776 and 784 St. Laurent Boulevard City of Ottawa

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1 Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational 776 and 784 St. Laurent Boulevard City of Ottawa Planning Rationale Planning Land / Site Development Planning Application Management Municipal Planning Documents & Studies Expert Witness (OMB) Wireless Industry Landscape Architecture Urban Design & Streetscapes Open Space, Parks & Recreation Planning Community & Residential Developments Commercial & Institutional Sites Environmental Restoration

2 776 and 784 St. Laurent Boulevard PLANNING RATIONALE IN SUPPORT OF SITE PLAN CONTROL APPLICATION Prepared by: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 October 26, 2017 Novatech File: Ref: R

3 October 26, 2017 City of Ottawa Planning and Growth Management Department 110 Laurier Avenue West Ottawa, Ontario K1P 1J1 Attention: Simon Deiaco, Planner III, Planning, Infrastucture and Economic Development Dear Mr. Deiaco Reference: 776 and 784 St. Laurent Boulevard Application for Site Plan Control Our File No.: The following Planning Rationale has been prepared in support of a site plan control application for the proposed redevelopment of the properties at 776 and 784 St. Laurent Boulevard. The proposal entails demolishing the existing detached dwellings and constructing a ten-storey residential apartment building. Based on the findings of this Planning Rationale, the proposed site plan application conforms to the policies of the City of Ottawa Official Plan, is consistent with the Arterial Mainstreet Zone of the City of Ottawa Zoning By-law , responds to the City s Urban Design Objectives and represents good land use planning. If you have any questions or comments regarding this proposal, please feel free to contact Murray Chown or the undersigned. Yours truly, NOVATECH Danna See-Har, M.PL. Planner M:\2017\117016\DATA\Applications\Site Plan\ _StLaurentRationale.doc Suite 200, 240 Michael Cowpland Drive, Ottawa ON K2M 1P6 Tel: Fax:

4 1.0 INTRODUCTION & CONTEXT PURPOSE SITE DESCRIPTION AND LOCATION SURROUNDING USES TRANSPORTATION NETWORK DEVELOPMENT PROPOSAL PLANNING POLICY AND REGULATORY FRAMEWORK CITY OF OTTAWA OFFICIAL PLAN Arterial Mainstreet Designation Review of Development Applications Design Objectives ZONING BY-LAW CONCLUSION..14 i

5 1.0 INTRODUCTION & CONTEXT 1.1 Purpose Novatech has prepared this Planning Rationale in support of a site plan control application to facilitate the redevelopment of the properties located at 776 and 784 St. Laurent Boulevard (the Subject Site ), in the City of Ottawa. The proposal entails construction a ten-storey residential apartment building. This Planning Rationale will demonstrate that the proposed development: conforms to the policies of the City of Ottawa Official Plan; is consistent with the Arterial Mainstreet Zone of the City of Ottawa Zoning By-law ; and responds to the City s Urban Design Objectives. 1.2 Site Description and Location The Subject Site is located in the Rideau-Rockcliffe ward of the City of Ottawa on the west side of St. Laurent Boulevard, between Cote Street and Guy Street (Figure 1). The lands that make up the Subject Site are legally described as Part of Lots 15 and 16 on Registered Plan 222, in the City of Ottawa. The lands are municipally known as 776 and 784 St. Laurent Boulevard. The irregular shaped lot is 1,497m 2 in size, with metres of frontage on St. Laurent Boulevard. A 3.84m road widening is required along the St. Laurent Boulevard frontage to protect a right-ofway of 18.75m from the centreline of the road, in accordance with the right-of-way protection set out in Annex 1 of the Official Plan. Subject Site Figure 1. View of the Subject Site Novatech Page 2

6 The Subject Site is currently occupied by two detached dwellings. The property is zoned Arterial Mainstreet, Subzone 10, Exception 2199 (AM10[2199]) in the City of Ottawa Zoning By-law , as amended by By-law , which came into effect on September 27 th, Surrounding Uses West: To the west of the Subject Site is a mix of low and mid-rise residential development including a seven-storey apartment dwelling, a few three-storey apartment dwellings and a detached dwelling. Northwest of the Site is the Don-Gamble Community Centre and Saint Laurent Park. The Centre includes a pool, arena, library, fitness centre and meeting facilities. North: A detached dwelling abuts the Subject Site to the north. Further north, across Cote Street, exists a mid-rise six-storey apartment dwelling. East: Located to the east of the Subject Site, across St. Laurent Boulevard, is Rideau High School. This school, which currently sits on a 7 ha lot, was permanently closed in September Novatech Page 3

