Zoning By-law and Official Plan Amendment Proposal Summary
______________________________________________________________________

File Number: D02-02-15-0021 & D01-01-15-0002 Date: June 23, 2016

Owner/Applicant: City Initiated ______________________________________________________________________

Site Location: 

The proposed amendments will affect residential lands City wide.

Details of Proposed Official Plan and Zoning Bylaw Amendments:

The proposed amendments implement the Ministry of Municipal Affairs and Housing changes to Section 16 of the Planning Act. These changes require municipalities to develop policies in their Official Plans to allow second units within structures ancillary to single detached, semi-detached and townhouse dwellings.

The City currently allows “secondary dwelling units” within primary residential use buildings but not within ancillary structures. The proposed Official Plan amendment makes changes to Sections 3.1 and 2.5.2 to allow for detached second units, which will be termed “Coach Houses” in Ottawa. The proposed Zoning Bylaw amendments set out the performance standards for Coach Houses.

Official Plan Amendment Summary:

The proposed amendment adjusts an existing policy within Section 3.1 of the Official Plan to allow Coach Houses as an appropriate form of secondary infill housing. The proposed policy direction sets forward the framework for allowing Coach Houses on residential lots throughout the City to ensure that they are clearly secondary to the principal dwelling in size and function and that they will be appropriately located to minimize undue adverse impacts, and that their service connections are provided from the principal dwelling where located in a public service area. Direction is also provided for coach houses on privately-serviced lots in the rural area, to be subject to Site Plan Control approval. The Site Plan Control process will be used to confirm site servicing arrangements and suitability of a Coach House on privately-serviced lots through a hydrogeological study, as required by Section 5.2.6, Policy 2 (iii) of the Official Plan. Further, the proposed policy direction includes a requirement for two-storey Coach Houses on lots smaller than 0.8 hectares to be permitted only by way of a minor variance application, subject to a number of conditions.

Changes made by Official Plan Amendments 140 and 150 to Sections 3.1 and 2.5.2 with respect to secondary dwellings units are proposed to be repealed as they will be replaced by the new policies in this amendment.

Table 1: Proposed Official Plan Amendments

Official Plan Section and Policy Number

Description of Change

Section 3.1, Policy 1

Replace the existing policy on secondary dwelling units in Section 3.1 with a policy that provides for the following:

  • –  Allow either a secondary dwelling unit or a coach house on lots that have a detached, semi detached, duplex or rowhouse dwelling;
  • –  Restrict the instances where a coach house can be built on a townhouse lot to:

o Corner lots (those with frontage on a public street and a side lot line along another public street), or

o Lots with frontage on a public street and access by a travelled rear lane

  • –  Allow coach houses on urban or village lots that are serviced by a public or communal system; or on rural lots that are 0.8 hectares or greater and are serviced by a private well or septic system, subject to a Site Plan Control application;
  • –  Require that servicing for Coach Houses in public service areas be serviced from the existing dwelling;
  • –  Set out criteria for allowing a two-storey coach house on lots smaller than 0.8 hectares including that such proposals be subject to approval by the Committee of Adjustment.
  • –  Prohibit any future severance of a coach house from the principal dwelling; and
  • –  Establish a limit of only one additional second unit per residential lot, either a secondary dwelling unit or a coach house.

Section 2.5.2, Policy 10

Amend Section 2.5.2 Policy 10 by including Coach Houses as an appropriate type of housing in all parts of the City.

Zoning By-law Amendment:

The proposed Zoning By-law amendment introduces Coach Houses as a permitted residential use for properties that have a detached, semi-detached, linked detached, duplex or rowhouse

dwelling as the primary dwelling on the lot. Changes to Section 133 (Secondary Dwelling Units) will set out the performance standards for Coach Houses. Supplementary changes are required throughout the By-law to ensure that existing provisions do not conflict with this new permitted use, including a change to Section 139 to allow for two walkways. The table below provides a summary of the proposed amendments which include new provisions similar in effect to the following:

Table 2: Proposed Amendments to the Zoning By-law

Type of Amendment

Description of proposed change

Definition

Add definition for “Coach House”:

“Means a separate dwelling unit detached from a principal dwelling unit located either in its own building or within a building also containing an accessory use and on the same lot as the principal dwelling.”

Exclude Accessory Provisions

Add provision which states that a Coach House is not considered to be an accessory use.

Prohibit Coach Houses in the Floodplain

Add provision to prohibit Coach Houses in the floodplain.

Allow Permitted Projections Above the Height Limit

Add provision to allow permitted projections above the height limit for Coach Houses, but exclude roof top amenity areas from all Coach House buildings.

