Mixed-Use Development 1250 Maritime Way

Transcription

1 Engineering Land / Site Development Municipal Infrastructure Environmental / Water Resources Traffic / Transportation Structural Recreational Mixed-Use Development 1250 Maritime Way Planning Rationale and Design Brief 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 CLARIDGE HOMES INC. TIMBERWALK RETIREMENT HOME 1250 MARITIME WAY KANATA, OTTAWA PLANNING RATIONALE AND DESIGN BRIEF, IN SUPPORT OF SITE PLAN CONTROL APPLICATION Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 October 06, 2016 Novatech File: Ref: R

3 October 06, 2016 City of Ottawa Planning & Growth Management Department 110 Laurier Avenue West, 4 th Floor Ottawa, ON K1P 1J1 Attention: Patricia McCann-MacMillan, Planner Dear Ms. McCann-MacMillan: Reference: Claridge Homes Inc., Site Plan Control Application Planning Rationale and Design Brief Our File No.: Novatech has prepared the attached Planning Rationale and Design Brief on behalf of Claridge Home Inc. (Claridge Homes) in support of a Site Plan Control Application for land municipally known as 1250 Maritime Way, Ottawa, Ontario. Claridge Homes intends to develop a retirement home in the Kanata Town Centre area. The proposal includes approximately 151 dwelling units, indoor amenities, outdoor greenspace, and underground parking. The attached Planning Rationale outlines the proposed development, summarizes the required technical studies, and demonstrates that the proposal is consistent with relevant provincial and municipal policy documents. Should you have any questions, comments or concerns, please do not hesitate to contact us. Sincerely, NOVATECH Anne Wang, BES Planner M:\2016\116043\DATA\Reports\Planning Rationale\ PR.docx

4 Table of Contents 1.0 INTRODUCTION SITE LOCATION AND CONTEXT PLANNING CONTEXT OVERVIEW OF TECHNICAL STUDIES NOISE STUDY TRANSPORTATION BRIEF TREE CONSERVATION REPORT PHASE I ESA SERVICEABILITY AND STORMWATER MANAGEMENT REPORT GEOTECHNICAL INVESTIGATION DESIGN PROPOSAL PLANNING POLICY REVIEW PROVINCIAL POLICY STATEMENT OTTAWA OFFICIAL PLAN OFFICIAL PLAN VOLUME 2B- KANATA TOWN CENTRE CITY OF OTTAWA ZONING BY-LAW CONCLUSION Figure 1: Subject Site Location... 1 Figure 2: Surrounding Context... 2 Figure 3: Schedule B, Official Plan... 4 Figure 4: Schedule D Rapid Transit Network... 5 Figure 5: Schedule E Urban Road Network... 6 Figure 6: Kanata Town Centre Site Specific Policy... 7 Figure 7: Kanata Town Centre Maximum Permitted Building Height... 7 Figure 8: Zoning Schedule... 8 Figure 9: Conceptual Site Plan Figure 10: Illustration of Retirement Homes Concept Figure 11: Parking Plan Figure 12: Ultimate Development Concept Plan Figure 13: Conceptual Building Elevation View of north of façade from Maritime Way Figure 14: Conceptual Building Elevation View of building front entrance from Maritime Way Figure 15: Conceptual Building Elevation View south façades from Kanata Avenue Appendices: Appendix A: Site Plan Appendix B: Landscape Plan Appendix C: Building Elevation Appendix D: Conceptual Building Model i

5 1.0 INTRODUCTION Novatech has been retained by Claridge Homes Inc. to prepare a Planning Rationale (Rationale) in support of a Site Plan Control Application for the development of the proposed retirement home on lands municipally known as 1250 Maritime Way. The Subject Site is legally known as Part of Block 9 on Plan 4M-1325 Being Part 1 on Plan 4R-24296, City of Ottawa. As shown on Figure 1. The proposed development contains a six-storey retirement home with approximately 151 dwelling units, and 1,200 square feet of amenity area and ancillary uses such as retail, and other personal services to support the daily life of future residents and community. Figure 1: Subject Site Location This Rationale will outline the various aspects of the proposal and demonstrate that the proposed development is consistent with the relevant provincial and municipal policies and guidelines. A Design Brief has been incorporated into the Rationale to demonstrate how the development is compatible with its existing and planned context and has been designed to improve its surroundings. Novatech Page 1

