6.             ZONING - 3500 JOCKVALE ROAD

 

ZONAGE - 3500, CHEMIN JOCKVALE

 

 

Committee recommendation

 

(This application is subject to Bill 51)

 

That Council approve an amendment to the former Nepean Zoning By-law to change the zoning at 3500 Jockvale Road from FG - Future Growth to RMU - Residential Mixed Unit, RMU (H) Block 25  - Residential Mixed Unit (Holding) (Exception -25) Zone and PRP - Parks and Recreation Zone (Public) as shown in Document 1 and as detailed in Document 2.

 

 

Recommandation du Comité

 

(Cette demande est assujettie au Règlement 51)

 

Que le Conseil approuve une modification au zonage de l'ancienne Ville de Nepean visant à faire passer la désignation de zonage de la propriété située au 3500, chemin Jockvale, de FG (zone de croissance future), à RMU (zone à utilisation résidentielle mixte); RMU (H), pièce 25 (zone à utilisation résidentielle mixte (zone résidentielle de réserve) (exception 25)); et PRP (zone de parcs et loisirs (publique)), 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 15 November 2007 (ACS2007-PTE-APR-0213).

Report to/Rapport au :

 

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

 

15 November 2007 / le 15 novembre 2007

 

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, Development Approvals

Planning Branch/Direction de l'urbanisme

(613) 580-2424 x 28310, karen.currie@ottawa.ca

 

Barrhaven (3)

Ref N°: ACS2007-PTE-APR-0213

 

 

SUBJECT:

ZONING - 3500 JOCKVALE ROAD (file no. d02-02-07-0019)

 

 

OBJET :

zonage - 3500, chemin jockvale

 

REPORT RECOMMENDATION

 

That the Planning and Environment Committee recommend Council approve an amendment to the former Nepean Zoning By-law to change the zoning at 3500 Jockvale Road from FG - Future Growth to RMU - Residential Mixed Unit, RMU (H) Block 25  - Residential Mixed Unit (Holding) (Exception -25) Zone and PRP - Parks and Recreation Zone (Public) 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 zonage de l'ancienne Ville de Nepean visant à faire passer la désignation de zonage de la propriété située au 3500, chemin Jockvale, de FG (zone de croissance future), à RMU (zone à utilisation résidentielle mixte); RMU (H), pièce 25 (zone à utilisation résidentielle mixte (zone résidentielle de réserve) (exception 25)); et PRP (zone de parcs et loisirs (publique)), comme l'illustre le document 1 et le précise le document 2.

 

 

BACKGROUND

 

This application applies to 12.78 hectares of land, located south of the Nepean Town Centre and the Jock River, east the existing Greenbank Road alignment and west of Jockvale Road.  The proposed subdivision is referred to as the  "Half Moon Bay Subdivision" (see Document 1).

 

The subject lands lie within a larger area, which was the subject of a Community Design Plan (CDP) that received Council approval in June 2006.  The Barrhaven South CDP provides planning direction for development applications within the South Nepean urban community.

This Zoning By-law application will implement the objectives of the CDP for the lands that lie within Phase 1 of that plan. The site is vacant and currently used for agricultural purposes. There is a drainage ditch running south to north through the site.  Surrounding the site are mainly vacant lands planned for future development.  To the north is the Jock River corridor with adjacant land owned by the City and proposed to be developed as a linear district park connected by a natural  trail system along the south side of the corridor, and linking to Half Moon Bay and the Mattamy Subdivision to the west.  The City's land also contains a designated "Urban Natural Area" (UNA) significant wood lot and to the south of the woodlot  is the site of a future stormwater management pond.  To the southeast of the site is the existing Stonebridge Community.

 

Purpose of Zoning Amendment

 

The Zoning By-law amendment will allow for the development of a subdivision comprising of approximately 200 residential units in the form of single-detached, semi-detached and street townhouse units, conservation/open space lands and a neighbourhood park.

 

The application is to change the existing zoning from Future Growth - FG Zone to the following proposed zone categories:  Residential Mixed Unit - RMU, Residential Mixed Unit Holding - RMU(H) Block 25 - Residential Mixed Use Holding (Exception 25), and Parks and Recreation Public - PRP Zone.  A companion subdivision application is being processed that includes approximately 114 lots, 29 blocks for semi-detached and street townhouse units, one neighbourhood park and one linear open space block along the Jock River.

 

DISCUSSION

 

Official Plan

 

The lands are designated as General Urban Area in the Official Plan and are located in Phase 1 of the Barrhaven South Community Design Plan (CDP).  The CDP requires that both low and medium density residential units and a portion of the district park and a neighbourhood park be developed on the subject lands. The CDP also identifies a significant portion of the property as being within the 100-year flood plain.

 

The Land Use Plan and Demonstration Plan in the CDP illustrates how the mix of units and densities can be distributed over the entire community in order to meet the Official Plan target of at least 29 units per hectare. The proposed subdivision will include a mix of housing types with a total net density of approximately 24.4 units per net hectare. The proposed development is consistent with the policies and plans contained in the CDP.

 

Subdivision Design

 

The proposed streets are based on a modified grid street pattern consisting of 16.5-metre wide local streets and 14.5-metre wide single-loaded roads.  Sidewalks and internal pedestrian walkway connections are proposed to provide easy access to the area and parks.  Consistent with the CDP guidelines, rear lotting is not located along collector and arterial roads and the street alignments capitalize on the view corridor along the Jock River by the provision of a single loaded road along the park adjacent to the Jock River.  The site contains the Corrigan Municipal Drain that currently traverses the site and outlets into the Jock River.

