PLANNING RATIONALE FOR A ZONING BY-LAW AMENDMENT

1683 MERIVALE PLANNING RATIONALE FOR A ZONING BY-LAW AMENDMENT Prepared for: Prepared by: PLANNING & URBAN DESIGN AUGUST 2011

1683 MERIVALE PLANNING RATIONALE FOR A ZONING BY-LAW AMENDMENT Prepared for: Claridge Homes Prepared by: FoTenn Consultants Inc. 223 McLeod Street Ottawa, Ontario K2P 0Z8 www.fotenn.com AUGUST 2011

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE TABLE OF CONTENTS 1 INTRODUCTION...3 2 PROPOSED DEVELOPMENT...3 3 APPLICATION SUMMARY...7 4 PROPERTY OVERVIEW...7 5 SITE CONTEXT AND SURROUNDING USES...8 6 COMMUNITY AMENITIES...11 7 ROAD NETWORK & TRANSIT...12 8 POLICY FRAMEWORK...13 9 REGULATORY FRAMEWORK...27 10 RATIONALE...29 1

2 1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE 1 INTRODUCTION This Planning Rationale has been prepared by FoTenn Consultants Inc. on behalf of Claridge Homes in support of a Zoning By law Amendment for the lands known as 1683 Merivale Road ( subject site ). The purpose of this report is to assess the appropriateness of the proposed residential development and the requested Zoning By law Amendment in the context of the surrounding community and the applicable policy and regulatory framework. 2 PROPOSED DEVELOPMENT The proposed development, designed by DCYSA Architecture & Design., includes one (1) fivestorey retirement home and residential care facility building and two (2) twelve storey residential buildings. Retirement home and residential care facility are not presently permitted as uses on the subject site and building heights are not permitted to exceed 34 metres (up to 11 storeys). The proposed retirement home will contain 103 independent and 17 assisted care units for a total of 120 units. As illustrated on the site plan in Figure 2 1, the main pedestrian entrance for the building will be located off the existing driveway to the north. The frontage along Merivale Road will be attractively landscaped to enhance the pedestrian environment, with the building façade set back between approximately 16 and 25 metres from the property line. In addition, a landscaped area on the southeast side of the building serves as outdoor amenity space for the residents. The majority of the parking for the retirement home will be accommodated underground, with 24 surface parking spots provided for visitors. The one (1) level underground parking garage building will be accessed via a driveway that will connect to the north driveway. The parking garage will include 30 vehicle spaces and 30 bicycle spaces. The proposed residential buildings will be oriented toward Grand Carman Drive. Tower A and Tower B will be mirror images of each other, and each will contain 141 units for a total of 282 residential units. The frontage along Grant Carman Drive will be treated with soft landscaping and trees, and landscaped areas to the west and east of Towers A and B respectively will provide additional outdoor amenity space for residents. Again, parking will be accessed from a common driveway off the north driveway. The majority of parking (260 spaces) for the residential towers will be accommodated underground, with 56 surface parking spaces for visitors. One hundred and forty one (141) bicycle spaces will also be provided. 3

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 Figure 2 1 Renderings 4

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE Figure 2 2 Site Plan 5

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 Figure 2 2 Elevations 6

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE 3 APPLICATION SUMMARY The requested Zoning By law Amendment would revise the zoning of the subject lands to AM H(37.5) as the core AM zone exists north, south, and west of the subject lands and permitted the range of uses proposed without a maximum parking limit. Technical studies will be submitted in support of the proposed Zoning By law Amendment. 4 PROPERTY OVERVIEW The subject site is located to the east of Merivale Road with frontage on both Merivale Road and Grant Carman Drive, between Family Brown Lane to the north and Basil Macdonald Way to the south. It is Part 3 of a larger property that includes a Toys R Us retail store to the north. It has an area of approximately 15,217 m 2. The site is currently vacant. Figure 4 1 Property Overview SITE 7

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 5 SITE CONTEXT AND SURROUNDING USES The subject site is located along the Merivale Road corridor, a streetscape that is characterized by large format commercial retail. It is also adjacent to the Parkwood Hills and Carleton Heights neighbourhood to the east, characterized primarily by a mix of high rise apartment and low profile residential buildings. Figure 5 1 Site Context SITE Bird s eye view of area surrounding the site, including large format along Merivale Road to the north and west, high profile apartment buildings to the south and east, and low profile residential to the east. The site is located in a transition zone between uses, and the surrounding area is a mix of uses including large format retail and services, high profile apartments and ground oriented residential dwellings. The following section describes uses adjacent to the subject property. 8

