4. ZONING - 847 PINEWOOD CRESCENT
That Council approve an amendment to the Zoning By-law 2008-250, to change the zoning of 847 Pinewood Crescent from Residential First Density Subzone O Exception Zone (R1O), to Residential Second Density Subzone F Exception Zone (R2F) as shown on Document 1.
RECOMMANDATION DU COMITÉ
Que le Conseil approuve une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 847 du croissant Pinewood de Zone résidentielle de densité 1, sous-zone O, assortie d’une exception (R1O) à Zone résidentielle de densité 2, sous-zone F, assortie d’une exception (R2F), comme il est indiqué dans le Document 1.
1. Deputy City Manager’s report, Infrastructure Services and Community Sustainability, dated 10 September 2010 (ACS2010-ICS-PGM-0176)
That the recommend Council approve an amendment to the Zoning By-law 2008-250, to change the zoning of 847 Pinewood Crescent from Residential First Density Subzone O Exception Zone (R1O), to Residential Second Density Subzone F Exception Zone (R2F) as shown on Document 1.
RECOMMANDATIONS DU RAPPORT
Que le Comité de l'urbanisme et de l'environnement recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 afin de changer la désignation de zonage du 847 du croissant Pinewood de Zone résidentielle de densité 1, sous-zone O, assortie d’une exception (R1O) à Zone résidentielle de densité 2, sous-zone F, assortie d’une exception (R2F), comme il est indiqué dans le Document 1.
The subject property is located on the east side of Pinewood Crescent, south of Richmond Road. Immediately to the north of the subject property is a single detached dwelling while adjacent to the east is a minor institutional use owned by the City of Ottawa and known as the former Grant School site. To the west of the subject property is a nine-storey apartment building while to the south is a semi-detached dwelling.
The building on the property was constructed in 1965 as a duplex dwelling and is one of many two unit dwellings on Pinewood Crescent. After construction, the former City of Ottawa zoned the property as residential (R3), a zone which did not permit duplex dwellings. As a result, the use became legal non-conforming. Sometime after the site was rezoned R3, a third unit was added without the proper approvals, resulting in the duplex use losing its legal non-conforming rights. The property owner had filed for a rezoning in 1993 to rectify the outstanding zoning violation but that application was deferred and eventually closed as a result of no activity on the file. The current R1 residential exception zone also does not allow a duplex dwelling and the applicant has submitted a new rezoning application to allow a duplex dwelling on the property, to resolve this long standing zoning violation. As a duplex dwelling, the provisions of the Zoning By-law would allow one secondary dwelling unit on the property.
The Official Plan designates the subject property as General Urban Area. Lands having this designation are intended to provide a full range and choice of housing types to meet the needs of all ages, incomes and lifestyles, which in turn will facilitate the development of complete and sustainable communities. The General Urban Area designation permits all types of densities of housing with a balance to be created and an emphasis on ground oriented multiple housing forms. The proposed development to permit a duplex satisfies these policies, as it provides a variety of choice in the neighbourhood and has access to units from the ground floor.
In addition to the intensification policies relating to developments on lands designated General Urban Area, the Official Plan also contains policies related to development and compatibility. These are contained in Sections 2.5.1. and 4.11. While Section 2.5.1. relates more to site plan issues, design and built form, Section 4.11. contains policies which pertain to rezonings. In this regard, Section 4.11 contains policies relating to such issues as traffic and parking and building profile. As the proposal is just to legalize the original use as a duplex, there are no additions planned and therefore, height is not an issue. In relation to traffic and parking, the use of the site for a maximum of three units (duplex and secondary unit) would not result in a large number of vehicles accessing the site. The exception to the zoning currently applying to the property speaks to where parking is permitted on site and allows a maximum of two front yard parking spaces for a duplex, with or without a secondary dwelling unit. The provisions for secondary dwelling units also allow parking to be provided in tandem. The parking required by the proposed rezoning can be provided on site.
Proposed Use and Neighbourhood Compatibility
As mentioned, this section of Pinewood Crescent contains many multiple unit dwellings. Immediately to the south is a semi-detached dwelling while numerous semi-detached dwellings are located further down the street. Immediately across from 847 Pinewood Crescent is a nine‑storey apartment building containing approximately 93 units. It is the Department’s position that the proposal to legalize a use that is common on the street and represents the original purpose of the building, does not result in over development of the site and is a compatible built form.
The Department notes that under the secondary dwelling unit provisions of the Zoning By-law, the property owner could include a third unit in the building, provided all the performance standards relating to secondary dwelling units are satisfied. This is not something special that is being provided to the applicant, it is a right that would not only be enjoyed by the subject property, but by all the properties in the area occupied by single detached, semi-detached or duplex dwellings. It is the Department’s position that the inclusion of a secondary dwelling unit on the property would not be disruptive to the street or the neighbourhood and represents a right that is enjoyed by all similar land uses on the street.
The Department is recommending that the new zoning be an R2F exception zone, as opposed to amending the current R1 zoning to allow an additional exception to permit a duplex. The R2 zoning is the first zoning in the By-law that permits such a use and therefore is more representative of that use. The subzone “F” has been chosen because it has performance standards which are virtually identical to those currently permitted under the existing R1 zoning. The performance standards are representative of the lot and building on the property.
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The City received two comments regarding the proposed development. Both persons expressed some concern about a third unit being located on the property.
Councillor Alex Cullen is aware of the proposal.
There are no legal/risk management implications associated with this report.
Objective 1, Manage growth and create sustainable communities by:
· Becoming leading edge in community and urban design
· Ensuring that new growth is integrated seamlessly with established communities
· Ensuring that community facilities are built in tandem with new development
· Evaluating the impact of policy and development decisions on communities
Document 1 Location Map
City Clerk and Solicitor Department, Legislative Services to notify the owner, applicant, 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 and Growth Management to prepare the implementing by-law, forward to Legal Services and undertake the statutory notification.
Legal Services to forward the implementing by-law to City Council.