Document 3 Summary of Proposed Zoning

Document 4 Details of Recommended Zoning

DISPOSITION

City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, 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 and Growth Management to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.

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

LOCATION MAP DOCUMENT 1

ZONING KEY PLAN DOCUMENT 2

SUMMARY OF PROPOSED ZONING DOCUMENT 3

The following provides a summary of the proposed amendments and permitted uses within each Area as shown on Document 2. The Permitted Uses listed below are not inclusive and the uses permitted in the parent zone apply unless noted in the zoning details of Document 4. Please note the majority of residential units are front loaded units unless specified. Front loaded residential units are units where the attached or detached garage is accessible directly from a public street. A rear loaded unit is where the attached or detached garage is at the rear of the property and accessible directly from a rear laneway.

Area

Permitted Uses

Proposed Amendment

Detached

Semi-detached

Duplex

Linked-detached

To specify a front yard setback between main elevation of dwelling and garage

Apartment dwelling, low rise

Stacked

To permit a retirement home

Detached (rear loaded units)

Semi-detached (rear loaded units)

Multiple attached dwelling (rear loaded units)

Duplex

Linked-detached

Secondary dwelling unit

To clarify that a secondary dwelling unit is permitted above a detached garage

To permit a minimum lot width for multiple attached dwellings

To permit a maximum number of units for multiple attached dwellings

Detached dwelling

Semi-detached

Multiple attached dwelling

Linked detached

To clarify that a secondary dwelling unit is permitted above a detached garage

To clarify minimum separation distance between garage and dwelling

To clarify minimum distance between the garage and sidewalk

Multiple attached dwelling

Semi-detached dwelling

To clarify minimum distance between the garage and sidewalk

Multiple attached dwelling (front loaded units and rear loaded units)

To clarify minimum distance between the garage and sidewalk

Apartment dwelling, low rise

Stacked

To permit a retirement home

To permit multiple attached dwellings (front loaded units and rear loaded units)

To limit the number of stacked dwellings per building

Apartment dwelling, low rise

Stacked

To set a maximum gross floor area of non-residential uses

Apartment dwelling, mid-high rise

Mixed uses

To set a minimum building height

To achieve density targets, a minimum and maximum density is proposed

To set a maximum gross floor area of non-residential uses

Apartment dwelling, low rise

Stacked

To set a maximum gross floor area of non-residential uses

To limit the number of stacked dwellings per building

To permit an increase in density from 85 units per hectare to 100 units per hectare

Apartment dwelling, low rise

Stacked

To set a maximum gross floor area of non-residential uses

To limit the number of stacked dwellings per building

To reduce the front yard setback

To permit an increase in density from 85 units per hectare to 140 units per hectare

Multiple attached dwelling

To permit apartment dwelling, low rise and stacked dwellings

To permit rear loaded multiple attached dwelling

Multiple attached dwelling

To permit apartment dwelling, low rise and stacked dwellings

Apartment dwelling, low rise, and mid-high rise

To prohibit stacked and multiple attached dwellings

To prohibit ancillary uses

Apartment dwelling, low rise

Stacked

To limit the number of stacked dwellings per building

To permit an increase in density from 85 units per hectare to a 100 units per hectare

Detached dwelling

Semi-detached dwelling

Duplex dwelling

Linked detached dwelling

Secondary dwelling unit

To clarify that a secondary dwelling unit is permitted above a detached garage

To clarify minimum distance between the garage and sidewalk

Multiple attached dwelling

Secondary dwelling unit

To clarify minimum distance between the garage and sidewalk

Multiple attached dwelling

Secondary dwelling unit

To prohibit apartment dwelling, low rise and stacked dwelling

To clarify minimum distance between the garage and sidewalk

Apartment dwelling, low rise

Stacked

Multiple attached dwelling (front loaded units)

To permit multiple attached dwelling (rear loaded units)

Apartment dwelling, low rise

Stacked

To limit the number of stacked dwellings per building

DETAILS OF RECOMMENDED ZONING DOCUMENT 4

Proposed Changes to the Comprehensive Zoning By-law

The subject land, being a part of the property municipally known as 100 Longfields Drive and land known as 300 and 645 Longfields Drive and as shown as Area A through Area T on Document 2 is subject to the following text and zoning amendments:

1. Area A – Section 239, Exception 1650 amended as follows:

In Column IV Land Uses Prohibited, insert the following:

Community garden

Converted dwelling

Multiple attached dwelling

Park

Retirement home, converted

Three-unit dwelling

In Column V Provisions, insert the following:

The provisions for detached dwellings and semi-detached dwelling with attached garage are:

- minimum front yard – attached single car garage: 6m from main elevation of dwelling

- minimum front yard – attached two car garage: 3m from main elevation for first garage, and 6m from main elevation for second garage

- minimum interior side yard setback: 0.6m

Delete all occurrences of the words “- stairs leading to dwelling unit above a garage may project 1.0m into a corner side yard”

And change all occurrences of the word “general” to read “General”

2. Area B – Section 239, Exception 1638 amended as follows:

In Column III Additional Land Uses Permitted, insert the following:

Retirement home

In Column IV Land Uses Prohibited, insert the following:

Community garden

Converted dwelling

Detached dwelling

Duplex dwelling

Linked-detached dwelling

Multiple attached dwelling

Park

Retirement home, converted

Rooming house, converted

Secondary dwelling unit

Semi-detached dwelling

Three-unit dwelling

3. Area C – Section 239, Exception 1648 amended as follows:

In Column IV Land Uses Prohibited, insert the following:

Community garden

Converted dwelling

Park

Retirement home, converted

In Column V Provisions, insert the following immediately after the headings:

“The provisions for detached dwellings are:”

- a secondary dwelling unit is permitted above a detached garage

“The provisions for semi-detached dwellings are:”

- a secondary dwelling unit is permitted above a detached garage

Delete all occurrences of the heading “Provisions for dwelling unit above garage” and replace all occurrences with the heading “Provisions for secondary dwelling unit above garage.”

Insert the following under the heading “Provisions for multiple attached dwelling with attached garage are”

- minimum lot width: 5m per dwelling unit

Delete the heading “Provisions for attached garage accessory to multiple attached dwelling and replace with the heading “Provisions for attached garage accessory to and located at the rear of a multiple attached dwelling”

And delete all occurrences of General provisions by deleting “- maximum of 6 units per building” and replace with “- maximum units per building: 8 units”

4. Area D – Section 239, Exception 1649 amended as follows:

In Column IV Land Uses Prohibited, insert the following:

Community garden

Converted dwelling

Park

Retirement Home, converted

In Column V Provisions, insert the following after the heading

“The provisions for detached dwellings with rear detached garage are”

- a secondary dwelling unit is permitted above a detached garage

“The provisions for semi-detached dwellings with rear detached garage are”

- a secondary dwelling unit is permitted above a detached garage.

Delete all occurrences of the heading “Provisions for dwelling unit above garage” and replace with the heading “Provisions for secondary dwelling unit above garage”

Delete the following under the heading “Provisions for garage accessory to detached dwelling”

- minimum yard setback from rear lane or private road: 0.6m

Under “The provisions for detached dwelling with rear detached garage are:” delete the following under the subheading “General provision”

- all garages must be setback at least 1.2 m from main dwelling and insert “- minimum separation distance between garage and dwelling is 1.2m”

Delete all occurrences of the wording “- stairs leading to a dwelling unit above a garage may project 1.0m into a corner side yard”

Insert the following under the heading “The provisions for detached dwellings are”

- minimum distance between the garage to the nearest edge of the sidewalk is 6.0m

And delete “- minimum setback of 6.0m from sidewalk to garage”

Insert the following under the heading “The provisions for semi-detached dwellings are”

- minimum distance between the garage to the nearest edge of the sidewalk is 6.0m

And delete “- minimum setback of 6.0m from sidewalk to garage”

Insert the following under the heading “The provisions for multiple attached dwellings are”

- minimum distance between the garage to the nearest edge of the sidewalk is 6.0m

And delete “- minimum setback of 6.0m from sidewalk to garage”

5. Area E – Section 239, Exception 1643 amended as follows:

In Column IV Land Uses Prohibited, insert the following:

Community garden

Converted dwelling

Detached dwelling

Duplex dwelling unit

Linked detached dwelling

Park

Retirement home converted

Three-unit dwelling

In Column V Provisions, insert the following under the heading “The provisions for multiple attached dwellings are”

- minimum distance between the garage to the nearest edge of the sidewalk is 6.0m

And delete “- minimum setback of 6.0m from sidewalk to garage”

Insert the following under the heading “The provisions for semi-detached dwellings are”

- minimum distance between the garage to the nearest edge of the sidewalk is 6.0m

And delete “- minimum setback of 6.0m from sidewalk to garage”