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE North The land immediately to the north is occupied by a Toys R Us retail store and associated parking. Further to the north across Family Brown Lane are a McDonald s restaurant, a Bell substation, and a more extensive large format retail complex including Home Outfitters, Dollarama, Winners, SportMart, Mexx and the Shoe Company, a sushi restaurant, and a Beer Store. Uses to the North South Immediately to the south of the western section of the site are Future Shop, a large format electronics retail store, as well as a Popeye health supplement store, Pho Thi restaurant, and a Smile Care dental centre. Immediately to the south of the eastern part of the site is a highprofile 12 storey apartment building ( The Crystelle ). Further to the south, across Basil Macdonald Way, another retail complex includes a Metro, a vacant Best Buy store, a men s clothing store, a hair cutting salon, a video game store, and restaurants including Quizno s, Montana s and a Second Cup. Again, to the west behind this complex is a high profile 12 storey apartment building ( Westpark ). Uses to the South 9

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 East East of the subject site is the predominantly residential Parkwood Hills neighbourhood, an area characterized by single family homes with some garden homes and high profile apartment buildings further to the north. While physically adjacent, the area to the east of Grant Carman Drive is separated from the area to the west by fences and vegetation. There is only one pedestrian access to the area between Meadowlands Drive to the north and Viewmount Drive to the south. Uses to the East West To the west across Merivale Road from the site is the Merivale Mall, which dominates the visual landscape in that direction. The Mall includes a Shoppers Drug Mart, a Farm Boy food retail store, a YMCA/YWCA, and a an extensive variety of shops and services including two (2) banks, jewelers, shoe and clothing stores, electronics stores, food stores, restaurants, gift and book stores, a travel agency, a medical office, a chiropractor, an eye clinic, the Nepean Rideau Osgood Community Resource Centre, and a number of other specialty retailers. North of the Merivale Mall is a large vacant retail store. Further to the west beyond the Merivale Mall is the lowprofile Crestview residential neighbourhood. Uses to the West 10

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE 6 COMMUNITY AMENITIES The site is located in proximity to a broad range of community amenities and services. Shopping and Services Merivale Mall incl. YMCA across Merivale Road (under 100 m) (see Section 5 for services) Large format retail centres to north and south along Merivale Road (150 200 m) Meadowlands Mall Library Ottawa Public Library Emerald Plaza Branch 850 m Parks and Recreation Centre Palsen Park 350 m Crestview Park 400 m Merivale Centennial Arena 600 m General Burns Park 800 m Places of Worship St Maurice Church 550 m Faith Evangelical Lutheran Church 675 m Parkwood Presbyterian Church 750 m City View United Church 850 m Schools and Child Care Merivale High School 350 m Meadowlands Public School 500 m Century Public School 500 m Frank Ryan Catholich School 650 m Borden Farm Child Care Centre 750 m Elizabeth Wyn Wood Secondary Alternative Program 800 m JS Woodsworth Senior Public School 900 m Community Co op Preschool 1 km Algonquin College under 2 km 11

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 7 ROAD NETWORK & TRANSIT Road Network The subject site has frontage along Merivale Road, identified as an Existing Arterial on Official Plan Schedule E Urban Road Network. Arterial roads are the second highest order of roads within the City, designed to carry high volumes of traffic over long distances while accommodating all modes of transportation. The site also backs on to Grant Carman Drive, and is proximate to Family Brown Lane and Viewmount Drive, identified as an Existing Collectors on the same Schedule. Other nearby Major Collectors are also located in close proximity to the site, including Meadowlands Drive and Colonnade Road. The driveway to the north of the subject site that extends directly through the site from Merivale to Grant Carman, will act as the primary access to the site. Figure 7 1 City of Ottawa Official Plan Schedule E Urban Road Network Transit The site is well serviced by the transit system. Routes 111, 116, and 176, all Regular Routes, service the subject property and run 7 days a week in most time periods. In addition, route 86 services Meadowlands 500 m to the north and routes 3 and 57 service Viewmount approximately 350 m to the south from the subject site. Figure 7 2 OC Transpo System Map 12

