2. ZONING - 1654 BELCOURT
BOULEVARD AND 1547 VERCHÈRE STREET ZONAGE
- 1654, BOULEVARD BELCOURT ET 1547, RUE VERCHÈRE |
Committee recommendationS
(This
application is not subject to Bill 51)
That
Council:
1. Approve an amendment to the New
Comprehensive Zoning By-law to change the zoning of the easterly part of 1654
Belcourt Boulevard from Residential First Density Subzone W (R1W) to
Residential First Density Zone W - Exception X (R1W - X) and to change the
zoning of the westerly part of 1654 Belcourt Boulevard, also known as 1547
Verchere Street, from Residential First Density Subzone W (R1W) to Residential
Second Density Zone A (R2A), as shown in Document 1 and detailed in Document 2;
and
2. Approve an amendment to the former City
of Gloucester Zoning By-law to change the zoning of the easterly part of 1654
Belcourt Boulevard from Residential, Single Dwelling Zone (Rs 1) to
Residential, Single Dwelling Zone - Exception X (Rs 1 - X) and to change the
zoning of the westerly part of 1654 Belcourt Boulevard, also known as 1547
Verchere Street, from Residential, Single Dwelling Zone (Rs 1) to Residential,
Double Dwelling Zone (Rd 1), as shown in Document 1 and detailed in Document 2.
For the Information of Council
That Planning and Environment Committee direct
Planning staff to request that the Committee of Adjustment impose a condition
on the consent application to require a front brick façade for the new
semi-detached building.
RecommandationS du Comité
(Cette demande n’est pas
assujettie au Règlement 51)
Que le Conseil :
1. approuve une modification au nouveau
Règlement de zonage général visant à faire passer la désignation de zonage de
la partie est de la propriété située au 1654, boulevard Belcourt, de
« sous-zone résidentielle de densité Un W » (R1W) à « zone
résidentielle de densité Un W - Exception X (R1W - X), et à faire passer la
désignation de zonage de la partie ouest de la propriété située au 1654,
boulevard Belcourt, également connue comme le 1547, rue Verchère, de « sous-zone
résidentielle de densité Un W » (R1W) à « zone résidentielle de
densité Deux A (R2A), comme l’illustre le document 1 et le précise le document
2; et
2. approuve une modification au Règlement
de zonage de l’ancienne Ville de Gloucester visant à faire passer la désignation
de zonage de la partie est de la propriété située au 1654, boulevard Belcourt,
de « zone résidentielle, habitation individuelle » (Rs 1) à
« zone résidentielle, habitation individuelle - Exception X » (Rs 1 -
X) et à faire passer la désignation de zonage de la partie ouest de la
propriété située au 1654, boulevard Belcourt, également connue comme le 1547,
rue Verchère, de « zone résidentielle, habitation individuelle » (Rs
1) à « zone résidentielle, habitation double » (Rd 1), comme
l’illustre le document 1 et le précise le document 2.
Pour
la gouverne du Conseil
Que le Comité de l’urbanisme et de
l’environnement enjoigne le personnel d’Urbanisme de demander au Comité de
dérogation d’imposer une condition à la demande d’autorisation en vue d’exiger
une façade avant en briques pour la nouvelle habitation jumelée.
Documentation
1.
Deputy
City Manager, Planning, Transit and the Environment report dated 18 June 2008
(ACS2008-PTE-PLA-0013).
2. Extract of Draft Minutes, 18 August 2008.
3. Extract of Minutes, 8 July 2008.
Report to/Rapport au :
Planning and Environment
Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
June 18, 2008 / le 18 juin 2008
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager
Directrice municipale adjointe
Planning, Transit and the Environment
Urbanisme, Transport en commun et Environnement
Contact Person/Personne ressource : Karen Currie,
Manager / Gestionnaire, Development Approvals / Approbation des demandes
d'aménagement, Planning Branch/ Direction de l'urbanisme
(613) 580-2424, 28310 Karen.Currie@ottawa.ca
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SUBJECT: |
ZONING - 1654 Belcourt boulevard and
1547 VerchÈre street (D02-02-06-0154) |
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OBJET : |
REPORT RECOMMENDATIONS
That the
Planning and Environment Committee recommend Council:
1.
