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7. ZONING - 1294 walkley road |
Committee recommendation
That Council approve an amendment to the
former City of Ottawa Zoning By-Law, By-law No. 93-98, to change the zoning of
1294 Walkley Road from R1J, a Detached House Subzone, to R2D, a Semi‑Detached
House Subzone to permit the construction of a semi-detached house as shown in
Document 1.
Recommandation du Comité
Que le Conseil approuve une modification au règlement de zonage no
93-98 de l'ancienne Ville d'Ottawa visant à faire passer la désignation de
zonage de la propriété située au 1294, chemin Walkley, de R1J (sous-zone de
maisons individuelles) à R2D (sous-zone de maisons jumelées), de façon à
permettre la construction d'une maison jumelée, comme l'illustre le document 1.
For the information of
council
Committee Chair Hume read a statement required under the Planning Act, wherein he advised that anyone who intends to appeal this proposed Zoning By-Law Amendment to the Ontario Municipal Board (OMB), must either voice their objections at the public meeting, or submit their comments in writing prior to the amendment being adopted by City Council. Failure to do so could result in refusal/dismissal of the appeal by the OMB. No delegations were present.
Pour la gouverne du Conseil
Le conseiller Hume, président du Comité, a lu un énoncé en vertu de la Loi
sur l’aménagement du territoire, stipulant que quiconque souhaite
interjeter appel auprès de la Commission des affaires municipales de l’Ontario
(CAMO) de la modification proposée au Règlement de zonage doit exprimer ses
objections à la réunion publique ou soumettre ses commentaires par écrit avant
que la modification ne soit adoptée par le Conseil municipal, faute de quoi son
appel pourrait être rejeté par la CAMO. Aucune délégation n’était présente.
Documentation
1. Deputy City Manager's report (Planning
and Growth Management) dated
20 January 2006 (ACS2006-PGM-APR-0046).
Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
20 January 2006 / le 20 janvier 2006
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 : |
REPORT RECOMMENDATION
That the Planning and Environment
Committee recommend Council approve an amendment to the former City of Ottawa
Zoning By-Law, By-law No. 93-98, to change the zoning of 1294 Walkley Road from
R1J, a Detached House Subzone, to R2D, a Semi‑Detached House Subzone to
permit the construction of a semi-detached house as shown in Document 1.
RECOMMANDATION DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement
recommande au Conseil d'approuver une modification au règlement de zonage no
93-98 de l'ancienne Ville d'Ottawa visant à faire passer la désignation de
zonage de la propriété située au 1294, chemin Walkley, de R1J (sous-zone de
maisons individuelles) à R2D (sous-zone de maisons jumelées), de façon à
permettre la construction d'une maison jumelée, comme l'illustre le document 1.
BACKGROUND
The subject property has a lot area of 367.3 square metres, with 13.71 metres of frontage along the south side of Walkley Road. The property is vacant, and is currently zoned R1J, which is a Detached House subzone. The lands immediately adjacent to the east, west, and south share the R1J zoning and are developed with detached houses. The Jim Durrell Recreation Complex is across the street on the north side of Walkley Road. This property is zoned L3, a Community Leisure Zone. There are higher density residential zones (R2A, R2D) to the east and west of the property, which contain semi-detached dwellings.
The Applicant proposes to develop
the property with a semi-detached house (two units). In order to meet the minimum lot width and lot area requirements
of the R2 zone, which is the Semi‑Detached House Zone, the Applicant has
requested that the property be rezoned to the R2D subzone. This subzone requires a minimum lot area of
180 m2, and a minimum lot width of 6 m, for each of the proposed semi-detached
dwellings.
DISCUSSION
CITY COUNCIL APPROVED OFFICIAL PLAN
The subject property is designated General Urban Area on Schedule B Urban
Policy Plan of the City Council Approved Official Plan (OP). The General Urban Area designation permits
the development of a wide range and choice of housing types to meet the needs
of all ages, incomes and life circumstances, in combination with conveniently
located employment, service, cultural, leisure, entertainment and institutional
uses. The non-residential uses that are
permitted in areas under this designation are aimed at satisfying the local,
everyday needs of the residents, and direct those uses that also serve wider
parts of the city to the edges of neighbourhoods on higher-order roads, where
the needs of these land uses (such as car and truck access, and parking) can be
more easily met, and impacts controlled.
