Report to/Rapport au :


Agricultural and Rural Affairs Committee

Comité de


and Council / et au Conseil


22 January 2009 / le 22 janvier 2008


Submitted by/Soumis par : Nancy Schepers, Deputy City Manager

Directrice municipal adjointe

Infrastructure Services and Community Sustainability

Services d’infrastructure et Viabilité des collectivités



Contact Person/Personne Ressource : Grant Lindsay, Manager/Gestionnaire, Development Approvals/Approbation des demandes d'aménagement, Planning and Growth Management/Urbanisme et Gestion de la croissance

(613) 580-2424, 13242


West Carleton-March (5)

Ref N°: ACS2009-ICS-PLA-0021




ZONING - 913 Howie Road (FILE NO. D02-02-08-0118)




ZONAGE - 913, chemin HOWIE





1.                  That the Agriculture and Rural Affairs Committee recommend Council approve an amendment to Zoning By-law 2008-250 to amend the existing exception for 913 Howie Road, zoned Rural Residential Subzone 3, Exception 489r (RR3 [489r], to permit a second detached dwelling on the site for a further period from April 13, 2009 to April 12, 2012, as shown in Document 1 and as detailed in Document 2.


2.                  That the implementing Zoning By-law amendment not proceed to City Council until its meeting of April 22, 2009.




1.                  Que le Comité de l’agriculture et des questions rurales recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 visant à changer l’exception relative à la propriété située au 913, chemin Howie, qui porte la désignation « zone résidentielle rurale, sous-zone 3, exception 489r (RR3 [489r] », de façon à permettre la présence d’une deuxième maison unifamiliale sur la propriété pour une nouvelle période de trois ans, soit du 13 avril 2009 au 12 avril 2012, comme l’illustre le document 1 et le précise le document 2.



2.                  Que la modification au Règlement de zonage ne soit pas soumise au Conseil municipal avant sa réunion du 22 avril 2009.





The subject property, located on the west side of Howie Road, between Old Almonte Road and Manion Road has a frontage of 61 metres and an area of four hectares. Two dwellings are located on the site: the original bungalow and a larger house constructed in 2006. The surrounding uses are largely rural residential dwellings. 


In 2006, the co-owners of the property, a mother and daughter, applied for a site-specific zoning  amendment to permit a second dwelling on the property for a temporary three-year period, in order that the daughter could construct a new permanent residence on the property and provide care for her mother residing in the older house. The rezoning was approved, and the owner entered into an agreement with the City, specifying that the original residential dwelling be subject to the conditions usually imposed for garden suites. The second dwelling for the daughter's family has been constructed on-site, and the mother wishes to occupy the original dwelling for a further three years. The requested Zoning By-law amendment would extend the temporary site-specific exception permitting a second detached dwelling on the property for a further three-year period, from April 13, 2009 to April 12, 2012.


The Planning Act permits a garden suite (granny flat) for a temporary 10-year period, subject to a by-law amendment. A garden suite is a detached residential structure that is ancillary to a residential structure, designed to be portable, and occupied by family members of the residents in the primary dwelling. Approval of a garden suite is subject to an agreement setting out the terms of occupancy, and is to be removed when no longer required. A further three-year extension may be requested if required at the end of the initial 10-year term.


The original rezoning of the subject property allowed the second dwelling for three years, rather than the 10-year period permitted for a garden suite because the dwelling was not a garden suite, although it serves the same function.


Existing Zoning


Under the Zoning By-law, the property is zoned Rural Residential Subzone 3, Exception (489r) which  permits dwellings and rural uses.  The exception denotes that a second dwelling is permitted on the property for a temporary three-year period ending April 12, 2009. 




Official Plan


The subject site is designated as "General Rural Area" in the Official Plan. This designation permits a variety of land uses that are appropriate for the rural area, including rural housing, commercial development, small industries and farms.

The intent of the designation is to accommodate land uses that are appropriate for a rural location. Policies in the Official Plan ensure that various forms of housing are permitted wherever residential uses are generally permitted, including secondary dwelling units and garden suites.


Due to its temporary nature, the existence of a second dwelling unit on the property does not have any negative impact on the subject site or the surrounding properties. The subject site is an appropriate location for a temporary second dwelling because, due to the rural nature of the area, the lot is large and there is adequate separation with nearby houses.  The dwelling serves the same function as a garden suite by providing accommodation for a parent of the resident in the main dwelling. The second dwelling will be removed from the property at the end of the three-year period unless a further extension to the temporary use by-law is obtained.


The proposed development complies with all Official Plan policies, including those that ensure compatible uses in the rural area and those that encourage a range of housing choices.  Staff supports this Zoning By-law amendment because the proposed use is compatible with the surrounding area and conforms to the applicable policies outlined within the Official Plan.


Details of Changes to By-law 2008-250


To amend the existing exception affecting the property zoned Rural Residential Subzone 3, Exception 489r (RR3 [489r]]) to permit a second detached dwelling on the site for a further three-year period, as shown in Document 1 and as detailed in Document 2. The current exception would remain in effect, with only the ending date of the temporary use amended.




Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. One resident expressed support for the application, and another requested notification of the public meeting, but did not provide comments. The Ward Councillor is aware of this application and the staff recommendation.












The application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments.




Document 1      Location Map

Document 2      Details of Recommended zoning




City Clerk and Legal Services Branch, Legislative Services to notify the owner (Pamela Darlington, 913 Howie Road, Carp, Ontario K0A 1L0),, 174 Colonnade Road, Ottawa, ON, K2E 7J5, Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code:  26-76) of City Council’s decision.


Infrastructure Services and Community Sustainability Department 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

DETAILS OF RECOMMENDED ZONING                                                       DOCUMENT 2


Proposed changes to By-law 2008-250



  1. Column V of Exception 489r in Section 240 of By-law 2008-250 is amended by deleting the existing provision and replacing it with the following:


·        The additional permitted use is a temporary permitted use for a period of time between April 13, 2009 and April 12, 2012.