7 South: To the south of the Subject Site, at 800 St. Laurent, exists a twelve-storey retirement home. Further south along St. Laurent Boulevard is a mix of low-density commercial uses, with a strong presence of automobile oriented services. 1.4 Transportation Network The Subject Site is located on St. Laurent Boulevard, which is identified as an Arterial Road on Schedule E of the City of Ottawa Official Plan (Figure 2). Annex 1 Road Classifications and Rights-of-Way states that: The arterial roads are the major roads of the City that carry large volumes of traffic over the longest distances. They not only accommodate car and truck traffic, but also serve pedestrians, public utilities, cyclists and public transit buses. The roadway and its boulevard are therefore designed to meet the needs of these users through the provision, where appropriate, of such features as sidewalks, cycling lanes, and bus stops and shelters. Novatech Page 4

8 St. Laurent Boulevard is an Arterial Road that accommodates all modes of transportation. These modes include walking, cycling, public transit and driving. Features such as sidewalks, on-road cycling routes and bus stops are all present along St. Laurent Boulevard in close proximity to the Subject Site. Vehicular access to the Subject Site will be from Cote Street and will not affect traffic movement along St. Laurent. Subject Site Figure 2. Urban Road Network, Schedule E of the Official Plan Novatech Page 5

9 2.0 DEVELOPMENT PROPOSAL In keeping with the intent of the Arterial Mainstreet designation and zoning for this portion of St. Laurent Boulevard, the proposal entails redeveloping the Subject Site and constructing a higherdensity apartment dwelling. The apartment dwelling will be ten-storeys, with a total of 87 residential dwelling units. The development will feature a mix of one and two-bedroom units of different sizes to appeal to a variety of potential tenants. The first three storeys along St. Laurent Boulevard will be setback 3 metres from the front lot line. Units on the ground floor facing the street will have small individually accessible courtyards that will enhance the relationship between the proposed development and the public realm. Storeys four through ten will step back 1.75 metres from the face of the building along St. Laurent Boulevard. These setbacks, courtyards and step backs will establish a strong threestorey podium along St. Laurent and will maintain a human scale along the street. In addition to courtyards, residential units will have private outdoor amenity space in the form of balconies. Residents will also have access to a communal roof-top terrace and an at-grade amenity area at the rear of the building. A gym is being proposed on the ground floor adjacent to the lobby. A total of 965m 2 of private and communal amenity space is being proposed to meet the needs of residents. Vehicular access to the proposed development will be from Cote Street. A shared, double lane driveway will be located on the abutting property to the west of the Subject Site, municipally known as 550 Cote Street. This shared driveway will provide access to shared surface parking as well as two-levels of underground parking. A total of 148 spaces will be provided, with 98 spaces located in the underground parking garage and 50 spaces located at grade. A total of 48 indoor bicycle parking spaces are proposed within the parking garage. Pedestrian accesses for residents will be provided along St. Laurent Boulevard as well as at the rear of the building. Figure 3. Proposed Site Plan Novatech Page 6

10 3.0 PLANNING POLICY AND REGULATORY FRAMEWORK 3.1 City of Ottawa Official Plan (OP) The Subject Site is located on St. Laurent Boulevard, which is designated Arterial Mainstreet on Schedule B of the City of Ottawa Official Plan (OP). The OP strongly supports infill and intensification within the urban area (Section 2.2). More specifically, target areas for intensification are identified as the Central Area, Mixed Use Centres, Mainstreets, and Town Centres (Policy 4, Section 2.2.2). The proposed ten-storey residential apartment building supports the intensification of an Arterial Mainstreet, which is a target area in the City. The proposed development will make the best use of existing municipal facilities, infrastructure and services. Subject Site Figure 4. Urban Policy Plan, Schedule B of the Official Plan Arterial Mainstreet Designation Section Mainstreets states that: The objective of the Mainstreet designation is to encourage more dense and mixeduse development that supports, and is supported by, increased walking, cycling and transit use. The proposed redevelopment of the Subject Site with a ten-storey building, is consistent with the policies and the vision set out for Arterial Mainstreet in the City of Ottawa Official Plan. The Novatech Page 7