6 An overview of the required technical studies has been prepared as part of this report to demonstrate how supporting studies influenced the design of the development with respect to effects on the environment and compliance with the appropriate policies of Section 4 of the Official Plan. 1.1 Site Location and Context The proposed development is located in the Kanata Town Centre area. It is located east of Kanata Centrum Shopping Centre and immediately north of Highway 417. The Subject Site is bounded by Kanata Avenue, Highway 417, Maritime Way, and future development to the east. The following describes the existing or planned land uses adjacent to the Subject Site, as shown on Figure 2: Figure 2: Surrounding Context Area A: The site directly north of Maritime Way recently obtained a Site Plan Approval [D ] from the City for a five-storey Townplace Suites Marriot hotel with 116 hotel suites, and a total of 6,614 square metres in gross floor area. Further north, the land is currently under development [D /A-00303] to allow for three interconnected buildings featuring a six storey residential apartment on the west with 105 dwelling units and a six story hotel connected by a two story building. Novatech Page 2

7 Streetview of Area A from Maritime Way Area B: The parcel directly adjacent to the east is currently vacant. Further to the east is a landscaped stormwater management pond with a paved trail around the pond to service the adjacent high-density residential/mixed use developments along Maritime Way. Streetview of lands to the east Area C: Kanata Avenue and Highway 417 define the southern boundary of the Subject Site. The Kanata Centrum and Holiday Inn Hotel currently occupy the lands on the south side of Kanata Avenue. There is a pending Zoning By-Law Amendment application to permit a two-storey mixed-use development on the southwest corner of Lord Byng Way and Kanata Avenue. The Terry Fox OC Transport Park and Ride facility and Transit Station are located south of the Kanata Centrum shopping centre. Bird-eye view of the Kanata Centrum Novatech Page 3

8 Area D: Lands to the north are currently vacant and reserved for future development. Further north is the Kanata Town Centre Core Park which provides recreational opportunities to the region. 1.2 Planning Context City of Ottawa Official Plan The Subject Site is designated as Mixed Use Centre with a Town Centre Overlay on Schedule B- Urban Policy Plan of the City of Ottawa Official Plan, as shown on Figure 3 below. Figure 3: Excerpt from Schedule B, Official Plan The City of Ottawa Official Plan Section Mixed Use Centres and Town Centres defines Mixed Use Centres and Town Centre as occupying strategic locations on the Rapid Transit Network, acting as central nodes of activity within their surrounding communities, and being areas with potential to achieve high density, compact and mixed-use development. As per Official Plan Section 3.6.2, Policy 5, the following land uses are permitted within the Mixed Use Centres designation: Office High Density Secondary And Post- Hotels Residential Secondary Schools Retail Uses Uses Hospitals Entertainment Medium-Density Large Institutional Buildings Uses Residential Uses Community Recreation And Leisure Centres Mixed-Use Development Daycare Centres Novatech Page 4

9 The proposed retirement home is a permitted use within the Town Centre Designation. The proposed development supports pedestrian activities by maximizing pedestrian connectivity, minimizing surface parking and vehicle and pedestrian conflicts, and ultimately creating a safe and inviting place for pedestrian activities. Policies of section of the Official Plan will be discussed further in section 4.2 of this Rationale. Section Designing Ottawa identifies the Subject Site as a Design Priority Area. Any development within a Design Priority Area will be reviewed for its contribution to an enhanced pedestrian environment and its impact on the distinct character and unique opportunities of the area. As part of the development application process, the Ottawa Urban Design Review Panel will participate in the enhanced review of the urban design elements of the development applications within Design Priority Areas. A submission to the Ottawa Urban Design Review Panel will be made as part of the process. Schedule D of the Official Plan identifies a future Bus Transit Station south of the Subject Site along the designated future Bus Rapid Transit Route, as shown on Figure 4: Rapid Transit Network. The proposed development supports the relevant policies and objective with regards to transit supportive developments. Figure 4: Schedule D Rapid Transit Network Novatech Page 5

10 Schedule E identifies Kanata Avenue as an Arterial and Highway 417 as provincial highway, as shown on Figure 5. Official Plan, Annex 1 Road Classification and Rights-of-Way protection outlies polices on rights-of-way. Figure 5: Schedule E Urban Road Network Official Plan Volume 2B- Former Kanata Official Plan Annex 6 of the Official Plan identifies the Subject Site as part of Kanata Town Centre. Schedule B-1 of the Official Plan Volume 2B- Site Specific Policies, the Subject Site is designated as Central Business District (CBD), as shown on Figure 6. The policies state this land use designation applies to lands in the central part of the Town Centre with good accessibility (both vehicular and non-vehicular) and exposure to the Highway. The City approved Official Plan Amendment No.136 in September 2014 to implement the policies related to the Kanata Town Centre Building Height. Official Plan Amendment No. 136 is currently under appeal (case no. PL141243) and no hearing has been schedule with the Ontario Municipal Board. The Amendment, as indicated on Schedule B-2 of the Official Plan Volume 2B- Site Specific Policies identifies the Subject Site as an area that permits maximum building height of storey, as shown on Figure 7. The intent of these lands is to become an urban place that provides the primary employment, civic and cultural focus for Kanata. Permitted uses include: office uses, business operating in office type buildings, hotels and commercial uses, medium density mixed use residential, and high density residential uses. Novatech Page 6

