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3. ZONING
– 3984 CARROLL SIDE ROAD (FILE NO. D02-02-07-0049) ZONAGE
– 3984, CHEMIN CARROLL SIDE
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COMMITTEE recommendation
That Council
approve an amendment to the former Township of West Carleton Zoning By-law to
change the zoning of part of 3984 Carroll Side Road from Rural Zone, (Ru) to Rural Zone –Temporary Use, RU-t, to permit the
existing dwelling on-site as a garden suite for a 10-year period as shown in
Document 1, and as detailed in Document 2, subject to the owner entering into a
modified Garden Suite agreement with the City of Ottawa as specified by Section
39(1.2) of the Planning Act , setting
out that:
(i) the
dwelling is to be occupied exclusively by the owner and his spouse;
(ii) the dwelling is to be removed at such time as it is no longer
required by the owner and his spouse, at any time prior to expiry of the
10-year period; and
(iii) the dwelling is to be removed at the end of the 10-year
period, unless an extension has been requested and approved by City Council,
prior to the expiry of the Temporary Use By-law.
Recommandation du Comité
Que le Conseil approuve une
modification au règlement de zonage de l’ancien Canton de West Carleton visant
à faire passer la désignation de zonage d’une partie de la propriété située au
3984, route secondaire Carroll de « zone rurale » (Ru) à « zone
rurale – utilisation temporaire » (Ru-t), afin de permettre l’utilisation
du logement situé à cet endroit comme pavillon-jardin pour une période de 10
ans, comme l’illustre le document 1 et le précise le document 2, à la
condition que le propriétaire conclue avec la Ville d’Ottawa, conformément aux
dispositions du paragraphe 39.1 (2) de la Loi
sur l’aménagement du territoire, une entente portant sur le pavillon-jardin
et comportant les exigences suivantes :
(i) le logement devra être occupé
exclusivement par le propriétaire et son conjoint ou sa conjointe;
(ii) le logement devra être enlevé si le
propriétaire et son conjoint ou sa conjointe cessent d’en avoir besoin avant la
fin de la période de 10 ans;
(iii) le logement devra être enlevé à la fin de
la période de 10 ans, à moins qu’une prolongation n’ait été demandée au Conseil
municipal et approuvée par celui-ci avant l’expiration du règlement d’usage
temporaire.
DocumentatioN
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 6 November 2007 (ACS2007-PTE-APR-0151).
Report
to/Rapport au :
Agriculture and Rural Affairs Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
06 November 2007 / le 06
novembre 2007
Submitted
by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice
municipal adjointe
Planning, Transit and the Environment / Urbanisme, Transport en commun et
Environnement
Contact
Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 13242 Grant.Lindsay@ottawa.ca
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SUBJECT: |
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OBJET : |
REPORT RECOMMENDATION
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 part of 3984 Carroll Side Road from Rural Zone, (Ru) to Rural
Zone –Temporary Use, RU-t, to permit the existing dwelling on-site as a garden
suite for a 10-year period as shown in Document 1, and as detailed in Document
2, subject to the owner entering into a modified Garden Suite agreement with
the City of Ottawa as specified by Section 39(1.2) of the Planning Act , setting out that:
(i)
the dwelling is to
be occupied exclusively by the owner and his spouse;
(ii)
the dwelling is to
be removed at such time as it is no longer required by the owner and his
spouse, at any time prior to expiry of the 10-year period; and
(iii)
the dwelling is to
be removed at the end of the 10-year period, unless an extension has been
requested and approved by City Council, prior to the expiry of the Temporary
Use By-law.
RECOMMANDATION DU
RAPPORT
Que le Comité de recommande au Conseil d’approuver une modification au règlement de
zonage de l’ancien Canton de West Carleton visant à faire passer la désignation
de zonage d’une partie de la propriété située au 3984, route secondaire Carroll
de « zone rurale » (Ru) à « zone rurale – utilisation
temporaire » (Ru-t), afin de permettre l’utilisation du logement situé à
cet endroit comme pavillon-jardin pour une période de 10 ans, comme l’illustre
le document 1 et le précise le document 2, à la condition que le
propriétaire conclue avec la Ville d’Ottawa, conformément aux dispositions du
paragraphe 39.1 (2) de la Loi sur
l’aménagement du territoire, une entente portant sur le pavillon-jardin et
comportant les exigences suivantes :
(i)
le
logement devra être occupé exclusivement par le propriétaire et son conjoint ou
sa conjointe;
(ii)
le
logement devra être enlevé si le propriétaire et son conjoint ou sa conjointe
cessent d’en avoir besoin avant la fin de la période de 10 ans;
(iii)
le
logement devra être enlevé à la fin de la période de 10 ans, à moins qu’une
prolongation n’ait été demandée au Conseil municipal et approuvée par celui-ci
avant l’expiration du règlement d’usage temporaire.
BACKGROUND
The subject site is a 73-hectare
property located at the southwest corner of Carroll Side Road and Upper Dwyer
Hill Road. A detached dwelling and a shed currently occupy a cleared area in
the northeast corner of the property, adjacent to Carroll Side Road. The
remainder of the property is largely wooded, with some open fields along Upper
Dwyer Hill Road. Rural residential
dwellings, farms and wooded areas occupy the surrounding properties. The
current zoning of the property, under Bylaw 266-81 of the former Township of
West Carleton, is primarily Rural Zone (Ru), which permits one detached
dwelling, farm, kennel, nursery and other rural uses. The southwest corner of
the property is zoned Hazard Land (HL-1), which permits no use other than
existing uses.
