1. zONING - 3584 jOCKVALE road
That Council approve an amendment to the former Nepean Zoning By-Law to change the zoning for lands within the Stonebridge Phases 7, 8 and 9A subdivision, known collectively as 3584 Jockvale Road, from FG – Future Growth to Residential Mixed Unit Block 4 (RMU Blk 4) and Residential Fifth “B” Density Zone Block 3 (R5B Blk 3) as shown in Document 1 and as detailed in Document 2.
Recommandation du Comité
Que le Conseil approuve une modification au règlement de zonage de l’ancienne Ville de Nepean afin de faire passer la désignation de terrains situés dans le lotissement de Stonebridge (phases 7, 8 et 9A), désignés collectivement comme le 3584, chemin Jockvale, de FG (zone de croissance future) à RMU Pièce 4 (zone à utilisation résidentielle mixte, pièce 4) et R5B Pièce 3 (zone résidentielle de cinquième densité B, pièce 3), comme l’illustre le document 1 et le précise le document 2.
1. Deputy City Manager's report (Planning and Growth Management) dated 28 April 2006 (ACS2006-PGM-APR-0106).
That the Planning and Environment Committee recommend Council approve an amendment to the former Nepean Zoning By-Law to change the zoning for lands within the Stonebridge Phases 7, 8 and 9A subdivision, known collectively as 3584 Jockvale Road, from FG – Future Growth to Residential Mixed Unit Block 4 (RMU Blk 4) and Residential Fifth “B” Density Zone Block 3 (R5B Blk 3) as shown in Document 1 and as detailed in Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de l’environnement recommande au Conseil d’approuver une modification au règlement de zonage de l’ancienne Ville de Nepean afin de faire passer la désignation de terrains situés dans le lotissement de Stonebridge (phases 7, 8 et 9A), désignés collectivement comme le 3584, chemin Jockvale, de FG (zone de croissance future) à RMU Pièce 4 (zone à utilisation résidentielle mixte, pièce 4) et R5B Pièce 3 (zone résidentielle de cinquième densité B, pièce 3), comme l’illustre le document 1 et le précise le document 2.
This vacant parcel of land lies on the west side of Jockvale Road south of the Jock River and southwest of the existing Stonebridge Golf Course. In order to proceed with Phases 7, 8 and 9A of the Monarch Golf Community, amendments are needed to the former City of Nepean Zoning By-law to facilitate the development of 288 single detached dwellings and 54 townhouses as part of the Stonebridge Golf Course Community.
The City Council Approved Official Plan and Former Regional Official Plan designate the property as General Urban Area. The site also lies within a detailed planning area, identified as Area 13 within the Secondary Plan for the former City of Nepean. This secondary plan designates the area for single dwellings as Low Density Residential, the area for the townhouses as Medium Density Residential, and Golf Course. The proposal conforms to the Official Plan policies.
Purpose of Zoning Amendment
This Zoning By-law amendment is necessary to remove the Future Growth zoning to allow for the continued expansion of the Stonebridge subdivision.
The property is currently zoned Future Growth - FG. This zone is placed on lands to restrict development until such time as the lands are rezoned to reflect the proposed development application. These lands have recently received draft plan approval.
The Zoning By-law amendment application would rezone the various parcels shown on Document 1 as follows:
Monarch Construction has registered and developed a number of subdivision plans in the area within the existing General Urban Area. This development will facilitate the continued expansion of the community in a southerly direction from Cambrian Road and west of Jockvale Road.
The proposal conforms with the Urban Design Policies of the Secondary Plan which policies suggest developing clusters of similar housing types to provide a transition from one type to another. A variety of streetscapes are also provided whereby there is no single continuous row of townhouses. The zones are exactly as those used in the earlier phases of the Stonebridge development.
The RMU exception zone proposed for the single detached dwelling units specifically reduces the prominence of garages through a provision that establishes a maximum projection of the garage front wall from the dwelling entrance thereby providing a more aesthetically pleasing building elevation. The exception to the zone is to permit accessory buildings to a maximum height of 5.0 metres whereas the general zone only permits 3.7 metres maximum. The reason for the exception is that Monarch's home designs include some dwelling units with detached garages, which include a steeper pitched roof construction and hence do not fully comply with the height for accessory buildings.
The R5B zone is a traditional townhouse zone. The R5B zone allows multiple attached dwellings, and the zone exception will permit lot coverage’s of 55% instead of the regularly permitted 40%. The reason for the exception is that some of the townhouse designs, which have already been developed in earlier phases, include a building envelope that exceeds the standard R5B zone. The exception will also permits a maximum building height of 11 metres instead of the regularly permitted 10.7 metres to enable the steeper pitched roof truss design used by the developer, and it permits a 0.6 metre obstruction of the front yard or rear yard with respect to second storey space. Continuity of the existing road cross-sections vis-à-vis location of street-trees and street lighting will be the same as was used in the earlier phases.
The proposal complies with the City Council Approved Official Plan and is also in keeping with the Secondary Plan for Area 13 Stonebridge Golf Course Community.
Staff supports the rezoning proposal based on the above-noted considerations and recommends that Planning and Environment Committee approve the application as presented.
Document 1 Location Map
Document 2 Details of Recommended Zoning
Corporate Services Department, City Clerk's Branch to notify the owner's agent (Mr. Rob Pierce, Monarch Construction Ltd., 3584 Jockvale Road. ON), Signs.ca, 866 Campbell Avenue, Ottawa, ON, K2A 2C5 and Ghislain Lamarche, Program Manager, Assessment, Financial Services Branch (Mail Code: 26-76) of City Council’s decision.
Planning and Growth Management Department to prepare the implementing by-law, forward to Legal Services Branch and undertake the statutory notification.
Corporate Services Department, Legal Services Branch to forward the implementing by-law to City Council.
DETAILS OF RECOMMENDED ZONING
1. The following changes are proposed to Zoning By-law 100-2000:
The text of By-law No. 100-2000 be amended as follows by adding a new subsection to Section 6:5B:3 Special Permitted Uses as follows:
R5B Block XX .................................................... …………….Drive see Schedule B21
Notwithstanding the provisions of Subsection 6:5B:2 to the contrary, on land zoned R5B Block XX, the following shall apply:
YARD SIDE (Minimum) 3.5 m * (11.48 ft.)
BUILDING HEIGHT (Maximum) 11.0 metres (36.08 ft.)
LOT COVERAGE (Maximum) 55%
* Notwithstanding the provisions of Section 5:9 to the contrary, the lands zoned R5B Block XX shall continue to be considered one LOT for zoning purpose, notwithstanding the lawful division of a LOT pursuant to the Planning Act, as amended, the Condominium Act, as amended, or any other similar legislation.
2. That Schedule B21 of Zoning By-law 100-2000 be amended to change the zoning on the parcels of land shown on Document 1, as follows:
Area A: From Future Growth (FG) to Residential Mixed Unit (RMU) - BLOCK 4
Area B: From Future Growth (FG) to Residential Fifth Density (R5B) - BLOCK 3