PLANNING RATIONALE for Site Plan Application 2781, 2791, and 2797 Baseline Road And 2704, 2706, and 2734 Draper Avenue Prepared by: Lloyd Phillips & Associates Ltd. File: 0811 Planning Rationale Page 1 of 38
Table of Contents 1 Overview...4 2 Site Details and Area Context...5 3 Development Approval History...7 4 Proposed Development...7 4.1 Site Plan...7 4.2 Phasing of Development...8 4.3 Massing and Site Configuration...8 4.4 Elevations...9 4.5 Parking... 11 5 Planning Policy... 12 5.1 Provincial Policy Statement 2005... 12 5.2 City of Ottawa Official Plan... 13 5.2.1 Land Use Policies... 13 5.2.2 Urban Design and Compatibility... 16 5.3 Design Guidelines... 19 6 Zoning... 22 7 Rationale for the Approval of the Site Plan Revision... 25 7.1 Provincial Policy Statement 2005... 25 7.2 City of Ottawa Official Plan... 25 7.2.1 Transportation Impact Assessment... 25 7.2.2 Serviceability Study... 25 7.2.3 Geotechnical Report... 26 7.2.4 Phase 1 Environmental Site Assessment... 26 8 Summary... 26 APPENDIX A... 28 APPENDIX B... 33 APPENDIX C... 35 LPA File No. 0811 Lloyd Phillips & Associates Ltd. April 25, 2012 Planning Rationale Page 2 of 38
Planning Rationale Page 3 of 38
1 Overview Redwood Residences Limited, the Owner, is undertaking the redevelopment of the residential property located on the north east corner of the Baseline Road and Morrison Drive intersection. Greatwise Developments, is a related company to the Owner and is the developer for this property. There are currently 84 units in seven townhouse buildings on the property. On October 28, 2009, City council approved a zoning by-law amendment (2009-361) to rezone the property to R5A [1700] S247-h. This zoning set out specific building height and setback envelopes, ranging from three to twelve storeys. A Site Plan Control Application was approved on September 17, 2010. The approved application consisted of seven buildings (two 4-storey, two 3-storey, one 12-storey, one 8-storey, and one 6-storey) - totalling 334 units. The plan was prepared by Douglas Hardie Architect and is referred to as the DHA plan. The Owner reconsidered the plan and decided that it was preferable to phase the redevelopment into two phases. Roderick Lahey Architect Inc. (RLA) was retained for the new plans. On May 10, 2011, a revision to the DHA plan was submitted as Phase 1 of the redevelopment. Phase 1 consisted of two buildings (one six storey, one eight storey) facing Baseline Road. The six-storey building contained 73 units and the eight storey building contained 97 units, for a total Phase 1 development of 170 units. There were to be 35 surface parking spaces for visitors and 176 spaces in a below grade garage. The Phase 1 Site Plan was intended as an amendment to the approved DHA plan. On August 26, 2011 Phase 2 for the Redwood Residences was submitted which included two 3 ½ storey buildings towards the north and a 12 storey building in the centre of the property. The plan was designed by RLA and had a total of 590 units. In December of 2011, the City proposed changes to the existing zoning to limit the number of units permitted on the site. This resulted in a change to the zoning that was approved by City Council on May 23, 2012. The zoning Planning Rationale Page 4 of 38
now has a limit of 400 units with the heights reduced to six storeys on Baseline Road and four and half storeys for the remainder to the north. The zoning also has a holding provision that will be lifted upon approval of a new site plan for the property. This report presents the planning rationale for the new site plan which is intended to reflect the recently approved zoning. 2 Site Details and Area Context The entire site covers an area of 2.175 ha (5.37 acres). There are presently seven townhouse buildings on the site with a total of 84 units. There are 100 parking spaces provided in 2 surface parking lots and this includes 25 parking spaces located along the north east edge of the site. Each of the individual townhouse buildings have municipal addresses. All of the units are rented to tenants, with the exception of the three townhouse buildings adjacent to Baseline Road, which are vacant. The property is located within the Redwood Community in the western portion of the City of Ottawa. This part of the community consists mainly of townhouses and low-density residential dwellings. The existing townhouses, and much of the surrounding area, were built in the 1960 s. Baseline Road, which forms the south boundary of the site, is a major arterial road that runs southwest from Prince of Wales Drive to Richmond Road just past the Highway 416. The nearest major intersection is at Greenbank Road and Baseline Road, 500 meters east of the site. Greenbank Road is a major north-south road in Ottawa that serves central Nepean and runs south from the Queensway to Barrhaven. The Redwood Community is an area with a mix of uses, containing light industrial and commercial uses on the north side of Morrison Drive, west from Pinecrest Road. As Draper Avenue proceeds south from the industrial and commercial area on Morrison Drive, there are high-rise apartments on the east side, and a central public use area that contains Morrison Park, and two schools. West of the park, on the north side of Morrison Drive, the existing residential character is primarily low-density consisting of one and two-storey residential, which prevails to where the south end of Draper intersects with Morrison Drive. The community is well serviced with two schools located 150 metres east of the site on Draper Avenue. The townhouse buildings were built in the 1960 s and have reached the end of their economic life. These are rented and are gradually being vacated as the leases expire. Five of the townhouse buildings face north/south while two buildings located in the northeast corner, face east/west. Three of the townhouse buildings adjacent to Baseline Road are vacant. Demolition Control Approval for these three buildings (2781, 2791, 2797 Baseline Road) was given on July 11, 2012. There are two on-site parking lots, one with access from Morrison Drive and the other from Draper Avenue. East of the site, there is another townhouse development with 87 units in ten buildings. To the west, across Morrison Drive, is a residential neighbourhood of mostly detached single family dwellings with a row of Planning Rationale Page 5 of 38
townhouses that face Morrison Drive. North of the site, across Draper Avenue, is an area of detached dwellings facing Draper Avenue and Stone Crescent. The property contains many mature trees, most of which are coniferous, concentrated along the street frontages. In summary, the subject property is composed of existing townhouses on a main thoroughfare at the edge of a low to medium-density residential neighbourhood. The existing conditions are presented in the Existing Conditions Plan shown below. Figure 1: Existing Conditions Plan Planning Rationale Page 6 of 38