The proposed stormwater management system for Barrhaven South proposes to enclose this drain and a new pond located to the north will accommodate stormwater run-off from this site.  The Department of Fisheries and Oceans and the Rideau Valley Conservation Authority have reviewed this channel modification and have addressed the fish habitat compensation requirements through the draft approval of the subdivision.

 

Details of Proposed Zoning

 

The Zoning By-law amendment proposes the following four zone categories for the lands affected by this application, with further detail provided in Document 2:

 

 

 

 

 

Proposed Residential Zoning

 

A RMU (Residential Mixed Use) zone, which permits the three types of residential units proposed, is being applied to Phase 1 of the subdivision which is located on the east side adjacent to Jockvale Road. 


 

An RMU (H) Block 25 zone is being applied to the Phase 2 residential lands located on the west side.  A Holding provision is required for these lands as they contain portions of the Jock River flood plain and the applicant is proposing to "fill" those portions of the flood plain that contain lots and portions of Street No. 1.  The applicant has submitted an application to the Rideau Valley Conservation Authority for a Cut and Fill permit, but in light of the application not yet being approved, the Holding provision is required to prohibit any development from occurring in the flood plain and Phase 2 lands.  As well, the design proposed by the applicant includes potential lots backing onto the District Park in this area.  Depending upon the conclusion of the Cut and Fill application, some of these lots may be removed from the plan to satisfy urban design objectives to protect open frontages along the park.  The exception zoning identifies when the Holding provision can be removed which will be when the Cut and Fill application has been approved and when a draft plan has been approved by the Director of Planning which satisfies the City's design objectives.

 

Proposed Parkland Zoning

 

The proposed subdivision identifies one neighbourhood park block, which will be assembled and developed with a neighbourhood park block proposed on the subdivision to the south. This block will be zoned PRP. As the subdivision's parkland dedication requirements have not yet been confirmed, the final size of the neighbourhood park has not been established.  Should the neighbourhood park need to be increased in size, a dual residential/park zoning has been applied to two lots on the west side of the park to accommodate for either a residential or park use.   The PRP zone will also be applied to the proposed District Park located along the south side of the Jock River Corridor.

 

Concurrent Application

 

The concurrent application for subdivision approval is being reviewed.

 

The Department supports the Zoning By-law amendment application because it is in conformity with the Official Plan and the Barrhaven South Community Design Plan in terms of development pattern, housing mix and density. 

 

ENVIRONMENTAL IMPLICATIONS

 

The application of a holding provision for the zoning of the residential areas located in the flood plain will ensure no development occurs in the floodplain until all required approvals have been given.  The Corrigan Municipal Drain will be enclosed and fish habitat compensation measures will be implemented following acquisition of necessary approvals in other areas of the Barrhaven South Community.

 

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.


A public meeting as required for the subdivision application was held on October 4, 2007 and many of the questions surrounded the layout of the plan.  The City did not receive any negative comments or opposition to this application from the public; however, comments were received from the City’s Parks and Recreation Branch. They oppose the proposed back lotting along a portion of the District Park.  As well, they believe that there is an under-dedication of parkland pursuant to the CDP, and therefore, the neighbourhood park should be increased in size to not only meet the dedication requirements, but also to provide a better configuration of the park.  Staff have reviewed and are addressing these issues through the subdivision application process and the implementation of a Holding zone on the Phase 2 lands and the dual zone adjacent to the park. These measures will provide an ability to address the Branch’s comments.  

 

FINANCIAL IMPLICATIONS

 

The proposed development does not require an expenditure of municipal funds over and above those funds recovered by development charges or for which an allocation has been made in a Council approved budget.

 

SUPPORTING DOCUMENTATION

 

Document 1      Location Map

Document 2      Details of Recommended Zoning

Document 3      Draft Zoning Key Plan

Document 4      Draft Plan of Subdivision

 

DISPOSITION

 

City Clerk’s Branch, Council and Committee Services to notify the owner, Ted Phillips, McNeil Farm Limited, 225 Metcalfe Street, Ottawa, K2P 1P9, OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5, 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-law, 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

 

1.         A new exception, Block 25, will be added to clause 6:5RMU:3 including the following special provisions:

 

a)      On any land zoned RMU Block 25 that includes a holding symbol (H), the following must be done prior to the removal of the holding symbol:

 

(i)         Approval of Cut and Fill Application by the Rideau Valley Conservation Authority and the City of Ottawa;

 

(ii)        Draft approval of a plan of subdivision;

 

(iii)       All conditions which affect the design of the plan of subdivision have been cleared.

 

 

2.         Schedule B21 will be amended as follows and as shown on Document 1:

 

            a)         Area A rezoned from FG to RMU;

b)         Area B rezoned from FG to RMU(H)Blk 25;

c)                  Area C rezoned from FG to PRP;

d)                  Area D rezoned from FG to RMU(H)Blk 25(PRP)

e)                  flood plain overlay removed from Area B.

 

 

DRAFT ZONING KEY PLAN                                                                                DOCUMENT 3

 


DRAFT PLAN OF SUBDIVISION                                                                        DOCUMENT 4