Approve
an amendment to the New Comprehensive Zoning By-law to change the zoning of the
easterly part of 1654 Belcourt Boulevard from Residential First Density Subzone
W (R1W) to Residential First Density Zone W - Exception X (R1W - X) and to
change the zoning of the westerly part of 1654 Belcourt Boulevard, also known
as 1547 Verchere Street, from Residential First Density Subzone W (R1W) to
Residential Second Density Zone A (R2A), as shown in Document 1 and detailed in
Document 2; and
2.
Approve an amendment to the former City of Gloucester Zoning By-law
to change the zoning of the easterly part of 1654 Belcourt Boulevard from
Residential, Single Dwelling Zone (Rs 1) to Residential, Single Dwelling Zone -
Exception X (Rs 1 - X) and to change the zoning of the westerly part of 1654
Belcourt Boulevard, also known as 1547 Verchere Street, from Residential,
Single Dwelling Zone (Rs 1) to Residential, Double Dwelling Zone (Rd 1), as
shown in Document 1 and detailed in Document 2.
RECOMMANDATIONS DU RAPPORT
Que le Comité de l'urbanisme et de
l'environnement recommande au Conseil
1. d’approuver
une modification au nouveau Règlement de zonage général visant à faire passer
la désignation de zonage de la partie est de la propriété située au 1654, boulevard
Belcourt, de « sous-zone résidentielle de densité Un W » (R1W) à
« zone résidentielle de densité Un W - Exception X (R1W - X), et à faire
passer la désignation de zonage de la partie ouest de la propriété située au
1654, boulevard Belcourt, également connue comme le 1547, rue Verchère, de
« sous-zone résidentielle de densité Un W » (R1W) à « zone
résidentielle de densité Deux A (R2A), comme l’illustre le document 1 et le
précise le document 2; et
2. d’approuver
une modification au Règlement de zonage de l’ancienne Ville de Gloucester
visant à faire passer la désignation de zonage de la partie est de la propriété
située au 1654, boulevard Belcourt, de « zone résidentielle, habitation
individuelle » (Rs 1) à « zone résidentielle, habitation individuelle
- Exception X » (Rs 1 - X) et à faire passer la désignation de zonage de
la partie ouest de la propriété située au 1654, boulevard Belcourt, également
connue comme le 1547, rue Verchère, de « zone résidentielle, habitation
individuelle » (Rs 1) à « zone résidentielle, habitation
double » (Rd 1), comme l’illustre le document 1 et le précise le
document 2.
BACKGROUND
This application affects 1654 Belcourt Boulevard and 1547 Verchere Street. The subject land, which is a through lot, is located south of Sunview Drive and north of Innes Road. The easterly part of 1654 Belcourt Boulevard is surrounded primarily by residential uses. Along Belcourt Boulevard there is a mixture of housing types ranging from single-family dwellings to duplexes. Verchere Street, on the other hand, is predominated by single-family residences. To the northwest of the subject land, at the end of Verchere Street's turning circle, two elementary schools, École élémentaire catholique Saint‑Joseph d'Orléans and École élémentaire catholique La Source, as well as two daycares exist. The subject land is approximately 2545 square metres and has approximately 30 metres of frontage on Belcourt Boulevard and 30 metres frontage on Verchere Street. The subject land currently has a residential building that fronts onto Belcourt Boulevard. This residential building contains four residential units, is a non-conforming use, and has been in existence for approximately 20 years.
According to the former City of Gloucester Zoning By-law, 1654 Belcourt Boulevard is presently zoned Residential, Single Dwelling Zone (Rs 1). This zoning permits a single dwelling on a minimum lot area of 300 square metres and a minimum lot frontage of nine metres.
Purpose
of Zoning Amendment
The purpose of the subject application is to amend the former City of Gloucester Zoning By-law to regularize the existing four-unit residential building on a part of 1654 Belcourt Boulevard. At the same time, due to a consent condition, the vacant westerly part of 1654 Belcourt Boulevard that fronts onto Verchere Street, is to be rezoned to permit a semi-detached dwelling use, as shown in Document 1. The applicants would also like the intent of this zoning proposal reflected in the New Comprehensive Zoning By-law.
DISCUSSION
According to the Official Plan, the subject land is designated “General Urban Area”. This designation promotes the development of a full 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. It further promotes mixed-use communities that are diverse and adaptable to changing needs. The primary land use in this designation is intended to be residential, however other ancillary commercial and institutional uses may also be permitted subject to criteria.
The policies of the Official Plan support the proposal, as it is an urban infill occurring within the Urban Area on existing municipal services. It will also diversify the stock within the housing market and offer different choices for the changing needs of the community.