3 Development Approval History The original Site Plan Application was submitted on February 17, 2010 and approved on September 17, 2010. The plan was prepared by Douglas Hardie Architect (DHA). This plan had a total of 334 units. The file number for this application is D07-12-10-0040. This Approval covers the entire site. Following this approval the proposal was split into two phases, and each phase was revised to better meet market conditions. As well, the proposed number of units was 590, and the proposal conformed to the zoning. This plan was prepared by Roderick Lahey Architect Inc. The first revision (Phase 1) was approved on December 22, 2011. The second revision (Phase 2) was submitted on August 26, 2011. It was this submission that spurred concerns by City staff and local residents relating to the zoning of the site. By November 2011, concerns prompted a staff initiated rezoning to restrict the number of units to 334 and the total gross floor area to 34,000m2. This would have matched the original site plan. At around the same time, the Owner approached the City about a complete revision and downscaling of the height, massing, and number of units. The City and the Owner's intentions converged and the City Council enacted By-law 2012-181 on May 23, 2012. This zoning had no appeals and is in force today as R5A [1700] S247. The details of By-law 2012-181 are attached in Appendix C. The approved zoning has a limit of 400 units. The owner also obtained approval of severance applications to divide the property for financing purposes on December 14, 2011. The severances have not yet been registered and new severances applications will be submitted to match the configuration of the new site plan. The demolition application to permit the demolition of the three vacant townhouse buildings adjacent to Baseline Road was approved by City Council on July 11, 2012. 4 Proposed Development 4.1 Site Plan The proposed Site Plan is tailored to meet the current zoning. The new proposal consists of three four-storey buildings, (D, E and F) containing a total of 196 units. Two of these buildings will face Baseline Road. These buildings are on the south part of the site adjacent to Baseline Road. Building F facing Baseline Road will contain some retail uses on the ground floor. The north portion of the site will contain a total of four low-rise buildings. The three buildings towards the west, north, and east sides of this portion of the site are all 4.5-storey buildings containing 62 units in Buildings C and A, with 79 units in Building B. The building in the middle of the site is 4-storeys (Building D) in height and also contains 64 residential units. The total number of units for the northern portion of the site is 267 and the entire site will contain 399 units. The proposed buildings heights in metres are provided in the chart below. Planning Rationale Page 7 of 38
The arrangement of the proposed buildings on the site follows the square shape of the property by placing all of the buildings at the edges of the site. The following presents an overview of the development: Building Units Parking Visitors GFA Height (in metres) A 62 62 12 5,165 m2 16.10 B 79 79 16 5,910 m2 16.10 C 62 62 12 5,165 m2 16.10 D 64 64 13 5,177 m2 15.6 E 71 71 14 5,040 m2 15.6 F 61 61 12 5,040 m2 16.5 Total 399 399 79 31, 497 m2 4.2 Phasing of Development The intended phasing of the development is: PHASE ONE Building D - 64 Units Building E - 71 Units Building F - 61 Units Total - 196 Units PHASE TWO Building A - 62 Units Building B - 79 Units Building C - 62 Units Total - 203 Units Demolition Control Approval has been given for the three existing vacant buildings adjacent to Baseline Road (2781, 2791 and 2792 Baseline Road). A further Demolition Control Approval is required for the removal of 2704, 2706, 2724 and 2734 Draper Avenue to enable the construction of proposed Building D and its underground parking. Building D is important to all of the development because it would house the main indoor amenity facilities such as the party room, and the gymnasium that would primarily serve the residents of the development. Access to the underground for Phase One development is proposed as a temporary ramp that leads down on the east side of the property to a new entrance north of Building F. 4.3 Massing and Site Configuration The massing and type of buildings places the mixed use apartment building and ground floor commercial uses adjacent to Baseline Road and the intersection of Baseline Road and Morrison Drive. This presents an urban, mixed use façade to Baseline Road and related to Baseline's future function as a Transit Priority Route. As well, the placement of these apartment buildings at this location minimizes their presence in relation to the surrounding low density, low profile residential community. The north half of the site is planned for low rise, mainly four-and-a-half storey buildings that are placed around a central courtyard of open space consisting of landscaping and a reflective pond. These buildings are exclusively Planning Rationale Page 8 of 38
residential use. This provides a transition from the mixed use Baseline building through the site to the existing residential areas to the east, west and north. The configuration of these building types on the site also enables phasing and the ability to keep the existing rental units on the north part of the site while the south part, containing the Baseline buildings, is developed. This could change if Building D, in the centre of the site, is included in the first phase of development. 4.4 Elevations The site plan proposes two basic building types that have a common architectural theme that unifies the development. Building A, B, and C are 4.5 storey buildings with pitches roofs that present a street oriented façade and entrances to the edges of the site. These are designed to be built in to the slope that descends from Baseline to Draper Avenue. The parts of the building that face the interior courtyard are designed to frame that space as a common open space. The pitched roof reinforces the residential "house form" character that works well with the surrounding low density residential development. Building F is a mixed use building that presents ground-floor, street-oriented commercial uses to Baseline Road. Buildings D, E, and F are 4 storey buildings. The building heights are shown for each building on the elevations provided in Appendix A. An 3D artist s rendering of some key views within the site are presented on the following page. Planning Rationale Page 9 of 38