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE 8 POLICY FRAMEWORK This section provides an overview of key land use policies that affect the property and demonstrates how the proposal conforms to the land use objectives applicable to this site. Provincial Policy Statement (2005) The Provincial Policy Statement (PPS), issued under the authority of Section 3 of the Planning Act and in effect since March 1st, 2005, provides policy direction on matters of provincial interest related to land use planning. Decisions affecting planning matters shall be consistent with the policy statements issued under the Planning Act. A fundamental principle of the PPS is the intensification of built up areas to efficiently use land with existing infrastructure and public service facilities to avoid the need for unjustified and costly expansion. As a result, planning authorities must identify and promote opportunities for intensification and redevelopment. In support of healthy, liveable and safe communities, the PPS directs that land use planning shall be carried out in a manner that does the following: Promotes efficient development and land use patterns which sustain the financial well being of the Province and municipalities over the long term [Policy 1.1.1.a]; Accommodates an appropriate range and mix of residential, employment, recreational and open space uses to meet long term needs [Policy 1.1.1.b]; Focuses growth in settlement areas in order to promote their vitality and regeneration [Policy 1.1.3.1]; Efficiently using the infrastructure and public service facilities which are planned or available [Policy 1.1.3.2a]; Promotes opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock and areas [Policy 1.1.3.3]; Promotes land use patterns, density and mix of uses that minimize the length and number of vehicle trips and support the development of viable choices and plans for public transit and other alternative transportation modes, including commuter rail and bus [Policy 1.6.5.4]; Promotes long term economic prosperity by optimizing the long term availability and use of land, resources, infrastructure and public services facilities and maintaining the vitality and viability of downtowns and mainstreets [Policy 1.7.1]; Supports energy efficiency and improved air quality through land use and development patterns which promote compact form, promote the use of public transit, and improve the mix of employment and housing uses to decrease transportation congestion [Policy 1.8.1]; and Improves accessibility for persons with disabilities and the elderly by removing and/or preventing land use barriers which restrict their full participation in society [Policy 1.1.1 f]; The proposed development conforms to the policies of the PPS. It capitalizes on an intensification opportunity within the City s urban boundary by developing an underutilized site with significant development potential in an area where services and infrastructure are available. In addition, the proposal increases the range of housing types, especially for the elderly, on a site located in close proximity to a range of employment, services and amenities including transit. 13

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 City of Ottawa Official Plan (2003, as amended by OPA #76) The City of Ottawa Official Plan is the prime policy document governing development in the City of Ottawa. Given that several policies adopted through Official Plan Amendment #76 have recently been deemed to be in full force and effect, the following discussion incorporates a review of all Official Plan policies that are in full force and effect as of July 2011. Section 2 Strategic Directions The City of Ottawa Official Plan is composed of eight Sections, each addressing a different aspect of the planned function of the City as a whole. Section 2 of the Plan provides Strategic Directions for growth and development within the City. The Plan anticipates that much of the demand for new housing after 2006 will be for smaller units such as apartments. One third of housing growth is anticipated to occur within the Greenbelt, most of which will be in the form of apartments. In addition, it states specifically that the aging of the population is creating more seniors households. In order to meet the objectives of the Official Plan, the City has committed to pursuing strategic directions in four (4) key areas, two (2) of which are applicable and relevant to this proposal: Managing Growth The City will manage growth by directing it to the urban area where services already exist or where they can be provided efficiently. Growth in the urban area will be directed to areas where it can be accommodated in compact and mixed use development, and served with quality transit, walking and cycling facilities. Development on Mainstreets, the arterial roads that are focal points for shopping, offices and community interaction, can reinforce these functions and achieve a more urban, densely developed form that is more pedestrian supportive and can sensitively build on existing neighbourhoods. In these areas, the objective of new development is to provide for a mix of uses that combine housing, employment, shopping, recreation or other uses within the same building or within walking distance of each other. Building Liveable Communities The City will provide opportunities to increase the supply of affordable housing throughout the rural and urban areas. Growth will be managed in ways that create complete communities with a good balance of facilities and services to meet people s everyday needs, including schools, community facilities, parks, a variety of housing, and places to work and shop. Attention to design will help create attractive communities where buildings, open space and transportation work well together. 14

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE Section 3 Designations and Land Use Section 3 of the Plan establishes policies for various land use designations. This section of Merivale Road is designated Arterial Mainstreet. While the depth of this designation has been interpreted as extending the full depth of any abutting lot, the proposed development will be the subject of a Plan of Condominium that will effectively separate the front and rear ownership interests of this property. For this reason, along with the extensive depth of the lot in question, the policies for both the General Urban Area and the Arterial Mainstreet designation have been considered in this report. The General Urban Area designation permits a full range of housing, employment, retail, service, cultural, leisure, entertainment and institutional uses. All types and densities of housing are permitted, including retirement homes and high profile apartment buildings. Figure 8 1 City of Ottawa Official Plan Schedule B Urban Policy Plan SUBJECT SITE Section 2.2.3.3 states that [T]he City supports intensification and infill development throughout the urban area, including areas designated General Urban Area. When considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will (Section 3.6.1, Policy 3): Recognize the importance of new development relating to existing community character so that it enhances and builds upon desirable established patterns and built form Apply the policies of Section 2.5.1 (Compatibility and Community Design) and Section 4.11 (Compatibility); and Consider the development s contribution to the maintenance and achievement of a balance of housing types and tenures to provide a full range of housing. The proposed development conforms to the policy direction of the General Urban Area designation. The redevelopment will contribute to the range of housing options available in the area, in close proximity to employment, amenities and services. The development will build on desirable established patterns and built form by introducing buildings that create visual interest in the area. 15

