TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY...1

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3 TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY INTRODUCTION 2.1 Purpose Site Description Surrounding Uses and Area Amenities Transportation and Transit Network Description of Proposed Development Evolution of the Proposal Planning Policy and Regulatory Framework 3.1 Provincial Policy Statement (2005) City of Ottawa Official Plan Generally Permitted Uses General Urban Area Review of Development Applications Transit Oriented Guidelines CITY OF OTTAWA BY8LAW REQUESTED ZONING BY8LAW AMENDMENT SUMMARY...24

4 1.0 EXECUTIVE SUMMARY This report has been prepared in support of a zoning by8law amendment to permit a retirement home on the properties municipally known as 145, 147, 149, 151, 153 and 155 Meadowlands Drive West in the City of Ottawa. Schedule B of the City of Ottawa Official Plan designates the subject property as General Urban Area. The current zoning of 153 and 155 Meadowlands Drive (the two westerly parcels) is R1FF Residential First Density, Subzone FF, in the City of Ottawa Zoning By8Law The zoning of the balance of the lands 8 145, 147, 149 and 151 Meadowlands Drive (the four easterly parcels) is R4Z[1924] S280 Residential Fourth Density, Subzone Z, Special Exception 1924, Schedule 280. The R4Z[1924] S280 permits a retirement home, however, the By8Law only permits a maximum building height of 12.5 metres. The R1FF Zone does not permit a retirement home and has a maximum building height of 9.5 metres. The proposed retirement home site consists of six separate properties, which are being assembled to accommodate the proposed development. Existing uses on the property include five single8detached dwellings, as well as a building most recently occupied by various locally8 oriented commercial uses, including a hair salon, barber shop and a convenience store. The intended use of the assembled land holding is a retirement home of 186 retirement suites (rooming units) with underground parking for 45 vehicles and a service entrance at grade with parking for an additional 5 vehicles, for a total of 50 parking spaces. The design of the retirement home is such that the building height is gradually stepped from one storey at the east portion of the site, to three storeys, then four storeys and, finally, six storeys at the west portion of the property. It is proposed that the subject property be rezoned from R1FF and R4Z[1924]S280 to a new R4Z [XXXX], which will permit a retirement home with a maximum height of six8storeys or 18.5 m, on the two westerly parcels and 12.5 m or four8storeys on the four easterly parcels. In addition, relief is sought from various performance standards of the R4Z zone, including a reduced west interior side yard, a reduced percentage of front yard landscaping and an increased entrance canopy projection into the front yard. This planning rationale clearly demonstrates that the proposed zoning amendment is consistent with the Provincial Policy Statement, complies with the policies of the City of Ottawa Official Plan and respects the purpose and intent of the Zoning By8law. In addition, the proposed use is compatible with the surrounding neighbourhood and the site design is appropriate to the use proposed and the contextual environment. PAGE 1

5 2.0 INTRODUCTION 2.1 PURPOSE Novatech has prepared this Planning Rationale Report in support of an application for a zoning by8law amendment to amend the existing residential zoning at 145, 147, 149, 151, 153 and 155 Meadowlands Drive West to permit a 1868unit retirement home. The purpose of this Planning Rationale is to consider the appropriateness of the proposed development in relation to its location and demonstrate how the proposed zoning by8law amendment will: Be consistent with the policies of the Provincial Policy Statement; Conform to the policies of the City of Ottawa Official Plan; Respect the intent of the Zoning Bylaw; and Be compatible with surrounding uses. 2.2 SITE DESCRIPTION The subject property includes a total of six parcels and is located on the north side of Meadowlands Drive West, east of Woodroffe Avenue. It has a total area of 4,594 m 2 and a total frontage of m on Meadowlands Drive West. The property is legally described as Lots 8, 9, 10, 11, 12 and 13, Registered Plan , in the City of Ottawa. Five of the lots presently contain a single8detached dwelling. One of the lots Meadowlands Drive West 8 contains a converted building occupied by locally8oriented commercial uses until recently, when there was a fire in the building, leaving it vacant as a result. Lots 8 and 9 (153 and 155 Meadowlands Drive West) are zoned R1FF in the Zoning By8law. Lots 10, 11, 12 and 13 (145, 147, 149 and 151 Meadowlands Drive West) were the subject of a rezoning in 2012, which had the effect of changing the zone from R1FF to R4Z[1924] S280 in conjunction with a site plan application for a four8storey, 518unit apartment building. Although the zoning was approved, the site plan application has subsequently been withdrawn. PAGE 2

6 PLANNING RATIONALE, Meadowlands Drive W August and 155 Meadowlands Drive West 145)151 Meadowlands Drive West 2.3 SURROUNDING USES and AREA AMENITIES The subject property is located immediately east of the intersection of Meadowlands Drive West and Woodroffe Avenue. Located on the east side of Woodroffe Avenue, approximately 575 metres to the north of the subject property, is Algonquin College. Baseline transit station is located on the west side of Woodroffe Avenue, across from Algonquin College. In the southeast quadrant of the intersection of Woodroffe Avenue and Baseline Road, north of Algonquin College, there is a large commercial development comprising such uses as retail stores, a grocery store, banks, personal service businesses, drugstores, restaurants and a health clinic. The Baseline and Woodroffe Mixed Use Centre extends between Meadowlands and Baseline, along Woodroffe Avenue, but does include the subject property. The zoning in this area is predominantly mixed8use centre, local commercial and general mixed8use, with typical building heights in the order of 18.5 metres. There is extensive commercial development in the area, which is comprised primarily of small, independent personal service businesses. On the west side of Woodroffe is the Centrepointe Community which includes a combination of residential development and government office buildings, such as an eight8storey building at 2 PAGE 3

7 PLANNING RATIONALE, Meadowlands Drive W August 2013 Constellation Crescent and a ten8storey building at 100 Constellation Drive. There is also the former City of Nepean City Hall at 101 Centrepointe Drive, which includes a theatre and library, as well as a City of Ottawa Client Service Centre. The subject property is located on the edge of the residential neighbourhood of Ryan Farm. The area was built in the 1960 s and is comprised mainly of single8detached dwellings on spacious lots, with typical lot sizes in the order of 19 metres wide by 40 metres deep. This type of residential form, with R1FF zoning, abuts the subject property to the north and east. Immediately abutting the subject site to the west is a Petro8Canada gas bar and convenience store. To the south, across Meadowlands Drive, there are several single dwellings and an ethnic grocery store with front yard parking. To the southwest, there is a neighbourhood8scale shopping plaza which includes fast food/take out restaurants. Area Map of Meadowlands Drive West at Woodroffe Avenue 2.4 TRANSPORTATION and TRANSIT NETWORK According to Schedule E of the City of Ottawa Official Plan, Meadowlands Drive West is an existing Major Collector road. It has a total of two lanes, with sidewalks on both sides of the road. As it approaches the intersection at Woodroffe Avenue to the west, the width of the road PAGE 4

8 expands to include a right turn lane, dual left turn lanes and one through lane for west8bound traffic and one merge lane for east8bound traffic. Woodroffe Avenue is an existing Arterial road comprised of multiple lanes in each direction, including HOV lanes for bus rapid transit. The subject property is well8served by public transit on Meadowlands Drive and is within 600 m of the Baseline Transit Station on Woodroffe Avenue, across from Algonquin College. The section of Woodroffe Avenue south of Baseline Transit Station to Hunt Club Road is labeled the Woodroffe Corridor on Schedule 2A of City of Ottawa Zoning By8law This corridor has many rapid transit stations and provides a high volume and frequency of bus transit. Woodroffe Avenue and Meadowlands Drive W are designated as cycling routes within the City's Cycling Master Plan. Woodroffe has an on8street, dedicated cycling lane in the southbound direction and a shared transit/cycling lane in the northbound direction. Woodroffe Transit Corridor/ Public Transit Routes 2.5 DESCRIPTION OF PROPOSED DEVELOPMENT The proposal for the subject property involves the construction of a 1868unit retirement home on a 0.46 ha site presently occupied by six buildings, which will be demolished to accommodate PAGE 5

9 the new use. This development proposal requires a zoning by8law amendment and is subject to site plan control. Concurrent applications have been made. The project consists of a multi8storey building containing a total of 186 retirement suites (rooming units). The building possesses a tiered height profile, including heights ranging from a low of one storey on the east, through to three storeys, then four storeys and, finally, six storeys on the west portion of the property. A generous side yard setback of 9.8 metres is proposed along the east side of the property. Additionally, there is no surface parking on the east side of the property. Rather, surface parking, service areas, the kitchen/dining area, as well as the taller, six8storey portion of the building, is proposed at the west end of the property, where the abutting property contains a gas station, and beyond that the high8traffic, predominantly commercially8oriented Woodroffe Avenue corridor. Rendering of Proposed Development Transportation access / egress is provided at two locations on the site. The proposed primary access is located at the most easterly portion of the site, the greatest distance from the Woodroffe Avenue and Meadowlands Drive West intersection. This two8way driveway will allow access to and from the site in both directions on Meadowlands Drive. A secondary access at the west end of the site 8 will be used as a lobby pickup/dropoff exit and for service8related traffic. It will be a two8way driveway, but will provide only right8in, right8out access to Meadowlands Drive West, due to its proximity to the intersection. There is a one8way drive aisle across the front of the retirement home that connects these two driveways and will provide PAGE 6

10 direct access to the front entrance lobby, which features a canopy to provide weather protection to residents. Residents will take their meals in the dining room and will not have kitchens within their retirement suites. In addition to the dining room, the retirement home features other common areas and facilities such as leisure and activity rooms (i.e. for social hours, games, crafts, film screenings and religious worship), personal services to residents such as hair styling, manicures, pedicures and a therapeutic spa, as well as indoor and outdoor amenity areas. In addition to common outdoor amenity areas, many of the suites facing south on Meadowlands Drive will have balconies. There are no balconies located on the north side of the building, however, there is ample outdoor amenity space provided in the form of a shared second8storey patio and a large, well8landscaped rear yard. This landscaped rear yard 8.65 metres in minimum depth 8 will consist of sod, shrubs and trees and will contain a meandering walking path. The yard will be screened from abutting residential properties with a 2.0 metre high opaque wood fence. Exterior lighting in the rear yard will be selected on the basis of avoiding glare or spillover lighting onto abutting properties. The majority of parking is provided in the underground basement level, with access provided from the east entrance via a garage entry ramp. A limited number (5) of spaces will be provided at8grade, and are associated with the service entry at the west of the site. The west entrance will function primarily as a service and loading area for deliveries and garbage/recycling pickup. This area is located at8grade, under the second storey of the building and behind a front façade wall, which serves to screen these areas from the street. 145)155 Meadowlands Drive West Site Plan PAGE 7

11 In addition to being a primarily residential use in nature, seniors residences generate employment. The proposed retirement home will employ approximately 90 full8time and part8 time staff (spread over three shifts, seven days a week). Typical staffing is in the order of 25 staff during the 7 am to 3 pm day shift and 15 staff during the 3 pm to 11 pm evening shift. Overnight staffing requirements are minimal in nature. Because the site is easily accessible by a robust transit service, and on the basis of experience with other retirement homes, it is likely that much of the staff will travel to and from the site using the public transit system. 2.6 EVOLUTION OF THE PROPOSAL The proposal described above has evolved into its present form as a result of several meetings held with the community, Ward Councillor and Planning Staff. During the course of dialogue with these stakeholders, a number of comments were made in response to the preliminary designs that were presented. Considerable efforts have been made by the project team to address the many comments received through revisions to the site design, as well as building materials, massing and form. Early iterations of the proposal included: Two separate buildings with building heights as high as seven and ten storeys One large building of five storeys Smaller setbacks from the abutting residential property to the east Balconies on the north side of the building facing neighbours' rear yards Larger overall building mass with less articulation An outdoor parking lot adjacent to residential properties Services areas and loading facilities on the east part of the site Revisions made resulting in the current proposal include: Tiered building height of one, two, four and six storeys, to transition from the low residential profile to the east and increase in height toward the mixed8use area of Woodroffe Avenue that is generally zoned for six to seven storey buildings Addition of a transparent transition component between the six and four storey building heights to break up the building facade (making it read architecturally as two buildings) and to provide design interest Removal of the outdoor parking lot from the east side yard and shifting surface parking to the west end of the site, behind the front wall of the building Relocation of the dining/kitchen areas to the west end of the site Introduction of a 2.0 metre high, solid fence along the side and rear property lines, as requested by the community PAGE 8

12 Commitment to lighting of a design and height such that light spillage/glare onto abutting residential properties will be avoided In addition to on8site tree planting to compensate for those trees removed due to the Emerald Ash Borer, the remediation work to deal with soil contamination from the abutting gas bar, and the construction of the underground parking garage, it is proposed to provide tree planting on abutting residential properties where owners are interested Changes in materiality of the building to increase aesthetic qualities The City of Ottawa s recent Older Adult Plan report identified a need within the community for affordable seniors housing (particularly rental tenure housing). Additionally, concern was expressed with respect to the cost of typical retirement homes. Desire was expressed to age in place (or at least within a familiar neighbourhood). Concern was noted with respect to the fact that the elderly became increasingly reliant on public transit as they aged. Finally, there was a need for social, recreational and health8related support in the community. The proposal to construct an affordable retirement home on the subject property represents an opportunity to meet local housing needs for the elderly in the context of a community that offers a range of the support services and amenities, including robust transit services. As a demonstration of their commitment to catering to the needs of the older population within the immediate community, the proponents of this proposal intend to offer one free month of accommodation to any first time occupant of a new unit who currently resides within a one kilometre radius of the subject property. 3.0 PLANNING POLICY AND REGULATORY FRAMEWORK 3.1 PROVINCIAL POLICY STATEMENT (2005) The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1, The PPS requires that all decisions with respect to planning matters shall be consistent with this policy statement. The specific policies applicable to this proposal are as follows: Section 1.0 of the PPS requires that land use and development patterns support strong, liveable and healthy communities. Further, Section 1.1 requires that communities be sustained by promoting efficient development and land use patterns and by accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses for the longterm needs. PAGE 9

13 The proposed zoning amendment is consistent with Section 1.1 of the PPS by expanding the range of permitted uses to include a 1868unit retirement home, while maintaining the character of the community, through the development of a sensitively designed building and site treatment. Section of the PPS provides policies that address housing for the elderly. Section states that: planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents by: b) permitting and facilitating: 1. All forms of housing required to meet the social, health and wellbeing requirements of current and future residents, including special needs requirements (as defined by the PPS). d) promoting densities for new housing which effectively use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed. The proposed zoning amendment is consistent with Section of the PPS. Permitting a 1868 unit retirement home in this residential zone will expand the variety of housing types and contribute to meeting the special needs requirements of the PPS, which specifically include the needs of the elderly. The proposed amendment facilitates a more efficient use of six underutilized properties that contain sufficient land, infrastructure, public service facilities and public transit to accommodate a retirement home of the size proposed. The PPS contains policies that support environmental planning through efficient use of existing infrastructure and effective use of transportation corridors. Section of the PPS states that: planning authorities shall support energy efficiency and improved air quality through land use and development patterns which: a) promote compact form and a structure of nodes and corridors; b) promote the use of public transit and other alternative transportation modes in and between residential, employment (including commercial, industrial and institutional uses) and other areas where these exist or are to be developed; c) focus major employment, commercial and other travelintensive land uses on sites which are well served by public transit where this exists or is to be developed, or designing these to facilitate the establishment of public transit in the future; d) improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion; and PAGE 10

14 e) promote design and orientation which maximize the use of alternative or renewable energy, such as solar and wind energy, and the mitigating effects of vegetation. The proposed zoning amendment is consistent with Section of the PPS as the site is located on a designated Major Collector on Schedule E of the Official Plan. Meadowlands Drive has also been designated as General Urban Area in the Official Plan. One of the objectives for this designation is to promote various housing types to meet the needs of all ages, incomes and life circumstances. The proposal is consistent with this PPS policy. Meadowlands Drive is well served by transit and the location is highly accessible for residents, staff and visitors travelling by public transit. Section 2.0 of the PPS provides policies related to the use and management of resources. Relating to Section 2.1 (Natural Heritage), the subject site has no significant wildlife habitats, wetlands, woodlots or ecological functions; Relating to Section 2.2 (Water), the subject site does not contain any surface or groundwater features identified as ecologically significant; Relating to Section 2.3 (Agriculture), the subject site is located in a developed neighbourhood. There is no agricultural potential and in any case, such uses would not be compatible; Relating to Section 2.4 (Minerals and Petroleum), the subject site has no minerals or petroleum potential and, in any case, such uses would not be compatible; Relating to Section 2.5 (Mineral Aggregate Resources), the subject site has no mineral aggregate potential and in any case, such uses would not be compatible; and Relating to Section 2.6 (Cultural Heritage and Archaeology), the subject site is not a heritage site and the existing buildings have not been deemed to have heritage interest. There are no known or documented natural heritage, agricultural, mineral or cultural heritage resources on the subject site. The proposed change of use will not interfere with any natural, mineral and/or cultural resources. The subject site is consistent with the policies in Section 2.0 of the PPS. Section 3.0 of the PPS provides policies related to the protection of public health and safety. While the site is not subject to any natural hazards as contemplated by Section 3.1 (Natural Hazards), it is subject to a human8made hazard, as contemplated by Section 3.2 (Human8Made Hazards). In this regard, a portion of the subject site is located near an existing gas station and PAGE 11

15 some soil contamination has been identified on the most westerly (155 Meadowlands Drive West) of the six parcels that make up the property. A remediation plan has been prepared and the works required to clean up the site to accommodate residential development will be proceeding shortly. Accordingly, the proposal is consistent with the policies of Section 3.0 of the PPS. 3.2 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, The City of Ottawa Official Plan Amendment 76 is the five8year review of this document. It was approved by City Council on June 24, 2009 and was approved by the Minister of Municipal Affairs and Housing in January For the purposes of this planning rationale, the consolidated online version was used for reference Generally Permitted Uses (Official Plan Section 3.1) Section 3.1 of the Official Plan states that certain land uses are characterized as generally8 permitted uses. A retirement home is a generally8permitted use and is, therefore, permitted within all land use designations, subject to the policies set out in the Plan. Policy 5 indicates that: Where the zoning bylaw permits a dwelling in areas designated General Urban Area, the bylaw will also permit a retirement home, which is not a residential care facility, as defined in the zoning bylaw. [Amendment 76, August 04, 2010] The proposed zoning amendment is consistent with Policy 5 from Section 3.1 of the Official Plan. A retirement home is a permitted use in the R4Z zone and is compatible with the uses envisioned within the General Urban Area. A zoning by8law amendment, the effect of which is to add a retirement home in relation to the R1FF zone on the two westerly lots, would conform to the Official Plan General Urban Area (Official Plan Section 3.6.1) The subject site is located within the urban boundary of the City of Ottawa, as shown on the Urban Policy Plan (Schedule B of the Official Plan). Schedule B shows that the subject properties abutting Meadowlands are designated as General Urban Area". PAGE 12