6. Area F – Section 239, Exception 1647 amended as follows:

In Column IV Land Uses Prohibited, insert the following:

Community garden

Converted dwelling

Detached dwelling

Duplex dwelling

Linked detached dwelling

Park

Retirement home, converted

Semi-detached dwelling

In Column V Provisions, delete the following wording “for dwelling units fronting onto Longfields Drive a home-based business may occupy up to 50% of the unit’s gross floor area”

Insert the following under the heading “The provisions for multiple attached dwellings are”

- minimum distance between the garage to the nearest edge of the sidewalk is 6.0m

And delete “- minimum setback of 6.0m from sidewalk to garage”

7. Area G – Rezoned from R4A[1640] to R4A[XXXX]

The following exception applies to lands zone R4A[XXXX]

In Column II Applicable Zones, insert R4A[XXXX]

In Column III Additional Land Uses Permitted, insert the following:

Retirement home

In Column IV Land Uses Prohibited, insert the following:

Converted dwelling

Detached dwelling

Duplex dwelling

Linked-detached dwelling

Park

Retirement home, converted

Rooming house, converted

Secondary dwelling unit

Semi-detached dwelling

Three-unit dwelling

In Column V Provisions, insert the following:

The provisions for multiple attached dwellings with attached garage abutting a lane are:
- minimum lot width:5.0m per dwelling unit
- minimum lot area: 110m² per dwelling unit
- maximum lot coverage: 65%
- minimum front yard setback: 3.0m
- minimum interior side yard setback: 1.5m
- building separation distance: 3.0m
- minimum corner side yard setback: 3.0m
- minimum rear yard setback: 0m
- maximum building height: 11m

Provisions for attached garage accessory to and located at the rear of a multiple attached dwelling are:
- maximum size of garage: 6.5m deep x 7.0m wide
- minimum yard setback from rear lane or private road: 0.6m
- minimum interior side yard setback: 0.6 m if detached or 0.0m if attached to neighbouring garage
- minimum corner side yard setback: 3.0m
- minimum rear yard setback: n/a

General provisions

- unenclosed covered porch may project 2.0m into a front yard as long as the steps attached come no closer than 0.5m to the property line

- maximum units per building: 8 units

- a deck is permitted on the garage roof
- despite endnote 11, the maximum width of 50% of the rear lot line does not apply, and the 1.0m rear yard setback does not apply

The provisions for multiple attached dwellings are:
- minimum lot width: 6.0m per dwelling unit
- minimum lot area: 150m² per dwelling unit
- maximum lot coverage: 55%
- minimum front yard setback for dwelling: 3.0m
- minimum front yard setback for garage: 4.0m
- minimum interior side yard setback: 1.5m
- minimum corner side yard setback: 3.0m
- building separation distance: 3.0m
- minimum rear yard setback: 6.0m
- maximum building height: 11.0
- unenclosed covered porch may project 2.0m into a front yard as long as the steps attached come no closer than 0.5m to the property line
- minimum distance between the main elevation of garage to the nearest edge of the sidewalk is 6.0m

- maximum of 6 units per building

The provisions for apartment dwelling low rise and stacked dwelling are:

- minimum lot width: 30m
- minimum lot area: 4046m²
- maximum density 85 units per hectare
- minimum front yard setback: 3.0m
- minimum side yard setback: 3.0m

- minimum building separation distance: 4.5m
- minimum rear yard setback: 7.5m
- maximum building height: 13m or 4 storeys
- minimum number of parking spaces required is: 1.0 spaces per unit

- maximum of 12 units per stacked dwelling building

8. Area H - Rezoned from R4A[1640] to MC[1646]

9. Area I – Section 239, Exception 1642 amended as follows:

In Column V Provisions, insert the following:

- minimum density 300 units per hectare

- maximum density 400 units per hectare

- minimum building height: 6 storeys

- maximum permitted cumulative gross floor area of non-residential uses is 2787m² which may be distributed among the following zones: MC[1642], MC[1646] and R4A[1760]

Delete the following “- maximum gross floor area of non-residential uses: 464.5m²”

10. Area J – Section 239, Exception 1760 amended as follows:

In Column V Provisions, delete the following provision under heading

“The provisions for apartment dwelling, low rise and stacked dwelling are”
- maximum density 85 units per hectare and replace with “- maximum density 100 units per hectare” and add “- maximum of 12 units per stacked dwelling building” and add