The proposed development is consistent with the General Urban Area
policies.
The City Council Approved Official Plan encourages infill development that is compatible with its surroundings. Under the Official Plan policies, the fit of an infill project into a community is determined by the nature of the surrounding area and the details of the design of the development. The Official Plan indicates that a modest increase in density can be accommodated in an infill project by incorporating the common characteristics of the setting into the design of the new development. The height, the setback from the street, and the distance between buildings are the most obvious and common characteristics that can be controlled through zoning to fit new development into its surroundings.
The subject property is located on Walkley Road, east of Bank Street, in an area that is experiencing a gradual increase in density through a number of development applications and projects. Semi-detached houses recently have been built within 100 metres of the subject property, both to the east and the west. The proposed increase in density can be accommodated on the site with a minimal impact on the surrounding neighbourhood. Parking will be accommodated on-site, and no measurable increase in traffic is expected.
The intensification policies of the OP support increased residential development at locations that are close to transit, with easy access to commercial and other services. The subject property is located in proximity to commercial and retail services, and is well served by public transit, with regular and rush hour routes along both Walkley Road and Bank Street. Based on a review of the applicable policies, the proposed zoning amendment is considered to satisfy the intent of the City Council Approved Official Plan.
FORMER
REGION OF OTTAWA-CARLETON OFFICIAL PLAN
The Official
Plan of the former Region designates the subject property as General Urban Area. Lands designated General Urban Area are
intended to be used primarily for residential purposes, and for supportive
shopping, service and community facilities.
The proposal to amend the zoning designation of the subject property to
permit the construction of a semi-detached house conforms to the General Urban
Area Designation. The proposed rezoning
is also consistent with the Regional Development Strategy provisions that
support sensitive intensification inside the Greenbelt.
FORMER CITY OF OTTAWA OFFICIAL
PLAN
The Official Plan of the former City of Ottawa
designates the subject property and surrounding neighbourhood as Residential
Area. Lands designated Residential Area are intended to be used
predominantly for residential purposes with provision of a full range of
dwelling types.
The intensification policies of the Official Plan
require that proposals be reviewed to ensure, among other things, that they
have regard to the height and massing of adjacent buildings, that the setbacks
of new buildings approximate the established pattern on the street, that new
buildings are physically oriented in a manner similar to existing buildings on
the street, that outdoor amenity space is provided, and that adequate parking
is provided. These factors have all
been considered, and it is the opinion of the Department that the proposed
development is appropriate.
Given the location of the subject property along an arterial road, its proximity to commercial uses and public transit, and the compatibility of the proposed development with the surrounding development, the proposal to rezone 1294 Walkley Road to allow the construction of a semi‑detached house meets the objectives set forth in the former City of Ottawa Official Plan.
In summary, the proposal to change the zoning
to permit the development a semi-detached house at 1294 Walkley Road is
consistent with the policies of the former City of Ottawa and Regional Official
Plans, as well as with the policies of the City Council Approved Official
Plan. Therefore, the requested Zoning
By-law amendment is recommended for approval.
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. The City did not receive any negative comments or opposition to this application.
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
Map
Document 2 Explanatory Note
DISPOSITION
Corporate Services Department, City
Clerk's Branch to notify the owner (Debasish Guin, 43 Glenhaven Private,
Ottawa, ON K1V 2B2),
Signs.ca, 866 Campbell Avenue, Ottawa, ON, 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 Number amends Zoning By-law, 1998 of the
former City of Ottawa. The amendment affects
the property at 1294 Walkley Road, as shown on the attached Location Map.
The
application is to amend the zoning of the subject property from an R1J zone to
an RD2 zone. The current zoning is a
Detached House subzone permiting a limited range of residential uses, including
detached house, diplomatic mission, and special needs house accommodating up to
8 residents. The proposed rezoning, to
a Semi-Detached House subzone, will permit the construction of a semi-detached
house, duplex house or linked-detached house.
The Applicant intends to build a semi-detached house, and has provided
plans with his application.
For
further information regarding the zoning amendment, please contact Krista
Burgess at 580-2424 extension 27893, or krista.burgess@ottawa.ca.