The zoning being proposed for the part that contains the existing residential building is an Rs 1 – Exception X zone. This exception will regularize the use and permit it to remain for as long as the existing building remains. Once the uses of the building are interrupted or terminated, or the building is demolished, the permitted main uses of the Rs 1 zone will take effect; that is, the zone will revert back to permitting a single-detached use and any other uses permitted under all zones. The exception clause will regularize the existing situation by permitting the continuance of the residential building’s use. It will also allow for repair and reconstruction provided the site and building continue to comply with the approved Site Plan. Reconstruction will be allowed if the damage or destruction is accidental or not intentional.
From the exterior, the residential building appears to be a single-detached dwelling. The building appears to meet all the basic design elements that are employed by single detached residential dwellings, with appropriate green landscaping, front and side yard delineations and appropriate spaces for parking. This use has existed for approximately 20 years, without community opposition, and has not taxed the existing infrastructure capacities of the area.
The Zoning By-law amendment proposal for the part of 1654 Belcourt Boulevard with the existing building is considered appropriate in this case.
The westerly part of the subject land that fronts onto Verchere Street is considered surplus to the existing four‑unit residential building’s needs and is considered as prime lands for urban infill. Accordingly, the owners have sought a severance to create a new lot on which they wish to build a semi-detached dwelling.
To permit a semi-detached dwelling, the zoning being proposed for the vacant part that fronts onto Verchere Street is the Rd 1 zone. This zone will permit a single dwelling, a duplex dwelling, or a semi-detached dwelling. The minimum lot area is 300 square meters and the minimum lot frontage per dwelling unit is nine meters.
The Zoning By-law amendment proposal for the westerly part of the subject land where a proposed semi-detached dwelling use is being proposed is also considered appropriate for this particular case. Even though the dominant use and character along Verchere Street is single-detached, the part being rezoned to permit a semi-detached use is at the border of the single-detached neighbourhood and where institutional uses start. The proposed use promotes the Official Plan policies for residential infill, intensification, and development of a full range and choice of housing types that will be adaptable to the diverse and changing needs of the community.
The proposed use can be developed in a way that will provide for all associated parking, even if accessory apartments are proposed. Parking can be accommodated within the yards proposed while still respecting the community’s residential character and neighbourhood's Single-Detached design theme. Also the proposed use will not burden the existing water, sewer and stormwater capacities of the neighbourhood.
There has been some
opposition from the public. The
majority of the opposition has been to the rezoning to permit a semi-detached
use on Verchere Street. Four individuals submitted letters/electronic mail
regarding the rezoning along Verchere Street.
The main concerns raised by the four respondents were: increased
traffic; reduced security for neighbourhood kids, increased noise level, reduced
quality of life, noise pollution, and a depreciation of average house value
within the neighbourhood. These issues
are discussed in Document 3.
New Comprehensive Zoning By-law
It is anticipated
that the New Comprehensive Zoning By-law will be passed by City Council on June
25, 2008. The New Comprehensive Zoning
By-law has 1654 Belcourt Boulevard zoned Residential First Density Zone W
(R1W). The permitted main use is a
single-detached dwelling on a minimum lot area and frontage of 240 square
metres and nine metres, respectively.
In order to ensure
that the intent of this Zoning Amendment is reflected in the New Comprehensive
Zoning By-law and that the subject lands will continue to meet the new zoning,
it is recommended that:
1. The easterly part of the lands known as 1654 Belcourt Boulevard be rezoned from R1W to R1W – Exception X to regularize the existing four-unit residential building, as approved under Site Plan D07-12-06-0259; and
2. The westerly part of the lands known as 1654 Belcourt Boulevard/1547 Verchere Street be rezoned from R1W to Residential Second Density Zone A (R2A).
The R1W – Exception X Zone will regularize the existing use and permit it to remain for as long as the existing building remains.
Once the uses of the building are interrupted or terminated, or the building is demolished, the permitted main uses of the R1W zone will take effect; that is, the zone will revert back to permitting a detached dwelling use. It will also allow for repair/reconstruction provided the site and building continue to comply with the approved Site Plan under Site Plan D07-12-06-0259. Reconstruction of the existing building will only be considered if there was accidental or unintentional damage or destruction.