Building D viewed from Baseline entrance. View of Morrison entrance. Mixed-use building at Baseline and Morrison. Interior courtyard area. LPA File No. 0811 Lloyd Phillips & Associates Ltd. April 25, 2012 Planning Rationale Page 10 of 38
4.5 Parking Parking will be primarily located below grade with some parking, such as visitor parking provided at grade. The total amount of parking for the site (with the exception of visitor spaces) was calculated at a rate of 1.0 space per unit. The By-law requires a parking rate of 1.5 spaces per unit for this area of the City. It should be noted that the area east of Greenbank is calculated at 0.5 spaces per unit. At the revised parking rate of 1.0 space per unit, a total of 399 spaces are required and provided. The visitor parking space rates are calculated as per the By-law at 0.2 spaces per unit and result in the need for 79 spaces, which are provided. There are also 202 bicycle storage spaces being provided. There will also be 6 commercial parking spaces provided. There will be landscaping provided throughout the site. There are two main accesses, one along the Baseline Frontage and a garage entry on Draper Avenue located approximately mid-frontage. For this site plan application, it is intended to see the approval of the master site plan to establish to overall site plan layout, and the approval of Phase One of the development in detail. Figure 2: Excerpt of Site Plan LPA File No. 0811 Lloyd Phillips & Associates Ltd. April 25, 2012 Planning Rationale Page 11 of 38
5 Planning Policy The following is a review of the applicable planning policies and zoning. 5.1 Provincial Policy Statement 2005 The Provincial Policy Statement 2005 (PPS) is a statement of provincial policy made under Section 3 of the Planning Act. Among other things, the PPS requires that municipal planning decisions, including zoning by-law amendments, shall be consistent with the PPS. The following is an overview of the relevant policies in the PPS, for this proposal. 1.0 Building Strong Communities Ontario s long-term prosperity, environmental health and social well-being depend on wisely managing change and promoting efficient land use and development patterns. Efficient land use and development patterns support strong, liveable and healthy communities, protect the environment and public health and safety, and facilitate economic growth. Accordingly: 1.1 Managing and Directing Land Use to Achieve Efficient Development and Land Use Patterns 1.1.1 Healthy, liveable and safe communities are sustained by: a. promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b. accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses to meet long-term needs; c. avoiding development and land use patterns which may cause environmental or public health and safety concerns; d. avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e. promoting cost-effective development standards to minimize land consumption and servicing costs; f. improving accessibility for persons with disabilities and the elderly by removing and/or preventing land use barriers which restrict their full participation in society; and g. ensuring that necessary infrastructure and public service facilities are or will be available to meet current and projected needs. 1.1.3 Settlement Areas 1.1.3.1 Settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted. 1.1.3.2 Land use patterns within settlement areas shall be based on: a. 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; and 3. minimize negative impacts to air quality and climate change, and promote energy efficiency in accordance with policy 1.8; and b. a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3. Planning Rationale Page 12 of 38
1.1.3.3 Planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. c. Intensification and redevelopment shall be directed in accordance with the policies of Section 2: Wise Use and Management of Resources and Section 3: Protecting Public Health and Safety. 1.1.3.4 Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety. The PPS policies recited above specifically support intensification and the efficient use of land and existing infrastructure facilities within existing urban areas. The proposed Site Plan as revised is consistent with the PPS. 5.2 City of Ottawa Official Plan 5.2.1 Land Use Policies As indicated on Schedule B Urban Policy Plan of the City of Ottawa Official Plan, the property is located in the General Urban Area. Proposed development within a General Urban Area must adhere to land use designations and policies set out in Section 3.6.1 of the Official Plan. "3.6.1 General Urban Area The General Urban Area designation permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. This will facilitate the development of complete and sustainable communities. A broad scale of uses is found within this designation, from groundoriented single to multi-storey mixed use; from corner store to shopping centre." Planning Rationale Page 13 of 38
Policy 1 of Section 3.6.1 states: "1. General Urban Area areas are designated on Schedule B. The General Urban Area designation permits all types and densities of housing, as well as employment, retail use, service, industrial cultural, leisure, greenspace, entertainment and institutional uses." The proposed development is consistent with the permitted uses outlined in Policy 1. Policy 3 of Section 3.6.1 states: "3. When considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will: a. Recognize the importance of new development relating to existing community character so that it enhances and builds upon desirable established patterns and built form." The proposed development builds upon established patterns and built from by designing low rise apartment buildings in the northern part of the site that enhance the existing community character. These low rise buildings are located in the north portion of the site and are more reflective of the surrounding community character. "b. Apply the policies of Section 2.5.1 and 4.11" Both of these policies are discussed in detail below. It is found that the proposed development is consistent with the policies of Section 2.5.1 and 4.11 of the Official Plan. "c. Consider its contribution to maintenance and achievement of a balance of housing types and tenures to provide a full range of housing for a variety of demographic profiles throughout the General Urban Area." This development provides apartment units that help add the balance and range of housing availability in the area. "d. Assess ground-oriented