5. ZONING - 2660 DON STREET ZONAGE - 2660, RUE DON |
COMMITTEE RECOMMENDATION
That
Council approve an amendment to the former City of Ottawa Zoning By-law 1998 to
add an exception to the R2A - Semi-Detached House Zone applying to 2660 Don
Street to allow a triplex house.
RECOMMANDATION DU COMITÉ
Que le approuve
une modification au règlement municipal de zonage de 1998 de l'ancienne Ville
d'Ottawa afin d'ajouter une exception à la zone R2A, zone d'habitations
jumelées, qui s'applique au 2660, rue Don et qui permettra la construction d'un
triplex.
Documentation
1. Development Services Department General Manager’s report dated 29 October 2003 (ACS2003-DEV-APR-0237).
2. An
Extract of Draft Minutes, 13 November 2003, will be distributed prior to
Council’s meeting of 19 November 2003.
Report to/Rapport
au :
Planning
and Development Committee
Comité de l'urbanisme et de l'aménagement
and Council / et au Conseil
298 October 2003 / le 298 octobre 2003
Submitted by/Soumis par : Ned Lathrop, General
Manager/Directeur général,
Development Services/Services d'aménagement
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
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REPORT
RECOMMENDATION
That the Planning and
Development Committee recommend Council approve an amendment to the former City
of Ottawa Zoning By-law 1998 to add an exception to the R2A - Semi-Detached
House Zone applying to 2660 Don Street to allow a triplex house.
RECOMMANDATION DU RAPPORT
Que le Comité de
l'urbanisme et de l'aménagement recommande au Conseil municipal d'approuver une
modification au règlement municipal de zonage de 1998 de l'ancienne Ville
d'Ottawa afin d'ajouter une exception à la zone R2A, zone d'habitations
jumelées, qui s'applique au 2660, rue Don et qui permettra la construction d'un
triplex.
BACKGROUND
The subject property, 2660
Don Street, is located on the south side of Don Street, just west of Poulin
Avenue and south of Regina Street. The
site is occupied by a two unit, 2.5 storey brick and stucco duplex house. The property has an irregular shaped paved
parking lot which is approximately 8.5 metres wide and 15 metres deep.
Purpose of Zoning Amendment
The purpose of the proposal
is to allow for a third dwelling unit within the existing building.
Existing Zoning
The site is currently zoned
R2A - Semi-Detached House Zone.
Permitted uses in this zone include detached house, linked-detached
house and duplex house. The 'A' suffix represents a Subzone that stipulates a
minimum lot width and lot area for this use.
Proposed Zoning
The proposed amendment for
the property is to add an exception to the R2A Zone to allow triplex house as a
permitted use on this site. Permitted
uses in this zone would continue to include detached house, semi-detached
house, and duplex house.
Parking and Loading
Provisions of the former City of Ottawa Zoning By-Law direct that for this
area, a triplex dwelling requires one parking space per unit. The site currently has an irreguar shaped
parking lot that provides for approximately seven spaces, three of which have
their own entrance. The minimum three
parking spaces required for a triplex house therefore can be provided for
on-site.
DISCUSSION
Council Approved Official
Plan
The site is designated
General Urban Area in the City Council Approved Official Plan.
Section 3.5.1 of the
Official Plan supports intensification and infill development within the
General Urban Area in a manner that enhances and compliments the desirable characteristics
and ensures the long-term viability of existing communities. The Official Plan stipulates that infill
development must be accomplished in a manner such that the new development is
compatible with the surrounding neighbourhood.
The subject property is situated within a neighbourhood that consists of
similar residential buildings as those proposed by this application; the
additional unit is compatible with the main dwelling and the surrounding land
uses. The proposed request for a zoning
to permit a triplex dwelling is compatible with development in the area and
supports the intention and guidelines of the City Council Approved Official
Plan.
Former Region of
Ottawa-Carleton Official Plan
The site is designated
General Urban Area in the former Region's Official Plan. Section 2.3.1 of this plan states that an
objective of the Regional Development Strategy is to encourage denser, more
compact and more balanced development.
Policy 2.5.1 directs Council to support Zoning By-laws for higher-density
residential uses where appropriate throughout the urban area. The proposed change in zoning for the
subject property is congruent with this policy.
Policy 2.5.6 directs Council
to be respectful of the characteristics of established communities when
rezoning lands. The requested zoning to
allow a third dwelling unit to be established within an existing building will
not result in any physical changes to the community and therefore respects the
existing characteristics of the area.
Former City of Ottawa
Official Plan
The former City of Ottawa
Official Plan outlines in its Guiding Principles (Section 2.3.3) that more
physically concentrated communities are essential to the achievement of the
City's policies and guidelines on Environmentally Sustainable Urban Development
and that the increased density must be manifested in a sensitive manner. The type of infill development and increased
density as requested for the property through the zoning amendment is consistent
with the policies and guidelines found in the former City of Ottawa Official
Plan.
