6208 Jeanne D Arc Boulevard North. Planning Rationale. Site Plan Control

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1 Site Plan Control Prepared By: NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6 November / 24 / 2015 Novatech File: Ref: R

2 November 24, 2015 City of Ottawa 110 Laurier Avenue West 4 th Floor Planning and Growth Management Ottawa, ON K1P 1J1 Attention: Julie Lebrun, Planner II, Planning and Growth Management Department Dear Ms. Lebrun: Reference: Application for Site Plan Control Our File No.: The following planning rationale has been prepared in support of a Site Plan Control application for the property located at in the City of Ottawa (the Subject Property ). Schedule B of the City of Ottawa Official Plan (OPA 150) designates the Subject Property as General Urban Area. The Subject Property is zoned Local Commercial Zone, Subzone 6 (LC6). Habitat for Humanity proposes to redevelop the Subject Property to accommodate 16 affordable housing units. Habitat for Humanity is a non-profit housing organization that works to provide affordable housing options to low-income working families in Ottawa. The site plan proposes a Planned Unit Development (PUD) accommodating 16 townhouse dwelling units. Eight townhouse units are proposed to front onto Fortune Drive. The remaining eight units would front onto an internal private road. Parking spaces for all the townhouses will be accessed from the internal private road. Should you have any questions regarding any aspect of this application please do not hesitate to contact either Murray Chown or myself. Yours truly, NOVATECH Ryan Poulton, M.PL. Planner M:\2015\115100\DATA\Reports\\ _PlanningRationale.docx Suite 200, 240 Michael Cowpland Drive, Ottawa ON K2M 1P6 Tel: Fax:

3 Table of Contents 1.0 EXECUTIVE SUMMARY INTRODUCTION Purpose Proposal for Site Plan Approval COMMUNITY CONTEXT Site Description Surrounding Uses Linkages and Transportation Network CITY OF OTTAWA DESIGN POLICY POLICY AND REGULATORY FRAMEWORK Provincial Policy Statement City of Ottawa Official Plan Designing Ottawa Urban Design and Compatible Development Affordable Housing Public Transportation Urban Design Guidelines for Low-rise Infill Housing City of Ottawa Zoning By-law Planned Unit Development Zoning By-law Section Minimum Parking Requirements Private Approach By-law SUMMARY...20 Figures Figure 1 - Site Plan... 2 Figure 2 - Site Location and Context... 3 Figure 3 - Official Plan Schedule E - Urban Road Network Excerpt... 4 Figure 4 - Building Elevations... 5 Figure 5 - Official Plan Schedule B Excerpt... 8 Figure 6 - Official Plan Schedule D Excerpt...12 Figure 7 - Landscape Plan...14 Figure 8 - Areas within 600 metres of a Rapid Transit Station...19 Appendices Appendix A - Site Plan... i

4 1.0 EXECUTIVE SUMMARY This has been prepared in support of a site plan application for the redevelopment of (the Subject Property ) in the City of Ottawa. Schedule B of the City of Ottawa s Official Plan (OPA 150) designates the Subject Property as General Urban Area. The Subject Property is zoned Local Commercial Subzone 6 (LC6) in the City of Ottawa s Zoning By-law Habitat for Humanity is a non-profit housing organization that builds affordable housing projects for low-income working families. Habitat for Humanity proposes to redevelop the Subject Property to accommodate 16 affordable housing units. The proposal is for a Planned Unit Development (PUD) accommodating 16 townhouse dwelling units. Eight townhouse units are proposed to front onto Fortune Drive. The remaining eight units would front onto an internal private road. Parking spaces for all the townhouses will be accessed from the internal private road. The Subject Property is located north of Highway 174, east of Jeanne D Arc Boulevard North, south of Convent Glen Catholic School, and south and west of Fortune Drive. More specifically, the Subject Property is located on the southeast corner of the intersection of Jeanne D Arc Boulevard North and Fortune Drive. The Subject Property has an area of 3,621 m 2 and a frontage of 82.5 metres along Jeanne D Arc Boulevard North and 49.5 metres of frontage along Fortune Drive. The Subject Property is currently vacant. This demonstrates that the proposed redevelopment of the Subject Property conforms to the policies in the City of Ottawa Official Plan, is consistent with the provisions of the Local Commercial Subzone 6, and is compatible with surrounding uses. Novatech Page 1