11 Figure 6: Kanata Town Centre Site Specific Policy Figure 7: Kanata Town Centre Maximum Permitted Building Height (OPA 136) Novatech Page 7

12 1.2.3 Existing Zoning (City of Ottawa Zoning By-Law ) The Subject Site is currently zoned as MC-Mixed Use Centre Zone, MC5 Subzone with maximum height limit of 35 metres (MC5, H [35]), under Ottawa Zoning By-Law , as shown on Figure 8. As noted, the maximum height may increase subject to final approval of Official Plan Amendment No. 136 Figure 8: Zoning Schedule The purpose of the MC-Mixed Use Centre Zone is to ensure that the area designated as Mixed-Use Centre in the Official Plan accommodates a combination of compact, pedestrian orientated and transit-supportive uses while imposing a development standard that ensures medium to high profile development with minimum impact on surrounding existing residential areas. The proposed six storey retirement home is permitted under the MC5, H [35] zone. Novatech Page 8

13 2.0 OVERVIEW OF TECHNICAL STUDIES 2.1 Noise Study A Noise Impact Assessment Report was prepared by Novatech (October 2016) to assess the potential environmental noise impact on the proposed residential development due to the vehicular traffic on Kanata Avenue and Highway 417. The Report assesses noise levels generated in order to determine noise attenuation measures required to satisfy the Part 4 Phase 1 criteria of the City of Ottawa Environmental Noise Control Guidelines. Predicted noise levels are expected to be greater than the City of Ottawa and MOE approved noise levels for the proposed units adjacent to the Kanata Avenue and Highway 417. The Acoustic Insulation Factor method outlined in the National Research Council will be implemented to ensure the building is insulated against noise by confirm the window and exterior wall type assemblies. In addition, warning clauses are recommended to be incorporated into the sales/lease agreements. Official Plan Policy 10 states to improve the quality of the streetscape, communities will be designed to the extent possible to provide noise attenuation through land use planning and design. In keeping with such policy, the building is designed and orientated in a way that eliminates the need of noise barrier structure, as all the required amenity spaces as per zoning by-law are provided on ground floor of the building. 2.2 Transportation Brief A Transportation Brief was prepared by Novatech (October 2016) for the proposed development. The report analyses the impact that the proposed development will have on the existing transportation network. The report confirms the proposed development does not warrant any major road infrastructure alternations. A Road Modification Approval application will be submitted to accompany the Transportation Brief to allow the proposed on-street parking and median break along Maritime Way. The report concludes that the proposed development is feasible from a transportation perspective. 2.3 Tree Conservation Report The property is not near any provincially significant wetlands, significant woodlands, or other designated natural heritage systems. No Species at Risk or habitat was identified within the Study Area. A Tree Conservation Report and Landscaping Plan has been prepared by James B. Lennox & Associates Inc. Landscape Architects. The field study confirmed there are only a few existing trees within the Subject Site. Novatech Page 9

14 The existing trees within the Subject Site and along Maritime Way are to be replanted off-site. The existing trees along Maritime Way that are outside the development area are to be preserved. The existing dead ash trees along Kanata Avenue are to be replaced by the City. A detail tree conservation plan and landscape plan is provided in Appendix B Landscape Plan. 2.4 Phase I ESA A Phase I Environmental Site Assessment (ESA) was prepared by Golder Associates (September, 2016) to investigate potential site contamination by current and past activities within the site. The result of the historical research and site inspection did not identify any potential environmental concerns with respect to the Subject Site. Based on the result of assessment the report concludes that a Phase II ESA is not recommended for the Subject Site. 2.5 Serviceability and Stormwater Management Report A Serviceability and Stormwater Management Report (October 2016) was prepared by Novatech Engineering, in support of the Site Plan Application. The Report outlines the proposed servicing strategy in accordance with the City of Ottawa s Servicing Study Guidelines for Development Applications. Water for the proposed building will be supplied by a proposed 150mm watermain, which will tee to a proposed 200mm watermain. As per the City of Ottawa s Watermain Design Guidelines, the proposed watermian is adequate to service the proposed retirement complex. Sanitary flows from the site can be accommodate by gravity sewer into the existing 825mm sanitary sewers along Maritime Way. As all the stormwater storage is proposed to be surface storage (Rooftop and On-site Grading) no modification to the proposed release rate (102.3 L/S) is required or recommended. 2.6 Geotechnical Investigation A geotechnical investigation was undertaken by Golder Associates (September 2016) for the Subject Site to determine the subsurface soil, bedrock, and groundwater conditions and provide geotechnical recommendations for the design of the proposed development. According to the report, the Subject Site was determine to be suitable for the proposed development given the appropriate preparation and mitigation measures are applied. 3.0 DESIGN PROPOSAL The proposed six-storey retirement home contains 151 units with a mix of independent and assisted living units. All the parking will be underground, accessed via a private approach off the east-west portion of Maritime Way. The front entrance of the building faces west on Novatech Page 10