16 Urban Policy Plan, Schedule B of City of Ottawa Official Plan Those uses permitted in the General Urban Area designation, as stated in Policy 1, are: General Urban Area designation permits all types and densities of housing, as well as employment, retail uses, service, industrial, cultural, leisure, greenspace, entertainment, and institutional uses. Furthermore, when considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will: b. Apply the policies of Section and Section 4.11; and c. Consider its contribution to the 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. PAGE 13

17 The General Urban Area also 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 rapidtransit system, or an arterial or major collector road with sufficient capacity to accommodate the anticipated traffic generated and where frequent, allday transit service can be provided; 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...may be taken into account. The proposed amendment will allow a more intense form of residential use, addressing the needs of seniors for affordable housing in the area between the Ryan Farm residential community and the Woodroffe commercial corridor an area that is immediately adjacent to an identified rapid transit corridor. The amendment will allow development that is consistent with the policies of the Official Plan noted above, as well as the adjacent Woodroffe corridor Mixed8 Use designation Review of Development Applications (Official Plan Section 4) Section 4.11 of the Official Plan discusses issues of urban design and compatibility in reviewing planning applications. Designations such as General Urban Area permit a broad range of uses with non8specific development policies; therefore it is necessary for zoning by8laws to establish more specific uses that are permitted and their corresponding performance standards. Policy of the Official Plan states that, When evaluating compatibility of development applications, the City will have regard for the policies of the site s land use designation, and all applicable Community Design Plans, Secondary Plans, or site specific policies, Councilapproved design guidelines, Provincial Environmental Assessments, and functional design plans for capital projects, as well as the Design Objectives and Principles in Section 2.5.1, and the preceding policies in Sections 4.1 through The proposed development respects the following policies: Relating to Policy 4.1 (Site8Specific Policies and Secondary Policy Plans), the subject site is not located within a Secondary Plan area; PAGE 14

18 Relating to Policy 4.2 (Adjacent to Land8Use Designations), the subject site is not adjacent to a significant habitat or wetland; Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the subject site is well8served by transit, including bus rapid transit, fronts onto a designated Major Collector Road and is within 100 metres of an Arterial Road, with cycling lanes, sidewalks and adequate traffic controls at the intersection; Relating to Policy 4.4 (Water and Wastewater Servicing), the subject property is currently serviced by existing municipal water and wastewater facilities. Services run along Meadowlands Drive and have sufficient capacity to accommodate the proposed development; Relating to Policy 4.5 (Housing), the proposed retirement home will be constructed in accordance with the requirements of Section which requires that land uses intensify within existing areas of development; Relating to Policy 4.6 (Cultural Heritage Resources), the subject property is not classified in a Cultural Heritage Area. Relating to Policy 4.7 (Environmental Protection), there have been no environmental features identified on the site. Relating to Policy 4.8 (Protection of Health and Safety), the subject site is not affected by designations on Schedule K of the Official Plan (flood plains, wellhead protection or unstable soils); To demonstrate compatibility of the proposed use with that of the existing uses adjacent to the subject property, this planning rationale gives consideration to the various criteria listed in Section of the Official Plan as follows: a) Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. The proposed zoning amendment will result in a use that generates minimal traffic in the area of the site, and has negligible potential for traffic impacts on adjacent local roads within Ryan Farm or other nearby residential neighbourhoods. A retirement home is a low generator of traffic which is, of course, the reason that parking requirements are generally recognized as being modest in nature. A traffic impact assessment has been prepared which demonstrates that the site trips generated by the subject site do not adversely impact the traffic operations of Meadowlands Drive West or the intersection at Meadowlands Drive West and Woodroffe Avenue. The Traffic Impact Assessment prepared for this project indicates that the two proposed site access intersections on Meadowlands Drive West are expected to operate acceptably during AM and PM peak hours. PAGE 15

19 b) Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite. Two access points are proposed on the subject property and will consist of a primary two8way, all direction (east) driveway and a secondary two8way right8in, right8out, (west) driveway to Meadowlands Drive. A one8way internal laneway will connect the two driveways and provide direct access to the front door of the building for ease of drop8off and pick8up of residents. The majority of parking is provided underground, and the small amount of surface parking that is provided is located at the west end of the site. No neighbouring properties will be affected by vehicular headlight glare on the site, due to the proposed placement of accesses and screening measures, such as the concrete upstand associated with the underground garage ramp. c) Parking Requirements: The development should have adequate onsite parking to minimize the potential for spillover parking on adjacent areas. The proposal will comply with the required number of parking spaces for retirement house uses, as per the City of Ottawa Zoning ByLaw Additionally, parking studies undertaken by Novatech for similar retirement facilities have provided empirical evidence that the Ottawa parking standard is typically adequate to address the parking needs of retirement homes. Finally, due to the excellent transit in the area, employees and visitors will be well8served. d) Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures. The privacy of adjacent properties will not be negatively affected by this proposal. In addition to an 8.65 m rear yard setback, proposed screening with trees and shrubs will be provided along the rear and both interior sides of the property, providing privacy to residents residing on Howden Avenue to the north, as well as to the abutting property to the east on Meadowlands Drive. A 2.0 metre high solid fence is proposed at the rear of the property which will further buffer the existing residential neighbourhood from the proposed development. It is also noted that the proposed development easily meets the standard yard requirements outlined in the City of Ottawa Zoning ByLaw for the R4Z zone, as it relates to the north and east setbacks. e) Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas (including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated PAGE 16

20 using a variety of methods (e.g., location, containment, screening, berms, and/or landscaping). The entrance located at the west end of the building will function primarily as a service entrance, providing access for delivery and pickup of a service nature. There is no zoning by8law requirement for a loading space for residential uses, however, practically speaking, loading for food, garbage and recycling service trucks will be accommodated by the west service entry. Landscape screening in the form of a 2.08metre high fence and shrubs is provided in the west interior side yard, in order to screen the abutting property gas bar and convenience store from the subject property. The service entry will be partially obscured from view, due to the orientation of the overhead service doors on the side of the building, as well as being located under the second storey of the building. f) Lighting: The potential for light spill over or glare from any lighting source onto adjacent lightsensitive areas should be avoided or mitigated; Exterior site lighting is proposed on low posts, with downward facing fixtures to eliminate any light spillage over the above8noted fence onto adjacent properties. g) Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions. The proposed use, by its very nature, is not considered a noise or odour generator. The emergency generator system will be located on the roof, rather than at8grade, in order to avoid noise impacts on adjacent land uses. h) Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures; A sun shadowing study has been prepared by S.J. Lawrence Architect Inc. for various times of the day in the months of March, June, September and December. This study illustrates that sun shadowing will have a minimal impact on abutting and adjacent properties during the typical hours and seasons in which one would ordinarily be actively using rear yards for outdoor leisure purposes. i) Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties; PAGE 17

21 No microclimate conditions have been identified in conjunction with the proposed development. j) Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. Where the proposed development itself is to contribute such services and amenities, they should be of a scale appropriate to the needs and character of the area. The subject property is located within a short distance of a wide range of community services such as parks, schools, emergency services as well as to a variety of retail, office and service8 based businesses along Woodroffe Avenue, Baseline Road and Merivale Road. Many of these services and amenities are within walking distance, while others are readily accessible by transit. The proposed use, when evaluated against the above8noted compatibility criteria, is compatible with the existing uses adjacent to the property. The proposed use will fit well within the character of the Ryan Farm Neighbourhood, and provides a suitable intervening land use relative to the Woodroffe commercial corridor. The proposed zoning amendment is consistent with the compatibility requirements of Section 4.11 of the Official Plan. 3.3 Transit)oriented Development Guidelines The growth management strategies of the Official Plan direct growth to the Central Area, Mixed8 Use Centres, Town Centres and Mainstreets, all of which are planned to be accessible by public transit. Opportunities exist to create Transit8oriented Development within these areas of the City of Ottawa. The subject parcel abuts the Mixed8use Centre of Baseline and Woodroffe, is within 600 metres of the Baseline transit station, and is even closer to numerous bus rapid transit stops on Woodroffe Avenue. The Transitoriented Development Guidelines prepared by the City of Ottawa provide direction for locating development in proximity to transit systems. Guideline 1: Provide transit supportive land uses within a 600 metre walking distance of a rapid transit stop or station. Transit8supportive land uses encourage transit use and transportation network efficiency as they: Establish high residential and/or employee densities Create travel outside of the am/pm peak periods Promote reverse8flow travel Attract and generate pedestrian and cycling traffic Provide extended hours of activity, throughout the day and week. PAGE 18

22 PLANNING RATIONALE, Meadowlands Drive W August 2013 Guideline 9: Create a transition in scale between higher intensity development around the transit station and adjacent lower intensity communities by stepping down building heights and densities from the transit station. The proposed retirement home on Meadowlands Drive West will increase both residential and employment densities on the subject property. A total of slightly more than 186 elderly people will make the retirement home their permanent residence and will shop at, and make use of, many businesses and services in the area. Additionally, those employed at the retirement home will be able to access the property easily by transit, cycling or walking. The tiered, multi8storey design of the building addresses the established residential community to the east and increases in height towards Woodroffe Avenue, where six to seven8storeys is generally anticipated by the existing zoning. Location of Subject Property within the Woodroffe Transit Corridor PAGE 19

23 4.0 CITY OF OTTAWA BY)LAW 2008)250 The properties at 153 and 155 Meadowlands are currently zoned R1FF; Residential First Density, Subzone FF, in the City of Ottawa Zoning ByLaw The existing R1FF zoning permits the following uses and anticipates a maximum height of 9.5 m: bed and breakfast (maximum of three guests) community garden detached dwelling diplomatic mission group home (maximum of ten residents) home8based business home8based daycare park retirement home, converted (maximum of ten residents) secondary dwelling unit The properties at 145, 147, 149 and 151 Meadowlands Drive are currently zoned R4Z[1924] S280, in the City of Ottawa Zoning Bylaw The current zone permits the following uses and, in accordance with a site8specific schedule to the by8law, a maximum height of 12.5 m, a rear yard setback of 7.5 m, side yard setbacks of 3.3 m and 6.0 m, and front yard setback of 4.4 m: apartment dwelling, low rise bed and breakfast community garden converted dwelling detached dwelling diplomatic mission duplex dwelling group home home8based business home8based daycare linked8detached dwelling townhouse dwelling park planned unit development retirement home, converted retirement home PAGE 20

24 rooming house, converted rooming house secondary dwelling unit semi8detached dwelling stacked dwelling three8unit dwelling geoottawa Zoning Map, City of Ottawa Zoning By)law 2008)250 It is noted that the R4Z [1924] S280 zone, as it applies to the four easterly lots, would allow the construction of a retirement home with a maximum building height of four storeys. The R1FF zone, which applies to the two westerly lots, does not, however, permit a retirement home. Therefore, the zoning by8law amendment seeks to amend the zoning of the property from R1FF and R4Z[1924] S280 to permit a 1868unit retirement home of four and six storeys as a permitted use on the consolidated parcel. PAGE 21

25 5.0 REQUESTED ZONING BY)LAW AMENDMENT It is proposed that the subject property be rezoned to a new site8specific R4Z exception zone to permit a retirement home with a tiered building height profile, such that a maximum height of 18.5 m or six8storeys be permitted on the lands generally consisting of the two westerly parcels, (whereas the R4Z zone requires 15 m) and that 12.5 m or four storeys be permitted on the lands generally consisting of the four easterly parcels. As the table below illustrates, the project generally complies with other performance standards of the standard R4Z zone, save and except the following: The 3.0 m west interior side yard, for the portion of building more than 21 m from the front lot line, (whereas the R4Z zone requires 6.0 m); The 33.5% of the front yard that is landscaped, (whereas the R4Z zone requires 50%); The canopy projection to the front lot line, (whereas the R4Z zone requires that it not project more than 1.8 m and no closer than 0.6 m to the front lot line. All required parking is achieved on the subject property, at a rate consistent with Section 1018 Table 101, in conjunction with the Parking Space Provisions of Section 106, Aisle and Driveway Provisions of Section 107, Location of Parking of Section 109 and Landscaping Provisions for Parking Lots of Section 110. PAGE 22

26 City of Ottawa Comprehensive Zoning By8law Proposed Zoning 8 R4Z[xxxx], Residential Fourth Density, Subzone Z, Special Exception xxxx Zoning Standard R4Z Zone Proposed Zoning Minimum Lot Area 450 m m2 8 Comply Minimum Lot Width 18.0 m m 8 Comply Minimum Front Yard 3.0 m m 8 Comply Minimum Interior Side Yard For any part of a building located within 21 m of a front lot line Equal to or lesser in height 81.5m Greater than 11m in height m N/A East side yard: 9.78 m 8 Comply West side yard: 3.0 m 8 Comply All other circumstances 86.0m East side yard: 9.78 m 8 Comply West side yard: 3.0 m Minimum Rear Yard 6.0 m 8.65 m Comply Maximum Building Height 15 m 18.5 m (2 West Lots) 12.5 m (4 East Lots) 8 Comply Landscape Buffer for a Parking Lot not abutting a street 1.5 m 2.6 m 8 Comply Landscaped Yards 50% of front yard in R4 zone 33.5% with current proposal Minimum Parking Rate 0.25 spaces per unit and 50 spaces provided 8 Comply 1/100m2 GFA = = 48 Minimum Parking Space 2.6 m x 5.2 m Comply Minimum Drive Aisle 6.7 m for two8way traffic and Comply 3.0 m for one8way traffic Bicycle Parking 0.25 per unit = 47 spaces 47 spaces provided 8 Comply Total Amenity Area 10% of Rooming Unit GFA m2 8 Comply 630m2 Communal Amenity Area 50% of Total Amenity Area 8 315m2 732 m2 8 Comply Permitted Projection, Canopy 1.8 m but not closer than 0.6m 0 m PAGE 23

27 6.0 SUMMARY This report has been prepared in support of an application for a zoning by8law amendment change the zoning of 145, 147, 149, 151, 153 and 155 Meadowlands Drive West to a site8 specific R4Z zone, as it relates to the four easterly parcels presently zoned R4Z[1924] S280 and the two westerly parcels which are presently zoned R1FF. The purpose of the zoning amendment is to permit a 1868unit retirement home, ranging in height from one to six storeys. The proposed zoning by8law amendment is consistent with the Provincial Policy Statement, in that it promotes efficient development and land use patterns, makes better use of existing infrastructure, increases housing choices and meets the housing requirements of those with special needs. The proposed zoning by8law amendment conforms to the policies in the City of Ottawa Official Plan, which designates the subject property as General Urban Area. This report demonstrates that the proposed zoning amendment meets compatibility objectives of the Official Plan in relation to surrounding and uses within the community, which includes single detached dwellings in Ryan Farm, as well as and the Woodroffe mixed8use corridor. The proposed zoning amendment will implement the goals and objectives of the General Urban Area policies in the Official Plan, and is an ideal use for a transitional property such as this one, which is situated on the edge of the two areas. In terms of zoning, the subject property is immediately adjacent to the predominantly commercially8zone Woodroffe corridor, whose commercial zoning already extends eastward on the south side of Meadowlands Drive, across from the west portion of the subject property. The zoning on Woodroffe Avenue generally contemplates 18.5 m high, six to seven storey buildings. The proposed use and its tiered approach to building height represent an appropriate response to that zoning context. In terms of surrounding land use, while the proposed retirement home abuts residential uses to the north and east, it also abuts a commercial use to the west and faces a mix of residential and commercial uses to the south. A retirement home is an appropriate transitional use, and can benefit from a location that affords easy and close access to goods and services accessible on foot or by public transit. In closing, in addition to meeting policy and regulatory requirements for good planning, the proposed development represents good planning in terms of matters of use, building design and form, and site layout while also having regard to function, convenience, safety, aesthetic and buffering considerations. PAGE 24

28 TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY INTRODUCTION 2.1 Purpose Site Description Surrounding Uses and Area Amenities Transportation and Transit Network Description of Proposed Development Evolution of the Proposal Planning Policy and Regulatory Framework 3.1 Provincial Policy Statement (2005) City of Ottawa Official Plan Generally Permitted Uses General Urban Area Review of Development Applications Transit Oriented Guidelines CITY OF OTTAWA BY8LAW REQUESTED ZONING BY8LAW AMENDMENT SUMMARY...24

29 1.0 EXECUTIVE SUMMARY This report has been prepared in support of a zoning by8law amendment to permit a retirement home on the properties municipally known as 145, 147, 149, 151, 153 and 155 Meadowlands Drive West in the City of Ottawa. Schedule B of the City of Ottawa Official Plan designates the subject property as General Urban Area. The current zoning of 153 and 155 Meadowlands Drive (the two westerly parcels) is R1FF Residential First Density, Subzone FF, in the City of Ottawa Zoning By8Law The zoning of the balance of the lands 8 145, 147, 149 and 151 Meadowlands Drive (the four easterly parcels) is R4Z[1924] S280 Residential Fourth Density, Subzone Z, Special Exception 1924, Schedule 280. The R4Z[1924] S280 permits a retirement home, however, the By8Law only permits a maximum building height of 12.5 metres. The R1FF Zone does not permit a retirement home and has a maximum building height of 9.5 metres. The proposed retirement home site consists of six separate properties, which are being assembled to accommodate the proposed development. Existing uses on the property include five single8detached dwellings, as well as a building most recently occupied by various locally8 oriented commercial uses, including a hair salon, barber shop and a convenience store. The intended use of the assembled land holding is a retirement home of 186 retirement suites (rooming units) with underground parking for 45 vehicles and a service entrance at grade with parking for an additional 5 vehicles, for a total of 50 parking spaces. The design of the retirement home is such that the building height is gradually stepped from one storey at the east portion of the site, to three storeys, then four storeys and, finally, six storeys at the west portion of the property. It is proposed that the subject property be rezoned from R1FF and R4Z[1924]S280 to a new R4Z [XXXX], which will permit a retirement home with a maximum height of six8storeys or 18.5 m, on the two westerly parcels and 12.5 m or four8storeys on the four easterly parcels. In addition, relief is sought from various performance standards of the R4Z zone, including a reduced west interior side yard, a reduced percentage of front yard landscaping and an increased entrance canopy projection into the front yard. This planning rationale clearly demonstrates that the proposed zoning amendment is consistent with the Provincial Policy Statement, complies with the policies of the City of Ottawa Official Plan and respects the purpose and intent of the Zoning By8law. In addition, the proposed use is compatible with the surrounding neighbourhood and the site design is appropriate to the use proposed and the contextual environment. PAGE 1

