Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
28 April 2006 / le 28 avril 2006
Submitted
by/Soumis par : Ned
Lathrop, Deputy City Manager /
Directeur municipal adjoint
Planning and Growth Management / Urbanisme et Gestion de la croissance
Contact Person/Personne ressource : Karen Currie, Manager / Gestionnaire
Development Approvals / Approbation des demandes d'aménagement
(613) 580-2424 x28310, Karen.Currie@ottawa.ca
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OBJET : |
REPORT
RECOMMENDATION
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.
BACKGROUND
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.
DISCUSSION
Official
Plan
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.
Existing Zoning
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.
Proposed Zoning
The Zoning By-law amendment application would rezone
the various parcels 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
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.
CONSULTATION
Notice of
this application was carried out in accordance with the City’s Public
Notification and Consultation Policy.
The Ward Councillor is aware of this application and the staff
recommendation.
APPLICATION
PROCESS TIMELINE STATUS
The
application was processed by the "On Time Decision Date" established
for the processing of Zoning By-Law.
SUPPORTING
DOCUMENTATION
Document 1 Location Map
Document 2 Details
of Recommended Zoning
DISPOSITION
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.
DOCUMENT 1
LOCATION MAP
DOCUMENT 2
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