On January 28th, the CPCA Planning and Zoning Committee learned of a proposal to build a peak-roofed semi-detached house at 190 Northwestern Avenue. We arranged to meet with the Agent for the Owners to express concern that a variance on building height was being sought. The OMB recently approved Ottawa’s new Infill 2 By-law Provisions, which were developed during an extensive consultation process between communities, the City and the building industry. Consequently, we want to ensure that new construction and renovations comply with the By-law provisions as established by the OMB.
The discussion was both amicable and fruitful. The Owners agreed to reduce the height of the semi to meet the By-law provision on height. Subsequently, the Agent for the Owners provided the attached notice of the commitment to meet all of the new Infill 1 and 2 By-law provisions. The Owners reinforced this commitment in a personal letter to their neighbours in the notification circle.
Only one minor variance for reduced lot width remains. The Committee of Adjustment and the Ontario Municipal Board routinely approve this type of request, due to the Provincial direction to intensify in established areas.
In 2014, Exception 2159 reinstated Champlain Park’s 6 metre front yard setback, and the 4.5 metre side yard set back for corner lots, that had been in effect up until 2008.
Infill 1 gave us “The streetscape sets your rules”. A Streetscape analysis is required to show dominant patterns relating to front yard characteristics and parking.
Infill 2 gave us 8.5 m height to the midpoint of the roof (previously was 11 m), a sliding scale for rear yard setback that increases the set back for all but the shallowest of lots (previously was 7.5 m), a limit on the size of rooftop accesses and decks, controls on rear yard balconies, and on the size of rear yard decks based on their height above ground, plus other provisions.
The following table provides a comparison between key provisions and the proposal:
|By-law Provision re:||Champlain Park Exception 2159||190 Northwestern Avenue Proposal|
|Front Yard Setback||6 metres (20 feet) Min.||6 metres (20 feet)|
|By-Law (Infill 1&2) provisions||190 Northwestern Avenue Comparison|
|Height (to midline of roof)||8.5 metres (28 feet) Max.||8.5 metres (28 feet)|
|Side Yard Setbacks||1.2 metres (4 feet) Min.||1.2 metres (4 feet)|
|Rear Yard Setback||11.93 metres (39.2 feet) Min.*||11.94 metres (39.2 feet)|
|Driveway width||2.75 metres (9 feet) Max.||2.74 metres (9 feet)|
Back porch depth 2 metres (6.6 feet) 1.98 metres (6.5 feet)
* minimum rear yard setback of 30% required for lots deeper than 33 metres, where the required front yard setback is greater than 4.5 metres.
The Committee of Adjustment (CofA) will hear the proposal on February 15, 2017. The plans for 190 (192) Northwestern Avenue are posted on the CofA web page (Agenda items 2 – severance – and 3 – minor variance – applications). To view the application:
Click this link: http://app05.ottawa.ca/sirepub/mtgviewer.aspx?meetid=7120&doctype=AGENDA
Click item 3: 190 Northwestern. The relevant .pdf documents will appear in the panel to the right.
Click: 190 Northwestern Plans.pdf to view a copy of the site plan and elevations.
Note: the Owners are currently submitting revised plans to the CofA and formally withdrawing their application for the height variance.