11 proposed development realizes the opportunity for intensification along St. Laurent Boulevard, which is well served by public transit and is located in proximity to a range of services and commercial uses. This 87 unit apartment dwelling will further support active modes of transportation along St. Laurent Boulevard. The development will also enhance the pedestrian environment as the courtyards on the ground floor will provide an active street frontage. The following policies in Section are also relevant to the proposed development: 1. Traditional Mainstreets and Arterial Mainstreets are designated on Schedule B. The former are planned as compact, mixed-use, pedestrian-oriented streets that provide for access by foot, cycle, transit and automobile. The latter also are planned to provide a mix of uses and have the potential to evolve, over time, into more compact, pedestrian-oriented and transit friendly places. To facilitate this evolution, the Zoning By-law may define the portion of the street frontage of an Arterial Mainstreet to be occupied by buildings located at or set back minimally from the sidewalk. Both Traditional and Arterial Mainstreets will fulfill and take advantage of their multi-modal transportation corridor function. 5. A broad range of uses is permitted on Traditional and Arterial Mainstreets, including retail and service commercial uses, offices, residential and institutional uses. Uses may be mixed in individual buildings or occur side by side in separate buildings. 10. Redevelopment and infill are encouraged on Traditional and Arterial Mainstreets in order to optimize the use of land through intensification, in a building format that encloses and defines the street edge with active frontages that provide direct pedestrian access to the sidewalk. The proposed development is minimally setback at 3 metres from the front lot line. This front yard setback accommodates outdoor courtyards for ground level units which will enhance the pedestrian environment. These units will define the street edge with active frontages and may also be converted to commercial uses should the demand arise in the future. The proposed development appropriately contributes to the intensification of the St. Laurent Boulevard Arterial Mainstreet and will positively contribute to the revitalization of St. Laurent Boulevard as well as the realization of the planned Arterial Mainstreet function of the corridor. The proposal conforms to the Official Plan policies for development along Arterial Mainstreets Review of Development Applications Section 4 of the Official Plan outlines policies related to review of development applications, to ensure that new development meets the objectives of the Official Plan. The following section demonstrates how the proposed redevelopment of the Subject Site conforms to the policies in Section 4.1 through 4.11 of the Official Plan. Relating to Section 4.1 (Site-Specific Policies and Secondary Policy Plans), the Subject Site is not subject to any Site-Specific Policies or a Secondary Policy Plan in Volume 2 of the Official Plan; Novatech Page 8

12 Relating to Section 4.2 (Adjacent to Land-Use Designations), the Subject Site is not adjacent to any areas of natural or scientific interest; Relating to Section 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the Subject Site is accessible by various modes of transportation, including walking, cycling, public transit, and motorized vehicle. The site is within walking distance to transit, shops and services along St. Laurent Boulevard. St. Laurent Boulevard is identified as an On-road Cycling Route on Schedule C Primary Urban Cycling Network of the Official Plan. St. Laurent Boulevard is also identified as a Transit Priority Corridor on Schedule D Rapid Transit Network of the Official Plan. There are bus stops located along St. Laurent Boulevard adjacent to the Subject Site, which are serviced by bus route 7 (St. Laurent). Montreal Road to the north and McArthur Avenue to the south of the site, are also well served by several bus routes. In accordance with the policies of Section 4.3 of the Official Plan, a Transportation Impact Study will be submitted in support of the site plan application. The Transportation Impact Study will confirm whether the proposed development can be accommodated by the existing transportation infrastructure and services; Relating to Section 4.4 (Water and Wastewater Servicing), the Subject Site is serviced by municipal water and wastewater services. The Site Servicing and Stormwater Management Design Brief (dated October 19, 2017) prepared by McIntosh Perry demonstrates that the existing water and wastewater infrastructure services can accommodate the proposed development on the Subject Site; Relating to Section 4.5 (Housing), the proposal for the Subject Site includes 87 new rental residential dwelling units, introducing a range of one and two-bedroom units to the area; Relating to Section 4.6 (Cultural Heritage Resources), there are no cultural heritage resources on or in proximity to the Subject Site; Relating to Section 4.7 (Environmental Protection), there are no sensitive environmental features on or in proximity to the Subject Site. In keeping with Section 4.7.2, a Tree Conservation Report and Landscape Plan (dated October 18, 2017) have been prepared by IFS Associates. Additionally, in keeping with Section an Erosion and Sediment Control Plan (dated October 19, 2017) has been prepared by McIntosh Perry; Relating to Section 4.8 (Protection of Health and Safety), the Subject Site is not affected by constraints identified on Schedule K Environmental Constraints of the Official Plan, such as flood plains, wellhead protection or unstable soils. In keeping with Section and of the Official Plan, Paterson Group Inc. completed a Geotechnical Study (dated July 7, 2017) and Phase I Environmental Site Assessment (ESA) (dated July 20, 2017) for the Subject Site. The Phase I ESA confirmed that there are no areas of potential environmental concern on the Subject Site, and concluded that a Phase II ESA is not required. In keeping with Section of the Official Plan, Hugh Williamson Associates Inc. prepared a Noise Impact Assessment Report (dated August 5, 2017). The Report has found that City of Ottawa and MOECC criteria for surface transportation noise impacts can be met for the proposed development provided that the construction of external walls as well as windows or doors meet minimum STC ratings. With regard to outdoor sound levels, thresholds for ventilation and warning clause requirements have been exceeded. Central air-conditioning and a warning clause for all units is being recommended. Novatech Page 9