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 The Arterial Mainstreet designation identifies streets that offer some of the most significant opportunities in the city for intensification through compact forms of development, a mix of uses and a pedestrian friendly environment. The Plan states that on Arterial Mainstreets, development will occur in a way that facilitates the gradual transition to a more urban pattern of land use. This means that, over time, more residential uses will be introduced, where appropriate. On Arterial Mainstreets, development will occur in a way that facilitates the gradual transition to more intensive forms of development. This could mean that, over time, higher density employment and residential uses could be introduced, where appropriate. Uses may be mixed within buildings and/or on the same lot, parking lots between the building and the street could be redeveloped and built upon, and the pedestrian environment will be improved. Both of the proposed uses are also permitted in the Arterial Mainstreet zone, but not currently in this specific subzone. Policies in Section 3.6.3 state that redevelopment and infill are encouraged on Arterial Mainstreets in order to optimize the use of land through increased building height and density, and that buildings greater than eight storeys will be considered if the proposed building height conforms to the prevailing building height. Greater building heights will be considered under circumstances including if specific building heights are established in the zoning by law; if the proposed building height conforms to the prevailing building heights; and if the application of Sections 2.5.1 and 4.11 determine that additional height is appropriate. In this instance, height above eight storeys is already permitted in the Zoning By law, and it is demonstrated in existing and adjacent 12 storey buildings to the south. Further discussion follows that details how the proposed development conforms to Sections 2.5.1 and 4.11. The proposed development conforms to the policy direction of the Arterial Mainstreet designation. It introduces a compact form that will contribute to the mix of uses along Merivale Road, and it continues a pattern of development found in the high profile residential buildings to the south. Further, it proposes landscaping and built form that will contribute significantly to the enhancement of the pedestrian environment in this area. Section 2.5.1 Compatibility and Community Design The Official Plan establishes guidelines to achieve compatible form and function when introducing new development into existing areas. The Plan provides guidance on measures that will mitigate these differences and help achieve compatibility of form and function, and acknowledges that allowing some flexibility and variation that complements the character of existing communities is central to successful intensification. Compatible development means development that, although not necessarily the same as existing buildings in the vicinity nonetheless enhances the community and coexists with existing development without causing undue adverse impact on surrounding properties. It fits well within its physical context and works well among those functions that surround it. In keeping with the design objectives and principles set out in Section 2.5.1, the proposed development will achieve the following: Support the overall image of Ottawa as the Nation s capital; Promote quality consistent with a major metropolis, in particular through innovative architectural and design features; 16

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE Reflect a thorough understanding of place, context and setting; Address the relationship between buildings and between buildings and the street; Complement and enliven the surrounding area; Allow the built form to evolve through architectural style and innovation; Achieve a more compact urban form over time; and Accommodate the needs of a range of people of different incomes and lifestyles at various stages in the life cycle. The proposal conforms to the design objectives and principles set out in Section 2.5.1. Section 4.11 Compatibility Section 4.11 provides several evaluative criteria to assess the appropriateness of new development. The proposed development satisfies the criteria as follows: Traffic: The site is located adjacent to community services and amenities and includes a retirement home component that is generally a low generator of vehicular traffic. As confirmed by the supporting traffic study by Novatech Engineering (see discussion below) the proposed combination of uses is expected to reduce reliance on private vehicles in comparison to a full development of most of the permitted uses. Merivale Road is an Existing Arterial roadway and is therefore designed to carry high volumes of traffic over long distances while accommodating all modes of transportation. The property is located adjacent to multiple transit routes. Given these conditions, it is anticipated that existing roads will adequately serve the development. Vehicular Access: Vehicular access to the surface and underground parking is proposed via the existing driveway to the north of the site that connects Merivale Road and Grant Carman Drive. The access will be designed to be safe for users and pedestrians. Parking Requirements: Sufficient resident and visitor parking will be provided. Sufficient bicycle parking will be provided. Building Height and Massing: The proposal contemplates height increase equivalent to a single storey in the apartment component at the rear of the site. The residential apartment component of the development is well located due to its proximity to existing high profile residential buildings to the south. The building façade along Merivale Road is well within the permitted height limit and is set back between 16 and 25 metres from the property line in order to allow for extensive landscaping which will contribute to an improved public realm along Merivale road. 17

