Report to/Rapport au :

Planning and Development Committee

Comité de l'urbanisme et de l'aménagement

and Council / et au Conseil

16 October 2003 / le 16 octobre 2003

Submitted by/Soumis par : Ned Lathrop, General Manager/Directeur général,

Development Services/Services d'aménagement

Contact Person/Personne ressource : Grant Lindsay, Manager / Gestionnaire

Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424 x13242, Grant.Lindsay@ottawa.ca

Ref N°: ACS2003-DEV-APR-0230

SUBJECT:	ZONING - 2 PETER STREET (FILE NO. D02-02-03-0065)

OBJET :	ZONAGE - 2, RUE PETER (DOSSIER N^o D02-02-03-0065)

REPORT RECOMMENDATION

[U1]

That the Planning and Development Committee recommend Council approve an amendment to the former City of Nepean Zoning By-law to change the zoning of 2 Peter Street from I-Institutional Zone to R3-Residential Third Density Zone as shown on Document 1 to permit a residential dwelling.

RECOMMANDATION DU RAPPORT

Que le Comité de l'urbanisme et de l'aménagement recommande au Conseil d'approuver une modification au Règlement de zonage de l'ancienne Ville de Nepean en vue de faire passer le zonage du 2, rue Peter de I - Zone institutionnelle à R3 - Zone résidentielle, troisième densité, comme il est représenté dans le document 1, afin de permettre une habitation.

BACKGROUND

[U2]

The subject property is located on the southwest corner of Peter Street and Harris Place, north of Meadowlands Drive and east of Merivale Road. The property, 2 Peter Street, is zoned I - Institutional (former City of Nepean Zoning By-law 100-2000). The site is located on the northwest corner of a block (43 Meadowlands Drive), upon which is located a church (Faith Evangelical Lutheran Church) and associated parking. The property that is proposed to be rezoned accommodates a stone farmhouse that is included on the City's Heritage Reference List. The farmhouse site, which formerly served as a Montessori School associated with the church, was severed from the larger parcel on May 14, 2003 to permit its use as a single detached house. Surrounding uses are predominantly single-detached residential housing.

Purpose of Zoning Amendment

The purpose of the proposal is to permit the sale of the farmhouse for use as a residential dwelling. The site is currently zoned Institutional Zone - I. Permitted uses in this zone include: place of assembly, place of worship, retirement home and day nursery. The proposed zoning for the property is Residential Third Density Zone - R3. Permitted uses in this zone include: one detached dwelling per lot and bed and breakfast as a secondary use.

DISCUSSION

Council Approved Official Plan

The site is designated General Urban Area in the City Council Approved Official Plan. Section 3.5.1 of the Official Plan supports intensification development within the General Urban Area in a manner that enhances and compliments the desirable characteristics and ensures the long-term viability of existing communities. The current application may be considered intensification in that it will add a dwelling unit to the existing housing stock. The Official Plan stipulates that intensification must be accomplished in a manner such that the new development is compatible with the surrounding neighbourhood. The subject property is situated within a neighbourhood that consists of residential uses not unlike that which is proposed by this application. The proposed request for a zoning to permit a change in use from institutional to residential is compatible with development in the area and supports the intention and guidelines of the City Council Approved Official Plan.

Former Regional Official Plan

The site is designated General Urban Area in the former Region of Ottawa-Carleton Official Plan. The uses permitted in the General Urban Area are primarily for residential purposes and the shopping, services and community facilities required to meet day-to-day needs. Non-residential uses may be permitted, subject to specific requirements.

Policy 2.5.6 directs Council to be respectful of the characteristics of established communities when rezoning lands. As the community is predominantly made up of single-detached houses, the type of housing that will be allowed with the new zoning will ensure compatibility with the existing community.

Former City of Nepean Official Plan

Policy 2.4.2 i) of the former City of Nepean Official Plan states that support will be given to intensification of land use for residential purposes through conversion, infill and redevelopment, where it is deemed appropriate and compatible with the existing neighbourhood character. The proposed Zoning By-law amendment for the subject property, which will create an additional dwelling unit through conversion, meets the intent of the former City of Nepean Official Plan.

Conclusions

The subject site was once prominent in the overall function of the church facility. It provided a residential opportunity related to the church (manse). The church decided to derive some income from the property by renting this building to the Montessori School. The institutional zoning reflected both the church and school functions. However, the school has outgrown this location and the church has determined that it is in its best interest to dispose of the building and property, consequently the application to the Committee of Adjustment. As a condition of approval, the subject site must be placed in a residential zone.

The R3 zone proposed, will ensure compatibility with the adjacent single detached residential community and will facilitate the sale of the property for residential purposes. The heritage characteristics of the dwelling unit will be maintained.

CONSULTATION

[U3]

Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. An information sign was posted on-site indicating the nature of the application and a mail out circulation was provided to interested community groups.

No comments or objections were received as a result of the public notification to the proposed changes.

The Ward Councillor is aware of the application.

FINANCIAL IMPLICATIONS

N/A

APPLICATION PROCESS TIMELINE STATUS

The application was not processed within the timeframe established for the processing of Zoning By-Law amendments due the heavy volume of work experienced during the time that the application was processed.

SUPPORTING DOCUMENTATION

[U4]

Document 1 Location Map

Document 2 Explanatory Note

DISPOSITION

Department of Corporate Services, Secretariate Services to notify the applicant, Gaeme McEwen, Faith Evangelical Lutheran Church, 43 Meadowlands Drive West, Ottawa, ON, K1P 6M9, and the Program Manager, Assessment, Department of Corporate Services, of City Council's decision.

Development Services Department to prepare & forward the implementing by-law to the Legal Services Branch and undertake the required Planning Act notification.

Department of Corporate Services, Legal Services Branch to forward the implementing by-law to City Council.

LOCATION MAP Document 1

EXPLANATORY NOTE Document 2

By-law Number 2003-X amends Zoning By-law 100-2000 of the former City of Nepean. The amendment affects the property at 2 Peter Street within the former City of Nepean. The subject property is located on the southwest corner of Peter Street and Harris Place, just north of Meadowlands Drive and a few blocks east of Merivale Road and occupies the northwest corner of a block (43 Meadowlands Drive) which is predominantly taken up by a church and associated parking. The subject site accommodates an old farmhouse that was used as a Montessori School associated with the church. This land was severed from the larger parcel on May 14, 2003 to be sold as an individual dwelling unit. The property is in a predominantly residential area with mainly single-detached housing. The subject property includes a stone farmhouse which is included on the City of Ottawa Heritage Reference List

Purpose of Zoning Amendment

The purpose of the proposal is to permit the sale of the farmhouse which is on the City of Ottawa Heritage Reference List for use as a residential dwelling.

Existing Zoning

The site is currently zoned Institutional Zone - I. Permitted uses in this zone include place of assembly, place of worship, retirement home and day nursery.

Proposed Zoning

The proposed zoning for the property is Residential Third Density Zone - R3. Permitted uses in this zone include one detached dwelling per lot and bed and breakfast as a secondary use. The majority of the surrounding residential area is zoned R3.

The lands affected by the proposed amendment are shown on the attached location map.

Should you have any questions regarding the amendment please contact Marc-Antoine Brodeur at 580-2424 ext. 28439.