30 2.0 INTRODUCTION 2.1 PURPOSE Novatech has prepared this Planning Rationale Report in support of an application for a zoning by8law amendment to amend the existing residential zoning at 145, 147, 149, 151, 153 and 155 Meadowlands Drive West to permit a 1868unit retirement home. The purpose of this Planning Rationale is to consider the appropriateness of the proposed development in relation to its location and demonstrate how the proposed zoning by8law amendment will: Be consistent with the policies of the Provincial Policy Statement; Conform to the policies of the City of Ottawa Official Plan; Respect the intent of the Zoning Bylaw; and Be compatible with surrounding uses. 2.2 SITE DESCRIPTION The subject property includes a total of six parcels and is located on the north side of Meadowlands Drive West, east of Woodroffe Avenue. It has a total area of 4,594 m 2 and a total frontage of m on Meadowlands Drive West. The property is legally described as Lots 8, 9, 10, 11, 12 and 13, Registered Plan , in the City of Ottawa. Five of the lots presently contain a single8detached dwelling. One of the lots Meadowlands Drive West 8 contains a converted building occupied by locally8oriented commercial uses until recently, when there was a fire in the building, leaving it vacant as a result. Lots 8 and 9 (153 and 155 Meadowlands Drive West) are zoned R1FF in the Zoning By8law. Lots 10, 11, 12 and 13 (145, 147, 149 and 151 Meadowlands Drive West) were the subject of a rezoning in 2012, which had the effect of changing the zone from R1FF to R4Z[1924] S280 in conjunction with a site plan application for a four8storey, 518unit apartment building. Although the zoning was approved, the site plan application has subsequently been withdrawn. PAGE 2

31 PLANNING RATIONALE, Meadowlands Drive W August and 155 Meadowlands Drive West 145)151 Meadowlands Drive West 2.3 SURROUNDING USES and AREA AMENITIES The subject property is located immediately east of the intersection of Meadowlands Drive West and Woodroffe Avenue. Located on the east side of Woodroffe Avenue, approximately 575 metres to the north of the subject property, is Algonquin College. Baseline transit station is located on the west side of Woodroffe Avenue, across from Algonquin College. In the southeast quadrant of the intersection of Woodroffe Avenue and Baseline Road, north of Algonquin College, there is a large commercial development comprising such uses as retail stores, a grocery store, banks, personal service businesses, drugstores, restaurants and a health clinic. The Baseline and Woodroffe Mixed Use Centre extends between Meadowlands and Baseline, along Woodroffe Avenue, but does include the subject property. The zoning in this area is predominantly mixed8use centre, local commercial and general mixed8use, with typical building heights in the order of 18.5 metres. There is extensive commercial development in the area, which is comprised primarily of small, independent personal service businesses. On the west side of Woodroffe is the Centrepointe Community which includes a combination of residential development and government office buildings, such as an eight8storey building at 2 PAGE 3

32 PLANNING RATIONALE, Meadowlands Drive W August 2013 Constellation Crescent and a ten8storey building at 100 Constellation Drive. There is also the former City of Nepean City Hall at 101 Centrepointe Drive, which includes a theatre and library, as well as a City of Ottawa Client Service Centre. The subject property is located on the edge of the residential neighbourhood of Ryan Farm. The area was built in the 1960 s and is comprised mainly of single8detached dwellings on spacious lots, with typical lot sizes in the order of 19 metres wide by 40 metres deep. This type of residential form, with R1FF zoning, abuts the subject property to the north and east. Immediately abutting the subject site to the west is a Petro8Canada gas bar and convenience store. To the south, across Meadowlands Drive, there are several single dwellings and an ethnic grocery store with front yard parking. To the southwest, there is a neighbourhood8scale shopping plaza which includes fast food/take out restaurants. Area Map of Meadowlands Drive West at Woodroffe Avenue 2.4 TRANSPORTATION and TRANSIT NETWORK According to Schedule E of the City of Ottawa Official Plan, Meadowlands Drive West is an existing Major Collector road. It has a total of two lanes, with sidewalks on both sides of the road. As it approaches the intersection at Woodroffe Avenue to the west, the width of the road PAGE 4

33 expands to include a right turn lane, dual left turn lanes and one through lane for west8bound traffic and one merge lane for east8bound traffic. Woodroffe Avenue is an existing Arterial road comprised of multiple lanes in each direction, including HOV lanes for bus rapid transit. The subject property is well8served by public transit on Meadowlands Drive and is within 600 m of the Baseline Transit Station on Woodroffe Avenue, across from Algonquin College. The section of Woodroffe Avenue south of Baseline Transit Station to Hunt Club Road is labeled the Woodroffe Corridor on Schedule 2A of City of Ottawa Zoning By8law This corridor has many rapid transit stations and provides a high volume and frequency of bus transit. Woodroffe Avenue and Meadowlands Drive W are designated as cycling routes within the City's Cycling Master Plan. Woodroffe has an on8street, dedicated cycling lane in the southbound direction and a shared transit/cycling lane in the northbound direction. Woodroffe Transit Corridor/ Public Transit Routes 2.5 DESCRIPTION OF PROPOSED DEVELOPMENT The proposal for the subject property involves the construction of a 1868unit retirement home on a 0.46 ha site presently occupied by six buildings, which will be demolished to accommodate PAGE 5

34 the new use. This development proposal requires a zoning by8law amendment and is subject to site plan control. Concurrent applications have been made. The project consists of a multi8storey building containing a total of 186 retirement suites (rooming units). The building possesses a tiered height profile, including heights ranging from a low of one storey on the east, through to three storeys, then four storeys and, finally, six storeys on the west portion of the property. A generous side yard setback of 9.8 metres is proposed along the east side of the property. Additionally, there is no surface parking on the east side of the property. Rather, surface parking, service areas, the kitchen/dining area, as well as the taller, six8storey portion of the building, is proposed at the west end of the property, where the abutting property contains a gas station, and beyond that the high8traffic, predominantly commercially8oriented Woodroffe Avenue corridor. Rendering of Proposed Development Transportation access / egress is provided at two locations on the site. The proposed primary access is located at the most easterly portion of the site, the greatest distance from the Woodroffe Avenue and Meadowlands Drive West intersection. This two8way driveway will allow access to and from the site in both directions on Meadowlands Drive. A secondary access at the west end of the site 8 will be used as a lobby pickup/dropoff exit and for service8related traffic. It will be a two8way driveway, but will provide only right8in, right8out access to Meadowlands Drive West, due to its proximity to the intersection. There is a one8way drive aisle across the front of the retirement home that connects these two driveways and will provide PAGE 6

35 direct access to the front entrance lobby, which features a canopy to provide weather protection to residents. Residents will take their meals in the dining room and will not have kitchens within their retirement suites. In addition to the dining room, the retirement home features other common areas and facilities such as leisure and activity rooms (i.e. for social hours, games, crafts, film screenings and religious worship), personal services to residents such as hair styling, manicures, pedicures and a therapeutic spa, as well as indoor and outdoor amenity areas. In addition to common outdoor amenity areas, many of the suites facing south on Meadowlands Drive will have balconies. There are no balconies located on the north side of the building, however, there is ample outdoor amenity space provided in the form of a shared second8storey patio and a large, well8landscaped rear yard. This landscaped rear yard 8.65 metres in minimum depth 8 will consist of sod, shrubs and trees and will contain a meandering walking path. The yard will be screened from abutting residential properties with a 2.0 metre high opaque wood fence. Exterior lighting in the rear yard will be selected on the basis of avoiding glare or spillover lighting onto abutting properties. The majority of parking is provided in the underground basement level, with access provided from the east entrance via a garage entry ramp. A limited number (5) of spaces will be provided at8grade, and are associated with the service entry at the west of the site. The west entrance will function primarily as a service and loading area for deliveries and garbage/recycling pickup. This area is located at8grade, under the second storey of the building and behind a front façade wall, which serves to screen these areas from the street. 145)155 Meadowlands Drive West Site Plan PAGE 7

36 In addition to being a primarily residential use in nature, seniors residences generate employment. The proposed retirement home will employ approximately 90 full8time and part8 time staff (spread over three shifts, seven days a week). Typical staffing is in the order of 25 staff during the 7 am to 3 pm day shift and 15 staff during the 3 pm to 11 pm evening shift. Overnight staffing requirements are minimal in nature. Because the site is easily accessible by a robust transit service, and on the basis of experience with other retirement homes, it is likely that much of the staff will travel to and from the site using the public transit system. 2.6 EVOLUTION OF THE PROPOSAL The proposal described above has evolved into its present form as a result of several meetings held with the community, Ward Councillor and Planning Staff. During the course of dialogue with these stakeholders, a number of comments were made in response to the preliminary designs that were presented. Considerable efforts have been made by the project team to address the many comments received through revisions to the site design, as well as building materials, massing and form. Early iterations of the proposal included: Two separate buildings with building heights as high as seven and ten storeys One large building of five storeys Smaller setbacks from the abutting residential property to the east Balconies on the north side of the building facing neighbours' rear yards Larger overall building mass with less articulation An outdoor parking lot adjacent to residential properties Services areas and loading facilities on the east part of the site Revisions made resulting in the current proposal include: Tiered building height of one, two, four and six storeys, to transition from the low residential profile to the east and increase in height toward the mixed8use area of Woodroffe Avenue that is generally zoned for six to seven storey buildings Addition of a transparent transition component between the six and four storey building heights to break up the building facade (making it read architecturally as two buildings) and to provide design interest Removal of the outdoor parking lot from the east side yard and shifting surface parking to the west end of the site, behind the front wall of the building Relocation of the dining/kitchen areas to the west end of the site Introduction of a 2.0 metre high, solid fence along the side and rear property lines, as requested by the community PAGE 8

37 Commitment to lighting of a design and height such that light spillage/glare onto abutting residential properties will be avoided In addition to on8site tree planting to compensate for those trees removed due to the Emerald Ash Borer, the remediation work to deal with soil contamination from the abutting gas bar, and the construction of the underground parking garage, it is proposed to provide tree planting on abutting residential properties where owners are interested Changes in materiality of the building to increase aesthetic qualities The City of Ottawa s recent Older Adult Plan report identified a need within the community for affordable seniors housing (particularly rental tenure housing). Additionally, concern was expressed with respect to the cost of typical retirement homes. Desire was expressed to age in place (or at least within a familiar neighbourhood). Concern was noted with respect to the fact that the elderly became increasingly reliant on public transit as they aged. Finally, there was a need for social, recreational and health8related support in the community. The proposal to construct an affordable retirement home on the subject property represents an opportunity to meet local housing needs for the elderly in the context of a community that offers a range of the support services and amenities, including robust transit services. As a demonstration of their commitment to catering to the needs of the older population within the immediate community, the proponents of this proposal intend to offer one free month of accommodation to any first time occupant of a new unit who currently resides within a one kilometre radius of the subject property. 3.0 PLANNING POLICY AND REGULATORY FRAMEWORK 3.1 PROVINCIAL POLICY STATEMENT (2005) The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1, The PPS requires that all decisions with respect to planning matters shall be consistent with this policy statement. The specific policies applicable to this proposal are as follows: Section 1.0 of the PPS requires that land use and development patterns support strong, liveable and healthy communities. Further, Section 1.1 requires that communities be sustained by promoting efficient development and land use patterns and by accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses for the longterm needs. PAGE 9

38 The proposed zoning amendment is consistent with Section 1.1 of the PPS by expanding the range of permitted uses to include a 1868unit retirement home, while maintaining the character of the community, through the development of a sensitively designed building and site treatment. Section of the PPS provides policies that address housing for the elderly. Section states that: planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents by: b) permitting and facilitating: 1. All forms of housing required to meet the social, health and wellbeing requirements of current and future residents, including special needs requirements (as defined by the PPS). d) promoting densities for new housing which effectively use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed. The proposed zoning amendment is consistent with Section of the PPS. Permitting a 1868 unit retirement home in this residential zone will expand the variety of housing types and contribute to meeting the special needs requirements of the PPS, which specifically include the needs of the elderly. The proposed amendment facilitates a more efficient use of six underutilized properties that contain sufficient land, infrastructure, public service facilities and public transit to accommodate a retirement home of the size proposed. The PPS contains policies that support environmental planning through efficient use of existing infrastructure and effective use of transportation corridors. Section of the PPS states that: planning authorities shall support energy efficiency and improved air quality through land use and development patterns which: a) promote compact form and a structure of nodes and corridors; b) promote the use of public transit and other alternative transportation modes in and between residential, employment (including commercial, industrial and institutional uses) and other areas where these exist or are to be developed; c) focus major employment, commercial and other travelintensive land uses on sites which are well served by public transit where this exists or is to be developed, or designing these to facilitate the establishment of public transit in the future; d) improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion; and PAGE 10

39 e) promote design and orientation which maximize the use of alternative or renewable energy, such as solar and wind energy, and the mitigating effects of vegetation. The proposed zoning amendment is consistent with Section of the PPS as the site is located on a designated Major Collector on Schedule E of the Official Plan. Meadowlands Drive has also been designated as General Urban Area in the Official Plan. One of the objectives for this designation is to promote various housing types to meet the needs of all ages, incomes and life circumstances. The proposal is consistent with this PPS policy. Meadowlands Drive is well served by transit and the location is highly accessible for residents, staff and visitors travelling by public transit. Section 2.0 of the PPS provides policies related to the use and management of resources. Relating to Section 2.1 (Natural Heritage), the subject site has no significant wildlife habitats, wetlands, woodlots or ecological functions; Relating to Section 2.2 (Water), the subject site does not contain any surface or groundwater features identified as ecologically significant; Relating to Section 2.3 (Agriculture), the subject site is located in a developed neighbourhood. There is no agricultural potential and in any case, such uses would not be compatible; Relating to Section 2.4 (Minerals and Petroleum), the subject site has no minerals or petroleum potential and, in any case, such uses would not be compatible; Relating to Section 2.5 (Mineral Aggregate Resources), the subject site has no mineral aggregate potential and in any case, such uses would not be compatible; and Relating to Section 2.6 (Cultural Heritage and Archaeology), the subject site is not a heritage site and the existing buildings have not been deemed to have heritage interest. There are no known or documented natural heritage, agricultural, mineral or cultural heritage resources on the subject site. The proposed change of use will not interfere with any natural, mineral and/or cultural resources. The subject site is consistent with the policies in Section 2.0 of the PPS. Section 3.0 of the PPS provides policies related to the protection of public health and safety. While the site is not subject to any natural hazards as contemplated by Section 3.1 (Natural Hazards), it is subject to a human8made hazard, as contemplated by Section 3.2 (Human8Made Hazards). In this regard, a portion of the subject site is located near an existing gas station and PAGE 11

40 some soil contamination has been identified on the most westerly (155 Meadowlands Drive West) of the six parcels that make up the property. A remediation plan has been prepared and the works required to clean up the site to accommodate residential development will be proceeding shortly. Accordingly, the proposal is consistent with the policies of Section 3.0 of the PPS. 3.2 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, The City of Ottawa Official Plan Amendment 76 is the five8year review of this document. It was approved by City Council on June 24, 2009 and was approved by the Minister of Municipal Affairs and Housing in January For the purposes of this planning rationale, the consolidated online version was used for reference Generally Permitted Uses (Official Plan Section 3.1) Section 3.1 of the Official Plan states that certain land uses are characterized as generally8 permitted uses. A retirement home is a generally8permitted use and is, therefore, permitted within all land use designations, subject to the policies set out in the Plan. Policy 5 indicates that: Where the zoning bylaw permits a dwelling in areas designated General Urban Area, the bylaw will also permit a retirement home, which is not a residential care facility, as defined in the zoning bylaw. [Amendment 76, August 04, 2010] The proposed zoning amendment is consistent with Policy 5 from Section 3.1 of the Official Plan. A retirement home is a permitted use in the R4Z zone and is compatible with the uses envisioned within the General Urban Area. A zoning by8law amendment, the effect of which is to add a retirement home in relation to the R1FF zone on the two westerly lots, would conform to the Official Plan General Urban Area (Official Plan Section 3.6.1) The subject site is located within the urban boundary of the City of Ottawa, as shown on the Urban Policy Plan (Schedule B of the Official Plan). Schedule B shows that the subject properties abutting Meadowlands are designated as General Urban Area". PAGE 12

41 Urban Policy Plan, Schedule B of City of Ottawa Official Plan Those uses permitted in the General Urban Area designation, as stated in Policy 1, are: General Urban Area designation permits all types and densities of housing, as well as employment, retail uses, service, industrial, cultural, leisure, greenspace, entertainment, and institutional uses. Furthermore, when considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will: b. Apply the policies of Section and Section 4.11; and c. Consider its contribution to the 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. PAGE 13

42 The General Urban Area also 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 rapidtransit system, or an arterial or major collector road with sufficient capacity to accommodate the anticipated traffic generated and where frequent, allday transit service can be provided; 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...may be taken into account. The proposed amendment will allow a more intense form of residential use, addressing the needs of seniors for affordable housing in the area between the Ryan Farm residential community and the Woodroffe commercial corridor an area that is immediately adjacent to an identified rapid transit corridor. The amendment will allow development that is consistent with the policies of the Official Plan noted above, as well as the adjacent Woodroffe corridor Mixed8 Use designation Review of Development Applications (Official Plan Section 4) Section 4.11 of the Official Plan discusses issues of urban design and compatibility in reviewing planning applications. Designations such as General Urban Area permit a broad range of uses with non8specific development policies; therefore it is necessary for zoning by8laws to establish more specific uses that are permitted and their corresponding performance standards. Policy of the Official Plan states that, When evaluating compatibility of development applications, the City will have regard for the policies of the site s land use designation, and all applicable Community Design Plans, Secondary Plans, or site specific policies, Councilapproved design guidelines, Provincial Environmental Assessments, and functional design plans for capital projects, as well as the Design Objectives and Principles in Section 2.5.1, and the preceding policies in Sections 4.1 through The proposed development respects the following policies: Relating to Policy 4.1 (Site8Specific Policies and Secondary Policy Plans), the subject site is not located within a Secondary Plan area; PAGE 14

43 Relating to Policy 4.2 (Adjacent to Land8Use Designations), the subject site is not adjacent to a significant habitat or wetland; Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the subject site is well8served by transit, including bus rapid transit, fronts onto a designated Major Collector Road and is within 100 metres of an Arterial Road, with cycling lanes, sidewalks and adequate traffic controls at the intersection; Relating to Policy 4.4 (Water and Wastewater Servicing), the subject property is currently serviced by existing municipal water and wastewater facilities. Services run along Meadowlands Drive and have sufficient capacity to accommodate the proposed development; Relating to Policy 4.5 (Housing), the proposed retirement home will be constructed in accordance with the requirements of Section which requires that land uses intensify within existing areas of development; Relating to Policy 4.6 (Cultural Heritage Resources), the subject property is not classified in a Cultural Heritage Area. Relating to Policy 4.7 (Environmental Protection), there have been no environmental features identified on the site. Relating to Policy 4.8 (Protection of Health and Safety), the subject site is not affected by designations on Schedule K of the Official Plan (flood plains, wellhead protection or unstable soils); To demonstrate compatibility of the proposed use with that of the existing uses adjacent to the subject property, this planning rationale gives consideration to the various criteria listed in Section of the Official Plan as follows: a) Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. The proposed zoning amendment will result in a use that generates minimal traffic in the area of the site, and has negligible potential for traffic impacts on adjacent local roads within Ryan Farm or other nearby residential neighbourhoods. A retirement home is a low generator of traffic which is, of course, the reason that parking requirements are generally recognized as being modest in nature. A traffic impact assessment has been prepared which demonstrates that the site trips generated by the subject site do not adversely impact the traffic operations of Meadowlands Drive West or the intersection at Meadowlands Drive West and Woodroffe Avenue. The Traffic Impact Assessment prepared for this project indicates that the two proposed site access intersections on Meadowlands Drive West are expected to operate acceptably during AM and PM peak hours. PAGE 15