multiple housing forms, such as duplex, triplex and fourplex, as one means of intensifying within established low-rise residential communities." Due to the nature of this site a higher level of intensification is more suitable than housing forms such as duplex, triplexes or fourplexes. This means of intensification is still compatible with the established low-rise residential community as it proposes low-rise buildings throughout the site. The tallest building on the whole site is only 16.5 metres tall, and this is for Building F which contains the commercial uses and therefore needs to be slightly taller to accommodate the higher ceiling heights of the ground floor commercial space. Policy 5 states: "The General Urban Area permits uses that may generate traffic, noise or other impacts that have the potential to create conflicts with the surrounding residential community. These types of uses are often large and serve or draw from broader areas. The City will ensure that anticipated impacts can be adequately mitigated or otherwise addressed. Such uses will be directed to: a. Locations along the rapid-transit system, or an arterial or major collector road with sufficient capacity to accommodate the anticipated traffic generated and where frequent all-day transit service can be provided. The proposed development is consistent with policy. The site has frontage along Baseline Road which is identified as an arterial road in Schedule E of the Official Plan. Schedule D of the Official Plan identifies the segment of Baseline Road that runs along the property's frontage as a supplementary intensive transit corridor. These factors ensure that anticipated impacts such as traffic generation can be adequately dealt with. Planning Rationale Page 14 of 38
b. Suitable locations on the perimeter of, or isolated from, established residential neighbourhoods. In this regard, existing or proposed building orientation, massing and design, and the presence of mitigating circumstances such as distance, changes in topography, or the presence of features such as significant depth of mature forests may be taken into account. This site is located on the perimeter of an established residential neighbourhood. Due to the proximity to the residential area on the north, west and east sides of the development, building height, massing and design were taken into consideration. The height of the buildings that are closest to the existing neighbourhood do not exceed 16.10 m and are limited to residential uses. The buildings along Baseline Road are 16.5 m and 15.6 m. The building in the centre of the site, Building D is also 15.6 m. The orientation of the buildings on the site is also considerate of the surrounding neighbourhood and arranged in such a way to minimize any impacts that may occur from traffic and other such factors. Policy 6 of 3.6.1 states: "Throughout the General Urban Area, the City will encourage the provision of a variety of small, locally-oriented convenience and service uses that complement adjacent residential land uses, and are of a size and scale consistent with the needs of nearby residential areas. The City will ensure that these uses: a. Are compatible and complement surrounding land uses, and can be developed in accordance with Section 2.5.1 and 4.11." The proposed development includes ground-floor commercial uses that are available to the surrounding community. Some of the proposed uses include retail shops, a restaurant, a yoga studio and offices. The policies of Section 2.5.1 and 4.11 are outlined in detail below and are found to be consistent with the development. "b. Are conveniently located with respect to concentrations of residential development and provide direct access for pedestrians and cyclists from adjacent residential uses." The proposed development is consistent with this policy. The convenience and service uses proposed for this development are located in the four-storey buildings adjacent to Baseline Road. This locates the commercial oriented uses away from the residential neighbourhood and allows for pedestrians, transit users and cyclists to achieve direct access to these uses. "c. Are permitted to cluster with other community-oriented uses, such as parks, pedestrian linkages, community centres or leisure facilities, in order to facilitate interaction among residents and contribute to a sense of community." While there is not direct connection to other community-oriented uses, there are some uses located within close proximity to the development. These include community services such as parks and schools. The proposal will include new community services such as retail shops, restaurants and a yoga studio that will facilitate community interaction. "d. Are situated to take advantage of pedestrian and cycling patterns." Due to the proximity to the established residential community the proposed services located on site have the ability to attract individuals, such as pedestrians and cyclists, from the surrounding area. The proximity to transit stops and routes also provides the opportunity to take advantage of active transit patterns. "e. Are of a size and scale that will not result in the attraction of large volumes of vehicular traffic from outside the immediate area." Planning Rationale Page 15 of 38
The proposed service uses on the site such as retail and restaurant will not result in large volumes of traffic from outside the area. These are services that are found throughout the various neighbourhoods in the City, and will not create a large demand for individuals who live outside the adjacent areas. Through the policies that have been discussed above it is clear that the proposed development conforms to the policies of Section 3.6.1 General Urban Area that are outlined in the City's Official Plan. 5.2.2 Urban Design and Compatibility Section 2.5.1 of the Ottawa Official Plan provides policy guidance on urban design and compatibility. In general terms, compatible development means development that, although it is not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established 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. Generally speaking, the more a new development can incorporate the common characteristics of its setting in its design, the more compatible it will be. Nevertheless, a development can be designed to fit and work well in a certain existing context without being the same as the existing development. The development proposed in the site plan demonstrates a high level of compatibility and "fit" with the existing residential community. The design objectives set out in this section have the intention of influencing design within the City to "stimulate the