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 Pattern of the Surrounding Community: The pattern of the surrounding community is varied, with a shift from large format retail along both sides of Merivale Road to high profile apartment buildings west of Merivale, with low profile residential buildings spreading out further to the east and west. With a mix of medium profile development along Merivale Road and high profile residential adjacent to similar existing uses, the proposed development fits within the pattern of the surrounding community. Outdoor Amenity Areas: Outdoor amenity areas are provided in the form of balconies and common patio areas for each building. These balconies are located on the east and west sides of the building so that they face onto the development site thereby respecting the privacy of adjacent amenity areas. While there are balconies on the eastern side of the building facing onto Grand Carman Boulevard, these balconies are set back an average of approximately 40 metres from the closest residential rear lot line to the east. Loading Areas, Service Areas and Outdoor Storage: A loading area is only required for the retirement home building. The loading area is proposed along the northern edge off the existing north driveway. While such facilities are commonplace to the various retail uses along the Merivale corridor, the concept plan proposes to screen the loading area with landscaping on the north and south sides. All remaining service and storage elements will be internal to the proposed buildings. Lighting: Any lighting on the site will be designed to the City s standards and as such no significant impacts are anticipated as a result of this development. Noise and Air Quality: No significant impacts related to the above are anticipated as a result of this development. The significant setback and street front landscape area proposed in front of the retirement home is expected to mitigate and noise concerns associated with traffic along Merivale Road. Sunlight: The subject site is bound by two (2) existing streets (east and west) and one (1) existing driveway (north), which separate the proposed development from adjacent buildings and uses on the three (3) sides where sun shadowing can be produced. As a result, the adjacent properties will not be significantly affected by shadowing created by the proposed building. Although the supporting sun shadow study does observe sunshadow effects on residential lands east of the site late in the day particularly in the winter months, this minimal impact would also be generated by any building within the permitted height limit. Supporting Neighbourhood Services: The site is located in close proximity to several neighbourhood amenities, and a significant commercial area. It is well served by rapid transit along Merivale Road. 18

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE The proposal satisfies the compatibility criteria established in Section 4.11. Official Plan Amendment 76 This section assesses policies adopted through Official Plan Amendment #76 which are not in currently in full force and effect (as of July 2011) as a result of appeals. Although not in effect, these policies represent approved Council direction for growth management and as such, warrant consideration. Section 4.11 Urban Design and Compatibility While the evaluation criteria discussed above in the context of Section 4.11 of the current Official Plan remain largely the same, new policies have been introduced in OPA 76 to increase the emphasis on good design and proper siting of high profile buildings. In particular, Policy 1 states that a key test for new development proposals will be whether the design takes advantage of opportunities for improving the character and quality of an area and the way it functions. Intensification development should be massed to fit harmoniously within the surrounding area. In this case, when assessing the proposed development within the context of the existing surrounding development, the proposed development conforms as the properties adjacent and others in close proximity to the subject site share the characteristics. A new section on building profile is introduced, which defines high rise as a building of 10 storeys or more. Policy 10 states that high rise buildings may be considered in several locations, including where a community design plan, secondary plan, or other similar Council approved planning document identifies locations suitable for the creation of a community focus on a strategic corner lot, or at a gateway location or at a location where there are significant opportunities to support transit at a transit stop or station by providing a pedestrian and transitoriented mix of uses and activities. The site is located in close proximity to transit, and is located where the Zoning By law and the Secondary Plan support the development of high profile uses (see below for more information on the Merivale Road Secondary Plan and the City of Ottawa Zoning By law). Other considerations to take into account when the City considers applications for high rise buildings include the following (Policy 14): the establishment of appropriate transitions and/or building setbacks from adjoining areas built at a lower profile; how the scale, massing and height relate to adjoining buildings, the character of the immediate area and the vision for the area established in Council approved plans and Zoning By law; how the proposal enhances existing or creates new views, vistas and landmarks; the effect on the skyline of the design of the top of the building; the quality of architecture and urban design; how the proposal enhances the public realm, including contribution to and interaction with its surroundings at street level; maximization of accessibility to, relationship with and support of public transit; adequacy of vehicle movement into and out of the site and the carrying capacity of the street network serving the development; 19

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 adaptability of the design over time to enhance resource and energy efficiency; how the proposal minimizes any sun shadowing or uncomfortable wind conditions on sensitive areas; the adequacy of resulting privacy and/or natural light conditions on adjacent private amenity areas (residential windows, balconies, yards) through mitigation of any overlook from the proposal and/or the orientation, facing distance and space between building walls and windows and between building walls and property lines. In this case, many of the above noted considerations have already been reviewed in this analysis when considering the policies of the existing Official Plan, and it is our professional planning opinion that the proposed development generally responds well to these policy considerations. Merivale Road Secondary Plan The Merivale Road Secondary Plan Area is intended to continue as a mixture of commercial office, residential, mixed commercial residential, institutional, recreational and other public uses. For the most part, the general type and overall pattern of development within the area has long been established, including the retail corridor along Merivale Road and the adjacent stable, low density residential neighbourhoods that are built out. This Plan is based upon goals, objectives, principles, policies and designations which will: create a visual identity and character to the area; provide flexibility in use permissions to allow the area to adapt to the evolving commercial and retail environment and respond to changing market conditions; increase the mix of residential uses within the corridor; improve the relationship of the physical elements between the residential and commercial portions of the community; and balance the needs of transit riders, pedestrians, cyclists and motorized vehicle traffic. All of these goals are supported by the proposed development. The Secondary Plan states that the primary focus of the land use concept for the Merivale Planning Area will be to support the ongoing retail function and to encourage a stronger movement to mixed uses including the introduction of residential uses. The Plan also encourages development and redevelopment of the commercial uses by broadening the existing permissions beyond just retail. In addition, residential uses will be allowed throughout the Area as part of mixed use development to support the retail and, service functions. Although the area will continue to be primarily automobile oriented, the Plan also focuses on the improvement of the pedestrian and cyclist environment to encourage more frequent visits to and within the area by those modes. The proposed development supports all of the Goals laid out in Section 2.1 of the Secondary Plan including the following: 20

