Committee recommendation


(This matter is Subject to Bill 51)


That Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 1 Cedarow Court from General Mixed-Use, Subzone 14 (GM14 H11) to Arterial Mainstreet, Subzone 7, Exception (AM7[XXXX]), as detailed in Document 2.



Recommandation DU Comité


(Cette question est assujettie au Règlement 51)


Que le Conseil approuve une modification au Règlement de zonage 2008-250 en vue de faire passer le zonage du 1, cour Cedarow de Zone polyvalente générale, sous-zone 14 (GM14 H11) à Zone d’artère principale, sous-zone 7, exception (AM7[XXXX]), tel qu’exposé en détail dans le document 2.






1.      Deputy City Manager's report, Infrastructure Services and Community Sustainability, dated 18 November 2011 (ACS2011-ICS-PGM-0213).

Report to/Rapport au:


Planning Committee

Comité de l'urbanisme


and Council / et au Conseil


18 November 2011 / le 18 novembre 2011


Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/

Directrice municipale adjointe, Infrastructure Services and Community Sustainability/Services d’infrastructure et Viabilité des collectivités


Contact Person/Personne-ressource : Derrick Moodie, Acting Manager/Gestionnaire intérimaire, Development Review-Suburban Services/Examen des projets d'aménagement-Services suburbains, Planning and Growth Management/Urbanisme et Gestion de la croissance

(613) 580-2424, 15134  Derrick.Moodie@ottawa.ca


Stittsville (6)

Ref N°: ACS2011-ICS-PGM-0213




ZONING - 1 Cedarow court (FILE NO. d02-02-11-0076)




ZONAGE – 1, COUR cedarow (dossier: d02-02-11-0076)





That the Planning Committee recommend Council approve an amendment to the Zoning By-law 2008-250 to change the zoning of 1 Cedarow Court from General Mixed-Use, Subzone 14 (GM14 H11) to Arterial Mainstreet, Subzone 7, Exception (AM7[XXXX]), as detailed in Document 2.




Que le Comité de l’urbanisme recommande au Conseil d’approuver une modification au Règlement de zonage 2008-250 en vue de faire passer le zonage du 1, cour Cedarow de Zone polyvalente générale, sous-zone 14 (GM14 H11) à Zone d’artère principale, sous-zone 7, exception (AM7[XXXX]), tel qu’exposé en détail dans le document 2.




The site, 1 Cedarow Court, is located at the northeast corner of Cedarow Court and Hazeldean Road.  The subject site is an undeveloped parcel of land owned by the City of Ottawa.  This parcel is approximately 0.14 hectares in area, with lot frontages of approximately 19 metres along Cedarow Court and approximately 60 metres along Hazeldean Road.  Cedarow Court currently terminates in a cul-de-sac to the north of the subject property.


An existing ‘refreshment vending vehicle’ (chip truck) is currently situated on the property and leases this commercial space from the City.  Adjacent land uses included within the Cedarow Court cul-de-sac are predominately automotive sales and service orientated uses with the exception of a personal service business and an instructional facility.


Purpose of Zoning Amendment


The subject property was purchased by the City in 2010 as part of the Hazeldean Road construction project.  The widening of Hazeldean Road only required the use of a portion of this property, thus there remains a residual portion of land deemed surplus.  An opportunity has been identified to rezone this property to bring it into compliance with the City’s Official Plan prior to being sold to a private land owner.


Therefore the purpose of the requested rezoning is to implement the City's Official Plan policy for this parcel of land by applying the ‘Arterial Mainstreet’ zone which corresponds to the site’s 'Arterial Mainstreet' designation within the Official Plan.  More specifically the Arterial Mainstreet Subzone 7 (AM7) will be applied to the site, which is the zone tailored for the Hazeldean Road corridor.


The property has been advertised for sale conditional to the success of the subject Zoning By-law amendment.  If an acceptable offer is received, a report will be forwarded to the Finance and Economic Development Committee for approval of the sale.  It is anticipated the Realty Initiative and Development Unit will bring this item to Committee in January 2012.


Existing Zoning


Currently the site is zoned General Mixed-use Subzone 14 (GM14 H11) which permits a range of residential, commercial and institutional uses, including mixed-use development.  The specific subzone allows a variety of automotive services uses which are carried over from the former Township of Goulbourn Zoning By-law where Highway Commercial was the previously permitted zoning.  These automotive uses include an automobile dealership, automobile rental establishment, automobile service station and gas bar.


These automotive uses are prohibited in the AM7 zone, where the intent is for Hazeldean Road to develop as a denser, more pedestrian-oriented and compact mainstreet.


Proposed Zoning


The proposed Zoning By-law Amendment will zone the site from General Mixed-Use, Subzone 14 to Arterial Mainstreet, Subzone 7 (Exception XXXX).


An exception will address the following AM7 provisions which are proposed to ensure this small site has a sensible developable building envelope (see Table 1):


Table 1: AM7[XXXX]


Rear Yard Setback (m)

Maximum Lot Coverage (%)

Minimum Building Wall Frontage (%)

Minimum Rear Lot Line Landscape Buffer (m)













































    ZBLA:  means proposed Zoning By-law Amendment provision

     Rule:  means current Zoning By-law provision




Official Plan


The site is designated ‘Arterial Mainstreet’ within the Official Plan.  The Mainstreet designation in this Plan identifies streets that offer some of the most significant opportunities in the city for intensification through more compact forms of development, a lively mix of uses and a pedestrian-friendly environment.  This designation is intended to guide future development in cases where the City wishes to see a Mainstreet evolve in a denser, more pedestrian-oriented form.