44 b) Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite. Two access points are proposed on the subject property and will consist of a primary two8way, all direction (east) driveway and a secondary two8way right8in, right8out, (west) driveway to Meadowlands Drive. A one8way internal laneway will connect the two driveways and provide direct access to the front door of the building for ease of drop8off and pick8up of residents. The majority of parking is provided underground, and the small amount of surface parking that is provided is located at the west end of the site. No neighbouring properties will be affected by vehicular headlight glare on the site, due to the proposed placement of accesses and screening measures, such as the concrete upstand associated with the underground garage ramp. c) Parking Requirements: The development should have adequate onsite parking to minimize the potential for spillover parking on adjacent areas. The proposal will comply with the required number of parking spaces for retirement house uses, as per the City of Ottawa Zoning ByLaw Additionally, parking studies undertaken by Novatech for similar retirement facilities have provided empirical evidence that the Ottawa parking standard is typically adequate to address the parking needs of retirement homes. Finally, due to the excellent transit in the area, employees and visitors will be well8served. d) Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures. The privacy of adjacent properties will not be negatively affected by this proposal. In addition to an 8.65 m rear yard setback, proposed screening with trees and shrubs will be provided along the rear and both interior sides of the property, providing privacy to residents residing on Howden Avenue to the north, as well as to the abutting property to the east on Meadowlands Drive. A 2.0 metre high solid fence is proposed at the rear of the property which will further buffer the existing residential neighbourhood from the proposed development. It is also noted that the proposed development easily meets the standard yard requirements outlined in the City of Ottawa Zoning ByLaw for the R4Z zone, as it relates to the north and east setbacks. e) Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas (including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated PAGE 16

45 using a variety of methods (e.g., location, containment, screening, berms, and/or landscaping). The entrance located at the west end of the building will function primarily as a service entrance, providing access for delivery and pickup of a service nature. There is no zoning by8law requirement for a loading space for residential uses, however, practically speaking, loading for food, garbage and recycling service trucks will be accommodated by the west service entry. Landscape screening in the form of a 2.08metre high fence and shrubs is provided in the west interior side yard, in order to screen the abutting property gas bar and convenience store from the subject property. The service entry will be partially obscured from view, due to the orientation of the overhead service doors on the side of the building, as well as being located under the second storey of the building. f) Lighting: The potential for light spill over or glare from any lighting source onto adjacent lightsensitive areas should be avoided or mitigated; Exterior site lighting is proposed on low posts, with downward facing fixtures to eliminate any light spillage over the above8noted fence onto adjacent properties. g) Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions. The proposed use, by its very nature, is not considered a noise or odour generator. The emergency generator system will be located on the roof, rather than at8grade, in order to avoid noise impacts on adjacent land uses. h) Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures; A sun shadowing study has been prepared by S.J. Lawrence Architect Inc. for various times of the day in the months of March, June, September and December. This study illustrates that sun shadowing will have a minimal impact on abutting and adjacent properties during the typical hours and seasons in which one would ordinarily be actively using rear yards for outdoor leisure purposes. i) Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties; PAGE 17

46 No microclimate conditions have been identified in conjunction with the proposed development. j) Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. Where the proposed development itself is to contribute such services and amenities, they should be of a scale appropriate to the needs and character of the area. The subject property is located within a short distance of a wide range of community services such as parks, schools, emergency services as well as to a variety of retail, office and service8 based businesses along Woodroffe Avenue, Baseline Road and Merivale Road. Many of these services and amenities are within walking distance, while others are readily accessible by transit. The proposed use, when evaluated against the above8noted compatibility criteria, is compatible with the existing uses adjacent to the property. The proposed use will fit well within the character of the Ryan Farm Neighbourhood, and provides a suitable intervening land use relative to the Woodroffe commercial corridor. The proposed zoning amendment is consistent with the compatibility requirements of Section 4.11 of the Official Plan. 3.3 Transit)oriented Development Guidelines The growth management strategies of the Official Plan direct growth to the Central Area, Mixed8 Use Centres, Town Centres and Mainstreets, all of which are planned to be accessible by public transit. Opportunities exist to create Transit8oriented Development within these areas of the City of Ottawa. The subject parcel abuts the Mixed8use Centre of Baseline and Woodroffe, is within 600 metres of the Baseline transit station, and is even closer to numerous bus rapid transit stops on Woodroffe Avenue. The Transitoriented Development Guidelines prepared by the City of Ottawa provide direction for locating development in proximity to transit systems. Guideline 1: Provide transit supportive land uses within a 600 metre walking distance of a rapid transit stop or station. Transit8supportive land uses encourage transit use and transportation network efficiency as they: Establish high residential and/or employee densities Create travel outside of the am/pm peak periods Promote reverse8flow travel Attract and generate pedestrian and cycling traffic Provide extended hours of activity, throughout the day and week. PAGE 18

47 PLANNING RATIONALE, Meadowlands Drive W August 2013 Guideline 9: Create a transition in scale between higher intensity development around the transit station and adjacent lower intensity communities by stepping down building heights and densities from the transit station. The proposed retirement home on Meadowlands Drive West will increase both residential and employment densities on the subject property. A total of slightly more than 186 elderly people will make the retirement home their permanent residence and will shop at, and make use of, many businesses and services in the area. Additionally, those employed at the retirement home will be able to access the property easily by transit, cycling or walking. The tiered, multi8storey design of the building addresses the established residential community to the east and increases in height towards Woodroffe Avenue, where six to seven8storeys is generally anticipated by the existing zoning. Location of Subject Property within the Woodroffe Transit Corridor PAGE 19

48 4.0 CITY OF OTTAWA BY)LAW 2008)250 The properties at 153 and 155 Meadowlands are currently zoned R1FF; Residential First Density, Subzone FF, in the City of Ottawa Zoning ByLaw The existing R1FF zoning permits the following uses and anticipates a maximum height of 9.5 m: bed and breakfast (maximum of three guests) community garden detached dwelling diplomatic mission group home (maximum of ten residents) home8based business home8based daycare park retirement home, converted (maximum of ten residents) secondary dwelling unit The properties at 145, 147, 149 and 151 Meadowlands Drive are currently zoned R4Z[1924] S280, in the City of Ottawa Zoning Bylaw The current zone permits the following uses and, in accordance with a site8specific schedule to the by8law, a maximum height of 12.5 m, a rear yard setback of 7.5 m, side yard setbacks of 3.3 m and 6.0 m, and front yard setback of 4.4 m: apartment dwelling, low rise bed and breakfast community garden converted dwelling detached dwelling diplomatic mission duplex dwelling group home home8based business home8based daycare linked8detached dwelling townhouse dwelling park planned unit development retirement home, converted retirement home PAGE 20

49 rooming house, converted rooming house secondary dwelling unit semi8detached dwelling stacked dwelling three8unit dwelling geoottawa Zoning Map, City of Ottawa Zoning By)law 2008)250 It is noted that the R4Z [1924] S280 zone, as it applies to the four easterly lots, would allow the construction of a retirement home with a maximum building height of four storeys. The R1FF zone, which applies to the two westerly lots, does not, however, permit a retirement home. Therefore, the zoning by8law amendment seeks to amend the zoning of the property from R1FF and R4Z[1924] S280 to permit a 1868unit retirement home of four and six storeys as a permitted use on the consolidated parcel. PAGE 21

50 5.0 REQUESTED ZONING BY)LAW AMENDMENT It is proposed that the subject property be rezoned to a new site8specific R4Z exception zone to permit a retirement home with a tiered building height profile, such that a maximum height of 18.5 m or six8storeys be permitted on the lands generally consisting of the two westerly parcels, (whereas the R4Z zone requires 15 m) and that 12.5 m or four storeys be permitted on the lands generally consisting of the four easterly parcels. As the table below illustrates, the project generally complies with other performance standards of the standard R4Z zone, save and except the following: The 3.0 m west interior side yard, for the portion of building more than 21 m from the front lot line, (whereas the R4Z zone requires 6.0 m); The 33.5% of the front yard that is landscaped, (whereas the R4Z zone requires 50%); The canopy projection to the front lot line, (whereas the R4Z zone requires that it not project more than 1.8 m and no closer than 0.6 m to the front lot line. All required parking is achieved on the subject property, at a rate consistent with Section 1018 Table 101, in conjunction with the Parking Space Provisions of Section 106, Aisle and Driveway Provisions of Section 107, Location of Parking of Section 109 and Landscaping Provisions for Parking Lots of Section 110. PAGE 22

51 City of Ottawa Comprehensive Zoning By8law Proposed Zoning 8 R4Z[xxxx], Residential Fourth Density, Subzone Z, Special Exception xxxx Zoning Standard R4Z Zone Proposed Zoning Minimum Lot Area 450 m m2 8 Comply Minimum Lot Width 18.0 m m 8 Comply Minimum Front Yard 3.0 m m 8 Comply Minimum Interior Side Yard For any part of a building located within 21 m of a front lot line Equal to or lesser in height 81.5m Greater than 11m in height m N/A East side yard: 9.78 m 8 Comply West side yard: 3.0 m 8 Comply All other circumstances 86.0m East side yard: 9.78 m 8 Comply West side yard: 3.0 m Minimum Rear Yard 6.0 m 8.65 m Comply Maximum Building Height 15 m 18.5 m (2 West Lots) 12.5 m (4 East Lots) 8 Comply Landscape Buffer for a Parking Lot not abutting a street 1.5 m 2.6 m 8 Comply Landscaped Yards 50% of front yard in R4 zone 33.5% with current proposal Minimum Parking Rate 0.25 spaces per unit and 50 spaces provided 8 Comply 1/100m2 GFA = = 48 Minimum Parking Space 2.6 m x 5.2 m Comply Minimum Drive Aisle 6.7 m for two8way traffic and Comply 3.0 m for one8way traffic Bicycle Parking 0.25 per unit = 47 spaces 47 spaces provided 8 Comply Total Amenity Area 10% of Rooming Unit GFA m2 8 Comply 630m2 Communal Amenity Area 50% of Total Amenity Area 8 315m2 732 m2 8 Comply Permitted Projection, Canopy 1.8 m but not closer than 0.6m 0 m PAGE 23

52 6.0 SUMMARY This report has been prepared in support of an application for a zoning by8law amendment change the zoning of 145, 147, 149, 151, 153 and 155 Meadowlands Drive West to a site8 specific R4Z zone, as it relates to the four easterly parcels presently zoned R4Z[1924] S280 and the two westerly parcels which are presently zoned R1FF. The purpose of the zoning amendment is to permit a 1868unit retirement home, ranging in height from one to six storeys. The proposed zoning by8law amendment is consistent with the Provincial Policy Statement, in that it promotes efficient development and land use patterns, makes better use of existing infrastructure, increases housing choices and meets the housing requirements of those with special needs. The proposed zoning by8law amendment conforms to the policies in the City of Ottawa Official Plan, which designates the subject property as General Urban Area. This report demonstrates that the proposed zoning amendment meets compatibility objectives of the Official Plan in relation to surrounding and uses within the community, which includes single detached dwellings in Ryan Farm, as well as and the Woodroffe mixed8use corridor. The proposed zoning amendment will implement the goals and objectives of the General Urban Area policies in the Official Plan, and is an ideal use for a transitional property such as this one, which is situated on the edge of the two areas. In terms of zoning, the subject property is immediately adjacent to the predominantly commercially8zone Woodroffe corridor, whose commercial zoning already extends eastward on the south side of Meadowlands Drive, across from the west portion of the subject property. The zoning on Woodroffe Avenue generally contemplates 18.5 m high, six to seven storey buildings. The proposed use and its tiered approach to building height represent an appropriate response to that zoning context. In terms of surrounding land use, while the proposed retirement home abuts residential uses to the north and east, it also abuts a commercial use to the west and faces a mix of residential and commercial uses to the south. A retirement home is an appropriate transitional use, and can benefit from a location that affords easy and close access to goods and services accessible on foot or by public transit. In closing, in addition to meeting policy and regulatory requirements for good planning, the proposed development represents good planning in terms of matters of use, building design and form, and site layout while also having regard to function, convenience, safety, aesthetic and buffering considerations. PAGE 24

53 TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY INTRODUCTION 2.1 Purpose Site Description Surrounding Uses and Area Amenities Transportation and Transit Network Description of Proposed Development Evolution of the Proposal Planning Policy and Regulatory Framework 3.1 Provincial Policy Statement (2005) City of Ottawa Official Plan Generally Permitted Uses General Urban Area Review of Development Applications Transit Oriented Guidelines CITY OF OTTAWA BY8LAW REQUESTED ZONING BY8LAW AMENDMENT SUMMARY...24

54 1.0 EXECUTIVE SUMMARY This report has been prepared in support of a zoning by8law amendment to permit a retirement home on the properties municipally known as 145, 147, 149, 151, 153 and 155 Meadowlands Drive West in the City of Ottawa. Schedule B of the City of Ottawa Official Plan designates the subject property as General Urban Area. The current zoning of 153 and 155 Meadowlands Drive (the two westerly parcels) is R1FF Residential First Density, Subzone FF, in the City of Ottawa Zoning By8Law The zoning of the balance of the lands 8 145, 147, 149 and 151 Meadowlands Drive (the four easterly parcels) is R4Z[1924] S280 Residential Fourth Density, Subzone Z, Special Exception 1924, Schedule 280. The R4Z[1924] S280 permits a retirement home, however, the By8Law only permits a maximum building height of 12.5 metres. The R1FF Zone does not permit a retirement home and has a maximum building height of 9.5 metres. The proposed retirement home site consists of six separate properties, which are being assembled to accommodate the proposed development. Existing uses on the property include five single8detached dwellings, as well as a building most recently occupied by various locally8 oriented commercial uses, including a hair salon, barber shop and a convenience store. The intended use of the assembled land holding is a retirement home of 186 retirement suites (rooming units) with underground parking for 45 vehicles and a service entrance at grade with parking for an additional 5 vehicles, for a total of 50 parking spaces. The design of the retirement home is such that the building height is gradually stepped from one storey at the east portion of the site, to three storeys, then four storeys and, finally, six storeys at the west portion of the property. It is proposed that the subject property be rezoned from R1FF and R4Z[1924]S280 to a new R4Z [XXXX], which will permit a retirement home with a maximum height of six8storeys or 18.5 m, on the two westerly parcels and 12.5 m or four8storeys on the four easterly parcels. In addition, relief is sought from various performance standards of the R4Z zone, including a reduced west interior side yard, a reduced percentage of front yard landscaping and an increased entrance canopy projection into the front yard. This planning rationale clearly demonstrates that the proposed zoning amendment is consistent with the Provincial Policy Statement, complies with the policies of the City of Ottawa Official Plan and respects the purpose and intent of the Zoning By8law. In addition, the proposed use is compatible with the surrounding neighbourhood and the site design is appropriate to the use proposed and the contextual environment. PAGE 1

55 2.0 INTRODUCTION 2.1 PURPOSE Novatech has prepared this Planning Rationale Report in support of an application for a zoning by8law amendment to amend the existing residential zoning at 145, 147, 149, 151, 153 and 155 Meadowlands Drive West to permit a 1868unit retirement home. The purpose of this Planning Rationale is to consider the appropriateness of the proposed development in relation to its location and demonstrate how the proposed zoning by8law amendment will: Be consistent with the policies of the Provincial Policy Statement; Conform to the policies of the City of Ottawa Official Plan; Respect the intent of the Zoning Bylaw; and Be compatible with surrounding uses. 2.2 SITE DESCRIPTION The subject property includes a total of six parcels and is located on the north side of Meadowlands Drive West, east of Woodroffe Avenue. It has a total area of 4,594 m 2 and a total frontage of m on Meadowlands Drive West. The property is legally described as Lots 8, 9, 10, 11, 12 and 13, Registered Plan , in the City of Ottawa. Five of the lots presently contain a single8detached dwelling. One of the lots Meadowlands Drive West 8 contains a converted building occupied by locally8oriented commercial uses until recently, when there was a fire in the building, leaving it vacant as a result. Lots 8 and 9 (153 and 155 Meadowlands Drive West) are zoned R1FF in the Zoning By8law. Lots 10, 11, 12 and 13 (145, 147, 149 and 151 Meadowlands Drive West) were the subject of a rezoning in 2012, which had the effect of changing the zone from R1FF to R4Z[1924] S280 in conjunction with a site plan application for a four8storey, 518unit apartment building. Although the zoning was approved, the site plan application has subsequently been withdrawn. PAGE 2

56 PLANNING RATIONALE, Meadowlands Drive W August and 155 Meadowlands Drive West 145)151 Meadowlands Drive West 2.3 SURROUNDING USES and AREA AMENITIES The subject property is located immediately east of the intersection of Meadowlands Drive West and Woodroffe Avenue. Located on the east side of Woodroffe Avenue, approximately 575 metres to the north of the subject property, is Algonquin College. Baseline transit station is located on the west side of Woodroffe Avenue, across from Algonquin College. In the southeast quadrant of the intersection of Woodroffe Avenue and Baseline Road, north of Algonquin College, there is a large commercial development comprising such uses as retail stores, a grocery store, banks, personal service businesses, drugstores, restaurants and a health clinic. The Baseline and Woodroffe Mixed Use Centre extends between Meadowlands and Baseline, along Woodroffe Avenue, but does include the subject property. The zoning in this area is predominantly mixed8use centre, local commercial and general mixed8use, with typical building heights in the order of 18.5 metres. There is extensive commercial development in the area, which is comprised primarily of small, independent personal service businesses. On the west side of Woodroffe is the Centrepointe Community which includes a combination of residential development and government office buildings, such as an eight8storey building at 2 PAGE 3