5 2.0 INTRODUCTION 2.1 Purpose Novatech has prepared this in support of an application for Site Plan Approval for the redevelopment of. This report will demonstrate how the proposed redevelopment will conform to the policies of the City of Ottawa Official Plan, meet the standards of the City s Zoning By-law, and be compatible with surrounding uses. 2.2 Proposal for Site Plan Approval Habitat for Humanity proposes to redevelop the Subject Property to accommodate 16 affordable dwelling units. Habitat for Humanity is a non-profit housing organization dedicated to building affordable housing for low-income working families. This application will facilitate the development of a Planned Unit Development (PUD) accommodating 16 townhouse dwelling units. Eight of the townhouse units front onto Fortune Drive. The remaining eight townhouse units front onto an internal private road. Parking for all units is proposed off of the internal private road. A private approach is proposed at the northeast corner of the Subject Property off of Fortune Drive. Figure 1: Site Plan Novatech Page 2

6 3.0 COMMUNITY CONTEXT 3.1 Site Description The Subject Property is legally described as Block C Registered Plan M-171 and Part 1 Plan 4R3196, City of Ottawa. The Subject Property has an area of 3,621 m2. It is a corner lot with 82.5 metres of frontage along Jeanne D Arc Boulevard North, and 49.5 metres of frontage along Fortune Drive. The Subject Property is currently vacant. Figure 2: Site Location and Context 3.2 Surrounding Uses The Subject Property is located north of Highway 174 and east of Jeanne D Arc Boulevard North in the Orleans ward (Ward 1) of the City of Ottawa. More specifically, the Subject Property is located on the southeast corner of the intersection of Jeanne D Arc Boulevard North and Fortune Drive. The following describes adjacent land uses as illustrated on Figure 2 above. North: Across Fortune to the North is Convent Glen Catholic School. Directly north of Fortune Drive is a parking area for the School with access off of Fortune Drive. Fields and open space are located north and east of the School. South: South of the Subject Property is a residential area with semi-detached dwelling units fronting onto Ste. Agatha Park. This Cul-de-sac is accessed off of Fortune Drive to the east of the Subject Property. Novatech Page 3

7 East: East of the Subject Property is a residential neighbourhood of single-detached dwelling units. West: Across Jeanne D Arc Boulevard North to the west of the Subject Property is another residential area. This residential area includes single-detached dwelling units fronting onto local roads. 3.3 Linkages and Transportation Network The Subject Property is located at the intersection of a Jeanne D Arc Boulevard North and Fortune Drive. Jeanne D Arc Boulevard North is identified as an Existing Major Collector on Schedule E of the City of Ottawa s Official Plan (see Figure 3). Annex 1 Road Classifications and Rights-of-Way states: The collector roads connect communities and distribute traffic between the arterial system and the local road system. These roads tend to be shorter and carry lower volumes of traffic than do the arterials. Direct access to collector roads from adjacent properties will be permitted where such access will not introduce traffic safety or capacity concerns. The design and construction of collector roads will accommodate the safe and efficient operation of transit services. In general, a major collector is a roadway that acts as a connection between an arterial road and collector roads. Jeanne D Arc Boulevard North is a 4-lane Major Collector Road which accommodates many modes of transportation. Jeanne D Arc Boulevard North is identified as a Spine Route on Schedule C Primary Urban Cycling Network. OC Transpo bus stops, including street furniture and sidewalks, are located on both sides of Jeanne D Arc Boulevard North. Figure 3: Official Plan Schedule E - Urban Road Network Excerpt Novatech Page 4

8 Fortune Drive is a Local Road providing access to a residential area east of the Subject Property. Annex 1 Road Classifications and Rights-of-Way states: Local roads are found within communities and distribute traffic from arterial and collector streets to individual properties, typically over short distances. Local roads, to varying degrees, also serve a collector road function by distributing traffic between collector streets and other local streets. A sidewalk is located on the north side of the Fortune Drive. OC Transpo bus stops are located on both sides of Fortune Drive east of the Subject Property. 4.0 CITY OF OTTAWA DESIGN POLICY The development will consist of 16 townhouse dwelling units as shown on the site plan (see Figure 1). A full sized version of the site plan is included in Appendix A. Eight of the 16 townhouse dwelling units will front onto Fortune Drive. The remaining eight units will front onto a private internal road. As shown on the building elevations in Figure 4 below, each residential building will consist of four townhouse dwelling units. These two-storey townhouses will include a basement. They will also include horizontal siding on external walls. The front door of each unit faces either Fortune Drive or an internal private road depending on the location of the unit. Windows are located on the front and rear elevations of the proposed residential buildings. The placement and orientation of each residential building have been designed to enhance the public realm. The building façade and architectural features of each residential building are designed to ensure that each residential unit is affordable. Figure 4: Building Elevations Novatech Page 5