15 Maritime Way with a lay-by circle with two drop off parking spaces along north south portion of the Maritime Way. The landscaped courtyard is a private area located at the back of the building. A fence with two gated accesses around the back of the courtyard provides extra level of security. On-street parking spaces are provided along Maritime Way, as shown on Figure 9 conceptual site plan. A separate Roadway Modification Approval (RMA) application will be prepared and submitted to allow for the proposed on-street parking spaces along Maritime Way as suggested by the City staff at the pre-consultation meeting and the modification of the existing median on Maritime Way. Figure 9: Conceptual Site Plan The Retirement Home The retirement home features a mix of uses to serve the need of its senior residents. The ground floor is designed for personal and professional services along with other indoor amenities such as a library, craft room, game room, and indoor pool. Assisted living units are located on lower levels (level 2 to level 3). Retirement apartment units located on higher levels (level 4 to level 6) comprise of approximately 75% one-bedroom units and 25% two- bedrooms units. A private balcony will be provided for selected one-bedroom units. Novatech Page 11

16 The six storey building is setback 3.5 metres from the northern, and southern property lines. The L shaped building is oriented to align with the existing Maritime Way in order to maximize its building frontage while defining the public realm by using architectural elements such as large windows and entrances to encourage pedestrian activities along Maritime Way. Figure 10: Illustration of Retirement Home Concept Access and Parking The primary entrance to the building is located on the west side of the building near the intersection of Kanata Avenue and Maritime Way. The main access with grand canopy provides clear definition of the building and creates additional pedestrian interaction on the street. An on-site lay-by area is designed to maintain a safe and inviting pedestrian experience along Maritime Way and to accommodate the need of its senior residents. The on-site lay-by area also features a bus bay, an accessible parking space, a drop off space, and 10 bicycle parking spaces to facilitate the senior residents daily needs. On-site parking will be accommodated via underground parking structure with access from east west portion of the Maritime Way along northern boundary of the Subject Site. The main vehicular access to the proposed underground parking structure can be accessed by an all movement access from Maritime Way along the northern boundary of the site. The parking structure is designed to accommodate 39 vehicular spaces and 28 bicycle spaces, which is consistent with Part 4 - Parking, Queuing and Loading Provisions in City of Ottawa s Zoning By-Law. A Road Modification Approval (RMA) application will be prepared and submitted to allow for the proposed on-street parking and to create access through the existing median on Maritime Way. Novatech Page 12

17 Maritime Way Planning Rationale Maritime Way Figure 11: Parking Plan Amenity Area The retirement home features a range of indoor amenities on its ground floor to serve the needs of its senior residents and adjacent community. Services and amenities provided on the ground floor include: Library Craft Room Game Room Multi-purpose Room Gym Hair Salon Storage Indoor Pool Sun Room Lounge Convenience Store Administration Office Kitchen Dining Room Private Dining Room Although majority of the amenities are taliored towards the residents of the retirement home, the proposed Hair Salon and Convenience Store will be open to the general public through separate entrances along the Martime Way. Outdoor Greenspace The outdoor greenspace is located at the back of the building adjacent to the proposed sunroom. The greenspace will be fenced with two gated accesses. The greenspace is Novatech Page 13