Allow Permitted Projections into Required Yards

Add provision to allow permitted projections for Coach Houses into required yards.

Where Permitted

Add a provision to allow a Coach House dwelling on any lot occupied by a detached, semi-detached, linked detached, duplex or rowhouse dwelling, where that dwelling type is a listed permitted use, provided that:

  • –  the primary home is serviced by a public or communal water and waste water system and the Coach House must obtain water and wastewater services from the primary dwelling; and
  • –  the Coach House is located on the same lot as its principal dwelling.

    On lots smaller than 0.8 hectares in size, the coach house must be located in the rear yard of the principal dwelling.

Type of Amendment

Description of proposed change

Despite the above:

  •   In the case of a lot with frontage on both a street and a travelled public

    lane, the coach house must be located in the yard adjacent to the

    travelled public lane.

  •   In the case of a lot with a rear yard less than 5 meters in depth, the

    coach house can be located in the side yard provided one of the walls of

    the coach house is on or within 1 metre of the rear property line.

  •   On lots 0.8 hectares or greater and located in the rural area, the coach

    house may locate anywhere on the lot, subject to the setbacks under the applicable subzone, and may be serviced by a private well or septic system.

Where Not Permitted

Add a provision to prohibit a Coach House on privately serviced lots in the urban area.

Maximum Number

Add a provision to only allow a maximum of one Coach House dwelling unit per principal dwelling unit. A Coach House cannot be located on a lot where the principal dwelling also has a secondary dwelling unit, garden suite or any rooming units within the principal dwelling on that lot.

Maximum Size

Add a provision to restrict the maximum size of a Coach House as follows:

The coach house must not:

  1. a)  have a footprint exceeding 40% of the footprint of the principal

    dwelling unit on the lot

  2. b)  exceed a lot coverage of 40% of the yard in which it is located
  3. c)  exceed a footprint of 95 m2

If the primary home is less than 100 m2 in footprint, a coach house of up to 50 m2 is permitted, and must not exceed 40% of the yard in which it is located.

Footprint Size

Add a definition for footprint, as follows:

Footprint means the area of the ground floor of a building, measured from the exterior of the outermost walls, including an attached garage but excluding any projections or accessory buildings.

Maximum Height

Add a provision to restrict the maximum height of a Coach House as follows: In the urban and village areas:

1) maximum height not to exceed the building height of the existing primary dwelling; and
2a) where no basement is provided, maximum height of 3.6 metres; or
2b) where a basement is provided, maximum height of 4.0 metres, with maximum height of the outer walls not to exceed 3.6m.

Type of Amendment

Description of proposed change

In the rural area outside of village areas:

1) maximum height not to exceed the building height of the existing primary dwelling; and
2a) where the living area of the coach house is entirely located on the second storey above a detached garage, maximum height of 6.1 metres; or

2b) in all other cases, maximum height of 4.0 metres.

Setbacks: Rear lot line in the urban area

Add a provision to establish a maximum rear yard setback of 1 metre, for lots in the urban area, where no windows are proposed on a a wall that faces the rear lot line, or where the rear lot line abuts a lane.

Setbacks: Interior lot line in the urban area

Add a provision to establish a maximum interior yard setback of 1 metre, for lots in the urban area, where no windows are proposed on a wall that faces an interior lot line

Setbacks: Corner side lot line

Add a provision to require the minimum setback from a corner side lot line to be the same as for the principal dwelling.

Setback: Rear lot line

Add a provision to require a minimum rear yard setback of 4 metres where transparent windows are proposed on a wall that faces the rear lot line, except for a rear lot line that abuts a travelled public lane.

Setbacks: Interior lot line

Add a provision to require a minimum interior yard setback of 4 metres where transparent windows are proposed on a wall that faces an interior side lot line

Combination of Coach House and Accessory Use, Buildings and structures

Add a provision for lots in the urban and village areas setting a maximum coverage, for a Coach House combined with all accessory buildings, of 50% of the yard in which they are located, with a maximum cumulative floor area of the accessory use of 55 m2 as measured from the exterior walls of the use within the building.

Add a provision for lots in the rural area setting a maximum coverage of 5% of the total lot area for a Coach House combined with all accessory buildings, with a maximum cumulative floor area of the accessory use of 150 m2 as measured from the exterior walls of the use within the building

Location of Entrance

Add a provision requiring the doorway entrance to a Coach House to be limited to locations that do not face any lot line, unless the lot line in question borders a travelled lane, or where the Coach House is set back further than 4 m from said lot line.

Minimum Access Route

Add a provision requiring a minimum 1.2 m wide access from a public street or travelled lane to the Coach House. This access may comprise a permitted driveway.

