6.
ZONING -
3670 AND 3700 JOCKVALE ROAD ZONAGE - 3670 ET 3700, CHEMIN JOCKVALE |
That Council approve:
1. An amendment to the former City of Nepean Zoning By-law to
change the zoning for 3670 and 3700 Jockvale Road, from PRC – Parks
and Recreation Zone (Commercial) - Block 1 and FG – Future Growth to RMU Block
4 - Residential Mixed Unit Zone Block 4 as shown in Document 1 and as detailed
in Document 2.
2.
An amendment to the new Comprehensive Zoning By-law to
change the zoning for 3670 and 3700
Jockvale Road, from O1A – Parks and Open Space Subzone A and DR –
Development Review Zone to R1Z[664] – Residential First Density Zone (Exception
664), as shown in Document 1 and detailed in Document 2.
RecommandationS du Comité
Que le Conseil approuve :
1. une modification au Règlement de zonage de l’ancienne Ville
de Nepean visant à faire passer la désignation de zonage des propriétés situées
aux 3670 et 3700, chemin Jockvale, de PRC (zone de parcs et loisirs –
commerciale, pièce 1) et FG (zone de croissance future) à RMU – pièce 4
(zone résidentielle polyvalente – pièce 4), comme l’illustre le document 1
et le précise le document 2.
2. une modification au nouveau Règlement de zonage général visant à faire passer la désignation de zonage des propriétés situées aux 3670 et 3700, chemin Jockvale, de O1A (sous-zone de parcs et d’espaces verts A) et DR (zone d’aménagement futur) à R1Z[664] (zone résidentielle de densité 1 (exception 664)), comme l’illustre le document 1 et le précise le document 2.
DOCUMENTATION
1. Deputy City
Manager's report Planning, Transit and
the Environment dated 29 April 2008 (ACS2008-PTE-PLA-0108).
2. Extract of Draft Minutes, 13 May 2008.
Report to/Rapport au :
Planning and Environment Committee
Comité de
l'urbanisme et de l'environnement
and Council / et au
Conseil
29 April 2008 / le
29 avril 2008
Submitted by/Soumis
par : Nancy Schepers, Deputy City
Manager
Directrice municipale adjointe,
Planning, Transit and the Environment
Urbanisme, Transport en commun et Environnement
Contact
Person/Personne ressource : Karen Currie, Manager / Gestionnaire,
Development Approvals / Approbation des demandes d'aménagement
(613)
580-2424, 28310 Karen.Currie@ottawa.ca
SUBJECT: |
ZONING - 3670 and 3700 jOCKVALE road
(FILE NO. D02-02-08-0014) |
|
|
OBJET : |
REPORT
RECOMMENDATIONS
That
the Planning and Environment Committee recommend Council
1. Approve
an amendment to the former City of Nepean Zoning By-law to change the zoning
for 3670 and 3700 Jockvale Road, from PRC – Parks and Recreation Zone
(Commercial) - Block 1 and FG – Future Growth to RMU Block 4 - Residential
Mixed Unit Zone Block 4 as shown in Document 1 and as detailed in Document 2.
2.
An amendment to the new Comprehensive Zoning By-law to
change the zoning for 3670 and 3700
Jockvale Road, from O1A – Parks and Open Space Subzone A and DR –
Development Review Zone to R1Z[664] – Residential First Density Zone (Exception
664), as shown in Document 1 and detailed in Document 2.
RECOMMANDATIONS
DU RAPPORT
Que
le Comité de l’urbanisme et de l’environnement recommande au Conseil :
1. d’approuver
une modification au Règlement de zonage de l’ancienne Ville de Nepean visant à
faire passer la désignation de zonage des propriétés situées aux 3670 et 3700,
chemin Jockvale, de PRC (zone de parcs et loisirs – commerciale, pièce 1)
et FG (zone de croissance future) à RMU – pièce 4 (zone résidentielle
polyvalente – pièce 4), comme l’illustre le document 1 et le précise le
document 2.
2. d’approuver une modification au nouveau Règlement de zonage général visant à faire passer la désignation de zonage des propriétés situées aux 3670 et 3700, chemin Jockvale, de O1A (sous-zone de parcs et d’espaces verts A) et DR (zone d’aménagement futur) à R1Z[664] (zone résidentielle de densité 1 (exception 664)), 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. It is flanked to the north by
Blackleaf Drive and Kilbirnie Drive to the west. The Stonebridge Golf Course is
to the east and south, and most of the site presently houses the temporary golf
course maintenance facility and driving range with the remainder of the land
being vacant. In order to proceed with Phase 7B of the Monarch Golf Community,
amendments are needed to the former Zoning By-law to facilitate the development
of approximately
93 single detached dwellings as part of the overall Stonebridge Golf Course
Community. The lands have been draft approved through a plan of
subdivision that encompasses Phases 7, 8 and 9.