18 designed to have an open view of its surrounding area in order to allow for interaction between residents and the community. Street Design The proposed design of the building will create the active street frontage by providing continuous building façade with pedestrian friendly architectural elements along Maritime Way. The façades will minimize blank walls and include the use of architectural elements such as windows, glass doors etc. Existing trees will be retained, where possible, in addition to the proposed trees along the Maritime Way to further ensure an inviting public street to accommodate all users. As part of the site plan control application submission, a Tree Conservation Report and Landscape Plan (NO. 2 Issued for Site Plan Approval, October 2016) was prepared by James B. Lennox & Associates Inc. Landscape Architects to identify the preservation of existing trees. Additional trees will include a row of deciduous trees along the north and west side of the building, adjacent to Maritime Way. Additional coniferous tree will be added to buffer the proposed building and outdoor greenspace from the future development and from the intersection of Maritime Way and Kanata Avenue. As suggested by the City staff at the pre-consultation meeting, on street parking will be provided along Maritime Way to facilitate the need for additional vehicle parking and to enhance traffic calming. Ultimate Development Concept Plan In the future, the proponent plans to further develop the vacant portion of the subject site with another residential building, as shown on Figure 12. The building is envisoned to be senior friendly and share the amenities and services with the adjacent Retirment Home. Details will be provided through a separate future site plan application. Novatech Page 14

19 Figure 12: Ultimate Development Concept Plan 4.0 PLANNING POLICY REVIEW 4.1 Provincial Policy Statement The 2014 Provincial Policy Statement (PPS) provides policy directions on land use planning and development matters of provincial interest, as set out in section 2 of the Planning Act. All decisions affecting planning matters are required to be consistent with policies of the PPS. Section 1.1 of the PPS speaks to managing and directing land use to achieve efficient and resilient development and land use land patterns. Policy states that healthy, liveable, and safe communities are sustained by promoting efficient land use patterns with a range and mix of uses arranged as to minimize land consumption and servicing costs. Further, development patterns should avoid environmental or public health and safety concerns, conserve biodiversity, and consider the impacts of a changing climate. The proposed development consists of a six story mixed-use retirement living complex, a landscaped open space and underground parking structure to minimize land consumption and Novatech Page 15

20 promote passive recreational activities. It will contribute to creating a vibrant mixed-use Town Centre, accessible to all ages. The proposed development is located on lands designated by the City of Ottawa as settlement area. Policy requires land use patterns within settlement areas to be based on: b) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed, and; 6. are freight-supportive. The proposed development is a permitted use according to Central Business District designation on the Schedule B-1 Kanata Town Centre in the Volume B of the Official Plan, Former Kanata Official Plan Kanata Town Centre. The proposed development in close proximity to the Kanata Centrum Bus Terminal and existing Kanata Centre Core Park is consistent with PPS policy with regard to intensification, efficient use of infrastructure and public service facilities, and it is transit-supportive. A Transportation Brief (October 2016) was prepared by Novatech. The Brief provides an analysis of the existing transportation network and makes recommendations about the capacity of the surrounding transportation network and mitigation measures required to alleviate operational constraints. Servicing and stormwater management has been coordinated with the servicing strategy for the surrounding Kanata Town Centre. No servicing constraints were identified that could not be addressed through normal engineering practices and in-line with intended servicing strategy for the area. Public Spaces, Recreation, Parks, Trails, and Open Space Policy states that healthy, active communities should be promoted by planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. The proposed development features connections to the Kanata Centre Core Park to the west and to pathway around the Stormwater Pond to encourage the usage of existing amenities. Infrastructure and Public Service Facilities Novatech Page 16

21 Section 1.6 of the PPS states that infrastructure shall be provided in a coordinated, efficient and cost-effective manner to accommodate projected needs. The Serviceability and Stormwater Management Report demonstrates that there is adequate infrastructure to support the proposed development. Transportation Systems Section of the PPS promotes safe, energy efficient transportation systems that facilitate the movement of people and goods. The Subject Site is within 600 metre of the Terry Fox Transit Station south of the Kanata Centrum Shopping Centre. The Transportation Brief confirms that the proposed development can be safely and adequately accommodated. Wise Use and Management of Resources Section 2.0 of the PPS - Wise Use and Management of Resources speaks to protecting natural heritage, water, agriculture, mineral aggregate, petroleum, cultural heritage, and archaeological resources. The proposed development is not adjacent to or within any natural heritage features or water features as identified in Section 2.1 and Section 2.2 of the PPS, respectively. There is no prime agricultural area or mineral aggregate resources area identified within the vicinity of the propose development. The Subject Site does not contain any archaeological potential as per the City of Ottawa s Official Plan Health and Safety Section 3.0 of the PPS - Protecting Human Health and Safety focuses on reducing the potential for public cost or risk to residents from natural or human-made disasters. The proposed development is not adjacent to any natural hazard lands as stated in Section 3.1 of the PPS. The Phase I ESA confirms the proposed development is not within or adjacent to any identified hazardous area and no past uses which may cause potential hazard are known to have occurred. 4.2 Ottawa Official Plan As previously discussed, the Subject Site is designated as Mixed Use Town Centre on Schedule B of the City of Ottawa Official Plan. The proposed uses are permitted within the Mixed Use Town Centre Designations. The Section of the Official Plan describes Mixed Use Centres and Town Centres as strategic locations on the Rapid Transit network that act as central nodes of activity, within Novatech Page 17