Zoning By-law (2008-250)


The purpose of the Arterial Mainstreet zone is to accommodate a broad range of uses including retail, service commercial, offices, residential and institutional uses in mixed-use buildings or side-by-side in separate buildings in areas designated Arterial Mainstreet in the Official Plan.  Furthermore the AM zone will impose development standards that promote intensification while ensuring that they are compatible with the surrounding uses.




Hazeldean Road has undergone major investment through the recent Infrastructure Stimulus Funding.  The purpose of this grant was for the completion of the urbanization and widening of Hazeldean Road from Terry Fox Drive in the east to Carp Road in the west (4.3 km long).  As such the framework to achieve pedestrian-oriented, mixed-use environments is now in place and will allow for the gradual transition to a more urban pattern of land use.


The implementation of the Arterial Mainstreet designation in the Official Plan through the AM7 zone reflects the City’s long-term vision for Hazeldean Road and thus represents good planning.








Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. The details of the consultation can be seen in Document 3.



Councillor Qadri indicated his support for this application.




There are no legal implications associated with this report.




There are no risk implications.




There are no direct financial implications associated with this report.
















Through implementing the City’s Arterial Mainstreet designation this site will benefit from the urban design principles which form its basis.  Thus the Planning and Growth Management Department is aiding the City in becoming a leading edge in community and urban design and meets Objective 1 of the City’s Strategic Plan.




This application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendment applications.




Document 1    Location Map

Document 2    Details of Recommended Zoning

Document 3    Consultation Details




City Clerk and Solicitor Department, Legislative Services to notify the City of Ottawa, Realty Initiative and Development Unit, Attn: Dave Powers (110 Laurier Avenue West, Ottawa, ON K1P 1J1, Mail Code: 01-86), OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON  K1Z 8B5, 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.

LOCATION MAP                                                                                                  DOCUMENT 1



DETAILS OF RECOMMENDED ZONING                                                      DOCUMENT 2


Proposed Changes to the Comprehensive Zoning By-law


Arterial Mainstreet, Subzone 7 AM7 [XXXX]:


1.Rezone the lands shown in Document 1 as follows:


From GM14 H(11) to AM7[XXXX]


2. Add a new exception, AM7[XXXX], to Section 239 – Urban Exceptions with provisions similar in effect to the following:


In Column II the text “AM7[XXXX]”; and,

In Column V the text:


Zone requirements:

1. Minimum Rear Yard Setback: 3 metres

2. Maximum Lot Coverage: No maximum

3. Minimum % of the lot width within 3 metres of the front lot line occupied by building walls if the lot is less than 90 metres wide: 30%

4. Minimum Landscape Buffer along a rear lot line abutting a non-residential zone: 1.5 metres



CONSULTATION DETAILS                                                                              DOCUMENT 3




Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Zoning By-law amendments.





Concerns were expressed from current owners of automotive related businesses within the Cedarow Court cul-de-sac that the new zone would prohibit automotive related uses (automobile dealership, automobile rental establishment, automobile service station and gas bar).




The subject site is located within the ‘Arterial Mainstreet’ designation of the Official Plan, where intensification along Mainstreets is encouraged.  The plan identifies intensification is most likely to occur through the redevelopment of such sites as vacant lots, aging strip malls, former automobile sales lots, parking lots and gas stations, as well as through additions to existing buildings. 


Arterial Mainstreets are recognized to develop in a way that facilitates the gradual transition into a more urban pattern of land use.  The Planning and Growth Management Department is of the opinion that the Arterial Mainstreet Subzone 7 (tailored for Hazeldean Road) will facilitate this transition, where both interim low profile uses such as retail, personal service, restaurants, banks, etc. will make for appropriate interim uses while the market ripens for those higher density employment and residential uses identified in the AM zone.


With the recent investment put into Hazeldean Road as an Arterial Mainstreet the City is highly interested in ensuring it develops as detailed in the Official Plan.  The former GM14 zone (and automotive uses) are remnants from the former Township of Goulbourn’s Official Plan and Zoning By-law, and do not conform with the current Official Plan direction for Arterial Mainstreets.




A comment from an immediate neighbour was raised that any proposal to reduce the front, side or rear yard setbacks through this proposed Zoning By-law Amendment would not be supported.




The GM14 zone, which is the current zoning of the subject site, allows for a 3-metre setback to Hazeldean Road; a 3-metre setback to Cedarow Court, a 0-metre setback to the abutting property to the east and a 0-metre setback to the abutting property to the north.


The new AM7[XXXX] will push a building envelope closer to Hazeldean Road and Cedarow Court, while providing more buffers to property lines which abut other land owners.  The zoning will permit a 0-metre setback to both Hazeldean Road and Cedarow Court; a 1.5-metre landscaped buffer to the property abutting the site immediately to the east; and a 3-metre setback to the property abutting the subject site to the immediate north.