DISCUSSION
Official Plan
The Official Plan for the City of Ottawa designates 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. Further, the
existing PRC – Parks and Recreation Zone (Commercial) applicable to the golf
course maintenance facility and driving range needs to be amended as
residential development is not permitted in this zone.
Existing Zoning
The property is currently zoned FG – Future
Growth and PRC Block 1 – Parks and Recreation Zone (Commercial) Block 1. The
Future Growth 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 to permit residential
development. The PRC Block 1 Zone is applicable to lands that are in private
ownership and used for recreational facilities. The Block 1 designation
restricts the uses to a golf course and related facilities. This PRC zone was placed
on these lands when the golf course was originally established.
The
maintenance facility will be relocated to another portion of the golf course
and the driving range function is to be eliminated.
Proposed Zoning
The
Zoning By-law amendment would rezone the two parcels shown on Document 1 as
follows:
It
is intended that the draft New Comprehensive Zoning By-law will be passed by
City Council on June 25, 2008.
It is proposed that the following changes be
made to the new Comprehensive Zoning By-law to reflect the changes being
implemented in the current Zoning By-law. The two parcels shown on Document 1
shall be zoned 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 south of Blackleaf Drive and from
Kilbirnie Drive towards Jockvale Road.
The phasing is based on the timing associated with the relocation of the
maintenance facility and the progressive extension of services throughout the
development.
The
proposal conforms with the Urban Design Policies of the Secondary Plan which
suggest developing clusters of similar housing types to provide a transition
from one type to another. A variety of streetscapes are also provided through
the use of a number of architectural styles. This variety in building
elevations provide for a more distinct and aesthetically attractive
streetscape.
The
RMU exception and R1Z[664] zones proposed are the same as used in the earlier
phases of the Stonebridge development.
These
zones permit single detached units, semi-detached units and townhouses, and
specifically include zone provisions which attempt to reduce the prominence of
garages by establishing 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.
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 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. Staff received one
letter of objection from an owner of a vacant property located at Jockvale
Road. Staff has responded to the resident’s concerns regarding the Stonebridge
development in the past. The issues raised have been presented again in regards
to this application, but were addressed as part of earlier phases of the
development. A more detailed summary of the comments is contained in Document
3.
The application was processed by the "On Time
Decision Date" established for the processing of Zoning By-Law. The on-time
date for consideration of this item by Planning and Environment Committee is
May 13, 2008.
N/A
SUPPORTING
DOCUMENTATION
Document 1 Location
Map
Document
2 Details of Recommended Zoning
Document 3 Summary of
Comments
City
Clerk's Branch, Council and Committee Services, 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,
Transit and the Environment Department to prepare the implementing by-laws,
forward to Legal Services Branch and undertake the statutory notification.
Legal Services Branch to forward the implementing by-law to City Council.
Proposed zoning changes to By-law 100-2000:
1.
That the lands known
municipally as 3670 and 3700 Jockvale
Road, shown as Areas A and B in Document 1, be rezoned as follows:
·
Area B: From Future
Growth (FG) to Residential Mixed Unit (RMU) - Block 4
Proposed zoning changes to the new Comprehensive
Zoning By-law.
2.
That the lands known
municipally as 3670 and 3700 Jockvale
Road, shown as Areas A and B in Document 1, be rezoned as follows:
SUMMARY OF COMMENTS DOCUMENT 3
Notice of this application was carried out in
accordance with the City’s Public Notification and Consultation Policy. Staff received one letter of objection from an owner of a vacant property
located at Jockvale Road. Staff has responded to the residents concerns
regarding the Stonebridge development in the past. The issues raised have been
presented again in regards to this application, but were addressed as part of
earlier phases of the development. The following is a summary of comments that
were received:
Issue:
There
is no recognition or allowance for the preservation and protection of the
unique aquifer. The subject property
reflects an extreme low point in the Richmond-Jock River aquifer.
Response:
A
hydrogeological study was done by the applicant as part of the overall
subdivision and was approved. Conditions are in place to ensure that if area
wells are impacted, then the applicant will provide a water connection to those
affected landowners.
Issue:
There
is no provision to protect bird species and fauna nor to protect and preserve
the special habitat features including its low-lying wet lands, various tall
grass species, the natural creek running west to east through the Developer’s
land, and the distinct seasonal flyover notably of Canadian geese in Spring and
Autumn. There is no provision to protect the rare tree species and flora growing
in the woodlot and to protect the unique geological formations and its
topography features. There is no provision to ensure the preservation, care,
and replacement of coniferous and other trees many of which are near their
mature life span and are subject to the aquifer and natural hazards including
windfalls which are at risk and which affect future residents and me.
