DRAFT PLAN OF SUBDIVISION PLANNING RATIONALE 5100 KANATA AVENUE CITY OF OTTAWA Prepared By: MALONE GIVEN PARSONS LTD. Prepared For: Hawthorn Retirement Group July 2015
Draft Plan of Subdivision 5100 Kanata Avenue, City of Ottawa Prepared By: Malone Given Parsons Ltd. 140 Renfrew Drive, Suite 201 Markham, Ontario L3R 6B3 Prepared For: Hawthorn Retirement Group 9310 NE Vancouver Mall Drive, Suite 200 Vancouver, WA 98662-8210 July 2015 15-2412
TABLE OF CONTENTS 1.0 INTRODUCTION... 3 1.1 Purpose... 3 1.2 Site Location and Characteristics... 3 1.3 Transit and Active Transportation Context... 6 1.3.1 Transit OC Transpo... 6 1.3.2 Active Transportation... 6 1.4 Natural Heritage System... 7 2.0 THE PROPOSED DEVELOPMENT... 9 3.0 PLANNING POLICY...13 3.1 City of Ottawa Zoning Bylaw (2008-050)... 13 4.0 SUPPORTING STUDIES... 15 4.1 Archaeological Assessment... 15 4.2 Transportation... 15 4.3 Environmental Site Assessment... 16 4.4 Noise Analysis... 16 5.0 CONCLUSION...17 1
Retirement Residence 5100 Kanata Avenue
1.0 INTRODUCTION Hawthorn Retirement Group is proposing to develop a three storey retirement residence located on the east side of Goulbourn Forced Road, north of Kanata Avenue. The site is currently vacant and serves as a stockpile location for overburden soils from nearby development. Development in the area is mostly single family residential homes with two schools and a future commercial plaza to the south. The site is serviced by multiple bus routes along Kanata Avenue and Goulbourn Forced Road (Bus Routes 68 and 168) and is located within a 10 minute drive of the Terry Fox Transitway Station. 1.1 Purpose Malone Given Parsons Ltd ( MGP ) represents Hawthorn Retirement Group ( Hawthorn ), owners of the property located along the east side of Goulbourn Forced Road, north of Kanata Avenue, in the City of Ottawa. The purpose of this report is to provide a contextual and policy analysis on the Plan of Subdivision application sought by Hawthorn. The Plan proposes to develop the land into a 143 unit retirement residence with 100 parking spaces. 1.2 Site Location and Characteristics The lands relating to the Plan of Subdivisionare legally described as Part of Lot 6, Concession 2, Geogrpahic Township of March, Carleton County, City of Ottawa, Ontario as shown in Figure 1. The 1.70 hectare (4.21 acre) site is located at 5100 Kanata Avenue and is currently vacant and serves as a stockpile location for overburdened soils from nearby development. 3
Retirement Residence 5100 Kanata Avenue Figure 1: Subject Property and Surrounding Context The surrounding area is characterized generally by low-density built forms of a residential nature and comprises of the following land uses: West Goulbourn Forced Road, Low density/single-family housing; North St. Gabriel School, Vacant Land, Low density/single-family housing; East Low density/single-family housing; and, South Future commercial plaza, All Saints High School. SURROUNDING VIEWS The subject lands do not provide any significant views to public landmarks, national monuments and the natural heritage system as shown in Figure 2. The proposed development is surrounded by residential and institutional development and therefore there are no significant views to/from the subject site.
Figure 2: Surrounding Views Retirement Residence 5100 Kanata Avenue
Retirement Residence 5100 Kanata Avenue 1.3 Transit and Active Transportation Context The subject lands are well served by connections to the City s transportation system including transit, pedestrian and cycling options. 1.3.1 Transit OC Transpo There are two bus routes that serve the subject site. OC Transpo currently operates Routes 68 and 168 that provide bus service as shown in Figure 3. Route 68 (Kanata/Downtown) provides express services to the downtown in the peak periods and Route 168 (Bridlewood/Terry Fox) provides service to the Terry Fox and Eagleson Park Transitway Stations. Both of these routes can be accessed by a bus stop immediately adjacent to the subject site, at the intersection of Goulbourn Forced Road and Badgeley Avenue. Additionally, the aforementioned Terry Fox Transitway Station - which includes a Park & Ride facility - is located within a 10 minute drive. Figure 3: Bus Routes Servicing the Subject Site 1.3.2 Active Transportation The proposed development includes 36 bicycle stalls to encourage residents to take advantage of the local cycling network. As indicated in the City of Ottawa Transportation Master Plan (Map 1), Goulbourn Forced Road is a Spine Route and a Cross-town Bikeway and provides for a northsouth connection with dedicated bike lanes. These lanes provide connections to other dedicated bike lanes on Kanata Avenue (east-west) to the south and Terry Fox Drive (northsouth) to the west.