“- maximum permitted cumulative gross floor area of non-residential uses is 2787m² which may be distributed among the following zones: MC[1642], MC[1646] and R4A[1760]”

11. Area K – Section 239, Exception 1646 amended as follows:

In Column V Provisions, insert the following:
- maximum density 140 units per hectare

- minimum front yard setback: 0m fronting Street 18 on approved Draft Plan dated October 9, 2009

- minimum building separation distance: 4.5m

- maximum of 12 units per stacked dwelling building

- maximum permitted cumulative gross floor area of non-residential uses is 2787m² which may be distributed among the following zones: MC[1642], MC[1646] and R4A[1760]

Delete the following “- maximum gross floor area of non-residential uses: 1858m²”

Delete the heading and all provisions under “The provisions for apartment dwelling, low rise and stacked dwelling are”

12. Area L – Rezoned from R3G[1639] to R4A[XXXY]

The following exception applies to lands zone R4A[XXXY]

In Column II Applicable Zones, insert R4A[XXXY]

In Column IV Land Uses Prohibited, insert the following:

Converted dwelling

Detached dwelling

Duplex dwelling

Linked-detached dwelling

Park

Retirement home, converted

Rooming house, converted

Secondary dwelling unit

Semi-detached dwelling

Three-unit dwelling

In Column V Provisions, insert the following:

General provisions

- unenclosed covered porch may project 2.0m into a front yard as long as the steps attached come no closer than 0.5m to the property line

- maximum units per building: 8 units

- a deck is permitted on the garage roof
- despite endnote 11, the maximum width of 50% of the rear lot line does not apply, and the 1.0m rear yard setback does not apply

The provisions for apartment dwelling low rise and stacked dwelling are:

- minimum lot width: 30m
- minimum lot area: 4046m²
- maximum density 85 units per hectare
- minimum front yard setback: 3.0m
- minimum side yard setback: 3.0m

- minimum building separation distance: 4.5m
- minimum rear yard setback: 7.5m
- maximum building height: 13m or 4 storeys
- minimum number of parking spaces required is: 1.0 spaces per unit

- maximum of 12 units per stacked dwelling building

13. Area M – Rezoned from R3G[1639] to R4A[XXXZ]

The following exception applies to lands zone R4A[XXXZ]

In Column II Applicable Zones, insert R4A[XXXZ]

In Column III Additional Land Uses Permitted, insert the following:

Retirement home

In Column IV Land Uses Prohibited, insert the following:

Converted dwelling

Detached dwelling

Duplex dwelling

Linked-detached dwelling

Multiple attached dwelling

Park

Retirement home, converted

Rooming house, converted

Secondary dwelling unit

Semi-detached dwelling

Three-unit dwelling

In Column V Provisions, insert the following:

The provisions for apartment dwelling, low rise and stacked dwelling are:
- minimum lot width: 30m
- minimum lot area: 4046m²
- maximum density 140 units per hectare
- minimum front yard setback: 3.0m
- minimum side yard setback: 3.0m

- minimum building separation distance: 3m
- minimum rear yard setback: 7.5m
- maximum building height: 13m or 4 storeys
- minimum number of parking spaces required is: 1.0 space per unit

- minimum yard setback to a lot line adjacent to hydro substation: 6m

- maximum of 12 units per stacked dwelling building

14. Area N – Section 239, Exception 1641 amended as follows:

In Column IV Land Uses Prohibited, insert the following:

Bed and breakfast

Community garden

Converted dwelling

Diplomatic mission

Multiple attached dwelling

Park

Retirement home, converted

Rooming house, converted

Secondary dwelling unit

Stacked dwelling

Three-unit dwelling

In Column V Provisions, insert the following:

- End note 1 does not apply

15. Area O – Section 239, Exception 1645 amended as follows:

In Column III Additional Land Uses Permitted, insert the following:

Retirement home

In Column IV Land Uses Prohibited, insert the following:

Community garden

Converted dwelling

Detached dwelling

Duplex dwelling

Linked-detached dwelling

Multiple attached dwelling

Park

Retirement home, converted

Rooming house, converted

Secondary dwelling unit

Semi-detached dwelling

Three-unit dwelling

In Column V Provisions, delete all provisions except for “The provisions for apartment dwelling, low rise and stacked dwelling are”

Amend “The provisions for apartment dwelling, low rise and stacked dwelling are:” as follows: delete “- maximum density 85 units per hectare” and replace with “- maximum density 100 units per hectare”; delete “minimum building separation distance: 4.5m” and replace with “- minimum building separation distance: 3m”; and add “- maximum of 12 units per stacked dwelling building”