The requested Zoning By-law amendment would allow a
temporary site-specific exception to the Rural Zone to permit the existing
108-square metre dwelling to remain as a garden suite for a period of 10 years,
allowing the construction of a new permanent home on the property. A garden
suite (sometimes known as a granny flat) is a one-unit detached residential
structure containing bathroom and kitchen facilities that is ancillary to an
existing residential structure and that is designed to be portable. The Planning
Act permits a garden suite for a temporary 10-year period, subject to a
Zoning By-law amendment. The garden suite is subject to an agreement setting
out the terms of occupancy, and is to be removed when no longer required. A
further three-year extension may be requested if required at the end of the
initial 10-year term. The existing small dwelling is not a modular unit
typically used for garden suites, but serves the same function.
It is proposed that a new dwelling be constructed
for the family of the owner's son, in order to provide care for the elderly
owners residing in the existing dwelling. The new permanent dwelling would
become the main dwelling, and the existing dwelling would be considered the
garden suite, to be removed at the end of the 10-year period, or sooner if no
longer required. It is proposed that the new permanent dwelling be located
approximately 30 metres to the west of the existing dwelling, adjacent to
Carroll Side Road.
The portion of the property within the Hazard Land
Zone (HL-1) is not affected by this zoning bylaw amendment.
DISCUSSION
The subject lands are designated Natural
Environment Area in the Official Plan, because the subject lands are adjacent
to the Burnt Lands Alvar Area of Natural and Scientific Interest. The intent of
this designation is to ensure that the natural features are protected and
preserved, and that any new construction is located outside the boundary of the
feature. Residential uses in the form of detached dwellings or farm housing are
permitted on lots of record, and the Official Plan permits secondary dwelling
units and garden suites wherever residential uses are generally permitted.
Where the Zoning By-law permits a dwelling, a garden suite may be permitted
subject to rezoning as a temporary use.
The applicant submitted an Environmental Impact
Statement in support of the application, demonstrating that two dwellings could
be located on the lot without adverse impact on the natural feature. Both City
staff and the Mississippi Valley Conservation Authority have confirmed that the
proposed rezoning may occur without impact to the natural area, given that the
new dwelling would be located in an existing clearing a sufficient distance
from the feature, and the remainder of the property will be undisturbed.
Due to its temporary nature, the existence of a
second dwelling unit will not have any negative impact on the subject site or
the surrounding properties. The subject site is an appropriate location for the
garden suite unit because, due to the rural nature of the area, there are no
houses in proximity. The new house will be located in a cleared area near the
existing dwelling on a portion of the property that is not environmentally
sensitive.
The owner will be required to enter into an
agreement with the City, which specifies the obligations of the property owner:
that occupancy of the unit is to be restricted to the owner and his spouse, and
that the unit is to be removed when no longer required by them, or at the end
of the 10-year period. A further three-year extension may be sought if the unit
is still required, if the extension is requested and approved by City Council
prior to expiry of the Temporary Use Bylaw. The garden suite agreement will be
prepared by Legal Services and must be executed by the owner prior to the
enactment of the by-law by City Council.
The proposed development complies with all Official Plan policies, including both those that ensure environmental protection of natural areas and those that encourage a range of housing choices. Staff support this Zoning By-law amendment because the proposed use is compatible with the surrounding area and conforms to the applicable policies outlined within the Official Plan.
ENVIRONMENTAL IMPLICATIONS
The
property is designated Natural Environment Area (NEA) in the Official
Plan, reflecting the Burnt
Lands Alvar Area, which is a Provincially Significant Area of Natural and
Scientific Interest (ANSI). The policies of Section 3.2.2 apply, requiring an
Environmental Impact Statement for all development on existing lots within the
NEA designation. The Environmental Impact Statement was required to demonstrate
that a new permanent dwelling could be accommodated in a location where there
would be no negative impact on the natural features or their ecological
functions. The policies state that where new construction is permitted, the
building and associated servicing shall be located outside of the designated
feature to the greatest extent possible.
The applicant prepared the required Environmental Impact Statement, confirming that the proposed new dwelling will be located in an existing clearing a sufficient distance from the natural feature, and there will be no impact. The Mississippi Valley Conservation Authority therefore has no objection to the proposal.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public Notification and Consultation Policy. No comments or concerns were received through the public consultation process. The Ward Councillor is aware of this application and the staff recommendation.
FINANCIAL IMPLICATIONS
APPLICATION PROCESS TIMELINE STATUS
The application was processed by the "On Time Decision Date" established for the processing of Zoning By-law amendments. The application was On Hold for several months while the applicant carried out the Environmental Impact Statement.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
DISPOSITION
City Clerk’s Branch, Council and Committee Services to notify the owner,
(Angus Carroll, 3984 Carroll Side Road, Carp, ON, K0A 1L0), agent (Richard
Carroll, P.O. Box 782, Almonte, Ontario K0A 1A0), OttawaScene.com, 174
Colonnade Road, 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
1. Part of the lands
known municipally as 3984 Carroll Side Road shall be rezoned from Rural Zone,
RU to Rural Zone - Temporary Use, RU-t.
2. A new temporary
zone will be added to subsection 22(1) including the following
provisions:
In addition to the
uses permitted in Section 22(1)(a) and (b), for the lands at 3984
Carroll Side Road and designated as RU-t on Schedule A,
the existing dwelling on-site shall be permitted as a garden suite for a
10-year period, commencing on the date of enactment of the amending zoning
by-law.