13 Relating to Section 4.9 (Energy Conservation Through Design), the landscape design for the proposed development, as illustrated on the Landscape Plan, includes areas of permeable surface (pavers and planting beds) to promote the natural infiltration of stormwater. Street trees proposed along St. Laurent Boulevard will help to provide shade from the sun for the first couple of floors of the building. Relating to Section 4.10 (Greenspace Requirements), the City may request parkland contribution in the form of cash-in-lieu of parkland, as the Subject Site is not a sufficient size to provide a public park on site. Section 4.11 of the City s Official Plan sets out policies related to compatibility of new development with the surrounding community. In accordance with Policy 1 in Section 4.11 Urban Design and Compatible Development of the Official Plan, Project1 Studio has prepared an Urban Design Brief for the proposed redevelopment of the Subject Site. The Brief summarizes the design merits of the proposed development, and assesses the project s compatibility with the surrounding uses Design Objectives Section of the City of Ottawa Official Plan speaks to how the City intends to influence the built environment as the city matures and evolves. The City s design objectives for implementing urban design and achieving compatibility are outlined in this section. 1. To enhance the sense of community by creating and maintain places with their own distinct identity. The proposed development will contribute to views for individuals travelling on St. Laurent Boulevard. Due to long site lines, randomized projecting balconies along the St. Laurent frontage have been designed to provide movement. The proposed architectural gestures and materials as well as colours will provide the building with visual interest. The space between the building face and the street will also be enhanced with landscaping. The architectural excellence of the proposed development will play an important role in the transformation of St. Laurent Boulevard and will help to create a place with its own distinct identity. 2. To define quality public and private spaces through development. The proposed development creates a continuous street-oriented building form which clearly defines the private and public realm. The proposed courtyards of individual residences in the front yard of the Subject Site creates an attractive landscape that reinforces this boundary and supports active spaces along the street. A main entrance of the building being oriented towards the street along with the planting of several trees will contribute to the quality of the site and the street environment. The parking area is being located at the rear of the property. Communal outdoor amenity space will also be provided by means of a roof-top terrace and an at-grade amenity area at the rear of the building. 3. To create places that are safe, accessible and are easy to get to, and move through. Vehicular access to the Subject Site will be from Cote Street. This access is preferable, as Cote Street is identified as a local road in the City of Ottawa Official Plan and has lower volumes of Novatech Page 10

14 traffic. Reducing the number of vehicular access points to the site also increases the opportunity for road corridor landscaping. A well-defined, barrier-free and attractive pedestrian walkway connects the main entrance of the building to the sidewalk along St. Laurent. A side entrance also exists on the northern elevation of the building. At the rear of the building four pedestrian entrances are provided that are linked by pathways to the proposed surface parking lot. Balconies, private courtyards and large windows maximize eyes on the street and provide safety for individuals passing through these spaces. 4. To ensure that new development respects the character of existing areas. The Subject Site abuts a seven-storey building to the west and a twelve-storey building to the south. The massing, scale and shape of the proposed ten-storey apartment dwelling is consistent with the development of neighbouring lands. Materials, such as red brick, have also been incorporated in the design of the building in order to complement and reflect neighbouring developments. Given its residential use, efforts have been made to create a sense of human scale for the proposed development. Units on the ground floor facing the street have access to at-grade courtyards which enhance the relationship between the proposed development and the public realm. Storeys four through ten are step back 1.75 metres from the face of the building establishing a strong three-storey podium along St. Laurent Boulevard. The stratification of the rear facing façade into base, middle and top proportions also breaks up the height of the building and provides visual interest. 5. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The proposed development will feature a mix of one and two-bedroom units of different sizes to appeal to a variety of potential tenants. The design of the building is also adaptable to the changing needs of its occupants by ensuring universal accessibility. Over the long term, ground level units with individually accessed courtyards may also be converted to commercial uses if the demand arises in the future. 6. To understand and respect natural processes and features in development design. A tree conservation report as well as a landscape plan have been prepared in support of the Site Plan Control application for the Subject Site. An understanding of the local climate is reflected in the choice of species identified for planting. The proposed trees and shrubs will create an attractive urban natural environment that can be successfully maintained. No significant or sensitive environment features or resources have been identified on or adjacent to the Subject Site. 7. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. The Subject Site is currently occupied by two detached dwellings. The proposed development is an appropriate higher density residential development, which efficiently utilizes energy and land. Given the location of the Site along a transit priority corridor, the proposal will help to support sustainable, active modes of transportation in the City. Novatech Page 11