16. Area P – Section 239, Exception 1644 amended as follows:

In Column IV Land Uses Prohibited, insert the following:

Community garden

Converted dwelling

Park

Retirement home, converted

Multiple attached dwelling

Three-unit dwelling

In Column V Provisions, insert the following immediately after the heading

“The provisions for detached dwellings with rear detached garage are:”

- a secondary dwelling unit is permitted above a detached garage

And delete “- dwelling unit above garage permitted”

Insert the following immediately after the heading “The provisions for detached dwellings with rear attached garage are:”

- a secondary dwelling unit is permitted above a detached garage

And delete “- dwelling unit above garage permitted”

Insert the following immediately after the heading “The provisions for semi-detached dwellings with rear detached garage are:”

- a secondary dwelling unit is permitted above a detached garage

And delete “- dwelling unit above garage permitted”

Delete all occurrences of the heading “Provisions for dwelling unit above garage” and replace with “Provisions for secondary dwelling unit above garage”

Delete all occurrences of the following wording “- stairs leading to a dwelling unit above a garage may project 1.0m into a corner side yard”

Delete second occurrence of “Provisions for detached dwellings with rear detached garage are” and the related subheadings “Provisions for garage accessory to detached dwelling”, “Provisions for dwelling unit above garage” and “General provisions”, and all provisions related under the said headings.

Insert the following under the heading “The provisions for semi-detached dwellings are”

- minimum distance between the garage to the nearest edge of the sidewalk is 6.0m

And delete “- minimum setback of 6.0m from sidewalk to garage”

Insert the following under the heading “The provisions for all other detached dwellings are”

- minimum distance between the garage to the nearest edge of the sidewalk is 6.0m

And delete “- minimum setback of 6.0m from sidewalk to garage”

17. Area Q – Section 239, Exception 1639 amended as follows:

In Column IV Land Uses Prohibited, insert the following:

Community garden

Converted dwelling

Detached dwelling

Duplex dwelling

Linked-detached dwelling

Park

Retirement home, converted

Semi-detached dwelling

Three-unit dwelling

In Column V Provisions, insert the following under the heading “The provisions for multiple attached dwellings are”

- minimum distance between the main elevation of garage to the nearest edge of the sidewalk is 6.0m

And delete “- minimum setback of 6.0m from sidewalk to garage”

18. Area R – Rezoned from R4A[1645] to R3G[1639]

19. Area S – Rezoned from R4A[1640] to R4A[XXXA]

The following exception applies to lands zone R4A[XXXA]

In Column II Applicable Zones, insert R4A[XXXA]

In Column IV Land Uses Prohibited, insert the following:

Converted dwelling

Detached dwelling

Duplex dwelling

Linked-detached dwelling

Park

Retirement home, converted

Rooming house, converted

Secondary dwelling unit

Semi-detached dwelling

Three-unit dwelling

In Column V Provisions, insert the following:

Provisions for attached garage accessory and located at the rear of a multiple attached dwelling are:
- maximum size of garage: 6.5m deep x 7.0m wide
- minimum yard setback from rear lane or private road: 0.6m
- minimum interior side yard setback: 0.6 m if detached or 0.0m if attached to neighbouring garage
- minimum corner side yard setback: 3.0m
- minimum rear yard setback: n/a

General provisions

- unenclosed covered porch may project 2.0m into a front yard as long as the steps attached come no closer than 0.5m to the property line

- maximum units per building: 8 units

- a deck is permitted on the garage roof
- despite endnote 11, the maximum width of 50% of the rear lot line does not apply, and the 1.0m rear yard setback does not apply

The provisions for apartment dwelling, low rise and stacked dwelling are:
- minimum lot width: 30m
- minimum lot area: 4046m²
- maximum density 85 units per hectare
- minimum front yard setback: 3.0m
- minimum side yard setback: 3.0m

- minimum building separation distance: 4.5m
- minimum rear yard setback: 7.5m
- maximum building height: 13m or 4 storeys
- minimum number of parking spaces required is: 1.0 space per unit

- maximum of 12 units per stacked dwelling building

20. Area T – Section 239, Exception 1640 amended as follows:

In Column V Provisions, insert the following under the heading “The provisions for apartment dwelling low rise and stacked dwelling are:”

- maximum of 12 units per stacked dwelling building