22 their surrounding communities and the city as a whole., being areas with potential to achieve high densities and compact and mixed-use development oriented to rapid transit. The proposed retirement development is consistent with the general intent and complies with the policies of Section Mixed Use Centre and Town Centres. Section Designing Ottawa identifies the Subject Site as one of the Design Priority Areas. As stated in Section 2.5.1, the proposed development is subject to review by the Urban Design Review Panel (UDRP). The proposed development will be reviewed based on the evaluation criteria and design objectives under Section and Section 4.11 of the Official Plan: Section Design Objectives: To enhance the sense of community by creating and maintaining places with their own distinct identity The proposed development will contribute to making Kanata Town Centre a compact and transit supportive development that reflects high-quality urban design standards. The proposed building format is consistent with the general development trends within the vicinity. The proposed underground parking structure will help to create a safe and more inviting place for non-vehicular activities by eliminating the need for surface parking area. To define quality public and private spaces through development The proposed orientation of the Retirement Home building helps to frame the public street and to define private amenity spaces. The continuous building façades with architectural elements such as windows and doors helps to animate the street while provide additional level of passive surveillance. The proposed private entrance to the underground parking structure is designed to have minimal conflict and contact with non-vehicular activities in order to achieve a well-balanced used of space. To create places that are safe, accessible and are easy to get to and move through; The proposed development is designed to accommodate all modes of transportations. The lay-by area at main entrance of the building is designed to accommodate public transit and other service vehicles. To ensure the new development respects the character of existing area; The retirement home has been design to integrate and complement the existing surrounding communities and planned development. The Subject Site is located adjacent to the Kanata Centrum Shopping Centre along with other transit supportive developments. The centralized location is convenient for the senior residents as it allows for accessibility and reduces the need for vehicles. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice; Novatech Page 18

23 The proposed development will contribute to creating a full range of housing choices in the area and accommodate the growing needs for senior housing in the community. To understand and respect natural processes and features in development design; The proposed development is designed with an understanding of the existing natural condition such as soil, floodplain, and existing vegetation. Section 2.0 of this Rationale further summarizes the technical studies and reports in support of the proposed development. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint to the built environment. The proposed development makes efficient use of land by proposing higher density in close proximity to the transit station and eliminating surface parking by accommodating required parking underground. Bicycling parking will also be provided on site in the underground parking garage and adjacent to the front entrance. The greenspace at the back of the building is designed to have maximum sun exposure. The building also features services and amenities accessible to the surrounding communities such as a Hair Salon and a Convenience Store located on the ground floor. Section 4.11 Urban Design and Compatible Development Policies View Depending on its location, the mass or height of new development may enhance or impact the view visible from public view points. According to Section 4.11 of the Official Plan, the Subject Site does not fall within any significant view shed areas; however, the proposed retirement home is in a prominent location as it is adjacent to the Highway 417 and Kanata Avenue. The proposed six storey is consistent and complementary to the surrounding building height. No significant view will be impacted. Building Design Good building design contributes to successful neighbourhood integration and compatibility of new development with the existing or planned character of its surroundings. The proposed six-story retirement home is compatible with the surrounding existing or developing buildings. The L shaped building is orientated to have maximum street frontage along Maritime Way that helps define the public street. The back of the building defines the greenspace and to provide a sense of privacy and security while maintaining its visibility and view of the surrounding landscapes. The building maximizes the use of windows in order to reduce the length of blank and uninteresting façades and provide passive surveillance on the street. Novatech Page 19

24 Figure 13: Conceptual Building Elevation View of north façade from Maritime Way Figure 14: Conceptual Building Elevation View of building front entrance from Maritime Way Massing and Scale complementary to building design, the massing and scale of new development also contribute to successful neighbourhood integration and compatibility of nee development with the character of surrounding community. Massing and Scale of the building are important factors in terms of creating enhanced streetscapes and pedestrian environment. The design of the building is considered in relation to the surroundings as well as travelling pedestrians. It is consistent with the general height Novatech Page 20