creation of lively community places with a distinctive character that will attract people and investment to the City." The design objectives that are relevant to the proposed development are reviewed below. Objective 1: To enhance the sense of community by creating and maintaining places with their own distinct identity. The proposed development aims to create a sense of place and community for the residents within development as well as for the surrounding neighbours. The proposal is compatible with the low-rise, low density surrounding residential community, therefore respecting local identity and development patterns. Objective 2: To define quality public and private space through development. The proposed development will create defined and connected public and private space. This will be accomplished through the use of buildings to enclose spaces as well as landscaping. The quality of public space will be enhanced through commercial spaces that promote social interaction such as retail shops, restaurants equipped with a café-style outdoor patio, and instructional and recreational spaces intended for yoga and gym space. The attractiveness of these public spaces will be enhanced through landscaping and architectural design. Objective 3: To create places that are safe, accessible and are easy to get to, and move through. The proposed development connects its six buildings through a network of pathways that are pedestrian friendly and understandable. The development is accessible from the street at three separate locations. Providing various access points allows safer, and less congested points of entry to the site. Providing majority of the parking below grade will result in less vehicular activity throughout the site and therefore a safer environment for residents and pedestrians on site. Planning Rationale Page 16 of 38
Objective 4: To ensure that new development respects the character of existing areas. The proposed development will integrate well to the surrounding low-density, low-rise residential area. Objective 5: To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The proposed development provides a range of accommodations for different lifestyles by providing a variety on site amenities that cater to various needs and interests which can change and evolve with social and economic conditions. The proposed development supports the objectives outlined in Policy 2.5.1 mentioned above. Section 4.11 addresses the matter of Compatibility in the Review of Development Applications. The policies of this section point to the overall land use designation, any applicable secondary plans, and design guidelines among other things. Policy 1 of Section 4.11 requires the City to have regard for several matters, including Council approved Guidelines. Policy 7 of Section 4.11 defines building profile: "a. Low- Rise: a one to four storey building b. Mid-Rise: a five to nine storey building c. High-Rise: a building ten storeys or more." The proposed buildings are four storeys and four and a half storeys and under this definition are Low Rise buildings. The applicable guidelines are the Urban Design Guidelines for Low-Medium Density Infill Housing. These will be discussed below. Policy 2 of Section 4.11 also presents criteria for the evaluation of the compatibility of the proposal using a set of criteria. The main topics are listed below. a) Traffic and road capacity: A report prepared by CastleGlenn Consultants confirms that the impact of the proposed development of the site is negligible on the surrounding traffic infrastructure. There is one exception, which is the requirement of a 50 m south bound, left turning storage lane at Morrison Drive and Baseline Road. This can be easily accommodated with the existing pavement width by way of pavement markings. b) Vehicular access: There are three proposed access points for vehicles. The first is located along the frontage of Baseline Road between Building E and Building F. There will be no impacts due to glare because this access point is located below the level of residential units. The second access point is located along the frontage of Morrison Drive between Building A and Building F. This access point is the entrance to the underground parking. There will be no impacts due to glare as this access point slopes downwards to enter the underground parking facilities. The Morrison access is located close to the existing access for Morrison, so the impact of change is minimal. The third access point is proposed for the west side along the frontage of Draper Avenue. The three access points will evenly spread the impact of traffic entering and exiting the site throughout the property frontages. Planning Rationale Page 17 of 38
c) Adequacy of parking: The proposed development provides adequate on-site parking for both residential and commercial uses. The amount of parking spaces provided for the residents was calculated at a rate of 1.0 space per unit, resulting in 399 residential parking spaces. Majority of these spaces are located below grade. The rate of 1.0 spaces per residential unit represents a better approach to serving the needs of residents of the smaller units proposed in the plan, and also helps to stimulate the use of public transit of which there is easy access to many routes along Baseline Road. Visitor parking spaces have been located partially at grade, west and north of Building F and east and north of Building E, and partially underground. Visitor parking space is calculated at a rate of 0.2 spaces per unit as per the By-law. This resulted in 79 required visitor parking spaces. Commercial parking spaces have been generalized to one space per 92.9m2 of Gross Floor Area, for a total of 6 required and provided spaces. This site provides a total of 399 residential parking spaces and 79 visitor parking spaces. d) Outdoor Amenity Areas: The proposed development includes an outdoor commercial patio area. This area is permitted to be located anywhere within Area B except within 30 m of the east property line. The units adjacent to the proposed outdoor patio will be occupied by commercial uses, therefore not interfering with residential units. e) Loading areas, Service Areas and Outdoor Storage: The proposed site plan has organized the loading areas and service areas to be internal to the site, with most of the facilities below grade. No outdoor storage is proposed. f) Lighting: The site is designed to minimize any impacts of light spillage. The majority of outdoor spaces are in the interior of the site, with the commercial area towards Baseline Road. g) Noise and Air Quality: The main parking areas are to be provided below grade and most of the