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 : Peter
Hume, Councillor/Conseiller, Alta Vista
Contact Person/Personne ressource : Peter Hume, Councillor/Conseiller
Ward/Quartier
18
(613)
580-2488, Peter.hume@ottawa.ca
SUBJECT:
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ZONING - 2345 ALTA VISTA DRIVE - ST
THOMAS THE APOSTLE CHURCH |
|
|
|
OBJET :
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ZONAGE - 2345, PROMENADE
ALTA VISTA - ÉGLISE ST THOMAS THE APOSTLE |
REPORT RECOMMENDATION
That Planning and Environment
Committee recommend that Council approve an amendment to the former City of
Ottawa Zoning By-law to change the zoning of 2345 Alta Vista Drive – St. Thomas
the Apostle Church, as shown on Document 1, to add a special needs housing as a
permitted use, as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de
l’environnement recommande au Conseil d’approuver une modification à l'ancien
Règlement de zonage de la Ville d'Ottawa pour changer le zonage du 2345,
promenade Alta Vista – église St. Thomas the Apostle, illustrée dans le
Document 1, de manière à ajouter l'utilisation de logement adapté aux
utilisations autorisées, tel qu'exposé en détail dans le Document 2.
BACKGROUND
The
Church is proposing to construct an eight-bedroom special needs bungalow to
accommodate residents from the Rideau Regional Centre. A concept plan for the
bungalow is attached to the report as Document 3.
The
subject lands are currently zoned I1 – Minor Institutional and special needs
housing is not a permitted use under the current Zoning By-law 93-98. In the
context of the Zoning By-law, a special need house means a supervised
group-residence used for residential purposes by three or more persons,
exclusive of staff, where the residents live as a group in a single household
living arrangement and where the residents, as a condition of their residency,
require and accept support or supervision on a daily basis such that, at a
minimum, staff is responsible for providing or arranging meals, or supervising
the preparation of meals.
DISCUSSION
The surrounding lands which are zoned R1A and R1D permit the establishment of special needs housing accommodating a maximum of eight residents – section 196 sub g.
The zoning for the subject lands – 2345 Alta Vista Drive - in the Council-approved Comprehensive Zoning By-law is I1A [1485] which permits the establishment of a group home, of up to the new City-wide standard of ten residents, subject to the following site-specific provision - in the case of a group home, no separation distance is required from any other group home.
Therefore, it is appropriate to amend the current Zoning By-law to permit the establishment of special needs housing as a permitted use. The zoning exemption recommended will be exactly the same as the use approved in the Comprehensive Zoning By-law.
CONSULTATION
A
public meeting was held on April 27 at St. Thomas the Apostle Church. Residents
of Braeside, Randall, Alta Vista Drive, Clontarf and McRobie were invited by
flyer to attend the meeting. Eleven residents attended and five comment sheets
were completed. The Ward Councillor was
in attendance and those attending were invited to fill comment sheets. An on-site sign was not posted.
The
main issues centered around the point of access from Braeside Avenue, the
existing vegetation, impact on the few houses along the north edge of the
subject land (rear yard of certain residences along Clontarf Avenue), and
potential loss of privacy and reduction in property values.
In addition to discussion on the zoning, residents were advised that the proposed development will require minor variances from the Committee of Adjustment and as a result a further opportunity would be available to address site-specific concerns.
Planning, Transit and the Environment
The Department has reviewed this
proposed Zoning By-law amendment in the context of Sections 2.5.2 and 3.1 of
the City's Official Plan. The need to
accommodate social diversity is a cornerstone of a livable community. Diversity in housing supply is essential and
appropriate housing opportunity must be provided to households with special
needs. The policy direction in the
Official Plan is to ensure that all forms of housing are permitted in a
residential community. Section 3.1 of
the Official Plan articulates policies that do accommodate special needs
housing as contemplated by the proposed Zoning By-law amendment. The Department supports this initiative.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
DISPOSITION
City Clerk’s Branch, Council and Committee
Services to notify the owner, St. Thomas the Apostle Church, 2345 Alta Vista
Drive, Ottawa, ON K1H
7M6, Ghislain Lamarche, Program Manager, Assessment,
Financial Services Branch (Mail Code:
26-76) of City Council’s decision.
Planning, Transit and the Environment
Department to prepare the implementing by-law, forward to Legal Services Branch
and undertake the statutory notification.
Legal
Services Branch to forward the implementing by-law to City Council.
DOCUMENT 1
DOCUMENT 2
DETAILS OF RECOMMENDED ZONING
1) Ottawa Zoning By-law 93-98
That the lands known municipally
as 2345 Alta Vista Drive, as shown in Document 1, be rezoned from I1A to I1A –
exception (I1A-[xxx]) , to add “special needs house, limited to ten residents”
in Column II of Part XV- Exceptions, and add a clause in Column IV of Part XV
that states: “no minimum separation area applies from the special needs house to any
other special needs house”.
2) Council-approved Comprehensive Zoning
By-law
No change necessary,
as exception [1485], as appears in the City Council-approved Comprehensive
Zoning By-law, applies to the same lands zoned I1A which permits up to ten
residents in a group home, and provides the same relief from the minimum
separation area as noted in 1) above.
DOCUMENT 3