25 and form of developments within the vicinity. By articulating different architectural details, the design of the building also encourages pedestrian activities along Maritime Way. Outdoor Greenspace All the required amenity areas are provided within ground floor of the building. The private greenspace at the back of the building will accommodate the need for passive outdoor activities. The greenspace will be fenced and can be access through the two gates at the back. A vegetation buffer around the greenspace provides additional the privacy and safety while reducing any potential noise from the adjacent Highway. Design Priority Area identified target areas for intensification and other prominent areas which are significant destinations in the city. As stated above, the Subject Site is located in the Town Centre and is within a Design Priority Area. Development within the Design Priority Area must meet the following Official Plan policies: The portion of the building(s) which are adjacent to the public realm will be held to the highest building design standards by incorporating specific building design features: Design the building(s) first storey to be taller in height to retain flexibility or opportunity for ground floor uses in the future; The proposed building is designed to accommodate various ancillary uses and amenities on the ground floor. The ground floor is design to be proportionally higher and will be able to accommodate the retail uses. Locate front building façades parallel to the street; however consideration may be given to allow for interruptions of continuous building facades at strategic locations to provide pocket parks, plazas or other open spaces that provide a supportive function to the street activity or enable views and vistas; The building is designed to fit into the site adjacent to existing Maritime Way. The L shaped building allows for maximum building façade along the Maritime Way. Transparent windows at grade to give views into the building to observe the function of the building and out of the building to enhance natural surveillance; As mentioned above, the ground floor of the building is designed to maximize the usage of windows in order to define a pedestrian friendly public realm and provide passive surveillance on the street. Using architectural treatments (e.g. projections from continuous building lines, awnings, canopies, alcoves and bays) to soften the interface between buildings and the public realm; The ground floor functions as an extension of the public realm and is used primarily to house all the amenities including, dining room, library, game room, gym, swimming pool, Novatech Page 21

26 convenience store, and other complementary functions. Hard floor surface treatments will continue from the exterior into the interior spaces to define most of the ground floor spaces. Bigger windows allow for natural light. Sufficient lighting sources for public uses after dark and to accentuate and animate buildings, natural features, public monuments and public spaces; Sufficient lighting is provided through existing streetlights along Maritime Way. The proposed development does not alter any existing streetlights. In addition, the building also features a significant amount of windows on all façades in order to animate the building at all times and allow for natural light. Utilize façade treatments to accentuate the transition between floors and interior spaces to provide visual interest and relief; and The use of semi-recessed balconies and projecting corner facades helps modulate and define the volume of the building. The use of an architectural masonry at the base softens the volume and provides a clear definition of the corners. Figure 15: Conceptual Building Elevation View south façades from Kanata Avenue. Signage that contributes to the character of the surrounding area and architectural design of the building through appropriate architectural design elements, materials, and colour. The main entrance is emphasized by an extended canopy at the base of a full height arch that marks the entrance to the building. The architectural masonry at the base defines the Novatech Page 22

27 amenities located there while the brownish, smaller clay masonry units above reflect the residential character of the upper stories. The massing and scale of development will define and enclose public and private spaces (e.g. streets, parks, courtyards, squares) using buildings, structures and landscaping; and relate to the scale and importance of the space they define (e.g. street width to height ratios). The design of the Retirement Home is inspired by the existing landscape and surrounding development. The orientation of the building is designed to integrate with the surrounding built form. It reinforces the existing streetscape to encourage pedestrians and cyclist activities, while defining the private greenspace at the back of the building. As discussed above, a submission to the UDRP will be prepared following the City s initial review and feedback on the proposed design. The proposed development conforms to the City of Ottawa Official Plan and consistent with the development goals and design objectives. 4.3 Official Plan Volume 2B- Kanata Town Centre As stated above, the Subject Site falls under Volume 2B- Site Specific Policies, Kanata Town Centre. The policies were inherited from the Former City of Kanata s Official Plan. The policies envision the Kanata Town Centre to be an active, vibrant core area containing a diverse mix of urban uses arranged in a form and scale which is both human and appropriate to its function. One of the development objectives for the area is to provide opportunities and facilities which respond to the needs of a maturing City with a greater mix of ages, incomes and cultural background. The proposed development supports such policy by providing opportunities for senior housing along with ancillary commercial uses and amenities. The Subject Site is designated as Central Business District on Schedule B-1. Section sets out land use policies such as the permitted uses, density, and phasing for the Central Business District. The Central Business District permits a range of land uses in support of the area becoming an urban place that provides the primary employment, civic and cultural focus for Kanata. The proposed retirement home with ancillary services and amenities on ground floor is permitted and encouraged in the Central Business District. The policies in Section state that the general height is limited to ten storey for residential and eight storey for non-residential. The proposed 6-storey retirement home complies with the building height limitation. Novatech Page 23