Parking Yards and Driveways

Add a provision requiring the principal dwelling and Coach House dwelling to share the parking area and yards provided for the principal dwelling unit, and

Type of Amendment

Description of proposed change

prohibiting the creation of a new driveway.
Despite the above, a driveway is permitted in the following circumstances:

  •   Where a garage or carport is provided as part of the Coach House, in the urban and village areas, an extension of an existing driveway is permitted and in the rural area a new driveway is permitted.
  •   In the case of lots served by a travelled public lane, a new driveway may only be created in a rear yard that did not contain a driveway prior to a Coach House being established, and that new driveway must be accessed from the lane.

Parking: Requirements

Add a provision to not require parking for a Coach House dwelling.

Parking: Paved areas

Add provision to clarify that the creation of a Coach House must not lead to the paving of any existing landscaped areas in order to create more parking, except in the case where a new paved area leads to a garage or carport.

Density Control Limits

Add provision to clarify that Coach House dwelling units will not be limited by, nor included in, any density control requirement, including for example, number of dwelling units and unit per hectare counts.

Grandfathering Clause

Add provision to allow an accessory structure existing as of December 31, 2015 to be allowed to convert in part or in whole to a Coach House, up to a maximum footprint of 95 m2, and to be exempt from the following clauses:

  •   Maximum size:
    The coach house must not:

    1. a)  Be greater in footprint than 40% of the footprint of the principal dwelling unit on the lot
    2. b)  Exceed a lot coverage of 40% of the yard in which it is located
  •   Where permitted:
    On lots smaller than 0.8 hectares in size, the coach house must be located in the rear yard of the principal dwelling.
  •   Maximum height:
    A coach house on lots in the urban area and villages cannot be taller than the existing primary dwelling, up to a maximum height of 3.6 metres for coach houses without a basement or 4.0 metres for coach houses with a basement.

    A coach house on a lot in the rural area cannot be taller than the existing primary dwelling, up to a maximum height of 3.6 metres, or 6.1 metres for a coach house that contains a garage.

     Setbacks:

Type of Amendment

Description of proposed change

The setbacks are as follows for lots within the urban area or villages:

  •   Rear and interior side lot line: 1 metre maximum OR 4 metre

    minimum

  •   Corner side yard: same as principal dwelling

    The setbacks are as follows for lots within the rural area:

 Rear and interior side yard setbacks: 4 metre minimum

Further add a provision, where an existing structure is located within 1 to 4 metres from a rear lot line or an interior side lot line, to require any existing glazing on those walls to be translucent or such windows to be closed.

Planned Unit Development

Add a provision to clarify that adding a Coach House to a property is not considered a Planned Unit Development.

Section 139

Add a provision to allow for a walkway to a coach house, as follows:
A walkway that is neither abutting nor adjacent to a driveway or existing walkway, on the same lot as the one on which the coach house is located, and that does not exceed 1.25 metres is permitted:

  1. a)  on a corner lot, or
  2. b)  extending from the end of an existing interior side yard driveway

    back to a coach house, or

  3. c)  that leads from the walkway, that accesses the main entranceway of

    the principal dwelling, around the dwelling to the entranceway of

    the coach house, or

  4. d)  in the case of an interior lot with a minimum 15-metre lot width, a

    walkway leading from the right-of-way and located further away than 5 metres from any existing walkway.

Approval Timelines & Authority:

The target date the proposed amendments will be considered by Committee are:

  •   Planning Committee – Sept 13, 2016
  •   Agricultural and Rural Affairs Committee – October 6, 2016.

    Further Information:

    Please contact the undersigned planner or go to the project webpage at:

    www.ottawa.ca/coachhouses

    Notification and Submission Requirements:

    If you wish to be notified of the adoption of the proposed Official Plan and Zoning By-law amendments, or of the refusal of a request to amend the official plan, you must make a written request (i.e., return the attached comment sheet) to the City of Ottawa.

If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of Ottawa before the proposed Official Plan amendment is adopted, the person or public body is not entitled to appeal the decision of the Council of the City of Ottawa to the Ontario Municipal Board.

If a person or public body does not make oral submissions at a public meeting or make written submissions to the City of Ottawa before the proposed Official Plan and/or Zoning By-law amendments are adopted, the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person or public body as a party.

Please provide any comments to the undersigned planner by July 22, 2016.

Tim Moerman, Planner
City of Ottawa
Planning and Growth Management Department 110 Laurier Avenue West, 4th floor
Ottawa, ON K1P 1J1
613-580-2424, ext.13944
Facsimile: 613-580-2459 tim.moerman@ottawa.ca