The R2A Zone’s intent is to restrict the building form to a residential single-detached, semi-detached and/or duplex typology in areas designated as General Urban Area in the Official Plan. Another intent is to regulate development in a manner compatible with the existing land use patterns so that the dominant low density character of the neighbourhood is maintained or enhanced. The permitted main uses under an R2A Zone are a detached residential dwelling, a semi-detached dwelling, a duplex, or a linked detached dwelling. The minimum lot area and frontage permitted under an R2A Zone for a semi-detached dwelling are 315 square metres and 10.5 metres, respectively.
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.
Detailed responses to the notification/circulation
are provided in Document 3.
APPLICATION PROCESS TIMELINE
STATUS
The application was not processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments due to the complexity of the issues associated with community opposition.
SUPPORTING DOCUMENTATION
Document 1 Location
Map
Document 2 Details of Recommended Zoning
Document 3 Consultation
Details
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner, Louise Aubin and Hubert Girouard, 1-1654 Belcourt Boulevard., Ottawa ON K1C 1M4, applicant, Hubert Girouard, 1‑1654 Belcourt Boulevard., Ottawa ON K1C 1M4, OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5, 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.
LOCATION MAP DOCUMENT 1
DETAILS OF RECOMMENDED ZONING DOCUMENT 2
Proposed Changes to By-law 333 of 1999
The easterly part of the property at 1654 Belcourt Boulevard is to be rezoned from “Residential, Single Dwelling” (Rs 1) under the current Zoning By-law to “Residential, Single Dwelling with an Exception: (Rs 1 – (X)), as shown in Document 1. The exception will permit the existing four-unit residential building, as approved under Site Plan D07-12-06-0259.
The lands zoned Rs 1 (X) are subject to the following:
- Additional Permitted Use: Existing four-unit residential building, as approved under Site Plan D07-12-06-0259.
- Once the uses of the building are interrupted or terminated, or the building is demolished, the zoning provisions of the Rs 1 Zone will take effect.
- Reconstruction will be allowed only if there was accidental or unintentional damage or destruction. The reconstruction will have to comply with the approved Site Plan under D07-12-06-0259.
The westerly part of the property at 1654 Belcourt Boulevard/1547 Verchere Street, is to be rezoned from “Residential, Single Dwelling” (Rs 1) under the current Zoning By-law to “Residential, Double Dwelling” (Rd 1).
Proposed Changes to new Comprehensive Zoning By-law
A part of the property at 1654 Belcourt Boulevard, also known as 1547 Verchere Street, is to be rezoned from “Residential First Density Zone W” (R1W) to “Residential First Density Zone W – Exception X” (R1W – X), as shown in Document 1. The exception will permit the existing four‑unit residential building, as approved under Site Plan D07-12-06-0259.
The lands zoned R1W- X are subject to the following:
- Additional Permitted Use: - Existing four-unit residential building, as approved under Site Plan D07-12-06-0259.
- Once the uses of the building are interrupted or terminated, or the building is demolished, the zoning provisions of the R1W Zone will take effect.
- Reconstruction will be allowed only if there was accidental or unintentional damage or destruction. The reconstruction will have to comply with the approved Site Plan under D07-12-06-0259.
The westerly part of the property at 1654 Belcourt Boulevard/1547 Verchere Street, is to be rezoned from “Residential First Density Subzone W” (R1W) to Residential Second Density Zone A (R2A), as shown in Document 1.
CONSULTATION DETAILS DOCUMENT
3
NOTIFICATION AND CONSULTATION PROCESS
Notification and public
consultation was undertaken in accordance with the Public Notification and
Consultation Policy approved by City Council for Zoning By-law Amendments.
SUMMARY OF PUBLIC
INPUT
One respondent wrote
in voicing concern that by rezoning the part containing the existing four‑unit
residential building would allow a use to continue into perpetuity. This use would conflict with the
single-detached residential character on Belcourt Boulevard. The same respondent also suggested that by
supporting this rezoning for a multi‑use residential would open up the
door for other existing non-conforming uses within the Belcourt Boulevard area
to be regularized.
Four other
individuals submitted letters/electronic mail regarding the rezoning of the
part along Verchere Street. The main
concerns were:
·
At the end of
Verchere Street there are two schools and two daycares. The Catholic elementary school, La Source
does not have a loading/unloading zone and creates a congestion area along the
turning circle. Residential units along
this expanse will exacerbate an existing conflict spot and possibly cause harm
to pedestrians, including school children walking to and from the school site.