28 4.4 City of Ottawa Zoning By-Law As discussed above, the Subject Site is zoned as MC-Mixed Use Centre Zone, MC5 Subzone with maximum height limit of 35 metres (MC5 H [35]), under Ottawa Zoning By-Law The proposed retirement home is permitted in the MC5 H[35] zone. A minor variance may be required by the City to permit the additional front yard setback. Specific development provisions for the zoning designation are summarized in table below: Provision Requirement Proposed minimum front yard setback No minimum 10 metres minimum corner side yard setback No minimum 3.5 metres minimum rear yard setback 6.0 metres 35 metres minimum interior yard setback 3.5 metres 3.5 metres maximum front yard setback 3.5 metres 9.1 metres maximum corner side yard setback 3.5 metres 3.5 metres floor space index: minimum 0.75 to *note showing provisions for building wall containing room windows A minor variance may be required to allow the additional front yard setback to accommodate the on-site lay-by area. The on-site lay-by area is an essential design element to the proposed building, as it is designed to facilitate the transit supportive development and accommodate special needs of the senior residents. It provides the temporary on-site stopping and waiting area for pick-up and drop-off senior residents and visitors. It will also accommodate transit and other service vehicles. It also functions as a loading area for the retirement home and the amenities on the ground floor. The on-site lay-by area will also help to reduce traffic volume on Maritime Way by reducing the parking spaces needed along Maritime Way. The intent and purpose of this design conforms with the purpose of Town Centre Land Use Designation in the Official Plan and the Mixed Use Centre Zone in the Zoning By-Law. For the proposed Retirement Home use in Area C of Schedule 1A, the Zoning By-Law requires 0.25 parking space for every unit and 1 space for every 100 square metre of medical or personal services. In this case, the proposed building consist of 151 units and approximately 103 square meter of accessary services and amenities, which requires 39 spaces in total. The underground parking structure is designed to accommodate 39 spaces, which meets the minimum requirement. Zoning By-Law Parking Requirement for Spaces required Spaces provided Retirement Home 0.25 per unit 0.25 x 151 units = (underground) 1 per 100 sqm of GFA used for medical or personal services 1 1 Section 111 of the Zoning By-Law sets out Bicycle Parking Requirement. One bicycle space is required for every four units for retirement home (0.25 spaces/unit). In this case, 38 bicycle spaces are required. The proposed development meets the minimum requirement by providing 28 indoor spaces (underground parking) and 10 outdoor bicycle spaces. Novatech Page 24

29 Zoning By-Law Bicycles Parking Spaces required Requirement for Retirement Home 0.25 per unit 0.25 x 151units =37.75 Spaces provided 38 (28 underground, plus 10 aboveground) As demonstrated above, the proposed development complies with City of Ottawa s Zoning By-Law with the exception of the increased front yard setback. 5.0 CONCLUSION It is our assessment that the proposed development is consistent with the Provincial Policy Statement (2014), conforms to the City of Ottawa Official Plan and to the Kanata Town Centre Site Specific Polices. This planning rationale, along with the associated technical studies, supports the development of the proposed retirement home. The design of Subject Site is compatible with existing and planned surrounding uses, and functions well within the surrounding context. The proposed development is an appropriate and desirable addition to the community and represents good planning. NOVATECH Prepared By: Reviewed by: Anne Wang. BES. Planner Greg Winters, MCIP, RPP Project Manager Novatech Page 25

30 Appendix A: Site Plan

31 DC DC LOADING SHT8X11.DWG - 216mmx279mm MARITIME WAY DC DC FF=98.45 FUTURE RESIDENTIAL BUILDING BASEMENT SLAB = DC DC DC DC DC LOADING s tect M:\2016\116043\CAD\Design\Figures\ CP.dwg, CP, Oct 06, :03pm, mlinton &LandscapeArchi aners Pl, ners Engi MARITIME WAY Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario, Canada K2M 1P6 Telephone (613) Facsimile (613) Website BUS BUS KANATA AVENUE 1250 MARITIME WAY CONCEPT PLAN 1 : SEPT FIGURE 2 40

32 Appendix B: Landscape Plan

33

34 Appendix C: Building Elevation

35 Conceptual Building Elevation: View of east building façade Conceptual Building Elevation: View of north building façade

36 Conceptual Building Elevation: View of west building façade (front entrance) Conceptual Building Elevation: View of south building façade

37 Appendix D: Conceptual Building Model

38 Conceptual Building Model