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE i. Strengthen the visual character of the area; ii. Improve the quality and consistency of pedestrian amenities in the public and private realm; iii. Maintain and build upon the current economic vitality of the commercial sector in the area; iv. Provide opportunities for residential development and intensification along the Merivale corridor; v. Allow landowners and businesses to respond to evolving commercial market trends and conditions; vi. Provide, to the maximum extent possible, for a safe and efficient environment for all users transit riders, pedestrians, cyclists and drivers travelling within and through the study area; vii. Enhance the relationship between the physical elements of residential uses within and adjacent to the area and the commercial component along Merivale Road; and viii. Provide stability for the adjacent low density residential neighbourhoods as well as for existing residential uses within the Merivale Road Mixed Use Area. With regard to Secondary Plan Section 3.0 Land Use Regulations and Policies, the subject property is part of the Merivale Corridor, as indicated on Schedule 1 Land Use (see Figure 8 2). The following sections address the specific policies of this section. Figure 8 2 Merivale Secondary Plan Schedule 1 Land Use Section 3.1.1.2 is mainly targeted towards retail development. However, the design of this development meets the intent of the policies that state that ii) [s]treet edge building should ring or be directly connected to the perimeter of blocks in order to reattach buildings to the public streets ; that iv) on large development sites, street related and court building forms could be combined ; and that vi) [p]arking should be directed to the interior of the block with access between frontage buildings or at the rear Site Section 3.1.1.3 states that the streetscape treatment along Merivale Road should be consistent with an environment that supports and encourages pedestrian activity. This includes landscape treatment along Merivale Road to enhance the visual cohesiveness of the corridor and a 7 metre zone at the street edge for pedestrian amenities. The setback and landscaping proposed in this development support these policies and exceed their minimum requirements. This section also provides specific details pertaining to the design and function of an east west roadway located 21

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 north of Viewmount drive and shown on Schedule 2 (see Figure 8 3). This roadway is located to the south of the proposed development. Section 3.1.1.3 iii) states that the road shall be designed to ensure an attractive and active streets cape and a strong pedestrian environment, and specifies road design features that include traffic calming and enhancements to the pedestrian realm, including landscaped entrance features. Section 3.1.1.3 viii) also specifies that the built form adjacent to the new roadway shall to the extent possible address the street, both functionally and visually. While these policies are not directed at the access road for this proposed development, its design, with landscaping, pedestrian facilities and entrances directed towards this street will achieve these objectives. Figure 8 3 Merivale Secondary Plan Schedule 2 Walkways, Cyclepaths and Proposed Roads Site 22

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE Section 3.1.3 is concerned with integration with neighbouring communities. Section 3.1.3.1. and 3.1.3.2 consider measures that create efficient and safe connections between adjacent residential areas and the Merivale Corridor and describe the provision of a well landscaped, comfortable and attractive pedestrian and cyclist connection. Again, developing the lane to the north of this development, including the streetscape treatments described in Section 3.1.1.3, will contribute significantly to enhancement of the pedestrian connections between Merivale and Grant Carman. Section 3.1.3.3 specifies measures that should be instituted to provide for a greater compatibility between non residential and residential uses. This includes i) appropriate separations, setbacks and transitions in use, built form, and density shall be used to enhance the relationship between uses along Merivale Road and the residential uses adjacent to the Merivale Mixed Use Area. Where new high rise buildings are proposed, particular regard shall be had to the protection of solar access and sight lines for existing residential uses. The proposed high profile buildings most proximate to adjacent low profile residential dwellings are separated by a minimum 13 m landscaped setback and Grant Carman Drive. Further, they are similar in size and form to adjacent high profile buildings to the south. Section 3.2.1.1 is concerned with permitted uses. The proposed development meets the intent of this section, as it states that the "Merivale Road Mixed Use" designation is intended to permit a broad range of commercial uses, including retail and office uses, entertainment and intensive recreational uses, residential development at medium and high densities, and a range of community and institutional facilities and services. Section 3.2.1.2 states that the intent of the Secondary Plan that permitted commercial uses will be developed on the ground or main level of buildings. It further states that Residential uses located adjacent to Merivale Road shall only be permitted to be located above ground level retail or office uses. Stand alone residential uses may not be permitted at locations fronting onto Merivale Road or Clyde Avenue, however, may be encouraged to locate along other streets such as Grant Carman Drive. While the policies discourage single use residential, they do permit standalone residential uses under certain circumstances such as along Grant Carman Drive. The proposed retirement home in the western portion of the site incorporates a landscaped area and setbacks in excess of the vast majority of development along Merivale Road. Furthermore, this atypical residential use includes a variety of ground floor amenities including a library, craft rooms, games rooms and living rooms, a gym, dining rooms, a hair salon, a massage room and a convenience store, as well as various administrative functions. Based on the site location, ground floor uses and extensive visitor interaction, the retirement home is a use that will be compatible with the active operations of other nearby facilities and one that responds to the general intent and purpose of the aforementioned policies. 23