57 PLANNING RATIONALE, Meadowlands Drive W August 2013 Constellation Crescent and a ten8storey building at 100 Constellation Drive. There is also the former City of Nepean City Hall at 101 Centrepointe Drive, which includes a theatre and library, as well as a City of Ottawa Client Service Centre. The subject property is located on the edge of the residential neighbourhood of Ryan Farm. The area was built in the 1960 s and is comprised mainly of single8detached dwellings on spacious lots, with typical lot sizes in the order of 19 metres wide by 40 metres deep. This type of residential form, with R1FF zoning, abuts the subject property to the north and east. Immediately abutting the subject site to the west is a Petro8Canada gas bar and convenience store. To the south, across Meadowlands Drive, there are several single dwellings and an ethnic grocery store with front yard parking. To the southwest, there is a neighbourhood8scale shopping plaza which includes fast food/take out restaurants. Area Map of Meadowlands Drive West at Woodroffe Avenue 2.4 TRANSPORTATION and TRANSIT NETWORK According to Schedule E of the City of Ottawa Official Plan, Meadowlands Drive West is an existing Major Collector road. It has a total of two lanes, with sidewalks on both sides of the road. As it approaches the intersection at Woodroffe Avenue to the west, the width of the road PAGE 4

58 expands to include a right turn lane, dual left turn lanes and one through lane for west8bound traffic and one merge lane for east8bound traffic. Woodroffe Avenue is an existing Arterial road comprised of multiple lanes in each direction, including HOV lanes for bus rapid transit. The subject property is well8served by public transit on Meadowlands Drive and is within 600 m of the Baseline Transit Station on Woodroffe Avenue, across from Algonquin College. The section of Woodroffe Avenue south of Baseline Transit Station to Hunt Club Road is labeled the Woodroffe Corridor on Schedule 2A of City of Ottawa Zoning By8law This corridor has many rapid transit stations and provides a high volume and frequency of bus transit. Woodroffe Avenue and Meadowlands Drive W are designated as cycling routes within the City's Cycling Master Plan. Woodroffe has an on8street, dedicated cycling lane in the southbound direction and a shared transit/cycling lane in the northbound direction. Woodroffe Transit Corridor/ Public Transit Routes 2.5 DESCRIPTION OF PROPOSED DEVELOPMENT The proposal for the subject property involves the construction of a 1868unit retirement home on a 0.46 ha site presently occupied by six buildings, which will be demolished to accommodate PAGE 5

59 the new use. This development proposal requires a zoning by8law amendment and is subject to site plan control. Concurrent applications have been made. The project consists of a multi8storey building containing a total of 186 retirement suites (rooming units). The building possesses a tiered height profile, including heights ranging from a low of one storey on the east, through to three storeys, then four storeys and, finally, six storeys on the west portion of the property. A generous side yard setback of 9.8 metres is proposed along the east side of the property. Additionally, there is no surface parking on the east side of the property. Rather, surface parking, service areas, the kitchen/dining area, as well as the taller, six8storey portion of the building, is proposed at the west end of the property, where the abutting property contains a gas station, and beyond that the high8traffic, predominantly commercially8oriented Woodroffe Avenue corridor. Rendering of Proposed Development Transportation access / egress is provided at two locations on the site. The proposed primary access is located at the most easterly portion of the site, the greatest distance from the Woodroffe Avenue and Meadowlands Drive West intersection. This two8way driveway will allow access to and from the site in both directions on Meadowlands Drive. A secondary access at the west end of the site 8 will be used as a lobby pickup/dropoff exit and for service8related traffic. It will be a two8way driveway, but will provide only right8in, right8out access to Meadowlands Drive West, due to its proximity to the intersection. There is a one8way drive aisle across the front of the retirement home that connects these two driveways and will provide PAGE 6

60 direct access to the front entrance lobby, which features a canopy to provide weather protection to residents. Residents will take their meals in the dining room and will not have kitchens within their retirement suites. In addition to the dining room, the retirement home features other common areas and facilities such as leisure and activity rooms (i.e. for social hours, games, crafts, film screenings and religious worship), personal services to residents such as hair styling, manicures, pedicures and a therapeutic spa, as well as indoor and outdoor amenity areas. In addition to common outdoor amenity areas, many of the suites facing south on Meadowlands Drive will have balconies. There are no balconies located on the north side of the building, however, there is ample outdoor amenity space provided in the form of a shared second8storey patio and a large, well8landscaped rear yard. This landscaped rear yard 8.65 metres in minimum depth 8 will consist of sod, shrubs and trees and will contain a meandering walking path. The yard will be screened from abutting residential properties with a 2.0 metre high opaque wood fence. Exterior lighting in the rear yard will be selected on the basis of avoiding glare or spillover lighting onto abutting properties. The majority of parking is provided in the underground basement level, with access provided from the east entrance via a garage entry ramp. A limited number (5) of spaces will be provided at8grade, and are associated with the service entry at the west of the site. The west entrance will function primarily as a service and loading area for deliveries and garbage/recycling pickup. This area is located at8grade, under the second storey of the building and behind a front façade wall, which serves to screen these areas from the street. 145)155 Meadowlands Drive West Site Plan PAGE 7

61 In addition to being a primarily residential use in nature, seniors residences generate employment. The proposed retirement home will employ approximately 90 full8time and part8 time staff (spread over three shifts, seven days a week). Typical staffing is in the order of 25 staff during the 7 am to 3 pm day shift and 15 staff during the 3 pm to 11 pm evening shift. Overnight staffing requirements are minimal in nature. Because the site is easily accessible by a robust transit service, and on the basis of experience with other retirement homes, it is likely that much of the staff will travel to and from the site using the public transit system. 2.6 EVOLUTION OF THE PROPOSAL The proposal described above has evolved into its present form as a result of several meetings held with the community, Ward Councillor and Planning Staff. During the course of dialogue with these stakeholders, a number of comments were made in response to the preliminary designs that were presented. Considerable efforts have been made by the project team to address the many comments received through revisions to the site design, as well as building materials, massing and form. Early iterations of the proposal included: Two separate buildings with building heights as high as seven and ten storeys One large building of five storeys Smaller setbacks from the abutting residential property to the east Balconies on the north side of the building facing neighbours' rear yards Larger overall building mass with less articulation An outdoor parking lot adjacent to residential properties Services areas and loading facilities on the east part of the site Revisions made resulting in the current proposal include: Tiered building height of one, two, four and six storeys, to transition from the low residential profile to the east and increase in height toward the mixed8use area of Woodroffe Avenue that is generally zoned for six to seven storey buildings Addition of a transparent transition component between the six and four storey building heights to break up the building facade (making it read architecturally as two buildings) and to provide design interest Removal of the outdoor parking lot from the east side yard and shifting surface parking to the west end of the site, behind the front wall of the building Relocation of the dining/kitchen areas to the west end of the site Introduction of a 2.0 metre high, solid fence along the side and rear property lines, as requested by the community PAGE 8

62 Commitment to lighting of a design and height such that light spillage/glare onto abutting residential properties will be avoided In addition to on8site tree planting to compensate for those trees removed due to the Emerald Ash Borer, the remediation work to deal with soil contamination from the abutting gas bar, and the construction of the underground parking garage, it is proposed to provide tree planting on abutting residential properties where owners are interested Changes in materiality of the building to increase aesthetic qualities The City of Ottawa s recent Older Adult Plan report identified a need within the community for affordable seniors housing (particularly rental tenure housing). Additionally, concern was expressed with respect to the cost of typical retirement homes. Desire was expressed to age in place (or at least within a familiar neighbourhood). Concern was noted with respect to the fact that the elderly became increasingly reliant on public transit as they aged. Finally, there was a need for social, recreational and health8related support in the community. The proposal to construct an affordable retirement home on the subject property represents an opportunity to meet local housing needs for the elderly in the context of a community that offers a range of the support services and amenities, including robust transit services. As a demonstration of their commitment to catering to the needs of the older population within the immediate community, the proponents of this proposal intend to offer one free month of accommodation to any first time occupant of a new unit who currently resides within a one kilometre radius of the subject property. 3.0 PLANNING POLICY AND REGULATORY FRAMEWORK 3.1 PROVINCIAL POLICY STATEMENT (2005) The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1, The PPS requires that all decisions with respect to planning matters shall be consistent with this policy statement. The specific policies applicable to this proposal are as follows: Section 1.0 of the PPS requires that land use and development patterns support strong, liveable and healthy communities. Further, Section 1.1 requires that communities be sustained by promoting efficient development and land use patterns and by accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses for the longterm needs. PAGE 9

63 The proposed zoning amendment is consistent with Section 1.1 of the PPS by expanding the range of permitted uses to include a 1868unit retirement home, while maintaining the character of the community, through the development of a sensitively designed building and site treatment. Section of the PPS provides policies that address housing for the elderly. Section states that: planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents by: b) permitting and facilitating: 1. All forms of housing required to meet the social, health and wellbeing requirements of current and future residents, including special needs requirements (as defined by the PPS). d) promoting densities for new housing which effectively use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed. The proposed zoning amendment is consistent with Section of the PPS. Permitting a 1868 unit retirement home in this residential zone will expand the variety of housing types and contribute to meeting the special needs requirements of the PPS, which specifically include the needs of the elderly. The proposed amendment facilitates a more efficient use of six underutilized properties that contain sufficient land, infrastructure, public service facilities and public transit to accommodate a retirement home of the size proposed. The PPS contains policies that support environmental planning through efficient use of existing infrastructure and effective use of transportation corridors. Section of the PPS states that: planning authorities shall support energy efficiency and improved air quality through land use and development patterns which: a) promote compact form and a structure of nodes and corridors; b) promote the use of public transit and other alternative transportation modes in and between residential, employment (including commercial, industrial and institutional uses) and other areas where these exist or are to be developed; c) focus major employment, commercial and other travelintensive land uses on sites which are well served by public transit where this exists or is to be developed, or designing these to facilitate the establishment of public transit in the future; d) improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion; and PAGE 10

64 e) promote design and orientation which maximize the use of alternative or renewable energy, such as solar and wind energy, and the mitigating effects of vegetation. The proposed zoning amendment is consistent with Section of the PPS as the site is located on a designated Major Collector on Schedule E of the Official Plan. Meadowlands Drive has also been designated as General Urban Area in the Official Plan. One of the objectives for this designation is to promote various housing types to meet the needs of all ages, incomes and life circumstances. The proposal is consistent with this PPS policy. Meadowlands Drive is well served by transit and the location is highly accessible for residents, staff and visitors travelling by public transit. Section 2.0 of the PPS provides policies related to the use and management of resources. Relating to Section 2.1 (Natural Heritage), the subject site has no significant wildlife habitats, wetlands, woodlots or ecological functions; Relating to Section 2.2 (Water), the subject site does not contain any surface or groundwater features identified as ecologically significant; Relating to Section 2.3 (Agriculture), the subject site is located in a developed neighbourhood. There is no agricultural potential and in any case, such uses would not be compatible; Relating to Section 2.4 (Minerals and Petroleum), the subject site has no minerals or petroleum potential and, in any case, such uses would not be compatible; Relating to Section 2.5 (Mineral Aggregate Resources), the subject site has no mineral aggregate potential and in any case, such uses would not be compatible; and Relating to Section 2.6 (Cultural Heritage and Archaeology), the subject site is not a heritage site and the existing buildings have not been deemed to have heritage interest. There are no known or documented natural heritage, agricultural, mineral or cultural heritage resources on the subject site. The proposed change of use will not interfere with any natural, mineral and/or cultural resources. The subject site is consistent with the policies in Section 2.0 of the PPS. Section 3.0 of the PPS provides policies related to the protection of public health and safety. While the site is not subject to any natural hazards as contemplated by Section 3.1 (Natural Hazards), it is subject to a human8made hazard, as contemplated by Section 3.2 (Human8Made Hazards). In this regard, a portion of the subject site is located near an existing gas station and PAGE 11

65 some soil contamination has been identified on the most westerly (155 Meadowlands Drive West) of the six parcels that make up the property. A remediation plan has been prepared and the works required to clean up the site to accommodate residential development will be proceeding shortly. Accordingly, the proposal is consistent with the policies of Section 3.0 of the PPS. 3.2 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, The City of Ottawa Official Plan Amendment 76 is the five8year review of this document. It was approved by City Council on June 24, 2009 and was approved by the Minister of Municipal Affairs and Housing in January For the purposes of this planning rationale, the consolidated online version was used for reference Generally Permitted Uses (Official Plan Section 3.1) Section 3.1 of the Official Plan states that certain land uses are characterized as generally8 permitted uses. A retirement home is a generally8permitted use and is, therefore, permitted within all land use designations, subject to the policies set out in the Plan. Policy 5 indicates that: Where the zoning bylaw permits a dwelling in areas designated General Urban Area, the bylaw will also permit a retirement home, which is not a residential care facility, as defined in the zoning bylaw. [Amendment 76, August 04, 2010] The proposed zoning amendment is consistent with Policy 5 from Section 3.1 of the Official Plan. A retirement home is a permitted use in the R4Z zone and is compatible with the uses envisioned within the General Urban Area. A zoning by8law amendment, the effect of which is to add a retirement home in relation to the R1FF zone on the two westerly lots, would conform to the Official Plan General Urban Area (Official Plan Section 3.6.1) The subject site is located within the urban boundary of the City of Ottawa, as shown on the Urban Policy Plan (Schedule B of the Official Plan). Schedule B shows that the subject properties abutting Meadowlands are designated as General Urban Area". PAGE 12

66 Urban Policy Plan, Schedule B of City of Ottawa Official Plan Those uses permitted in the General Urban Area designation, as stated in Policy 1, are: General Urban Area designation permits all types and densities of housing, as well as employment, retail uses, service, industrial, cultural, leisure, greenspace, entertainment, and institutional uses. Furthermore, when considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will: b. Apply the policies of Section and Section 4.11; and c. Consider its contribution to the 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. PAGE 13

67 The General Urban Area also 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 rapidtransit system, or an arterial or major collector road with sufficient capacity to accommodate the anticipated traffic generated and where frequent, allday transit service can be provided; 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...may be taken into account. The proposed amendment will allow a more intense form of residential use, addressing the needs of seniors for affordable housing in the area between the Ryan Farm residential community and the Woodroffe commercial corridor an area that is immediately adjacent to an identified rapid transit corridor. The amendment will allow development that is consistent with the policies of the Official Plan noted above, as well as the adjacent Woodroffe corridor Mixed8 Use designation Review of Development Applications (Official Plan Section 4) Section 4.11 of the Official Plan discusses issues of urban design and compatibility in reviewing planning applications. Designations such as General Urban Area permit a broad range of uses with non8specific development policies; therefore it is necessary for zoning by8laws to establish more specific uses that are permitted and their corresponding performance standards. Policy of the Official Plan states that, When evaluating compatibility of development applications, the City will have regard for the policies of the site s land use designation, and all applicable Community Design Plans, Secondary Plans, or site specific policies, Councilapproved design guidelines, Provincial Environmental Assessments, and functional design plans for capital projects, as well as the Design Objectives and Principles in Section 2.5.1, and the preceding policies in Sections 4.1 through The proposed development respects the following policies: Relating to Policy 4.1 (Site8Specific Policies and Secondary Policy Plans), the subject site is not located within a Secondary Plan area; PAGE 14

68 Relating to Policy 4.2 (Adjacent to Land8Use Designations), the subject site is not adjacent to a significant habitat or wetland; Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the subject site is well8served by transit, including bus rapid transit, fronts onto a designated Major Collector Road and is within 100 metres of an Arterial Road, with cycling lanes, sidewalks and adequate traffic controls at the intersection; Relating to Policy 4.4 (Water and Wastewater Servicing), the subject property is currently serviced by existing municipal water and wastewater facilities. Services run along Meadowlands Drive and have sufficient capacity to accommodate the proposed development; Relating to Policy 4.5 (Housing), the proposed retirement home will be constructed in accordance with the requirements of Section which requires that land uses intensify within existing areas of development; Relating to Policy 4.6 (Cultural Heritage Resources), the subject property is not classified in a Cultural Heritage Area. Relating to Policy 4.7 (Environmental Protection), there have been no environmental features identified on the site. Relating to Policy 4.8 (Protection of Health and Safety), the subject site is not affected by designations on Schedule K of the Official Plan (flood plains, wellhead protection or unstable soils); To demonstrate compatibility of the proposed use with that of the existing uses adjacent to the subject property, this planning rationale gives consideration to the various criteria listed in Section of the Official Plan as follows: a) Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. The proposed zoning amendment will result in a use that generates minimal traffic in the area of the site, and has negligible potential for traffic impacts on adjacent local roads within Ryan Farm or other nearby residential neighbourhoods. A retirement home is a low generator of traffic which is, of course, the reason that parking requirements are generally recognized as being modest in nature. A traffic impact assessment has been prepared which demonstrates that the site trips generated by the subject site do not adversely impact the traffic operations of Meadowlands Drive West or the intersection at Meadowlands Drive West and Woodroffe Avenue. The Traffic Impact Assessment prepared for this project indicates that the two proposed site access intersections on Meadowlands Drive West are expected to operate acceptably during AM and PM peak hours. PAGE 15

69 b) Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite. Two access points are proposed on the subject property and will consist of a primary two8way, all direction (east) driveway and a secondary two8way right8in, right8out, (west) driveway to Meadowlands Drive. A one8way internal laneway will connect the two driveways and provide direct access to the front door of the building for ease of drop8off and pick8up of residents. The majority of parking is provided underground, and the small amount of surface parking that is provided is located at the west end of the site. No neighbouring properties will be affected by vehicular headlight glare on the site, due to the proposed placement of accesses and screening measures, such as the concrete upstand associated with the underground garage ramp. c) Parking Requirements: The development should have adequate onsite parking to minimize the potential for spillover parking on adjacent areas. The proposal will comply with the required number of parking spaces for retirement house uses, as per the City of Ottawa Zoning ByLaw Additionally, parking studies undertaken by Novatech for similar retirement facilities have provided empirical evidence that the Ottawa parking standard is typically adequate to address the parking needs of retirement homes. Finally, due to the excellent transit in the area, employees and visitors will be well8served. d) Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures. The privacy of adjacent properties will not be negatively affected by this proposal. In addition to an 8.65 m rear yard setback, proposed screening with trees and shrubs will be provided along the rear and both interior sides of the property, providing privacy to residents residing on Howden Avenue to the north, as well as to the abutting property to the east on Meadowlands Drive. A 2.0 metre high solid fence is proposed at the rear of the property which will further buffer the existing residential neighbourhood from the proposed development. It is also noted that the proposed development easily meets the standard yard requirements outlined in the City of Ottawa Zoning ByLaw for the R4Z zone, as it relates to the north and east setbacks. e) Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas (including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated PAGE 16