Response:
These
issues were addressed as part of the overall subdivision. The development of
this phase along with the remainder of the Stonebridge subdivision has been
approved in conformity with The Secondary Plan for Area 13. The development has
been reviewed by external agencies including the Rideau Valley Conservation
Authority, the Environmental Advisory Committee and the Ottawa Forestry and
Greenspace Advisory Committee. Input from these groups along with internal
staff review led to the development approval conditions. The development has
been designed with due consideration for the natural environment and native
vegetation has been preserved where possible. There are numerous natural
watercourses throughout the golf course that provide for opportunities for
geese as well as other wildlife.
Issue:
There
is no provision and allowance from my property for ingress or egress to south
and west roads and sidewalks. There is no provision to ensure that my property
would not be landlocked and inaccessible.
Response:
Dialogue
between the applicant, staff and the landowner has occurred in the past
regarding the issue of integration of his lot. Provisions have been made for a
connection off Kilbirnie Drive, should redevelopment of the neighbouring
property occur in the future.
Issue:
There
is no provision for direct pedestrian or bicycle access from the development to
Jockvale Road.
Response:
Pedestrian
connections had been looked at during the development of the Secondary Plan and
these were established, based on linkages to open space and recreation
facilities, including the use of the local street network.
Issue:
There
is no assessment, provision or continuity for the management of water drainage
resulting from the common topography.
This results annually in severe flooding and adverse natural water
accumulation resulting in property damage, vegetation damage, and basement
seepage. There is no provision for the adequate handling of septic waste and
run-off water.
Response:
The
grading and drainage for the subdivision has been approved with these
considerations in mind. Staff is satisfied that drainage from the subject lands
will be contained and will not impact the neighbouring properties.
Issue:
There
is no provision for access from my property to municipal services including
water, sewer and storm. There is no provision for a stable and dependable
supply of potable water and ensure the adequacy of pressure and
non-contamination.
Response:
A
hydrogeological study was done by the applicant as part of the overall
subdivision and was approved. Conditions are in place to ensure that if area
wells are impacted, then the applicant will provide a water connection to those
affected landowners. The applicant has installed a water loop in front of the
neighbour’s property, including storm and sanitary sewer provisions.
Issue:
There
is no provision to comply and to monitor and adhere to undertakings and
commitments regarding the integration of both parcels as set forth by the City
of Ottawa and the former City of Nepean.
Response:
These
commitments are being respected. Dialogue between the applicant, staff and the
landowner has occurred in the past regarding the issue of integration of his
lot. Provisions have been made for a connection off Kilbirnie Drive, should
redevelopment of the neighbouring property occur in the future.
ZONING - 3670 AND 3700 JOCKVALE
ROAD
ZONAGE - 3670 ET 3700, CHEMIN JOCKVALE
ACS2008-PTE-PLA-0108 BARRHAVEN
(3)
(This application is subject to Bill 51)
Peter Ludwig sought
deferral of the matter, suggesting insufficient consultation occurred between
the applicant and himself, an adjacent landowner. He indicated the Jockvale Road Environmental Assessment (EA) was
not yet completed, noting the departmental report does not speak to it. He also discussed other issues, such as the
aquifer and road access off Fernie.
Later, when a deferral motion was not forthcoming, he spoke in
opposition to the application referencing arguments addressed in the
Consultation Details section of the report.
He specifically raised concerns with respect to road safety and access,
flooding of the adjacent woodlot, and adequate consultation.
Peter Vice and Rob Pierce, on behalf of Monarch
Construction Ltd., spoke against deferral, noting
the application process was followed and a draft plan of subdivision was
previously approved. Mr. Vice indicated
his client’s support for the departmental recommendation. He explained that on-going discussion
occurred with Mr. Ludwig and date back many years. He opined that Mr. Ludwig simply did not like the answers
provided by the applicant.
Councillor Harder referred to the departmental report,
noting only Mr. Ludwig submitted written correspondence. She stated that the Jockvale EA was not
relevant. She commented that concerns
were responded to by staff in the report.
She confirmed her support of the application.
That the Planning and Environment Committee
recommend Council:
1. Approve
an amendment to the former City of Nepean Zoning By-law to change the zoning
for 3670 and 3700 Jockvale Road, from PRC – Parks and Recreation Zone
(Commercial) - Block 1 and FG – Future Growth to RMU Block 4 - Residential
Mixed Unit Zone Block 4 as shown in Document 1 and as detailed in Document 2.
2. An
amendment to the new Comprehensive Zoning By-law to change the zoning for 3670
and 3700 Jockvale Road, from O1A – Parks and Open Space Subzone A and DR –
Development Review Zone to R1Z[664] – Residential First Density Zone (Exception
664), as shown in Document 1 and detailed in Document 2.
CARRIED