surface parking areas are to be located within the site. h) Sunlight: A shadow study prepared for this development shows that shadowing effects are very minimal. i) Microclimate: The proposed development is compatible with the surrounding residential areas and will therefore not have any significant negligible effects on the local microclimate. j) Supporting Neighbourhood Services: The proposed development is well serviced by existing amenities. There are two schools located east of the proposed development on the north side of Draper Avenue. An Apple Tree Medical Centre is located on Baseline Road west of Morrison Drive. A number of parks are within the vicinity of the proposed development, most notably Morrison Park, which is located just north and slightly east of the subject site and is co-located with St. Paul Catholic High School and Grant Alternative School. Other amenities such as retail, a church and a few restaurants are within close range. The proposed development would contribute to neighbourhood services through the introduction of commercial space in the ground floor units of Building E and Building F. Proposed amenities include a retail, instructional facilities intended to be a yoga studio, recreational facilities, offices and restaurant use intended to adopt a café-style use. These commercial uses can provide convenient services to residents of this development and the surrounding community. Planning Rationale Page 18 of 38
5.3 Design Guidelines The Urban Design Guidelines for Low-Medium Infill Housing were approved by Council in 2005. The following is a review of the relevant guidelines and a comment on how the proposed development responds to them. "2.1 Design quality public space for pedestrians, cyclists, transit access and car." The arrangement of the buildings on the site creates an open space courtyard between the buildings that allows for the movement of pedestrians, cyclists and cars. "2.2 Provide a streetscape that is inviting, safe and accessible, emphasizing the ground floor and street façade of buildings with principal entries, windows, porches, balconies and key internal uses at street level." The proposal creates an inviting and safe streetscape. The onsite services, such as the commercial uses, will be located on the ground-floor level of Building F that is adjacent to Baseline Road presents attractive street level uses. "3.1.1 Ensure new development faces and animates the public street." The proposed development features two buildings that front along Baseline Road. One of these buildings will contain ground-floor retail and restaurant space that will create an interesting façade along the public street. "3.1.2 Locate and build infill in a manner that reflects the existing or planned pattern of development in terms of height, front, rear, and side yard setbacks." This infill development is respectful of existing development patterns that are employed in the surrounding area. The height, particularly closer to the residential area, is not intrusive and will not create any adverse impacts. The front, rear and side yard setbacks are in conformity with the zoning by-law for this site. "3.1.3 Recognize local lot sizes including lot width, scale and proportions." The lot size for this project conform to the required lot sizes set out in the zoning provisions. The scale and proportions of the planned development are appropriate for the size of the lot and the context of the surrounding area. "3.1.4 Orient buildings so that their amenity spaces do not require sound attenuation walls." The proposed six buildings on the site are oriented in such a way that they form an internal courtyard in the centre of the site. This arrangement of the buildings will reduce the amount of noise that is created internally. "3.1.5 In cases where there is a uniform setback along a street, infill buildings should match this setback and fit into the neighbourhood streetscape and create a continuous, legible edge to the public street. In cases where there is no uniform setback, the new building can be located at roughly the same distance from the property line as the buildings along the abutting lot." There is no uniform setback along the frontage of Baseline Road. The proposed development will be mindful of the setbacks of the abutting buildings and will follow the standards that are in place. Planning Rationale Page 19 of 38
"3.1.6 Contribute to the amenity, safety and enjoyment of open spaces by offering living spaces that face them." The arrangement of buildings on the site creates an internal courtyard of open amenity space. The courtyard is surrounded by living spaces that form the boundaries of the open space. This contributes to the enjoyment and safety of this amenity space. "3.1.7 Avoid the arrangement of units where the front of one dwelling faces the back of another, unless the units in the back row have facades rich in detail, recessed garages and extensive landscaping. Do not break the pattern of the green front yards of the neighbourhood by placing parking at the front." For the most part, the proposal does not have an arrangement of units where the front of one faces the back of the other. In the few instances that this does occur, the facades that the units face are rich in detail, and do not create unpleasant views for those residents. The site, including the internal courtyard, will be subject to extensive landscaping. There is no parking located at the front of the site. The majority of the parking is located underground. Surface parking for visitors and commercial spaces are located on the north end of the site, placed behind the two buildings that are along the Baseline frontage. "3.1.8 Determine an appropriate separation distance between infill housing blocks to ensure appropriate light, view, and privacy considering: building heights, site orientation and locations of windows. Ensure visual privacy, for example, by offsetting new windows from neighbours views." The development is located across the street from most of the existing residential homes which provides adequate distances in terms of light, privacy and views. On the site, the buildings have offset the balconies so that privacy and views will not be an issue for the residents of the proposal. "3.1.9 Locate rear elevations and rear yards in line with their context so that the rear amenity space is generally consistent with the pattern of neighbours." For this project, the amenity space is located in the large internal courtyard created by the surrounding six buildings. However, the rear yard setbacks are consistent with the pattern of existing neighbours. "3.2.1 Construct at both residential scale as well as a scale, mass, and proportion that contributes to the quality of the streetscape." The buildings along the Baseline frontage will be have ground-floor commercial and restaurant usage. This will enhance the quality of the streetscape along Baseline Road. Along Morrison Drive and Draper Avenue, the proportion, scale and massing of the proposed buildings will add to the existing streetscape. The proposed scale of the new building is highly compatible with the low profile scale of the surrounding area. "3.3.1Enhance the public realm through the professional design of all building faces on streets, public lanes and pathways." The design quality for these proposed buildings will enhance the public realm as they will create an attractive and intriguing façade along the street, and public areas. Notably, on Baseline Road, a large existing wooden wall is to be replaced by an inviting street level commercial façade, for Building F. Planning Rationale Page 20 of 38