·
The turning
circle is currently used as a play area for the neighbourhood children and adds
to the quality of life of the neighbourhood.
·
This proposal
will evolve into the opening of Belcourt Boulevard to once again allow trucking
to this routing.
·
The prospect of
large trucks coming in to Verchere Street and the prospect of an increase in
traffic causes anxiety, as it will decrease the quality of living currently
enjoyed by residents and their children.
·
This proposal
will change the low-density nature of the neighbourhood.
- If four families are allowed to dwell where one family had, this will increase the noise pollution, air pollution and also increase the need for schools and stores in this area.
- Anything other than a single-detached dwelling will reduce the value of the existing homes along Verchere Street.
Response:
Staff agrees that it
is inappropriate for the existing four-unit residential building to be allowed
into perpetuity. Instead, once the uses
of the building are interrupted or terminated, or the building is demolished,
the dominant zone, that of the Single, Dwelling Zone will revert back into
place.
The addition of two
residential units, with the possibility of an accessory apartment per each
principal unit, will not alter the existing traffic of Verchere Street or
create further confusion with the abutting institutional loading/unloading
zone. Designated areas exist for
parking, loading and unloading on the
institutional site. Furthermore, the
Conseil des écoles catholiques de langue française du Centre-Est (CECLFCE) has
reviewed the proposal for a semi-detached residential dwelling at the rear of
1654 Belcourt Boulevard and has indicated that the proposal will not add
substantial vehicular traffic to the turning circle. Based on CECLFCE’s analysis, as well as that of the Department,
the proposal will have minimal impact on the CECLFCE's La Source School
located adjacent to the site.
The introduction of
a semi-detached residential dwelling will not alter the noise levels of the
area or breach the capacity of schools and commercial uses for the area. Air pollution will also not be altered due
to the introduction of potentially four to six cars associated to the proposed
semi-detached residential dwelling use.
Even though there are four to six cars associated to the proposed
semi-detached residential dwelling use, it will access the turning circle via
one driveway. Turning circles generally
have less traffic, but a turning circle is technically part of a street and as
such, its primary aim is to be utilized as a means for the movement of
vehicles. The City does not have any
plans to open up Verchere Street for a truck route. The low-density nature of Verchere Street will be maintained even
with the introduction of one semi-detached dwelling use on the street.
The site is
sufficiently large enough to accommodate the semi-detached use and respect all
provisions of the Residential, Double Dwelling Zone (Rd 1). The single-detached design theme can be
maintained on this property, with the exception of two principal entrances
being visible from the Verchere Street frontage. Based on the conceptual plans provided by the property owners,
views from the frontage will show the lot accommodating one driveway to service
both semi-detached units. The
conceptual plan also indicates that all parking generated by the two principal
uses, and potentially from any accessory uses, can be accommodated within the
side yards of the property, thereby opening up the front area to have a
sufficiently large front yard. Furthermore, there will be no noticeable
increase in noise levels due to the introduction of two principal residential
units via a semi-detached dwelling.
The development proposal will blend in with the single-detached
residential character presented further along Verchere Street.
COUNCILLOR’S COMMENTS
The Councillor is aware of the application and has not provided final comments. He has reserved his comments until a Public Information Session is conducted. The Councillor has requested a Public Information Session however this has not been scheduled at this time. Staff understands that the Councillor would like to meet with his constituents. Any additional issues raised during this meeting can be brought to Planning and Environment Committee’s attention at the time of the Committee meeting.
COMMUNITY ORGANIZATION COMMENTS
Community organizations were circulated but did not provide any comments.
TECHNICAL AGENCY COMMENTS
The CECLFCE has
reviewed the proposal to create a new residential lot for a semi-detached
building on the westerly part of 1654 Belcourt Boulevard. They have determined that the addition of a
semi-detached use onto the turning circle will have minimal impact on their
school, La Source, as well as the two existing daycares.
One request from
CECLFCE pertains to existing drainage problems that they would like rectified
along the southeast border of its school site. CECLFCE have received complaints
from abutting property owners regarding the drainage problems that have
occurred as a result of changes made to the existing drainage ditch by other
abutting property owners. The existing
drainage ditch leads to a catch basin located at the front of the properties at
1551/1555 Verchere Street. CECLFCE is
hoping that through this proposal, the City will require that the drainage
problems be remediated.
Staff is currently working with the applicant to address this issue, as part of a condition of severance. The existing drainage issues will be ameliorated once the services for the semi-detached building are constructed.