70 using a variety of methods (e.g., location, containment, screening, berms, and/or landscaping). The entrance located at the west end of the building will function primarily as a service entrance, providing access for delivery and pickup of a service nature. There is no zoning by8law requirement for a loading space for residential uses, however, practically speaking, loading for food, garbage and recycling service trucks will be accommodated by the west service entry. Landscape screening in the form of a 2.08metre high fence and shrubs is provided in the west interior side yard, in order to screen the abutting property gas bar and convenience store from the subject property. The service entry will be partially obscured from view, due to the orientation of the overhead service doors on the side of the building, as well as being located under the second storey of the building. f) Lighting: The potential for light spill over or glare from any lighting source onto adjacent lightsensitive areas should be avoided or mitigated; Exterior site lighting is proposed on low posts, with downward facing fixtures to eliminate any light spillage over the above8noted fence onto adjacent properties. g) Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions. The proposed use, by its very nature, is not considered a noise or odour generator. The emergency generator system will be located on the roof, rather than at8grade, in order to avoid noise impacts on adjacent land uses. h) Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures; A sun shadowing study has been prepared by S.J. Lawrence Architect Inc. for various times of the day in the months of March, June, September and December. This study illustrates that sun shadowing will have a minimal impact on abutting and adjacent properties during the typical hours and seasons in which one would ordinarily be actively using rear yards for outdoor leisure purposes. i) Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties; PAGE 17

71 No microclimate conditions have been identified in conjunction with the proposed development. j) Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. Where the proposed development itself is to contribute such services and amenities, they should be of a scale appropriate to the needs and character of the area. The subject property is located within a short distance of a wide range of community services such as parks, schools, emergency services as well as to a variety of retail, office and service8 based businesses along Woodroffe Avenue, Baseline Road and Merivale Road. Many of these services and amenities are within walking distance, while others are readily accessible by transit. The proposed use, when evaluated against the above8noted compatibility criteria, is compatible with the existing uses adjacent to the property. The proposed use will fit well within the character of the Ryan Farm Neighbourhood, and provides a suitable intervening land use relative to the Woodroffe commercial corridor. The proposed zoning amendment is consistent with the compatibility requirements of Section 4.11 of the Official Plan. 3.3 Transit)oriented Development Guidelines The growth management strategies of the Official Plan direct growth to the Central Area, Mixed8 Use Centres, Town Centres and Mainstreets, all of which are planned to be accessible by public transit. Opportunities exist to create Transit8oriented Development within these areas of the City of Ottawa. The subject parcel abuts the Mixed8use Centre of Baseline and Woodroffe, is within 600 metres of the Baseline transit station, and is even closer to numerous bus rapid transit stops on Woodroffe Avenue. The Transitoriented Development Guidelines prepared by the City of Ottawa provide direction for locating development in proximity to transit systems. Guideline 1: Provide transit supportive land uses within a 600 metre walking distance of a rapid transit stop or station. Transit8supportive land uses encourage transit use and transportation network efficiency as they: Establish high residential and/or employee densities Create travel outside of the am/pm peak periods Promote reverse8flow travel Attract and generate pedestrian and cycling traffic Provide extended hours of activity, throughout the day and week. PAGE 18

72 PLANNING RATIONALE, Meadowlands Drive W August 2013 Guideline 9: Create a transition in scale between higher intensity development around the transit station and adjacent lower intensity communities by stepping down building heights and densities from the transit station. The proposed retirement home on Meadowlands Drive West will increase both residential and employment densities on the subject property. A total of slightly more than 186 elderly people will make the retirement home their permanent residence and will shop at, and make use of, many businesses and services in the area. Additionally, those employed at the retirement home will be able to access the property easily by transit, cycling or walking. The tiered, multi8storey design of the building addresses the established residential community to the east and increases in height towards Woodroffe Avenue, where six to seven8storeys is generally anticipated by the existing zoning. Location of Subject Property within the Woodroffe Transit Corridor PAGE 19

73 4.0 CITY OF OTTAWA BY)LAW 2008)250 The properties at 153 and 155 Meadowlands are currently zoned R1FF; Residential First Density, Subzone FF, in the City of Ottawa Zoning ByLaw The existing R1FF zoning permits the following uses and anticipates a maximum height of 9.5 m: bed and breakfast (maximum of three guests) community garden detached dwelling diplomatic mission group home (maximum of ten residents) home8based business home8based daycare park retirement home, converted (maximum of ten residents) secondary dwelling unit The properties at 145, 147, 149 and 151 Meadowlands Drive are currently zoned R4Z[1924] S280, in the City of Ottawa Zoning Bylaw The current zone permits the following uses and, in accordance with a site8specific schedule to the by8law, a maximum height of 12.5 m, a rear yard setback of 7.5 m, side yard setbacks of 3.3 m and 6.0 m, and front yard setback of 4.4 m: apartment dwelling, low rise bed and breakfast community garden converted dwelling detached dwelling diplomatic mission duplex dwelling group home home8based business home8based daycare linked8detached dwelling townhouse dwelling park planned unit development retirement home, converted retirement home PAGE 20

74 rooming house, converted rooming house secondary dwelling unit semi8detached dwelling stacked dwelling three8unit dwelling geoottawa Zoning Map, City of Ottawa Zoning By)law 2008)250 It is noted that the R4Z [1924] S280 zone, as it applies to the four easterly lots, would allow the construction of a retirement home with a maximum building height of four storeys. The R1FF zone, which applies to the two westerly lots, does not, however, permit a retirement home. Therefore, the zoning by8law amendment seeks to amend the zoning of the property from R1FF and R4Z[1924] S280 to permit a 1868unit retirement home of four and six storeys as a permitted use on the consolidated parcel. PAGE 21

75 5.0 REQUESTED ZONING BY)LAW AMENDMENT It is proposed that the subject property be rezoned to a new site8specific R4Z exception zone to permit a retirement home with a tiered building height profile, such that a maximum height of 18.5 m or six8storeys be permitted on the lands generally consisting of the two westerly parcels, (whereas the R4Z zone requires 15 m) and that 12.5 m or four storeys be permitted on the lands generally consisting of the four easterly parcels. As the table below illustrates, the project generally complies with other performance standards of the standard R4Z zone, save and except the following: The 3.0 m west interior side yard, for the portion of building more than 21 m from the front lot line, (whereas the R4Z zone requires 6.0 m); The 33.5% of the front yard that is landscaped, (whereas the R4Z zone requires 50%); The canopy projection to the front lot line, (whereas the R4Z zone requires that it not project more than 1.8 m and no closer than 0.6 m to the front lot line. All required parking is achieved on the subject property, at a rate consistent with Section 1018 Table 101, in conjunction with the Parking Space Provisions of Section 106, Aisle and Driveway Provisions of Section 107, Location of Parking of Section 109 and Landscaping Provisions for Parking Lots of Section 110. PAGE 22

76 City of Ottawa Comprehensive Zoning By8law Proposed Zoning 8 R4Z[xxxx], Residential Fourth Density, Subzone Z, Special Exception xxxx Zoning Standard R4Z Zone Proposed Zoning Minimum Lot Area 450 m m2 8 Comply Minimum Lot Width 18.0 m m 8 Comply Minimum Front Yard 3.0 m m 8 Comply Minimum Interior Side Yard For any part of a building located within 21 m of a front lot line Equal to or lesser in height 81.5m Greater than 11m in height m N/A East side yard: 9.78 m 8 Comply West side yard: 3.0 m 8 Comply All other circumstances 86.0m East side yard: 9.78 m 8 Comply West side yard: 3.0 m Minimum Rear Yard 6.0 m 8.65 m Comply Maximum Building Height 15 m 18.5 m (2 West Lots) 12.5 m (4 East Lots) 8 Comply Landscape Buffer for a Parking Lot not abutting a street 1.5 m 2.6 m 8 Comply Landscaped Yards 50% of front yard in R4 zone 33.5% with current proposal Minimum Parking Rate 0.25 spaces per unit and 50 spaces provided 8 Comply 1/100m2 GFA = = 48 Minimum Parking Space 2.6 m x 5.2 m Comply Minimum Drive Aisle 6.7 m for two8way traffic and Comply 3.0 m for one8way traffic Bicycle Parking 0.25 per unit = 47 spaces 47 spaces provided 8 Comply Total Amenity Area 10% of Rooming Unit GFA m2 8 Comply 630m2 Communal Amenity Area 50% of Total Amenity Area 8 315m2 732 m2 8 Comply Permitted Projection, Canopy 1.8 m but not closer than 0.6m 0 m PAGE 23

77 6.0 SUMMARY This report has been prepared in support of an application for a zoning by8law amendment change the zoning of 145, 147, 149, 151, 153 and 155 Meadowlands Drive West to a site8 specific R4Z zone, as it relates to the four easterly parcels presently zoned R4Z[1924] S280 and the two westerly parcels which are presently zoned R1FF. The purpose of the zoning amendment is to permit a 1868unit retirement home, ranging in height from one to six storeys. The proposed zoning by8law amendment is consistent with the Provincial Policy Statement, in that it promotes efficient development and land use patterns, makes better use of existing infrastructure, increases housing choices and meets the housing requirements of those with special needs. The proposed zoning by8law amendment conforms to the policies in the City of Ottawa Official Plan, which designates the subject property as General Urban Area. This report demonstrates that the proposed zoning amendment meets compatibility objectives of the Official Plan in relation to surrounding and uses within the community, which includes single detached dwellings in Ryan Farm, as well as and the Woodroffe mixed8use corridor. The proposed zoning amendment will implement the goals and objectives of the General Urban Area policies in the Official Plan, and is an ideal use for a transitional property such as this one, which is situated on the edge of the two areas. In terms of zoning, the subject property is immediately adjacent to the predominantly commercially8zone Woodroffe corridor, whose commercial zoning already extends eastward on the south side of Meadowlands Drive, across from the west portion of the subject property. The zoning on Woodroffe Avenue generally contemplates 18.5 m high, six to seven storey buildings. The proposed use and its tiered approach to building height represent an appropriate response to that zoning context. In terms of surrounding land use, while the proposed retirement home abuts residential uses to the north and east, it also abuts a commercial use to the west and faces a mix of residential and commercial uses to the south. A retirement home is an appropriate transitional use, and can benefit from a location that affords easy and close access to goods and services accessible on foot or by public transit. In closing, in addition to meeting policy and regulatory requirements for good planning, the proposed development represents good planning in terms of matters of use, building design and form, and site layout while also having regard to function, convenience, safety, aesthetic and buffering considerations. PAGE 24

78 TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY INTRODUCTION 2.1 Purpose Site Description Surrounding Uses and Area Amenities Transportation and Transit Network Description of Proposed Development Evolution of the Proposal Planning Policy and Regulatory Framework 3.1 Provincial Policy Statement (2005) City of Ottawa Official Plan Generally Permitted Uses General Urban Area Review of Development Applications Transit Oriented Guidelines CITY OF OTTAWA BY8LAW REQUESTED ZONING BY8LAW AMENDMENT SUMMARY...24

79 1.0 EXECUTIVE SUMMARY This report has been prepared in support of a zoning by8law amendment to permit a retirement home on the properties municipally known as 145, 147, 149, 151, 153 and 155 Meadowlands Drive West in the City of Ottawa. Schedule B of the City of Ottawa Official Plan designates the subject property as General Urban Area. The current zoning of 153 and 155 Meadowlands Drive (the two westerly parcels) is R1FF Residential First Density, Subzone FF, in the City of Ottawa Zoning By8Law The zoning of the balance of the lands 8 145, 147, 149 and 151 Meadowlands Drive (the four easterly parcels) is R4Z[1924] S280 Residential Fourth Density, Subzone Z, Special Exception 1924, Schedule 280. The R4Z[1924] S280 permits a retirement home, however, the By8Law only permits a maximum building height of 12.5 metres. The R1FF Zone does not permit a retirement home and has a maximum building height of 9.5 metres. The proposed retirement home site consists of six separate properties, which are being assembled to accommodate the proposed development. Existing uses on the property include five single8detached dwellings, as well as a building most recently occupied by various locally8 oriented commercial uses, including a hair salon, barber shop and a convenience store. The intended use of the assembled land holding is a retirement home of 186 retirement suites (rooming units) with underground parking for 45 vehicles and a service entrance at grade with parking for an additional 5 vehicles, for a total of 50 parking spaces. The design of the retirement home is such that the building height is gradually stepped from one storey at the east portion of the site, to three storeys, then four storeys and, finally, six storeys at the west portion of the property. It is proposed that the subject property be rezoned from R1FF and R4Z[1924]S280 to a new R4Z [XXXX], which will permit a retirement home with a maximum height of six8storeys or 18.5 m, on the two westerly parcels and 12.5 m or four8storeys on the four easterly parcels. In addition, relief is sought from various performance standards of the R4Z zone, including a reduced west interior side yard, a reduced percentage of front yard landscaping and an increased entrance canopy projection into the front yard. This planning rationale clearly demonstrates that the proposed zoning amendment is consistent with the Provincial Policy Statement, complies with the policies of the City of Ottawa Official Plan and respects the purpose and intent of the Zoning By8law. In addition, the proposed use is compatible with the surrounding neighbourhood and the site design is appropriate to the use proposed and the contextual environment. PAGE 1

80 2.0 INTRODUCTION 2.1 PURPOSE Novatech has prepared this Planning Rationale Report in support of an application for a zoning by8law amendment to amend the existing residential zoning at 145, 147, 149, 151, 153 and 155 Meadowlands Drive West to permit a 1868unit retirement home. The purpose of this Planning Rationale is to consider the appropriateness of the proposed development in relation to its location and demonstrate how the proposed zoning by8law amendment will: Be consistent with the policies of the Provincial Policy Statement; Conform to the policies of the City of Ottawa Official Plan; Respect the intent of the Zoning Bylaw; and Be compatible with surrounding uses. 2.2 SITE DESCRIPTION The subject property includes a total of six parcels and is located on the north side of Meadowlands Drive West, east of Woodroffe Avenue. It has a total area of 4,594 m 2 and a total frontage of m on Meadowlands Drive West. The property is legally described as Lots 8, 9, 10, 11, 12 and 13, Registered Plan , in the City of Ottawa. Five of the lots presently contain a single8detached dwelling. One of the lots Meadowlands Drive West 8 contains a converted building occupied by locally8oriented commercial uses until recently, when there was a fire in the building, leaving it vacant as a result. Lots 8 and 9 (153 and 155 Meadowlands Drive West) are zoned R1FF in the Zoning By8law. Lots 10, 11, 12 and 13 (145, 147, 149 and 151 Meadowlands Drive West) were the subject of a rezoning in 2012, which had the effect of changing the zone from R1FF to R4Z[1924] S280 in conjunction with a site plan application for a four8storey, 518unit apartment building. Although the zoning was approved, the site plan application has subsequently been withdrawn. PAGE 2

81 PLANNING RATIONALE, Meadowlands Drive W August and 155 Meadowlands Drive West 145)151 Meadowlands Drive West 2.3 SURROUNDING USES and AREA AMENITIES The subject property is located immediately east of the intersection of Meadowlands Drive West and Woodroffe Avenue. Located on the east side of Woodroffe Avenue, approximately 575 metres to the north of the subject property, is Algonquin College. Baseline transit station is located on the west side of Woodroffe Avenue, across from Algonquin College. In the southeast quadrant of the intersection of Woodroffe Avenue and Baseline Road, north of Algonquin College, there is a large commercial development comprising such uses as retail stores, a grocery store, banks, personal service businesses, drugstores, restaurants and a health clinic. The Baseline and Woodroffe Mixed Use Centre extends between Meadowlands and Baseline, along Woodroffe Avenue, but does include the subject property. The zoning in this area is predominantly mixed8use centre, local commercial and general mixed8use, with typical building heights in the order of 18.5 metres. There is extensive commercial development in the area, which is comprised primarily of small, independent personal service businesses. On the west side of Woodroffe is the Centrepointe Community which includes a combination of residential development and government office buildings, such as an eight8storey building at 2 PAGE 3

82 PLANNING RATIONALE, Meadowlands Drive W August 2013 Constellation Crescent and a ten8storey building at 100 Constellation Drive. There is also the former City of Nepean City Hall at 101 Centrepointe Drive, which includes a theatre and library, as well as a City of Ottawa Client Service Centre. The subject property is located on the edge of the residential neighbourhood of Ryan Farm. The area was built in the 1960 s and is comprised mainly of single8detached dwellings on spacious lots, with typical lot sizes in the order of 19 metres wide by 40 metres deep. This type of residential form, with R1FF zoning, abuts the subject property to the north and east. Immediately abutting the subject site to the west is a Petro8Canada gas bar and convenience store. To the south, across Meadowlands Drive, there are several single dwellings and an ethnic grocery store with front yard parking. To the southwest, there is a neighbourhood8scale shopping plaza which includes fast food/take out restaurants. Area Map of Meadowlands Drive West at Woodroffe Avenue 2.4 TRANSPORTATION and TRANSIT NETWORK According to Schedule E of the City of Ottawa Official Plan, Meadowlands Drive West is an existing Major Collector road. It has a total of two lanes, with sidewalks on both sides of the road. As it approaches the intersection at Woodroffe Avenue to the west, the width of the road PAGE 4

83 expands to include a right turn lane, dual left turn lanes and one through lane for west8bound traffic and one merge lane for east8bound traffic. Woodroffe Avenue is an existing Arterial road comprised of multiple lanes in each direction, including HOV lanes for bus rapid transit. The subject property is well8served by public transit on Meadowlands Drive and is within 600 m of the Baseline Transit Station on Woodroffe Avenue, across from Algonquin College. The section of Woodroffe Avenue south of Baseline Transit Station to Hunt Club Road is labeled the Woodroffe Corridor on Schedule 2A of City of Ottawa Zoning By8law This corridor has many rapid transit stations and provides a high volume and frequency of bus transit. Woodroffe Avenue and Meadowlands Drive W are designated as cycling routes within the City's Cycling Master Plan. Woodroffe has an on8street, dedicated cycling lane in the southbound direction and a shared transit/cycling lane in the northbound direction. Woodroffe Transit Corridor/ Public Transit Routes 2.5 DESCRIPTION OF PROPOSED DEVELOPMENT The proposal for the subject property involves the construction of a 1868unit retirement home on a 0.46 ha site presently occupied by six buildings, which will be demolished to accommodate PAGE 5

84 the new use. This development proposal requires a zoning by8law amendment and is subject to site plan control. Concurrent applications have been made. The project consists of a multi8storey building containing a total of 186 retirement suites (rooming units). The building possesses a tiered height profile, including heights ranging from a low of one storey on the east, through to three storeys, then four storeys and, finally, six storeys on the west portion of the property. A generous side yard setback of 9.8 metres is proposed along the east side of the property. Additionally, there is no surface parking on the east side of the property. Rather, surface parking, service areas, the kitchen/dining area, as well as the taller, six8storey portion of the building, is proposed at the west end of the property, where the abutting property contains a gas station, and beyond that the high8traffic, predominantly commercially8oriented Woodroffe Avenue corridor. Rendering of Proposed Development Transportation access / egress is provided at two locations on the site. The proposed primary access is located at the most easterly portion of the site, the greatest distance from the Woodroffe Avenue and Meadowlands Drive West intersection. This two8way driveway will allow access to and from the site in both directions on Meadowlands Drive. A secondary access at the west end of the site 8 will be used as a lobby pickup/dropoff exit and for service8related traffic. It will be a two8way driveway, but will provide only right8in, right8out access to Meadowlands Drive West, due to its proximity to the intersection. There is a one8way drive aisle across the front of the retirement home that connects these two driveways and will provide PAGE 6