9 A garbage enclosure is located near the eastern property line south of where the internal private road turns west. This location allows pick up vehicles easy access to the garbage storage area. Surface parking will be provided for each of the 16 townhouse dwelling units. All parking spaces are located off of the internal private road within the planned unit development. Two additional visitor parking spaces are provided off of the internal private road. 5.0 POLICY AND REGULATORY FRAMEWORK 5.1 Provincial Policy Statement 2014 The 2014 Provincial Policy Statement (PPS) was issued under the authority of Section 3 of the Planning Act and came into effect on April 30, Under section 3 of the Planning Act, all decisions affecting planning matters shall be consistent with this policy statement. Section 1 of the PPS speaks to the building of strong and healthy communities in Ontario by stating: Efficient land use and development patterns support sustainability by promoting strong, liveable, healthy and resilient communities, protecting the environment and public health and safety, and facilitating economic growth. The proposed development meets the following policies of Section 1.1.1: The proposed development promotes efficient development and land use patterns through the redevelopment of a vacant parcel of land within the general urban area of the City of Ottawa. (Policy 1.1.1a). The proposed development adds to the mix of residential land uses by accommodating 16 new affordable townhouse dwelling units into a suburban neighbourhood of predominantly single-detached dwelling units (Policy 1.1.1b). The redevelopment of the Subject Property will not encourage the inefficient expansion of settlement areas. The proposed development will intensify the land use on a currently vacant corner lot. (Policy 1.1.1d). The proposed development promotes a cost-effective development pattern by accommodating a residential infill project on a currently vacant lot that will connect to existing City services (Policy 1.1.1e). The proposed redevelopment of the Subject Property responds to the policies described above by providing for efficient land use. The proposal adds new residential land uses and affordable housing options to a suburban neighbourhood. Section of the PPS provides policy direction on land use patterns within settlement areas. The policies in this section encourage densities in settlement areas that promote the efficient use of land, resources, and infrastructure. Land use patterns are encouraged to support active transportation and be transit-supportive. The proposed development meets the following policies of Section 1.1.3: Novatech Page 6

10 The proposed development reflects a land use pattern that efficiently uses the City s infrastructure and public services. Existing transit services run adjacent to the Subject Property on both Jeanne D Arc Boulevard North and Fortune Drive. (Policy a) The proposed development redevelops an existing vacant lot that was formerly the site of a gas station. The proposed affordable townhouse dwelling units intensify the land use on the Subject Property. (Policy b) The Subject Property formerly accommodated a gas station and is a brownfield Site. The proposed development reflects an opportunity for intensification through the redevelopment of a brownfield site. The site also has access to adequate public infrastructure for the proposed new residential use. (Policy ) The Subject Property is located within the City of Ottawa s General Urban Area. The proposed development incorporates a compact urban form including higher density residential land use than adjacent residential areas. (Policy ) The proposed development adds to a mix of residential land uses and represents efficient use of land, existing City infrastructure, and public transportation routes. Section 1.4 of the PPS provides policies on issues regarding housing. Policy requires planning authorities to provide a range and mix of housing types to meet current and future needs. The proposed development meets the following policies of Section 1.4.3: The proposed development contributes to the City meeting its required minimum target for providing affordable housing options for low and moderate income families (Policy 1.4.3a). The proposed development contributes to facilitating housing types which meet the social, health, and well-being of current and future residents. It also facilitates residential infill development on a currently vacant property. (Policy 1.4.3b) The proposed redevelopment of the Subject Property adds to the existing mix of housing types in the area. It provides affordable housing options in the community to the benefit of current and future residents. The proposed development is consistent with the policies of the PPS (2014). 5.2 City of Ottawa Official Plan The City of Ottawa Official Plan was adopted by City Council on May 14, 2003 and modified by the Minister of Municipal Affairs on November 10, There have been numerous modifications and amendments approved by City Council and the Ontario Municipal Board. Official Plan Amendment 150 (OPA 150) was approved by the Minister of Municipal Affairs and Housing on April 24 th, For the purposes of this planning rationale, the annotated online version of the City of Ottawa Official Plan, showing the changes as per OPA 150 (the Official Plan ) was used for reference. Novatech Page 7