Retirement Residence 5100 Kanata Avenue Moreover, as illustrated in the Ottawa Cycling Map (Figure 4), there are numerous multi-use pathways in close proximity that provide trails for the residents. The proposed retirement residence is also planned to be extensively landscaped with paths that will connect all exits from the building to walking areas within the site as well as external to the site on the sidewalks along Goulbourn Forced Road. Figure 4: Cycling Routes in Proximity to the Subject Site 1.4 Natural Heritage System As discussed earlier, the subject site is currently undeveloped and serves as a stockpile location for overburdened soils and there are no heritage system elements on site. However, the surrounding area numerous parks and open space areas including Whalen Park, Walden Park and Beaverpond Park as shown on Figure 5.
Figure 5: Parks and Open Space Surrounding the Subject Site Retirement Residence 5100 Kanata Avenue
2.0 THE PROPOSED DEVELOPMENT The proposed development is comprised of a three storey retirement residence that steps down to two storeys on the east and west wings of the building. The retirement residence will include 143 units ranging in size from studios to two bedroom suites and will contain 8,326m 2 (89,620ft 2 )of landscaped space including patios, walkways, open space and recreational amenities (e.g. bocce court). A total of 100 vehicular parking spaces (78 surface, 18 indoor and 4 accessible) and 36 bicycle parking spaces will be provided throughout the site. The retirement residence is situated in an east-west orientation with access to Goulbourn Forced Road provided via a full movement intersection south of Badgeley Avenue. The wing ends of the building step down from three storeys to two providing for privacy and a gradual change of scale that will minimize the impact to the existing residential community. Daniel Roach Architect has designed an attractive and functional building that is compatible with the surrounding residential development and will provide a buffer from the low-density residential neighbourhood to the north from the commercial lands to the south. The development statistics for the proposed development are provided in the table below. Table 1: Detailed Development Statistics Ottawa Retirement Residence Total Lot Area 1.70 hectares (4.21 acres) Total Building Coverage 4,822 m 2 (28.2%) Total Landscaped Area 8,326 m 2 (49.0%) Total Paved Area 3,894 m 2 (22.8%) Number of Vehicular Parking Spaces 100 (Surface: 78; Indoor: 18; Accessible: 4) Number of Bicycle Parking Spaces 36 Building Statistics Height 3 storeys (36 4 ) (Steps down to two storeys at the ends) Number of Residential Units 143 Studio: 58 1BR: 71 2BR: 14 9
Retirement Residence 5100 Kanata Avenue 10
Retirement Residence 5100 Kanata Avenue Figure 6: Conceptual Site Plan 11
Retirement Residence 5100 Kanata Avenue Figure 7: Elevations of the Proposed Development 12
3.0 PLANNING POLICY The relevant policies of the Ottawa Zoning Bylaw (2008-250) provide a framework for development on the subject site. The development concept complies with the applicable zoning and therefore only a Plan of Subdivision approval is required This section of the report provides an analysis of the proposed development in the context of the Ottawa Zoning Bylaw (2008-050). 3.1 City of Ottawa Zoning Bylaw (2008-050) The subject site is regulated by the Ottawa Zoning Bylaw 2008-050 and is zoned Local Commercial 7 (LC7) as shown in Figure 8. Figure 8: Zoning 13
Retirement Residence 5100 Kanata Avenue Permitted uses include a variety of non-residential (i.e. daycare, office, restaurant and retail) and residential uses, including a retirement home. The specific provisions of the LC7 zone are described below: Table 2: Zoning Provisions for Local Commercial (LC7) LC7 Minimum Lot Area n/a Provision Setbacks Front: 3m Side: 1.2m Rear: 7.5m Accessory Structures: Front (same); Side/Rear (0.6m) Trash & Loading Areas: 3m Maximum Floor Space n/a Index (FSI) Maximum Height Main Building: 12.5m Garages: 6m Minimum Landscaped 3m Width Parking Rate 0.25/dwelling unit plus 1/100m 2 of GRA for medical, health or personal services The proposed development concept complies with the applicable zoning and a Zoning Bylaw Amendment is not required. 14