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 Urban Design Guidelines The City of Ottawa has published a series of design guidelines that, as mentioned in the Official Plan (Policy 2.5.1), are not to be seen as policy framework and are therefore not prescriptive. Design guidelines are to be seen as a tool to promote the City s Design Objectives and guide future development. The following section assesses how the proposed development responds to applicable urban design guidelines adopted by the City of Ottawa. Urban Design Guidelines for Low Medium Density Infill Housing The Design Guidelines for Low Medium Density Infill Housing help the City to promote welldesigned projects that can contribute positively to neighbourhoods. While recognizing that the guidelines do not apply to all contexts, the guidelines are intended to provide a framework for the integration of infill in existing neighbourhoods. The proposed development meets the following applicable design guidelines: The Site Plan includes pedestrian walkways along the parking area, linking the buildings to the public sidewalk (2.12). The proposed development at five (5) storeys and twelve (12) storeys represents an increase in the number of existing dwelling units that face onto both Merivale Road, Grant Carman Drive, and the adjacent land uses. This addition of full time residents will ensure that activity hours, especially along Merivale Road, are extended well beyond the retail period and will translate into increased overall safety of the adjacent areas as a result of additional eyes on the street (3.1.6). The design of the proposed buildings will incorporate several elements, such as transition to higher profiles moving away from the public street and the provision of street trees that will contribute positively to the streetscape (3.2.1). The underground parking garage access is located within the surface parking lots for the apartments and adjacent to the interior end of the retirement home where it does not dominate the building façade or the streetscape (3.3.2). The building façade will incorporate high quality materials and detail for the façade to enhance the area and the streetscape (3.4.2). Parking and garages are contained internally on the site (4.1). Driveway locations and car storage are as discrete as possible to allow for greater amounts of landscaped open space (4.2). Further, the majority of the parking will be accommodated in the underground parking structure. Site accesses and visitor parking area have been minimized relative to the number of parking spaces and will be buffered with street front landscaping. The proposal integrates many of the principles outlines in the Urban Design Guidelines for Low Medium Density Infill Housing. 24

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE Urban Design Guidelines for High Rise Housing (2009) The Urban Design Guidelines for High Rise Housing address seven elements of design: context, built form, pedestrian and public realm, open space, amenities, environmental considerations, site circulation and parking and services and utilities. The intent is to demonstrate a general adherence to the design direction provided in these documents. The proposal meets the intent the applicable guidelines, among others: The proposed development integrates with the surrounding area by incorporating buildings of similar profile to existing high profile residential buildings and by creating a transition down from this high profile residential area in the east of the site to the lower profile area to the west along Merivale Road. (Guideline 1a) The proposed development s form and massing responds to the planned function of the area and the site s characteristics and context (Guideline 12). The retirement building and the lower portion of the apartments have been designed to support human scaled street spaces, open space and quality pedestrian environments. This has been achieved in particular through the generous setback along Merivale Road and Grant Carman Drive, landscaping, and at grade architectural treatment (Guideline 13). Clear windows and doors will be used to make the pedestrian level façade highly transparent and accessible (Guideline 14). The pedestrian entrances are at grade and directly accessible, clear, and prominent with a direct link to the sidewalk (Guideline 17). The buildings have architecturally detailed façades with no visible blank or featureless sides (Guideline 18). Views have been provided from the apartments to the streets allowing visual surveillance and neighbourliness (Guideline 31). A direct, safe, continuous and clearly defined pedestrian walkway is provided from the main doors to the public sidewalk, transit stop, drop off and parking areas (Guideline 52). Parking and service areas have been located primarily underground (Guideline 56). The garage entry has been located and designed so as not to detract from the streetscape (Guideline 58). Utilities and services have been located within the building and away from public view and public areas (Guidelines 61 & 62). The proposal generally meets the design direction provided in the Urban Design Guidelines for High Rise Housing. Urban Design for Development along Arterial Mainstreets The City of Ottawa Official Plan identifies Merivale Road as an Arterial Mainstreet. Arterial Mainstreets were generally developed after 1945. These streets are mostly characterized by a large lot fabric and accommodate large format retail. The Urban Design Guidelines for Development along Arterial Mainstreets promote high quality built form, transition in building form and compatible development and pedestrian friendly environment. The guidelines also state that Arterial Mainstreets should accommodate a wide range of uses including retail and high density residential. 25