11 Figure 5: Official Plan Schedule B Excerpt The Subject Property is located within the urban area of the City of Ottawa, as shown on Schedule B of the Official Plan (see Figure 5). The Subject Property is designated as General Urban Area. Section of the Official Plan provides policies to guide development in the General Urban Area. Section states: 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. The proposed development adds 16 affordable townhouse dwelling units to a suburban community predominantly composed of single-detached dwelling units. The addition of townhouse dwelling units adds to the range and choice of housing types within the community. The proposed townhouses are also designed to be affordable housing. The proposed development is consistent with the intent of the General Urban Area land use designation. Policy 2 of Section identified development applications in the General Urban Area that will be evaluated by the City in accordance with Section and Section 4.11 of the Official Plan. These Sections of the Official Plan are discussed below Designing Ottawa Section of the Official Plan sets out design objectives for how the City wants to influence the built environment as the City matures and grows. The design objectives are broadly applied Novatech Page 8

12 to all plans and development in the general urban area. These design objectives are addressed below. To enhance the sense of community by creating and maintaining places with their own distinct identity. The proposed development and landscaping will define and animate a currently vacant corner lot at the intersection of a major collector road and local road. Eight of the 16 proposed townhouse dwelling units will address the local road (Fortune Drive). This will establish a streetscape which transitions to adjacent single-detached dwellings to the east and enhance a sense of community. To define quality public and private spaces through development. The proposed landscaping and design of the front and corner side yard will clearly define the transition between the public and private realm. Access paths will be provided from the public sidewalk to parking spaces off of an internal private road within the Planned Unit Development. Additional access paths will be provided from the public sidewalk to the front entrances of all units fronting onto Fortune Drive. To create places that are safe, accessible and are easy to get to, and move through. The Subject Property is located on a prominent corner lot. Vehicle access to the site will be provided via a private approach on the eastern property line along Fortune Drive. The site is accessible by public transit, with bus stops along both sides of Jeanne D Arc Boulevard North and Fortune Drive. A public sidewalk will be added to the south side of Fortune Drive along the frontage of the Subject Property. Internal pedestrian walkways will ensure safe access from the public sidewalk to front entrances and internal parking spaces. To ensure that new development respects the character of existing areas. The surrounding area includes residential neighbourhoods incorporating primarily singledetached dwellings. A school and associated open space are to the north of the Subject Property. The proposed residential land use is in keeping with the character of existing development in surrounding areas. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The proposed development will introduce new housing choices to the surrounding community. The remediation of the site from a former gas station to accommodate a new residential land use will improve the adaptability of the site and allow it to evolve over time. To understand and respect natural processes and features in development design. No natural processes or significant natural features were identified as part of the due diligence process leading to the design of the proposed development. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. Novatech Page 9

13 The proposed development is on a vacant lot in the urban area of the City of Ottawa. The currently underutilized lot is proposed to be redeveloped to accommodate 16 townhouse dwelling units. The proposed development would promote a sustainable urban design through infill development and improve the efficiently of the built environment Urban Design and Compatible Development Section 4.11 of the Official Plan discusses the relationship between new and existing development and provides policies to evaluate the compatibility of a development with regard to Building Design. Section 4.11 contains the following policies. Policy 5 of Section 4.11 requires that proponents of new development demonstrate how the design of their development fits with the existing desirable character and planned function of the surrounding area in the context of: a) Setbacks, heights and transition; b) Façade and roofline articulation; c) Colours and materials; d) Architectural elements, including windows, doors and projections; e) Pre- and post-construction grades on site; and f) Incorporating elements and details of common characteristics of the area. Building design and architectural elements were discussed in detail in the previous section of this. The design of the proposed residential buildings is consistent and compatible with the existing residential uses adjacent to the Subject Property. The siting of each residential building has been designed to allow easy access for pedestrians and vehicles to the Subject Property. Pre and post construction grades will remain relatively unchanged. The development will extend the residential streetscape of Fortune Drive and create a transition between Townhouse residential units and single-detached houses. Policy 6 of Section 4.11 requires that all applications for new development: a) Orient the principal façade and entrance(s) of main building(s) to the street. Where a building abuts more than one street, the building façade and entrances will be oriented in order of priority to the arterial, collector and local street; b) Include windows on the building elevations that are visible from public spaces; c) Use architectural elements, massing, and landscaping to accentuate main building entrances. The principle façade and main entrances of the proposed residential buildings north of the internal private road will front onto Fortune Drive. All windows on the front of these buildings will be visible from Fortune Drive. Landscaping including private walkways will accentuate main building entrances for these buildings Policy 7 of Section 4.11 specifically discusses sites located at intersections of arterial and collector roads. The City requires that development proposals at such locations include the following: a) Strong architectural design elements that feature the corner or street axis by: locating buildings close to the street edge, and/or orienting the highest and Novatech Page 10

