6.                   ZONING - 3670 AND 3700 JOCKVALE ROAD

 

ZONAGE - 3670 ET 3700, CHEMIN JOCKVALE

 

 

Committee recommendationS

 

(This application is subject to Bill 51)

 

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

 

(Cette demande est assujettie au Règlement 51)

 

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

 

Barrhaven (3)

Ref N°: ACS2008-PTE-PLA-0108

 

 

SUBJECT:

ZONING - 3670 and 3700 jOCKVALE road (FILE NO. D02-02-08-0014)

 

 

OBJET :

ZONAGE - 3670 et 3700, chemin jockvale

 

 

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:

 

 

 

The New Comprehensive Zoning By-law

 

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:

 

 

Discussion

 

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.

 

APPLICATION PROCESS TIMELINE STATUS

 

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.

 

FINANCIAL IMPLICATIONS

 

N/A

 

SUPPORTING DOCUMENTATION

                                                                             

Document 1      Location Map

Document 2      Details of Recommended Zoning

Document 3      Summary of Comments


 

DISPOSITION

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.


LOCATION MAP                                                                                                    DOCUMENT 1



DETAILS OF RECOMMENDED ZONING
                                                         DOCUMENT 2

 

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