"3.3.2 Allow the front door (the public entrance) to dominate the façade (front wall) as opposed to the garage. The use of quality materials and an eye-catching entrance is preferable over recessed and shadowed entrances." The entrance onto the site will dominate the façade along Baseline Road. The garage entrance is located on Morrison Drive and is set back from the street so it does not dominate the space on this side of the frontage. "3.3.10 On corner lots, all sides of a building that face public streets should display a similar and comparable level of quality and detail. Avoid large blank walls that are visible from the street, other public spaces, or adjacent properties. All sides of infill buildings should be well designed, not just the front." This site is a corner lot at the intersection of Morrison Drive and Baseline Road. The buildings that face the public street are designed with an attractive and high quality level of detail. There will not be any large blank walls that face the street, public spaces or adjacent properties. "3.4.1 Create interest and a sense of identity." The proposed development has a special character that introduces new low profile residential mixed use development into an older homogenous residential area. This enables it to become a focal point. "4.0 Create infill that supports the quality of the public streetscape and enriches the pedestrian experience. To preserve liveable city streets, a high quality built environment needs to be as important a consideration as the needs of parking and servicing. Buildings define the edges and richness of a public space. If a house presents only a garage door as its primary face on the public street, the result is a loss of quality environment for the neighbourhood. A pedestrian's enjoyment of these city spaces diminishes if the pattern of blank garage faces repeats itself down the length of a city street. A garage should not dominate any façade facing a street, public space or other residential dwelling. Soft landscaping should prevail for its aesthetic and environmental value. Planting, clean air and efficient energy use counteract the negative impacts of impermeable dark asphalt. (Urban areas are hotter when they have an abundance of black pavement, dark roofs and a lack of trees.) The goal is to design safe and environmentally friendly communities creating an appropriate interface between pedestrians, cyclists and autos. The proposed development enhances the public streetscape and pedestrian experience, primarily through the building along Baseline Road that will contain ground-floor commercial uses. Garage doors will not dominate any area on the proposed development. All residential parking will be underground. Visitor parking and commercial surface parking are on the interior of the south section of the site and therefore the pedestrian experience and public streetscape will not be diminished. "4.2 Make driveway locations and car storage as discrete as possible to allow for greater amounts of landscaped open space." There are three access points for vehicles. The main entrance along Baseline Road that will provide access for commercial and residential visitors. All resident parking will be underground and access will be located at the midpoint of the Morrison Drive property line with garage entrance setback from the street. The third access Planning Rationale Page 21 of 38
point will be on the east side of the Draper Avenue frontage and will act as an accessory entrance to the underground parking garage. 6 Zoning The current zoning is R5A [1700] S247 Amendment 2012-181 - Residential Fifth Density - Exception 1700, Schedule 247 and subject to By-law amendment 2012-181 The following is a summary of the zoning provisions: Maximum units: 400 Maximum GFA: 34000 m2 Residential parking rate : 1.0 space per unit Visitor parking rate : 0.2 per unit as per bylaw Retail Store parking rate: 3.4 per 100m2 of gross floor area. Building heights as per Schedule 247 : o Area A-17.0m ( 4.5 Storeys) o Area B - 18.0 m (5 Storeys) for buildings adjacent to Baseline Road Area B only - A structure that accommodates gym, party room, other amenity uses but no residential units is a permitted projection above the maximum building height, to a maximum of 4.0 m. Commercial uses permitted on ground and second floors of both Baseline buildings only, and must be consistent with the concept plan shown on Schedule 282. Planning Rationale Page 22 of 38
Permitted commercial uses: restaurant, retail store, retail food store, office, personal service business, instructional facility and recreational and athletic facility. Commercial Use Provisions o Maximum gross leasable floor area for each individual tenancy is 325.15m2. o Total maximum gross leasable floor area is 1115m2. o Outdoor commercial patio must be located within the shaded area shown on Schedule 247. Setbacks as per Schedule 247: o Baseline Road = 3.0 metres o Morrison Drive = 6.0 metres o Draper Avenue = 6.0 metres o Interior Side Yard = 6.0 metres This site is also subject to a Holding Provision that will be lifted with the approval of this site plan. In addition, the Council approval of the zoning provided the authority to vary the number of units plus or minus 3%. For an increase in units, this means another zoning amendment that would allow 12 more units (412). Planning Rationale Page 23 of 38