85 direct access to the front entrance lobby, which features a canopy to provide weather protection to residents. Residents will take their meals in the dining room and will not have kitchens within their retirement suites. In addition to the dining room, the retirement home features other common areas and facilities such as leisure and activity rooms (i.e. for social hours, games, crafts, film screenings and religious worship), personal services to residents such as hair styling, manicures, pedicures and a therapeutic spa, as well as indoor and outdoor amenity areas. In addition to common outdoor amenity areas, many of the suites facing south on Meadowlands Drive will have balconies. There are no balconies located on the north side of the building, however, there is ample outdoor amenity space provided in the form of a shared second8storey patio and a large, well8landscaped rear yard. This landscaped rear yard 8.65 metres in minimum depth 8 will consist of sod, shrubs and trees and will contain a meandering walking path. The yard will be screened from abutting residential properties with a 2.0 metre high opaque wood fence. Exterior lighting in the rear yard will be selected on the basis of avoiding glare or spillover lighting onto abutting properties. The majority of parking is provided in the underground basement level, with access provided from the east entrance via a garage entry ramp. A limited number (5) of spaces will be provided at8grade, and are associated with the service entry at the west of the site. The west entrance will function primarily as a service and loading area for deliveries and garbage/recycling pickup. This area is located at8grade, under the second storey of the building and behind a front façade wall, which serves to screen these areas from the street. 145)155 Meadowlands Drive West Site Plan PAGE 7

86 In addition to being a primarily residential use in nature, seniors residences generate employment. The proposed retirement home will employ approximately 90 full8time and part8 time staff (spread over three shifts, seven days a week). Typical staffing is in the order of 25 staff during the 7 am to 3 pm day shift and 15 staff during the 3 pm to 11 pm evening shift. Overnight staffing requirements are minimal in nature. Because the site is easily accessible by a robust transit service, and on the basis of experience with other retirement homes, it is likely that much of the staff will travel to and from the site using the public transit system. 2.6 EVOLUTION OF THE PROPOSAL The proposal described above has evolved into its present form as a result of several meetings held with the community, Ward Councillor and Planning Staff. During the course of dialogue with these stakeholders, a number of comments were made in response to the preliminary designs that were presented. Considerable efforts have been made by the project team to address the many comments received through revisions to the site design, as well as building materials, massing and form. Early iterations of the proposal included: Two separate buildings with building heights as high as seven and ten storeys One large building of five storeys Smaller setbacks from the abutting residential property to the east Balconies on the north side of the building facing neighbours' rear yards Larger overall building mass with less articulation An outdoor parking lot adjacent to residential properties Services areas and loading facilities on the east part of the site Revisions made resulting in the current proposal include: Tiered building height of one, two, four and six storeys, to transition from the low residential profile to the east and increase in height toward the mixed8use area of Woodroffe Avenue that is generally zoned for six to seven storey buildings Addition of a transparent transition component between the six and four storey building heights to break up the building facade (making it read architecturally as two buildings) and to provide design interest Removal of the outdoor parking lot from the east side yard and shifting surface parking to the west end of the site, behind the front wall of the building Relocation of the dining/kitchen areas to the west end of the site Introduction of a 2.0 metre high, solid fence along the side and rear property lines, as requested by the community PAGE 8

87 Commitment to lighting of a design and height such that light spillage/glare onto abutting residential properties will be avoided In addition to on8site tree planting to compensate for those trees removed due to the Emerald Ash Borer, the remediation work to deal with soil contamination from the abutting gas bar, and the construction of the underground parking garage, it is proposed to provide tree planting on abutting residential properties where owners are interested Changes in materiality of the building to increase aesthetic qualities The City of Ottawa s recent Older Adult Plan report identified a need within the community for affordable seniors housing (particularly rental tenure housing). Additionally, concern was expressed with respect to the cost of typical retirement homes. Desire was expressed to age in place (or at least within a familiar neighbourhood). Concern was noted with respect to the fact that the elderly became increasingly reliant on public transit as they aged. Finally, there was a need for social, recreational and health8related support in the community. The proposal to construct an affordable retirement home on the subject property represents an opportunity to meet local housing needs for the elderly in the context of a community that offers a range of the support services and amenities, including robust transit services. As a demonstration of their commitment to catering to the needs of the older population within the immediate community, the proponents of this proposal intend to offer one free month of accommodation to any first time occupant of a new unit who currently resides within a one kilometre radius of the subject property. 3.0 PLANNING POLICY AND REGULATORY FRAMEWORK 3.1 PROVINCIAL POLICY STATEMENT (2005) The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1, The PPS requires that all decisions with respect to planning matters shall be consistent with this policy statement. The specific policies applicable to this proposal are as follows: Section 1.0 of the PPS requires that land use and development patterns support strong, liveable and healthy communities. Further, Section 1.1 requires that communities be sustained by promoting efficient development and land use patterns and by accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses for the longterm needs. PAGE 9

88 The proposed zoning amendment is consistent with Section 1.1 of the PPS by expanding the range of permitted uses to include a 1868unit retirement home, while maintaining the character of the community, through the development of a sensitively designed building and site treatment. Section of the PPS provides policies that address housing for the elderly. Section states that: planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents by: b) permitting and facilitating: 1. All forms of housing required to meet the social, health and wellbeing requirements of current and future residents, including special needs requirements (as defined by the PPS). d) promoting densities for new housing which effectively use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed. The proposed zoning amendment is consistent with Section of the PPS. Permitting a 1868 unit retirement home in this residential zone will expand the variety of housing types and contribute to meeting the special needs requirements of the PPS, which specifically include the needs of the elderly. The proposed amendment facilitates a more efficient use of six underutilized properties that contain sufficient land, infrastructure, public service facilities and public transit to accommodate a retirement home of the size proposed. The PPS contains policies that support environmental planning through efficient use of existing infrastructure and effective use of transportation corridors. Section of the PPS states that: planning authorities shall support energy efficiency and improved air quality through land use and development patterns which: a) promote compact form and a structure of nodes and corridors; b) promote the use of public transit and other alternative transportation modes in and between residential, employment (including commercial, industrial and institutional uses) and other areas where these exist or are to be developed; c) focus major employment, commercial and other travelintensive land uses on sites which are well served by public transit where this exists or is to be developed, or designing these to facilitate the establishment of public transit in the future; d) improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion; and PAGE 10

89 e) promote design and orientation which maximize the use of alternative or renewable energy, such as solar and wind energy, and the mitigating effects of vegetation. The proposed zoning amendment is consistent with Section of the PPS as the site is located on a designated Major Collector on Schedule E of the Official Plan. Meadowlands Drive has also been designated as General Urban Area in the Official Plan. One of the objectives for this designation is to promote various housing types to meet the needs of all ages, incomes and life circumstances. The proposal is consistent with this PPS policy. Meadowlands Drive is well served by transit and the location is highly accessible for residents, staff and visitors travelling by public transit. Section 2.0 of the PPS provides policies related to the use and management of resources. Relating to Section 2.1 (Natural Heritage), the subject site has no significant wildlife habitats, wetlands, woodlots or ecological functions; Relating to Section 2.2 (Water), the subject site does not contain any surface or groundwater features identified as ecologically significant; Relating to Section 2.3 (Agriculture), the subject site is located in a developed neighbourhood. There is no agricultural potential and in any case, such uses would not be compatible; Relating to Section 2.4 (Minerals and Petroleum), the subject site has no minerals or petroleum potential and, in any case, such uses would not be compatible; Relating to Section 2.5 (Mineral Aggregate Resources), the subject site has no mineral aggregate potential and in any case, such uses would not be compatible; and Relating to Section 2.6 (Cultural Heritage and Archaeology), the subject site is not a heritage site and the existing buildings have not been deemed to have heritage interest. There are no known or documented natural heritage, agricultural, mineral or cultural heritage resources on the subject site. The proposed change of use will not interfere with any natural, mineral and/or cultural resources. The subject site is consistent with the policies in Section 2.0 of the PPS. Section 3.0 of the PPS provides policies related to the protection of public health and safety. While the site is not subject to any natural hazards as contemplated by Section 3.1 (Natural Hazards), it is subject to a human8made hazard, as contemplated by Section 3.2 (Human8Made Hazards). In this regard, a portion of the subject site is located near an existing gas station and PAGE 11

90 some soil contamination has been identified on the most westerly (155 Meadowlands Drive West) of the six parcels that make up the property. A remediation plan has been prepared and the works required to clean up the site to accommodate residential development will be proceeding shortly. Accordingly, the proposal is consistent with the policies of Section 3.0 of the PPS. 3.2 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, The City of Ottawa Official Plan Amendment 76 is the five8year review of this document. It was approved by City Council on June 24, 2009 and was approved by the Minister of Municipal Affairs and Housing in January For the purposes of this planning rationale, the consolidated online version was used for reference Generally Permitted Uses (Official Plan Section 3.1) Section 3.1 of the Official Plan states that certain land uses are characterized as generally8 permitted uses. A retirement home is a generally8permitted use and is, therefore, permitted within all land use designations, subject to the policies set out in the Plan. Policy 5 indicates that: Where the zoning bylaw permits a dwelling in areas designated General Urban Area, the bylaw will also permit a retirement home, which is not a residential care facility, as defined in the zoning bylaw. [Amendment 76, August 04, 2010] The proposed zoning amendment is consistent with Policy 5 from Section 3.1 of the Official Plan. A retirement home is a permitted use in the R4Z zone and is compatible with the uses envisioned within the General Urban Area. A zoning by8law amendment, the effect of which is to add a retirement home in relation to the R1FF zone on the two westerly lots, would conform to the Official Plan General Urban Area (Official Plan Section 3.6.1) The subject site is located within the urban boundary of the City of Ottawa, as shown on the Urban Policy Plan (Schedule B of the Official Plan). Schedule B shows that the subject properties abutting Meadowlands are designated as General Urban Area". PAGE 12

91 Urban Policy Plan, Schedule B of City of Ottawa Official Plan Those uses permitted in the General Urban Area designation, as stated in Policy 1, are: General Urban Area designation permits all types and densities of housing, as well as employment, retail uses, service, industrial, cultural, leisure, greenspace, entertainment, and institutional uses. Furthermore, when considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will: b. Apply the policies of Section and Section 4.11; and c. Consider its contribution to the 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. PAGE 13

92 The General Urban Area also 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 rapidtransit system, or an arterial or major collector road with sufficient capacity to accommodate the anticipated traffic generated and where frequent, allday transit service can be provided; 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...may be taken into account. The proposed amendment will allow a more intense form of residential use, addressing the needs of seniors for affordable housing in the area between the Ryan Farm residential community and the Woodroffe commercial corridor an area that is immediately adjacent to an identified rapid transit corridor. The amendment will allow development that is consistent with the policies of the Official Plan noted above, as well as the adjacent Woodroffe corridor Mixed8 Use designation Review of Development Applications (Official Plan Section 4) Section 4.11 of the Official Plan discusses issues of urban design and compatibility in reviewing planning applications. Designations such as General Urban Area permit a broad range of uses with non8specific development policies; therefore it is necessary for zoning by8laws to establish more specific uses that are permitted and their corresponding performance standards. Policy of the Official Plan states that, When evaluating compatibility of development applications, the City will have regard for the policies of the site s land use designation, and all applicable Community Design Plans, Secondary Plans, or site specific policies, Councilapproved design guidelines, Provincial Environmental Assessments, and functional design plans for capital projects, as well as the Design Objectives and Principles in Section 2.5.1, and the preceding policies in Sections 4.1 through The proposed development respects the following policies: Relating to Policy 4.1 (Site8Specific Policies and Secondary Policy Plans), the subject site is not located within a Secondary Plan area; PAGE 14

93 Relating to Policy 4.2 (Adjacent to Land8Use Designations), the subject site is not adjacent to a significant habitat or wetland; Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the subject site is well8served by transit, including bus rapid transit, fronts onto a designated Major Collector Road and is within 100 metres of an Arterial Road, with cycling lanes, sidewalks and adequate traffic controls at the intersection; Relating to Policy 4.4 (Water and Wastewater Servicing), the subject property is currently serviced by existing municipal water and wastewater facilities. Services run along Meadowlands Drive and have sufficient capacity to accommodate the proposed development; Relating to Policy 4.5 (Housing), the proposed retirement home will be constructed in accordance with the requirements of Section which requires that land uses intensify within existing areas of development; Relating to Policy 4.6 (Cultural Heritage Resources), the subject property is not classified in a Cultural Heritage Area. Relating to Policy 4.7 (Environmental Protection), there have been no environmental features identified on the site. Relating to Policy 4.8 (Protection of Health and Safety), the subject site is not affected by designations on Schedule K of the Official Plan (flood plains, wellhead protection or unstable soils); To demonstrate compatibility of the proposed use with that of the existing uses adjacent to the subject property, this planning rationale gives consideration to the various criteria listed in Section of the Official Plan as follows: a) Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. The proposed zoning amendment will result in a use that generates minimal traffic in the area of the site, and has negligible potential for traffic impacts on adjacent local roads within Ryan Farm or other nearby residential neighbourhoods. A retirement home is a low generator of traffic which is, of course, the reason that parking requirements are generally recognized as being modest in nature. A traffic impact assessment has been prepared which demonstrates that the site trips generated by the subject site do not adversely impact the traffic operations of Meadowlands Drive West or the intersection at Meadowlands Drive West and Woodroffe Avenue. The Traffic Impact Assessment prepared for this project indicates that the two proposed site access intersections on Meadowlands Drive West are expected to operate acceptably during AM and PM peak hours. PAGE 15

94 b) Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite. Two access points are proposed on the subject property and will consist of a primary two8way, all direction (east) driveway and a secondary two8way right8in, right8out, (west) driveway to Meadowlands Drive. A one8way internal laneway will connect the two driveways and provide direct access to the front door of the building for ease of drop8off and pick8up of residents. The majority of parking is provided underground, and the small amount of surface parking that is provided is located at the west end of the site. No neighbouring properties will be affected by vehicular headlight glare on the site, due to the proposed placement of accesses and screening measures, such as the concrete upstand associated with the underground garage ramp. c) Parking Requirements: The development should have adequate onsite parking to minimize the potential for spillover parking on adjacent areas. The proposal will comply with the required number of parking spaces for retirement house uses, as per the City of Ottawa Zoning ByLaw Additionally, parking studies undertaken by Novatech for similar retirement facilities have provided empirical evidence that the Ottawa parking standard is typically adequate to address the parking needs of retirement homes. Finally, due to the excellent transit in the area, employees and visitors will be well8served. d) Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures. The privacy of adjacent properties will not be negatively affected by this proposal. In addition to an 8.65 m rear yard setback, proposed screening with trees and shrubs will be provided along the rear and both interior sides of the property, providing privacy to residents residing on Howden Avenue to the north, as well as to the abutting property to the east on Meadowlands Drive. A 2.0 metre high solid fence is proposed at the rear of the property which will further buffer the existing residential neighbourhood from the proposed development. It is also noted that the proposed development easily meets the standard yard requirements outlined in the City of Ottawa Zoning ByLaw for the R4Z zone, as it relates to the north and east setbacks. e) Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas (including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated PAGE 16

95 using a variety of methods (e.g., location, containment, screening, berms, and/or landscaping). The entrance located at the west end of the building will function primarily as a service entrance, providing access for delivery and pickup of a service nature. There is no zoning by8law requirement for a loading space for residential uses, however, practically speaking, loading for food, garbage and recycling service trucks will be accommodated by the west service entry. Landscape screening in the form of a 2.08metre high fence and shrubs is provided in the west interior side yard, in order to screen the abutting property gas bar and convenience store from the subject property. The service entry will be partially obscured from view, due to the orientation of the overhead service doors on the side of the building, as well as being located under the second storey of the building. f) Lighting: The potential for light spill over or glare from any lighting source onto adjacent lightsensitive areas should be avoided or mitigated; Exterior site lighting is proposed on low posts, with downward facing fixtures to eliminate any light spillage over the above8noted fence onto adjacent properties. g) Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions. The proposed use, by its very nature, is not considered a noise or odour generator. The emergency generator system will be located on the roof, rather than at8grade, in order to avoid noise impacts on adjacent land uses. h) Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures; A sun shadowing study has been prepared by S.J. Lawrence Architect Inc. for various times of the day in the months of March, June, September and December. This study illustrates that sun shadowing will have a minimal impact on abutting and adjacent properties during the typical hours and seasons in which one would ordinarily be actively using rear yards for outdoor leisure purposes. i) Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties; PAGE 17

96 No microclimate conditions have been identified in conjunction with the proposed development. j) Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. Where the proposed development itself is to contribute such services and amenities, they should be of a scale appropriate to the needs and character of the area. The subject property is located within a short distance of a wide range of community services such as parks, schools, emergency services as well as to a variety of retail, office and service8 based businesses along Woodroffe Avenue, Baseline Road and Merivale Road. Many of these services and amenities are within walking distance, while others are readily accessible by transit. The proposed use, when evaluated against the above8noted compatibility criteria, is compatible with the existing uses adjacent to the property. The proposed use will fit well within the character of the Ryan Farm Neighbourhood, and provides a suitable intervening land use relative to the Woodroffe commercial corridor. The proposed zoning amendment is consistent with the compatibility requirements of Section 4.11 of the Official Plan. 3.3 Transit)oriented Development Guidelines The growth management strategies of the Official Plan direct growth to the Central Area, Mixed8 Use Centres, Town Centres and Mainstreets, all of which are planned to be accessible by public transit. Opportunities exist to create Transit8oriented Development within these areas of the City of Ottawa. The subject parcel abuts the Mixed8use Centre of Baseline and Woodroffe, is within 600 metres of the Baseline transit station, and is even closer to numerous bus rapid transit stops on Woodroffe Avenue. The Transitoriented Development Guidelines prepared by the City of Ottawa provide direction for locating development in proximity to transit systems. Guideline 1: Provide transit supportive land uses within a 600 metre walking distance of a rapid transit stop or station. Transit8supportive land uses encourage transit use and transportation network efficiency as they: Establish high residential and/or employee densities Create travel outside of the am/pm peak periods Promote reverse8flow travel Attract and generate pedestrian and cycling traffic Provide extended hours of activity, throughout the day and week. PAGE 18

97 PLANNING RATIONALE, Meadowlands Drive W August 2013 Guideline 9: Create a transition in scale between higher intensity development around the transit station and adjacent lower intensity communities by stepping down building heights and densities from the transit station. The proposed retirement home on Meadowlands Drive West will increase both residential and employment densities on the subject property. A total of slightly more than 186 elderly people will make the retirement home their permanent residence and will shop at, and make use of, many businesses and services in the area. Additionally, those employed at the retirement home will be able to access the property easily by transit, cycling or walking. The tiered, multi8storey design of the building addresses the established residential community to the east and increases in height towards Woodroffe Avenue, where six to seven8storeys is generally anticipated by the existing zoning. Location of Subject Property within the Woodroffe Transit Corridor PAGE 19