14 most interesting portion of a building (e.g. the main entrance) to the corner or axis which has a view of the terminus. b) Capitalizing on design possibilities for both street façades (by wrapping the materials used on the front façade around the building where any façades are exposed to the public realm); and c) Soft landscaping features, special paving materials, and/or curb extensions to shorten the distance across the street and larger sidewalk area to accommodate sidewalk activity. As detailed previously, the façade and architectural details of each residential building have been designed to ensure that the units will be affordable. Each residential building has been situated to maximize open space at the intersection while at the same time address Fortune Drive. Building façade materials will remain consistent on all exterior walls of each residential building. A sidewalk will be added on the south side of Fortune Drive along the frontage of the Subject Property. Policy 8 of Section 4.11 discusses loading facilities, service areas, mechanical equipment (including roof-top), vents and metering devices. A garbage storage area is located off of the proposed private road where it turns west into the Subject Property. It has been located where the private road turns to provide easy access for pick up vehicles Affordable Housing Section of the Official Plan sets out policies related to the provision of affordable housing in the City of Ottawa. Policy 2 states: The City will encourage the production of affordable housing in new residential development and redevelopment to meet an annual target of: a) 25 per cent of all new rental housing is to be affordable to households up to the 30 th percentile; and b) 25 per cent of all new ownership housing is to be affordable to households up to the 30th percentile Habitat for Humanity is proposing to redevelop the Subject Property to accommodate 16 affordable housing units. Habitat for Humanity is a non-profit housing organization. They raise funds and organize volunteers to build homes for low-income working families who are unable to secure housing through conventional mortgages. They believe that providing affordable housing to low-income working families can help break the cycle of poverty. The proposed development will create 16 affordable townhouse dwelling units. The proposed redevelopment of the Subject Property will contribute to achieving the City s annual target for the provision of affordable housing in Ottawa. Policy 8 states: The City will further promote the development of affordable housing through such means as infill construction, conversions of non-residential space, and adaptive re-use of buildings. Policy 8 directs the City to promote affordable housing through infill construction projects and the conversion of non-residential space. The proposed development is on a site formerly used for commercial purposes. The site is proposed to be redeveloped as a residential infill project to Novatech Page 11

15 accommodate affordable housing. The proposed development is consistent with the policies in Section of the Official Plan Public Transportation Section 2.1 of the Official Plan details strategic directions for the growth of the City of Ottawa over the next 20 years. Under the heading Managing Change, Section 2.1 states: The City can secure the greatest returns on its transit investment by building at higher densities in nodes around rapid-transit stations and along corridors wellserviced by transit. Intensification in these locations increases transit ridership, makes efficient use of existing infrastructure and curbs the need to extend infrastructure and provide municipal services to new suburbs. As mentioned previously, has strong connections to the City of Ottawa s public transportation system. OC Transpo bus stops are present on both sides of Jeanne D Arc Boulevard North and Fortune Drive near the Subject Property. Public sidewalks are located along both sides of Jeanne D Arc Boulevard North, and along the north side of Fortune Drive. These sidewalks provide safe pedestrian access to bus stops close to the Subject Property. Rapid-transit stations are located north and south of where Jeanne D Arc Boulevard North crosses over Highway 174. Figure 6 shows the proximity of the rapid-transit stations to the Subject Property on Schedule D of the Official Plan. Figure 6: Official Plan Schedule D Excerpt Novatech Page 12

