4. ZONING - 119 LEN PURCELL DRIVE
ZONAGE - 119, promenade len purcell
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.
1. Deputy City Manager, Planning and Growth Management report dated 5 May 2006 (ACS2006-PGM-APR-0072).
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.
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.
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.
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).
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.
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.
Document 1 Location Map
Document 2 Details of Recommended Zoning
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.
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