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 The proposal meets the guidelines as follows: The proposed development will increase the dwelling units available and will be complementary to the predominant commercial use in the area. The Site Plan is sensitive to the surrounding context; the high profile residential area in the east portion of the site is setback significantly from the low profile residential area to the east and transitions effectively to a medium profile in the western portion of the site consistent with the built profile along Merivale Road. (Guideline 7 & 14). The retirement building along Merivale Road has a generous 16 m to 25 m setback. The building occupies the majority of the lot frontage (Guideline 13). Trees will be planted in the front yard, along Merivale Road. Trees and generous landscaping is rare in the direct vicinity of the subject site and therefore will be a welcome addition (Guideline 15) The proposed development will promote a pedestrian friendly environment by providing a 2.0 wide sidewalk across its driveway access (Guideline 23) and pedestrian paths between the buildings and the public sidewalk (Guideline 20). The sidewalk will have little change in grade to facilitate circulation for users with reduced mobility. The site parking is predominantly underground (Guideline 25). All surface parking will be located behind the proposed buildings, screened from the adjacent streets. The landscaping will be coordinated with the street light locations (Guideline 34). Landscaping will be provided along the side yards (Guideline 41). The proposal meets the design direction outlined in the Urban Design Guidelines along Arterial Mainstreets. 26

AUGUST 2011 1683 MERIVALE ROAD PLANNING RATIONALE 9 REGULATORY FRAMEWORK City of Ottawa Zoning By law 2008 250 The subject site is zoned AM5 [193] H(34) Arterial Mainstreet, Subzone 5, Exception 193, Maximum Height 34 m. Site The purpose of the Arterial Mainstreet Zone is to 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 and impose development standards that will promote intensification while ensuring that they are compatible with the surrounding uses. While permitted in the AM zone in general, Retirement home and Residential Care Facility are not currently permitted uses in the AM5 subzone. A Retirement Home is defined in the Zoning By law as a residential use building containing rooming units or a combination of rooming and dwelling units, providing residence mostly to senior citizens who do not require assistance with daily living, and which may provide ancillary health, personal service, and recreational services to serve the residents of the home. A Residential Care Facility is defined as establishment providing supervised or supportive in house care for those who need assistance with daily living, that may also provide on going medical or nursing care or counselling and social support services and which may include services such as medical, counselling, and personal services. Apartment dwelling, mid high rise is a permitted uses in the AM5 subzone. A mid high rise dwelling is defined in the Zoning By law as a residential use building of more than four storeys in height containing four or more principal dwelling units, other than a Multiple Attached Dwelling or Stacked Dwelling. Exception 193 stipulates a maximum gross leasable floor area of 6,100 m 2. 27

1683 MERIVALE ROAD PLANNING RATIONALE AUGUST 2011 The following table assesses the performance of the proposed development against the applicable provisions of the zone: Provision Requirement Proposed Development Compliance? Lot width (min) No minimum 63.6 m Lot area (min) No minimum 15,217 m² Front yard and corner 3 m side yard (min) 6.3 m ii) residential use bldg. Interior side yard (min) No minimum 3.8 m Rear yard (min) 7.5 m iii) for a residential use 13.9 m building Building height (max) 34 m 37.1 m X Floor space index (max) Width of landscaped area at grade (min) Parking spaces (min) Visitor parking spaces (min) Parking Spaces (max) i) If 80% or more of the required parking is provided below grade = 3.5 ii) In all other cases = 2 i) abutting a residential zone = 3m Apartment: 0.5 per unit = 141 spaces Retirement home: 0.25 per dwelling unit or rooming unit plus 1 per 100m 2 of gross floor area used for medical, health or personal services = 30+1 Total = 172 0.2 per dwelling unit: Retirement Home = 24 Apartments = 56 Total = 80 Minimum Parking Rate is also the Maximum Parking Rate FSI = 2.1, 100% of required parking is provided below grade. 13.9 m 289 80 289 X Total = 252 Bicycle parking spaces Retirement home: (min) 0.25 per unit = 30 30, 141 High rise apt: 0.5 per unit= 141 Loading spaces (min) None 1 Zoning By law Amendment Based on the above table, the requested Zoning By law Amendment would revise the zoning of the subject lands to AM H(37.5) as the core AM zone exists north, south, and west of the subject lands and permitted the range of uses proposed without a maximum parking limit. 28