16 The transit stations near the Subject Property are identified as Transit Station - rail on Schedule D of the Official Plan. A Light Rail Transit (LRT) corridor with Grade Separated Crossings is shown along Highway 174. This LRT corridor is planned as an expansion to the existing LRT infrastructure in Ottawa. There are currently Bus Rapid-Transit (BRT) stations both north and south of Highway 174. The Subject Property is within 600 metres of the existing BRT station north of Highway 174 (see Figure 8). Based on the Subject Property s strong connections to public transit services and its close proximity to a planned LRT corridor and an existing BRT corridor, the proposed development at is consistent with the policy directions established by Section 2.1 of the Official Plan. 5.3 Urban Design Guidelines for Low-rise Infill Housing The proposed development at is an infill project consisting of low-rise housing. The City of Ottawa s Urban Design Guidelines for Low-rise Infill Housing help guide low-rise residential infill projects within the City of Ottawa. The site design has incorporated relevant design guidelines where possible. Streetscapes Guideline 2.1: Contribute to an inviting, safe, and accessible streetscape by emphasizing the ground floor and street façade of infill buildings. Locate principal entries, windows, porches and key internal uses at street level. The ground floor and façade of each proposed residential building includes front entrances and windows at the street level that are oriented towards the public street. Guideline 2.2: Reflect the desirable aspects of the established streetscape character. If the streetscape character and pattern is less desirable, with asphalt parking lots and few trees lining the street, build infill which contributes to a more desirable pedestrian character and landscape pattern. The external façade of each residential building and landscaping elements have been proposed which contribute to the pedestrian environment while at the same time ensuring that the residential units can be offered as affordable housing. Guideline 2.3: Expand the network of public sidewalks, pathways and crosswalks, to enhance pedestrian safety. A public sidewalk will be constructed on the south side of Fortune Drive for the length of the frontage of the Subject Property. Guideline 2.6: Design accessible walkways, from private entrances to public sidewalks. Walkways have been designed and located to connect the front entranceways of the eight townhouse dwelling units fronting onto Fortune Drive to the proposed public sidewalk. Guideline 2.7: Ensure that new streets, if private, look, feel, function and provide similar amenities as do public streets, including sidewalks and street trees. Novatech Page 13

17 The proposed private street within the planned unit development will be accessible to pedestrians along both Jeanne D Arc Boulevard North and Fortune Drive via walkways. Landscape Guideline 3.1: Landscape the front yard and right-of-way to blend with the landscape pattern and materials of the surrounding homes. Where surrounding yards are predominantly soft surface, reflect this character. A new concrete sidewalk will be provided along the south side of Fortune Drive for the frontage of the Subject Property. Soft landscaping and walkways are included along both frontages and improve upon the existing conditions. Guideline 3.3: Design buildings and parking solutions to retain established trees located in the right-of-way, on adjacent properties, and on the infill site. To ensure survival, trenching for services and foundations must take into account the extent of the tree s critical root zone. Replace trees with new ones if removal is justifiable. Six existing trees are proposed to be protected on the Subject Property. The trees proposed to be protected are shown on the Landscape Plan below (see Figure 7). Figure 7: Landscape Plan Novatech Page 14