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7 Rationale for the Approval of the Site Plan Revision The proposed apartment development at this location is an example of appropriate residential infill development and demonstrates good planning and design. The rezoning being undertaken by the City is tailored to meet the newly proposed Site Plan Revisions. This section presents the rationale for the Site Plan revisions for the site and how they meet the proposed zoning changes. 7.1 Provincial Policy Statement 2005 The proposed Site Plan Revision demonstrates consistency with the PPS by creating new apartment housing on a site that can accommodate additional development in this part of Ottawa. This demonstrates consistency with the policies of Section 1.1.1 of the PPS. As well, the proposed development is consistent with the policies of Section 1.1.3 because it effectively uses land and resources and they are appropriate for and effectively use the infrastructure and public service facilities. The proposal also minimizes impacts to air quality of climate change as well as promoting energy efficiency by creating new additional multiple family, medium density housing on an existing residential site in an existing suburban area. The proximity to existing community facilities, parks and commercial and employment facilities that are already present in the local community can result in more efficient use and in the broader context reduces the need for more greenfield development. This proposal is also an example of intensification and development by creating new housing, parking and amenity areas on an established site. 7.2 City of Ottawa Official Plan This proposal conforms with and implements the general policies of the City of Ottawa Official Plan. The proposed residential development is permitted in the General Urban Area land use designation. The proposed development conforms to the requirements of Sections 2.5.1 Urban Design and Compatibility and 4.11 Compatibility in the City of Ottawa Official Plan. This proposal has been assessed in light of the general policies of the City of Ottawa Official Plan. The proposed development complies with the Urban Design Guidelines for Low-Medium Rise Infill Housing. SUPPORTING REPORTS 7.2.1 Transportation Impact Assessment CastleGlenn Consultants prepared a Transportation Impact Study dated August 17 th, 2012. The report concludes that the impact of the proposed development is negligible on the surround transportation network. The only exception is the need for a 50 m south bound left turn lane which can be accommodate in the existing width by placing markings on the pavement. 7.2.2 Serviceability Study David Shaeffer Engineering Limited (DSEL) has prepared a Revised Site Servicing Feasibility study dated August 2012. The results are summarized below: Planning Rationale Page 25 of 38
a) Stormwater Stormwater quality control are not required due to the distance from Grahams Creek, however, the quantity will be controlled to limit Phase 1 runoff to 116.6 L/s and overall runoff to 212.2 L/s when the second phase is constructed. b) Sanitary Sewer The existing sanitary sewer is has adequate capacity available for Phase 1 of the proposed development. c) Watermain The existing watermains have sufficient capacity to serve the proposed development. Booster pumps may be required to provide adequate pressures to upper floors. 7.2.3 Geotechnical Report The report dated May 12, 2008 was prepared by Paterson Group Inc., it was found that from a geotechnical perspective, the subject site is suitable for the proposed development. Recommendations were made concerning a review of geotechnical aspects of the bearing surfaces prior to the placement of concrete, the sampling and testing of concrete and fill material and bituminous concrete, periodic observation of the condition of unsupported excavation side slopes greater than 3 m in height and observation of all subgrades prior to backfilling with follow-up field density tests to determine the level of compaction achieved. Shallow footing placed on stiff to very stiff silty clay is anticipated to be acceptable for the smaller buildings while end bearing piles may be required for the taller buildings. 7.2.4 Phase 1 Environmental Site Assessment Patterson Group Inc. conducted a Phase One Environmental Site Assessment on March 24, 2008. Prior to current development, constructed in the mid 1960 s, there is evidence that the site, and adjacent sites were vacant or agricultural land. The report found that there was a low level of environmental concern throughout the site. Recommendations were made to have an asbestos survey carried out and to have painted surfaces tested for lead prior to any disturbance. The study concluded that based on the results of the assessment, it was their opinion that a Phase II- Environmental Site assessment will not be required for the subject site at this time. 8 Summary The proposed Site Plan pertaining to the residential development on the Morrison/Draper site will result in a rejuvenation and renewal of this property. It will add mixed height, higher density housing on a site where the local infrastructure can support additional medium density infill development and the existing dwellings have reached the end of their life span. The impacts of the proposed site plan have been comprehensively studied and the findings indicate that the effects are minimal. As well, the overall height and massing are tailored to meet the new zoning which is a reflection of discussions with the City from late 2011, and early 2012. Planning Rationale Page 26 of 38
The 399 residential units and the incorporated non-residential uses are a more efficient use of the site and increase the affordability of the units to more people, while also providing additional services to the nearby communities. The proposed site plan revisions of this development are consistent with the Provincial Policy Statement 2005 and conform to the policies of the City of Ottawa Official Plan, and key guidelines of the City of Ottawa. Planning Rationale Page 27 of 38
APPENDIX A Site Plan SP1 Garage Plan A050 Site Elevations A300 Landscape Plan L0.01 Planning Rationale Page 28 of 38
LPA File No. 0811 Lloyd Phillips & Associates Ltd. April 25, 2012 Planning Rationale Page 29 of 38
LPA File No. 0811 Lloyd Phillips & Associates Ltd. April 25, 2012 Planning Rationale Page 30 of 38
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APPENDIX B Sun Shadow Study LPA File No. 0811 Lloyd Phillips & Associates Ltd. April 25, 2012 Planning Rationale Page 33 of 38
LPA File No. 0811 Lloyd Phillips & Associates Ltd. April 25, 2012 Planning Rationale Page 34 of 38
APPENDIX C Zoning and By- Laws LPA File No. 0811 Lloyd Phillips & Associates Ltd. April 25, 2012 Planning Rationale Page 35 of 38
Exception 1700 LPA File No. 0811 Lloyd Phillips & Associates Ltd. April 25, 2012 Planning Rationale Page 36 of 38
LPA File No. 0811 Lloyd Phillips & Associates Ltd. April 25, 2012 Planning Rationale Page 37 of 38