4. ZONING - 119 LEN PURCELL DRIVE ZONAGE - 119,
promenade len purcell
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COMMITTEE RECOMMENDATION
That Council approve an amendment to the former Township of West Carleton Zoning By-Law to change the zoning of 119 Len Purcell Drive from RL-8 and RL-8-FP to RL-8 Exception Zone (RL-8(xX) and RL-8-FP(xX)) as shown in Document 1 and as detailed in Document 2.
Recommandation du comitÉ
Que le Conseil municipal approuve une modification
au Règlement de zonage de l’ancien Canton de West-Carleton afin de changer la
désignation de zonage du 119, promenade Len Purcell de RL-8 et RL-8-FP à zone
RL-8 assortie d’une exception (RL-8(xX) et
RL8—FP-(xX)), tel qu’il est indiqué dans le document 1 et expliqué en
détail dans le document 2.
Documentation
1.
Deputy
City Manager, Planning and Growth
Management report dated 5 May 2006 (ACS2006-PGM-APR-0072).
Report
to/Rapport au :
Agriculture and Rural Affairs Committee
Comité d’agriculture et des questions
rurales
and Council / et au Conseil
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 Agriculture and Rural Affairs
Committee recommend Council approve an amendment to the former Township of West
Carleton Zoning By-Law to change the zoning of 119 Len Purcell Drive from RL-8
and RL-8-FP to RL-8 Exception Zone (RL-8(xX) and RL-8-FP(xX)) as shown in
Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’agriculture et des questions rurales
recommande au Conseil d’approuver une modification au Règlement de zonage de
l’ancien Canton de West-Carleton afin de changer la désignation de zonage du
119, promenade Len Purcell de RL-8 et RL-8-FP à zone RL-8 assortie d’une
exception (RL-8(xX) et RL8—FP-(xX)),
tel qu’il est indiqué dans le document 1 et expliqué en détail dans le document
2.
BACKGROUND
The site, 119 Len Purcell Drive, in the Village of Constance Bay, is located on the north side of Len Purcell Drive between Baldwin Street and Bayview Drive.
The site is approximately 1110 square metres in area with 20 metres of frontage along Len Purcell Drive. There is an existing one-storey duplex with the second dwelling unit located in the basement. The owner is currently applying for a construction permit to rebuild the basement unit that was damaged by fire.
The surrounding area is low-density residential of single-detached homes. The Ottawa River is located to the east and Torbolton Forest to the west.
DISCUSSION
City Council Approved Official Plan
The City Council Approved Official Plan
designates the site as Village.
A wide range of housing
forms that meet the needs of the Village's population is encouraged in this
designation. The site is
designated as Residential in the Village Plan of Constance Bay on Schedule C in
Volume 2C of the City Council Approved Official Plan. The predominant use of
land within Villages shall be for single-detached, duplex, or semi-detached
residential dwellings. On
Schedule K, Environmental Constraints, the site is partially designated as
Flood Plain.
Former Regional Official Plan
The site is designated as Village in the former
Regional Official Plan. The intent of the Village designation is to provide
housing for rural families and retired farmers who wish to remain in the area
as well as for others who desire an opportunity to live in a community of a
size and character which is distinctly different from an urban or suburban
neighbourhood.
Former Township of West Carleton Official Plan
The subject land is designated as Village -
Residential in the former Township of West Carleton Official Plan. The
predominant use of land within Villages shall be for single-detached, duplex,
or semi-detached residential dwellings. The Zoning By-law shall regulate the
minimum residential lot size, but the minimum lot size for new lots for
single-family dwellings shall not be less than 1850 square metres unless piped
water or sewer services are provided.
Proposed Zoning By-Law Amendment
The site is currently zoned as RL-8 (Low Density Residential – Special Zone 8) and RL-8-FP. The owner is proposing to rezone the site to an RL-8 Exception Zone to add the permitted use of a duplex. The existing duplex is not considered a non-conforming use as it was not a permitted use in the preceding Torbolton By-law.
The Mississippi Valley Conservation Authority
raised concerns regarding periodic spring flooding and the Ottawa Septic System
Office (OSSO) requested a septic review to ensure that the site could support
the required septic requirements for a duplex. Only a small portion to the rear
of the property is within the floodplain. The existing residential dwelling is
not within the floodplain. The review on the existing septic system was denied
by OSSO; however, the owner applied for a new permit for a septic system that
has a capacity for two residential units and was granted approval on April 18,
2006.
The Department supports the Zoning By-law
Amendment as it supports the Village - Residential policies in the City Council
Approved Official Plan, the former Township of West Carleton Official Plan, and
the former Regional Official Plan. The rezoning would add the use of a
duplex, which would allow for the existing conditions to conform to the Zoning
By-law. The amendment would also set
the minimum lot area to 0.099 hectares (existing area outside the floodplain)
and the minimum lot frontage to 19.8 metres.
There will be no discernible impact on the
community, as the duplex has existed for at least 25 years without
incident. There are no plans to add an addition or change the appearance of the
house, only renovations to the basement residential unit. The Low Density
Residential Zone (RL) permits duplexes as well as Low Density Residential
Special Zone 10 (RL-10), which is located in Constance Bay. The minimum lot
area in RL-10 is 900 square metres, slightly smaller than the minimum lot area
in the proposed RL-8(xX) Zone.
ENVIRONMENTAL IMPLICATIONS
A small portion to the rear of the property is located within the floodplain. The existing home is outside of the floodplain area. The amendment will maintain the floodplain designation, except the area zoned RL-8-FP will be rezoned to RL-8 –FP(xX).
RURAL IMPLICATIONS
The rezoning of the subject properties to the special zone designations will not negatively impact the surrounding land uses.
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 received one email in
opposition to this application.
The local residents’ concern was the capacity
of the existing septic system and whether there would be construction of a second
dwelling on the small lot. The residents were notified that the owner applied
and was approved for a new septic permit for a duplex and that there would be
no new addition built, only reconstruction of the basement residential unit
that was damaged by fire.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS
TIMELINE STATUS
This application was not processed by the "On
Time Decision Date" established for the processing of Zoning By-Law
Amendment applications. The application was on hold for approximately two
months while the owner resolved septic system issues.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Details
of Recommended Zoning
DISPOSITION
Corporate Services Department, City Clerk's Branch to
notify the applicant/owner (Quentin and Kimberly Bell, 262 Fireside Drive,
Woodlawn, ON K0A 3M0), 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.
LOCATION MAP Document
1
DETAILS OF RECOMMENDED ZONING Document 2
The subject land at 119 Len Purcell Drive will be rezoned from RL-8 to RL-8(xX) and from RL-8-FP to RL-8-FP(xX), as shown on Document 1, including the following changes:
i. To add duplex as a permitted use
ii. The minimum lot area will be 0.099 hectares
iii. The minimum lot frontage will be 19.8 metres