18 Building Design 4.1 Siting Guideline 4.1.1: Ensure new infill faces and animates the public streets. Ground floors with principal entries, windows, porches and key internal uses at street level and facing onto the street, contribute to the animation, safety and security of the street. Eight of the proposed townhouse units face Fortune Drive, a public street. The principle entranceway for each unit is located on the ground floor facing towards the street. The location of front doors, ground floor windows, and walkways contribute to the animation and safety of Fortune Drive. Guideline 4.1.2: Locate and build infill in a manner that reflects the existing or desirable planned neighbourhood pattern of development in terms of building height, elevation and the location of primary entrances, the elevation of the first floor, yard encroachments such as porches and stair projections, as well as front, rear, and side yard setbacks. All proposed townhouse dwelling units reflect a planned neighbourhood pattern for the site regarding building height, elevation of the first floor, and respect front, rear, and side yard setbacks of the planned unit development. Guideline 4.1.4: Orient buildings so that their amenity spaces do not require sound attenuation walls and that noise impacts are minimized. Design amenity areas such as second floor balconies and roof top decks to respect the privacy of the surrounding homes. Most of the proposed townhouse dwelling units have been located along Fortune Drive or the rear lot line to mitigate noise impacts from traffic on Jeanne D Arc Boulevard North. Sound attenuation walls are proposed for units 1 and 9 on the site plan. Guideline 4.1.6: Contribute to the amenity, safety and enjoyment of open spaces by offering living spaces that face them. An open space is proposed at the southeast corner of the intersection of Jeanne D Arc Boulevard North and Fortune Drive. This open space has been created by increasing the setbacks of the four townhouse dwelling units nearest the intersection fronting onto Fortune Drive. The proposed placement of these townhouses creates living spaces which face the open space at the intersection. The proposed placement of these townhouses enhances the amenity, safety and enjoyment of the open space. Guideline : Respect the grades and characteristic first floor heights of the neighbourhood by not artificially raising or lowering grades. No major grade changes are proposed for the redevelopment of the Subject Property. 4.3 Architectural Style and Facades Guideline 4.3.5: Locate front doors at an elevation that reflects the dominant and desirable pattern of door heights in the neighbourhood. A first floor elevation that is the average of that of the surrounding homes, allows for better compatibility with the neighbourhood pattern of doors, entries, porches and landscape. Novatech Page 15

19 The front door of each townhouse dwelling unit will be located on the ground floor. This design reflects the dominant door height pattern in the surrounding neighbourhood. Parking and Garages Guideline 5.1: Limit the area occupied by driveways and parking spaces to allow for greater amounts of soft landscape in the front and rear yard. Reduce the width and length of driveways and parking spots, and use permeable pavers to minimize the visual and environmental impacts of hard surface areas. One driveway is proposed off of Fortune Drive to access an internal private road. This private road will provide access to 19 parking spaces, including one handicap parking space, and to a garbage enclosure. Providing only one access off of public roads allows for fully landscaped front yards for the units fronting onto Fortune Drive. Guideline 5.4: In order to maximize the area of green front yard and to emphasize the dwelling façade, provide driveways to detached rear garages or parking areas, when these parking solutions are in keeping with the neighbourhood character. One driveway is proposed providing access to a private road. This private road will provide access to 19 parking spaces. This design maximizes front yard green space for the townhouse units fronting onto Fortune Drive. Guideline 5.5: In neighbourhoods with open rear public lanes and on corner lots, provide parking in the rear with access from the lane or flanking street. 19 parking spaces are proposed off of a private road within the planned unit development. The parking for the townhouses fronting onto Fortune Drive is behind the units near the centre of the Subject Property. Guideline 5.8: Limit the number and width of access depressions (curb cuts), and share driveways in order to maintain as much on-street parking as possible. One curb cut is proposed off of a public road to access the Subject Property. Service Elements Guideline 7.2: Where there is no garage, store garbage, green bins and recycling bins in a rear shed, or in a small storage space that is within the dwelling unit but with outdoor access at the side or rear of the unit, or outdoors at the side of the house. Do not replace the storage function of a garage with a storage unit that is visible on the front façade of the home. An enclosure is proposed to store garbage generated on site. This enclosure screens the garbage storage area from public view. Shrubs will be planted on the south and east side of the enclosure (see Figure 7 Landscape Plan) to screen the structure from view of adjacent residential properties to the east and south. Guideline 7.3: Ensure screening does not interfere with the safe movement of pedestrians and vehicles. Novatech Page 16

20 No proposed screening will interfere with the movement of pedestrians or vehicles through the Subject Property. Guideline 7.5: Respect safety clearances and setbacks from overhead and underground services and utilities. There are no overhead services or utilities on the Subject Property. All clearances and setbacks from existing underground services and utilities have been respected. The proposed development will redevelop a currently vacant corner lot to accommodate a new low-rise residential infill project within the City of Ottawa. The proposed development is in keeping with the Urban Design Guidelines for Low-rise Infill Housing. 5.4 City of Ottawa Zoning By-law The Subject Property is zoned Local Commercial, Subzone 6 (LC6) in the City of Ottawa s Zoning By-law (the Zoning By-law). Purpose (3) of the Local Commercial zone is to provide an opportunity to accommodate residential or mixed uses development;. To achieve the purpose of the Local Commercial Zone, a wide range of residential and commercial uses are permitted within the Local Commercial Subzone 6 zone. Permitted residential uses in an LC6 zone include: apartment dwelling low rise, bed and breakfast, dwelling unit, group home, home-based business, home-based day care, planned unit development, retirement home, retirement home, converted, rooming home, rooming home, converted, rooming unit, stacked dwelling, townhouse dwelling Permitted commercial uses in an LC6 zone include: community gardens, community health and resource centre, convenience store, day care, drive through facility, gas bar, library, medical facility, municipal service centre, office, personal service business, Novatech Page 17