15 3.2 Zoning By-law The Subject Site is currently zoned Arterial Mainstreet, Subzone 10, Exception 2199 AM10[2199] in the City of Ottawa Zoning By-law The purpose of the Arterial Mainstreet Zone is to: 1) accommodate a broad range of uses including retail, service commercial, offices, residential and institutional uses in mixed-use buildings or side by side in separate buildings in areas designated Arterial Mainstreet in the Official Plan; and 2) impose development standards that will promote intensification while ensuring that they are compatible with the surrounding uses. The proposed development is a ten-storey apartment dwelling, which is a permitted used within the AM Zone. With the exception of reduced visitor and bicycle parking, the proposed development has been designed in accordance with the zoning provisions of the AM 10 Zone as well as other applicable provisions in Zoning By-law The balance of the total required visitor and bicycle parking spaces for the Subject Site will be accommodated at 550 Cote Street. Table 1 summarizes relevant zoning performance standards for the site, and the standards provided by the proposed development. Red text identifies areas of non-compliance. All required variances will be determined through the Site Plan Control process, and addressed in a separate application to the Committee of Adjustment. Table 1. Zoning Review Summary PERFORMANCE STANDARD BY-LAW REQUIREMENT ARTERIAL MAINSTREET ZONE REQUIREMENTS (SECTIONS ) PROVIDED Min. Lot Area No minimum 1,497m 2 Min. Lot Width No minimum 52m Min. Front Yard Setback No minimum 3m Min. Interior Side Yard Setback No minimum 1.1m, 1.5m and 0.6m Min. Rear Yard Setback (iii) for a residential use 7.5m 12.3m building Maximum Building Height 30m 30m Glazing along St. Laurent 50% of surface area of first 4.5m of ground floor facade PARKING RATE PROVISIONS (SECTIONS ) Residential parking Visitors parking Bicycle parking 0.5 spaces/unit (over 12 units) = 38 spaces 0.1 spaces/unit (over 12 units) = 8 spaces 0.5 spaces/unit = 44 spaces 53% 39 spaces 5 spaces 22 spaces Novatech Page 12

16 AMENITY AREA (SECTION 137) Amenity Area Total (6 m 2 / d.u.) = 522 m 2 Communal (50% of total) = 261 m 2 Aggregated into areas up to 54m 2, and where more than one aggregated area is provided, at least one must be a minimum of 54m 2 Total = 965 m 2 Communal = 277 m 2 Novatech Page 13

17 4.0 CONCLUSION This Rationale has been prepared in support of an application for Site Plan Control to permit the redevelopment of the properties at 776 and 784 St. Laurent Boulevard. The proposal entails constructing a ten-storey residential apartment dwelling, with surface as well as two levels of underground parking. The proposal conforms to the policies of the City of Ottawa Official Plan, which encourages intensification along Arterial Mainstreets, an identified intensification target area. The intensification of the Subject Site will not only promote cost-effective development patterns but will also play an important role in the transformation of St. Laurent Boulevard into a more transit supportive, pedestrian-friendly Arterial Mainstreet. The proposal is consistent with the Arterial Mainstreet Zone of the City of Ottawa Zoning By-law by promoting intensification while ensuring compatibility with surrounding uses. With the exception of reduced visitor and bicycle parking spaces, the proposed development has been designed in accordance with the provisions of Zoning By-law The balance of the total required visitor and bicycle parking spaces for the Subject Site will be accommodated at 550 Cote Street. The proposal responds to the City s Urban Design Objectives by creating a sustainable, distinct, safe, accessible and adaptable development that respects the existing character of neighbouring properties. The proposed development is desirable and represents good land-use planning. Yours truly, NOVATECH Prepared By: Reviewed By: Danna See-Har, M.PL. Planner Murray Chown, MCIP, RPP Director Planning and Development Novatech Page 14