4.0 SUPPORTING STUDIES 4.1 Archaeological Assessment Golder Associates completed a Stage 1 Archaeological Assessment for the subject site dated July 7, 2015. The report reviewed the subject site s geography, environment, cultural history, previous archaeological fieldwork and current land condition to evaluate in detail any archaeological potential. The study indicated that there is archaeological potential including evidence of historical occupation on the property beginning in the mid-19 th century. A visual site inspection however determined that the area has been significantly disturbed by previous construction activities and therefore there is no potential to recover the in situ archaeological resources. As a result, the report recommends that the Ministry of Tourism, Culture and Sport (MTCS) issue a letter concurring that no additional archaeological investigations are required for the subject site. 4.2 Transportation Castleglenn Consultants conducted a Traffic Impact Brief for the subject site, dated July 2015. Based on the traffic operations analyses, the study area intersections will operate at an overall satisfactory level during the key peak hours assuming existing conditions. The proposed development will have minimal effect on the area transportation system and no off-site improvements are needed to accommodate the future traffic volumes. As such, the transportation requirements of the proposed development can be adequately met by the existing transportation system and it is recommended that the City of Ottawa should assemble the appropriate conditions for development approval in order to permit the development. 15
Retirement Residence 5100 Kanata Avenue 4.3 Environmental Site Assessment Exp Services Inc. completed a Phase 1 Environmental Site Assessment in January 2014. The site is a relatively flat undeveloped lot with shrubs and low laying vegetation with layers of clay and glacial till over bedrock. The report identified no areas of potential environmental concern to the site from the past and current uses of the site and neighbouring properties. As a result, no Phase Two Environmental Site Assessment is necessary. 4.4 Noise Analysis Hugh Williamson Associates Inc. completed an Environmental Noise Impact Feasibility Study on July 16, 2015. The report assesses the noise impacts from vehicular traffic on Goulbourn Forced Road and stationary noise impacts from the proposed HVAC equipment at nearby sensitive points of reception including outdoor living areas and plane of window locations. Recommendations for the proposed development are as follows: Compliance with the building code for building components, exterior wall and windows facing Goulbourn Forced Road (to be completed at the building permit stage); and, Warning Clauses be inserted into the Agreements of Purchase of Sale. The implementation of the above measures will ensure the proposed development will be in compliance with the City of Ottawa and MoE sound level limits. 16
5.0 CONCLUSION Hawthorn Retirement Group proposes a three storey retirement residence consisting of 143 units located on the east side of Goulbourn Forced Road, north of Kanata Avenue municipally known as 5100 Kanata Avenue in the City of Ottawa. This report has reviewed the proposed development with regards to the policies of the City of Ottawa Zoning Bylaw (2008-050). The proposed development complies with the applicable zoning and does not require a Zoning Bylaw Amendment. Daniel Roach Architect has designed an attractive and functional building that is compatible with the surrounding residential development and will provide a buffer from the low-density residential neighbourhood to the north from the commercial lands to the south. The property is ideally situated to support a retirement residence because: It is located close to existing transit and active transportation infrastructure; The road structure can support and provide additional capacity for the proposed development; and, Municipal sanitary and water supply can be made available. The proposed development plan is supportable because: The development complies with the City of Ottawa Zoning Bylaw (2008-050) The height and massing of the proposed development provides adequate setbacks and is consistent with the applicable zoning There are no significant environmental features on-site; and, The proposed parking supply will be sufficient for the project. Based on this, it is our opinion that this proposal represents good planning and should be approved. 17
Retirement Residence 5100 Kanata Avenue 18