Conclusions
The approval of this Zoning
By-law amendment is consistent with the objectives of Council supporting
residential intensification opportunities where they can be easily integrated
into the adjacent existing community.
It also provides for an increase in the supply of affordable housing in
an existing area where there is good access to public transit and other
services in the vicinity of the proposed development.
CONSULTATION
Notice of this application
was carried out in accordance with the City's Public Notification and
Consultation Policy. An information sign was posted on-site indicating the
nature of the application and a mail out circulation was provided to interested
community groups.
The Britannia Village
Community Association and 15 residents indicated opposition to the proposed
amendment. Reasons for opposition
include concerns related to parking, changes to the neighbourhood character and
safety for schoolchildren. Document 4
provides details on the comments received.
The Ward Councillor is aware
of the application.
FINANCIAL IMPLICATIONS
N/A
APPLICATION PROCESS TIMELINE STATUS
The application was not
processed within the timeframe established for the processing of Zoning By-Law
amendments due the heavy volume of work experienced during the time that the
application was processed.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Explanatory Note
Document 3 Details of Recommended Zoning
Document 4 Consultation Details
DISPOSITION
Department of Corporate
Services, Secretariate Services to notify the applicant, Seyfullah Elevli, 2660
Don Street, Ottawa, ON, K2B 6Y3, All Signs, 8692 Russell Road, Navan, ON, K4B
1J1, and the Program Manager, Assessment, Department of Corporate Services, of
City Council's decision.
Development Services
Department to prepare & forward the implementing by-law to the Legal
Services Branch and undertake the required Planning Act notification.
Department of Corporate
Services, Legal Services Branch to forward the implementing by-law to City
Council.
LOCATION MAP Document
1
EXPLANATORY NOTE Document
2
By-law
Number 2003-X amends Zoning By-law 1998 of the former City of Ottawa. The amendment affects the property at 2660
Don Street within the former City of Ottawa.
The subject site is located on the south side of Don Street, just east
of Poulin Avenue and south of Regina Street, as shown on the attached Location
Map. The site is surrounded by
low-density residential uses including semi-detached houses and duplex houses.
Purpose
of Zoning Amendment
The
purpose of the proposal is to allow for a third dwelling unit within the
existing building.
Existing
Zoning
The
site is currently zoned R2A - Semi-Detached House Zone. Permitted uses in this zone include detached
house, linked-detached house and duplex house. The 'A' suffix represents a
Subzone that stipulates a minimum lot width and lot area for the permitted
uses.
Proposed
Zoning
The
proposed amendment for the property is to add an exception to the R2A Zone to
allow triplex house as a permitted use on this site. Permitted uses in this zone would continue to include detached
house, semi-detached house, and duplex house.
Should
you have any questions regarding the amendment please contact Marc-Antoine
Brodeur at 580-2424 ext. 28439.
DETAILS OF
RECOMMENDED ZONING Document
3
The following
zoning change will be made to the property shown on Document 3:
1) Create an
exception to the R2A Zone to add a triplex house as a permitted use.
CONSULTATION DETAILS Document
4
Notice of this application
was carried out in accordance with the City's Public Notification and
Consultation Policy. An information sign was posted on-site indicating the
nature of the application and a mail out circulation was provided to interested
community groups.
Responses were received as a
result of the notification along with a petition bearing 15 signatures of
residents along Don Street. All
respondents objected to the proposed Zoning By-law amendment. Also, the community association provided a
comment in opposition to the application.
The Ward Councillor is aware
of the application.
PUBLIC COMMENTS
Comments and objections to the proposed By-law amendment cited concerns
in respect to parking, changes to the neighbourhood character and safety for
schoolchildren. These points are
discussed below.
SUMMARY
OF PUBLIC INPUT
1. Concern was expressed by one respondent about the adequacy of visitor parking.
Response: There are no requirements in the former City
of Ottawa Zoning By-law to provide visitor parking for triplex homes.
2. Concern was expressed through a
petition signed by 15 residents that approval of the proposed by-law amendment
could set a precedent for further intensification to properties on Don Street,
which would create crowded and unpleasant conditions for the current residents.
Response: The zoning amendment is site specific and allows for only one
additional dwelling unit. The addition
of one dwelling unit within an existing building does not significantly change
or negatively affect an existing neighbourhood or result in overcrowding.
3. Concern was raised by one respondent
about the safety of school children that use the street. Specifically the concern related to
increased parking demand and how this would cause a safety hazard for children.
Response: It is not expected that there will be
increased vehicular parking along Don Street as a result of one additional
unit. The required parking spaces for a
triplex home will be accommodated on site.
COUNCILLOR’S
COMMENTS
The
Ward Councillor is aware of this rezoning application.
COMMUNITY ORGANIZATION COMMENTS
The Britannia Village Community Association does not recommend the
Zoning By-law amendment due to lack of parking spaces.
Response: A site visit has
confirmed that the site currently provides the minimum required number of
parking spaces for a triplex home.