21 place of worship, restaurant, retail food store, retail store, school The lists of permitted uses in the LC6 zone above allow for a variety of development options for the Subject Property. More specifically, the LC6 zone permits a range of residential uses from the proposed townhouses to stacked dwellings or a low-rise (four storey) apartment building. The proposed development of 16 affordable townhouse dwelling units is consistent with the purpose of the Local Commercial Zone. The proposed development will consist of 16 townhouse dwelling units organized as a Planned Unit Development (PUD). With reference to Section 189 (2) of the Zoning By-law, a PUD is a permitted residential use in a Local Commercial zone. Townhouse Dwelling is also a permitted residential use in the Local Commercial zone. The proposed development is permitted under the LC6 Subzone Planned Unit Development Zoning By-law Section 131 Section 131 of the Zoning By-law includes provisions for Planned Unit Developments. Section 131 (1) states a planned unit development is permitted only if: a) it is in a zone or sub-zone in which a planned unit development is a permitted use; b) it consists only of uses that are permitted in the zone or sub-zone; and c) the entire planned unit development complies with all applicable Sections of the By-law, the provisions set out in this Section and Table 131, however, any development parcels within the planned unit development that are severed need not comply with the dwelling type-specific provisions indicated in part 6 other than maximum permitted building height. As stated above, a PUD is a permitted use within the LC6 zone. The proposed PUD will accommodate 16 townhouse dwelling units. Townhouse Dwellings are also a permitted use in the LC6 zone. Table 131 in the Zoning By-law sets out provisions for developments designed as a PUD. As shown on the site plan (see Figure 1), the proposed development meets the provisions set out in Table 131 of the Zoning By-law Minimum Parking Requirements Minimum parking space rates are set out in Table 101 of Section 101 of the Zoning By-law. Under the Uses Related - Residential Section of Table 101, row (k) states the minimum number of parking spaces required for a PUD is As per dwelling type. In the same Section of Table 101, row (j) sets out the minimum number of parking spaces required for Townhouse Dwelling. This row includes Sub-rows with different required parking space rates depending on the Subject Property s proximity to a rapid transit station. Novatech Page 18

22 Figure 8: Areas within 600 metres of a Rapid Transit Station Figure 8 above identifies lands within 600 metres of the transit station located where Jeanne D Arc Boulevard crosses over Highway 174. As shown on Figure 8, the Subject Property is within 600 metres of a rapid transit station. Sub-row (i) states the minimum parking space rate for a townhouse dwelling within 600 metres of a rapid transit station is 0.75 per dwelling unit. Based on the provisions in Table 101 of the Zoning By-law, the minimum number of required parking spaces for the proposed 16 townhouse dwellings is 12. Table 102 of the Zoning By-law sets out minimum visitor parking space rates for specific land uses. Based on Table 102, the minimum number of required visitor parking spaces for the proposed 16 townhouse units is 3. The minimum number of parking spaces required by Sections 101 and 102 of the Zoning By-law for the proposed development is 15. As shown on the site plan (see Figure 1), 19 parking spaces, including one handicap parking space, are proposed within the PUD. The proposed 19 parking spaces meet the minimum number of parking spaces required under Sections 101 and 102 of the Zoning By-law. The proposed development is consistent with the provisions of the City of Ottawa s Zoning By-law Private Approach By-law The Private Approach By-law (By-law ) of the City of Ottawa regulates the use of private approaches. Section 3 Subsection 2 of the Private Approach By-law states: Despite subsection (1), a private approach permit is not required for a private approach approved through the City s Site Plan or Subdivision approval process. A private approach is proposed along the northern property line off of Fortune Drive. The proposed development of the Subject Property is subject to the Site Plan Control approval process. Based on Section 3 Subsection 2 of the Private Approach By-law, the proposed access off of Fortune Drive does not require an application for a private approach permit. Novatech Page 19

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24 Appendix A Site Plan

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