98 4.0 CITY OF OTTAWA BY)LAW 2008)250 The properties at 153 and 155 Meadowlands are currently zoned R1FF; Residential First Density, Subzone FF, in the City of Ottawa Zoning ByLaw The existing R1FF zoning permits the following uses and anticipates a maximum height of 9.5 m: bed and breakfast (maximum of three guests) community garden detached dwelling diplomatic mission group home (maximum of ten residents) home8based business home8based daycare park retirement home, converted (maximum of ten residents) secondary dwelling unit The properties at 145, 147, 149 and 151 Meadowlands Drive are currently zoned R4Z[1924] S280, in the City of Ottawa Zoning Bylaw The current zone permits the following uses and, in accordance with a site8specific schedule to the by8law, a maximum height of 12.5 m, a rear yard setback of 7.5 m, side yard setbacks of 3.3 m and 6.0 m, and front yard setback of 4.4 m: apartment dwelling, low rise bed and breakfast community garden converted dwelling detached dwelling diplomatic mission duplex dwelling group home home8based business home8based daycare linked8detached dwelling townhouse dwelling park planned unit development retirement home, converted retirement home PAGE 20

99 rooming house, converted rooming house secondary dwelling unit semi8detached dwelling stacked dwelling three8unit dwelling geoottawa Zoning Map, City of Ottawa Zoning By)law 2008)250 It is noted that the R4Z [1924] S280 zone, as it applies to the four easterly lots, would allow the construction of a retirement home with a maximum building height of four storeys. The R1FF zone, which applies to the two westerly lots, does not, however, permit a retirement home. Therefore, the zoning by8law amendment seeks to amend the zoning of the property from R1FF and R4Z[1924] S280 to permit a 1868unit retirement home of four and six storeys as a permitted use on the consolidated parcel. PAGE 21

100 5.0 REQUESTED ZONING BY)LAW AMENDMENT It is proposed that the subject property be rezoned to a new site8specific R4Z exception zone to permit a retirement home with a tiered building height profile, such that a maximum height of 18.5 m or six8storeys be permitted on the lands generally consisting of the two westerly parcels, (whereas the R4Z zone requires 15 m) and that 12.5 m or four storeys be permitted on the lands generally consisting of the four easterly parcels. As the table below illustrates, the project generally complies with other performance standards of the standard R4Z zone, save and except the following: The 3.0 m west interior side yard, for the portion of building more than 21 m from the front lot line, (whereas the R4Z zone requires 6.0 m); The 33.5% of the front yard that is landscaped, (whereas the R4Z zone requires 50%); The canopy projection to the front lot line, (whereas the R4Z zone requires that it not project more than 1.8 m and no closer than 0.6 m to the front lot line. All required parking is achieved on the subject property, at a rate consistent with Section 1018 Table 101, in conjunction with the Parking Space Provisions of Section 106, Aisle and Driveway Provisions of Section 107, Location of Parking of Section 109 and Landscaping Provisions for Parking Lots of Section 110. PAGE 22

101 City of Ottawa Comprehensive Zoning By8law Proposed Zoning 8 R4Z[xxxx], Residential Fourth Density, Subzone Z, Special Exception xxxx Zoning Standard R4Z Zone Proposed Zoning Minimum Lot Area 450 m m2 8 Comply Minimum Lot Width 18.0 m m 8 Comply Minimum Front Yard 3.0 m m 8 Comply Minimum Interior Side Yard For any part of a building located within 21 m of a front lot line Equal to or lesser in height 81.5m Greater than 11m in height m N/A East side yard: 9.78 m 8 Comply West side yard: 3.0 m 8 Comply All other circumstances 86.0m East side yard: 9.78 m 8 Comply West side yard: 3.0 m Minimum Rear Yard 6.0 m 8.65 m Comply Maximum Building Height 15 m 18.5 m (2 West Lots) 12.5 m (4 East Lots) 8 Comply Landscape Buffer for a Parking Lot not abutting a street 1.5 m 2.6 m 8 Comply Landscaped Yards 50% of front yard in R4 zone 33.5% with current proposal Minimum Parking Rate 0.25 spaces per unit and 50 spaces provided 8 Comply 1/100m2 GFA = = 48 Minimum Parking Space 2.6 m x 5.2 m Comply Minimum Drive Aisle 6.7 m for two8way traffic and Comply 3.0 m for one8way traffic Bicycle Parking 0.25 per unit = 47 spaces 47 spaces provided 8 Comply Total Amenity Area 10% of Rooming Unit GFA m2 8 Comply 630m2 Communal Amenity Area 50% of Total Amenity Area 8 315m2 732 m2 8 Comply Permitted Projection, Canopy 1.8 m but not closer than 0.6m 0 m PAGE 23

102 6.0 SUMMARY This report has been prepared in support of an application for a zoning by8law amendment change the zoning of 145, 147, 149, 151, 153 and 155 Meadowlands Drive West to a site8 specific R4Z zone, as it relates to the four easterly parcels presently zoned R4Z[1924] S280 and the two westerly parcels which are presently zoned R1FF. The purpose of the zoning amendment is to permit a 1868unit retirement home, ranging in height from one to six storeys. The proposed zoning by8law amendment is consistent with the Provincial Policy Statement, in that it promotes efficient development and land use patterns, makes better use of existing infrastructure, increases housing choices and meets the housing requirements of those with special needs. The proposed zoning by8law amendment conforms to the policies in the City of Ottawa Official Plan, which designates the subject property as General Urban Area. This report demonstrates that the proposed zoning amendment meets compatibility objectives of the Official Plan in relation to surrounding and uses within the community, which includes single detached dwellings in Ryan Farm, as well as and the Woodroffe mixed8use corridor. The proposed zoning amendment will implement the goals and objectives of the General Urban Area policies in the Official Plan, and is an ideal use for a transitional property such as this one, which is situated on the edge of the two areas. In terms of zoning, the subject property is immediately adjacent to the predominantly commercially8zone Woodroffe corridor, whose commercial zoning already extends eastward on the south side of Meadowlands Drive, across from the west portion of the subject property. The zoning on Woodroffe Avenue generally contemplates 18.5 m high, six to seven storey buildings. The proposed use and its tiered approach to building height represent an appropriate response to that zoning context. In terms of surrounding land use, while the proposed retirement home abuts residential uses to the north and east, it also abuts a commercial use to the west and faces a mix of residential and commercial uses to the south. A retirement home is an appropriate transitional use, and can benefit from a location that affords easy and close access to goods and services accessible on foot or by public transit. In closing, in addition to meeting policy and regulatory requirements for good planning, the proposed development represents good planning in terms of matters of use, building design and form, and site layout while also having regard to function, convenience, safety, aesthetic and buffering considerations. PAGE 24

103 TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY INTRODUCTION 2.1 Purpose Site Description Surrounding Uses and Area Amenities Transportation and Transit Network Description of Proposed Development Evolution of the Proposal Planning Policy and Regulatory Framework 3.1 Provincial Policy Statement (2005) City of Ottawa Official Plan Generally Permitted Uses General Urban Area Review of Development Applications Transit Oriented Guidelines CITY OF OTTAWA BY8LAW REQUESTED ZONING BY8LAW AMENDMENT SUMMARY...24

104 1.0 EXECUTIVE SUMMARY This report has been prepared in support of a zoning by8law amendment to permit a retirement home on the properties municipally known as 145, 147, 149, 151, 153 and 155 Meadowlands Drive West in the City of Ottawa. Schedule B of the City of Ottawa Official Plan designates the subject property as General Urban Area. The current zoning of 153 and 155 Meadowlands Drive (the two westerly parcels) is R1FF Residential First Density, Subzone FF, in the City of Ottawa Zoning By8Law The zoning of the balance of the lands 8 145, 147, 149 and 151 Meadowlands Drive (the four easterly parcels) is R4Z[1924] S280 Residential Fourth Density, Subzone Z, Special Exception 1924, Schedule 280. The R4Z[1924] S280 permits a retirement home, however, the By8Law only permits a maximum building height of 12.5 metres. The R1FF Zone does not permit a retirement home and has a maximum building height of 9.5 metres. The proposed retirement home site consists of six separate properties, which are being assembled to accommodate the proposed development. Existing uses on the property include five single8detached dwellings, as well as a building most recently occupied by various locally8 oriented commercial uses, including a hair salon, barber shop and a convenience store. The intended use of the assembled land holding is a retirement home of 186 retirement suites (rooming units) with underground parking for 45 vehicles and a service entrance at grade with parking for an additional 5 vehicles, for a total of 50 parking spaces. The design of the retirement home is such that the building height is gradually stepped from one storey at the east portion of the site, to three storeys, then four storeys and, finally, six storeys at the west portion of the property. It is proposed that the subject property be rezoned from R1FF and R4Z[1924]S280 to a new R4Z [XXXX], which will permit a retirement home with a maximum height of six8storeys or 18.5 m, on the two westerly parcels and 12.5 m or four8storeys on the four easterly parcels. In addition, relief is sought from various performance standards of the R4Z zone, including a reduced west interior side yard, a reduced percentage of front yard landscaping and an increased entrance canopy projection into the front yard. This planning rationale clearly demonstrates that the proposed zoning amendment is consistent with the Provincial Policy Statement, complies with the policies of the City of Ottawa Official Plan and respects the purpose and intent of the Zoning By8law. In addition, the proposed use is compatible with the surrounding neighbourhood and the site design is appropriate to the use proposed and the contextual environment. PAGE 1

105 2.0 INTRODUCTION 2.1 PURPOSE Novatech has prepared this Planning Rationale Report in support of an application for a zoning by8law amendment to amend the existing residential zoning at 145, 147, 149, 151, 153 and 155 Meadowlands Drive West to permit a 1868unit retirement home. The purpose of this Planning Rationale is to consider the appropriateness of the proposed development in relation to its location and demonstrate how the proposed zoning by8law amendment will: Be consistent with the policies of the Provincial Policy Statement; Conform to the policies of the City of Ottawa Official Plan; Respect the intent of the Zoning Bylaw; and Be compatible with surrounding uses. 2.2 SITE DESCRIPTION The subject property includes a total of six parcels and is located on the north side of Meadowlands Drive West, east of Woodroffe Avenue. It has a total area of 4,594 m 2 and a total frontage of m on Meadowlands Drive West. The property is legally described as Lots 8, 9, 10, 11, 12 and 13, Registered Plan , in the City of Ottawa. Five of the lots presently contain a single8detached dwelling. One of the lots Meadowlands Drive West 8 contains a converted building occupied by locally8oriented commercial uses until recently, when there was a fire in the building, leaving it vacant as a result. Lots 8 and 9 (153 and 155 Meadowlands Drive West) are zoned R1FF in the Zoning By8law. Lots 10, 11, 12 and 13 (145, 147, 149 and 151 Meadowlands Drive West) were the subject of a rezoning in 2012, which had the effect of changing the zone from R1FF to R4Z[1924] S280 in conjunction with a site plan application for a four8storey, 518unit apartment building. Although the zoning was approved, the site plan application has subsequently been withdrawn. PAGE 2

106 PLANNING RATIONALE, Meadowlands Drive W August and 155 Meadowlands Drive West 145)151 Meadowlands Drive West 2.3 SURROUNDING USES and AREA AMENITIES The subject property is located immediately east of the intersection of Meadowlands Drive West and Woodroffe Avenue. Located on the east side of Woodroffe Avenue, approximately 575 metres to the north of the subject property, is Algonquin College. Baseline transit station is located on the west side of Woodroffe Avenue, across from Algonquin College. In the southeast quadrant of the intersection of Woodroffe Avenue and Baseline Road, north of Algonquin College, there is a large commercial development comprising such uses as retail stores, a grocery store, banks, personal service businesses, drugstores, restaurants and a health clinic. The Baseline and Woodroffe Mixed Use Centre extends between Meadowlands and Baseline, along Woodroffe Avenue, but does include the subject property. The zoning in this area is predominantly mixed8use centre, local commercial and general mixed8use, with typical building heights in the order of 18.5 metres. There is extensive commercial development in the area, which is comprised primarily of small, independent personal service businesses. On the west side of Woodroffe is the Centrepointe Community which includes a combination of residential development and government office buildings, such as an eight8storey building at 2 PAGE 3

107 PLANNING RATIONALE, Meadowlands Drive W August 2013 Constellation Crescent and a ten8storey building at 100 Constellation Drive. There is also the former City of Nepean City Hall at 101 Centrepointe Drive, which includes a theatre and library, as well as a City of Ottawa Client Service Centre. The subject property is located on the edge of the residential neighbourhood of Ryan Farm. The area was built in the 1960 s and is comprised mainly of single8detached dwellings on spacious lots, with typical lot sizes in the order of 19 metres wide by 40 metres deep. This type of residential form, with R1FF zoning, abuts the subject property to the north and east. Immediately abutting the subject site to the west is a Petro8Canada gas bar and convenience store. To the south, across Meadowlands Drive, there are several single dwellings and an ethnic grocery store with front yard parking. To the southwest, there is a neighbourhood8scale shopping plaza which includes fast food/take out restaurants. Area Map of Meadowlands Drive West at Woodroffe Avenue 2.4 TRANSPORTATION and TRANSIT NETWORK According to Schedule E of the City of Ottawa Official Plan, Meadowlands Drive West is an existing Major Collector road. It has a total of two lanes, with sidewalks on both sides of the road. As it approaches the intersection at Woodroffe Avenue to the west, the width of the road PAGE 4

108 expands to include a right turn lane, dual left turn lanes and one through lane for west8bound traffic and one merge lane for east8bound traffic. Woodroffe Avenue is an existing Arterial road comprised of multiple lanes in each direction, including HOV lanes for bus rapid transit. The subject property is well8served by public transit on Meadowlands Drive and is within 600 m of the Baseline Transit Station on Woodroffe Avenue, across from Algonquin College. The section of Woodroffe Avenue south of Baseline Transit Station to Hunt Club Road is labeled the Woodroffe Corridor on Schedule 2A of City of Ottawa Zoning By8law This corridor has many rapid transit stations and provides a high volume and frequency of bus transit. Woodroffe Avenue and Meadowlands Drive W are designated as cycling routes within the City's Cycling Master Plan. Woodroffe has an on8street, dedicated cycling lane in the southbound direction and a shared transit/cycling lane in the northbound direction. Woodroffe Transit Corridor/ Public Transit Routes 2.5 DESCRIPTION OF PROPOSED DEVELOPMENT The proposal for the subject property involves the construction of a 1868unit retirement home on a 0.46 ha site presently occupied by six buildings, which will be demolished to accommodate PAGE 5

109 the new use. This development proposal requires a zoning by8law amendment and is subject to site plan control. Concurrent applications have been made. The project consists of a multi8storey building containing a total of 186 retirement suites (rooming units). The building possesses a tiered height profile, including heights ranging from a low of one storey on the east, through to three storeys, then four storeys and, finally, six storeys on the west portion of the property. A generous side yard setback of 9.8 metres is proposed along the east side of the property. Additionally, there is no surface parking on the east side of the property. Rather, surface parking, service areas, the kitchen/dining area, as well as the taller, six8storey portion of the building, is proposed at the west end of the property, where the abutting property contains a gas station, and beyond that the high8traffic, predominantly commercially8oriented Woodroffe Avenue corridor. Rendering of Proposed Development Transportation access / egress is provided at two locations on the site. The proposed primary access is located at the most easterly portion of the site, the greatest distance from the Woodroffe Avenue and Meadowlands Drive West intersection. This two8way driveway will allow access to and from the site in both directions on Meadowlands Drive. A secondary access at the west end of the site 8 will be used as a lobby pickup/dropoff exit and for service8related traffic. It will be a two8way driveway, but will provide only right8in, right8out access to Meadowlands Drive West, due to its proximity to the intersection. There is a one8way drive aisle across the front of the retirement home that connects these two driveways and will provide PAGE 6

110 direct access to the front entrance lobby, which features a canopy to provide weather protection to residents. Residents will take their meals in the dining room and will not have kitchens within their retirement suites. In addition to the dining room, the retirement home features other common areas and facilities such as leisure and activity rooms (i.e. for social hours, games, crafts, film screenings and religious worship), personal services to residents such as hair styling, manicures, pedicures and a therapeutic spa, as well as indoor and outdoor amenity areas. In addition to common outdoor amenity areas, many of the suites facing south on Meadowlands Drive will have balconies. There are no balconies located on the north side of the building, however, there is ample outdoor amenity space provided in the form of a shared second8storey patio and a large, well8landscaped rear yard. This landscaped rear yard 8.65 metres in minimum depth 8 will consist of sod, shrubs and trees and will contain a meandering walking path. The yard will be screened from abutting residential properties with a 2.0 metre high opaque wood fence. Exterior lighting in the rear yard will be selected on the basis of avoiding glare or spillover lighting onto abutting properties. The majority of parking is provided in the underground basement level, with access provided from the east entrance via a garage entry ramp. A limited number (5) of spaces will be provided at8grade, and are associated with the service entry at the west of the site. The west entrance will function primarily as a service and loading area for deliveries and garbage/recycling pickup. This area is located at8grade, under the second storey of the building and behind a front façade wall, which serves to screen these areas from the street. 145)155 Meadowlands Drive West Site Plan PAGE 7

111 In addition to being a primarily residential use in nature, seniors residences generate employment. The proposed retirement home will employ approximately 90 full8time and part8 time staff (spread over three shifts, seven days a week). Typical staffing is in the order of 25 staff during the 7 am to 3 pm day shift and 15 staff during the 3 pm to 11 pm evening shift. Overnight staffing requirements are minimal in nature. Because the site is easily accessible by a robust transit service, and on the basis of experience with other retirement homes, it is likely that much of the staff will travel to and from the site using the public transit system. 2.6 EVOLUTION OF THE PROPOSAL The proposal described above has evolved into its present form as a result of several meetings held with the community, Ward Councillor and Planning Staff. During the course of dialogue with these stakeholders, a number of comments were made in response to the preliminary designs that were presented. Considerable efforts have been made by the project team to address the many comments received through revisions to the site design, as well as building materials, massing and form. Early iterations of the proposal included: Two separate buildings with building heights as high as seven and ten storeys One large building of five storeys Smaller setbacks from the abutting residential property to the east Balconies on the north side of the building facing neighbours' rear yards Larger overall building mass with less articulation An outdoor parking lot adjacent to residential properties Services areas and loading facilities on the east part of the site Revisions made resulting in the current proposal include: Tiered building height of one, two, four and six storeys, to transition from the low residential profile to the east and increase in height toward the mixed8use area of Woodroffe Avenue that is generally zoned for six to seven storey buildings Addition of a transparent transition component between the six and four storey building heights to break up the building facade (making it read architecturally as two buildings) and to provide design interest Removal of the outdoor parking lot from the east side yard and shifting surface parking to the west end of the site, behind the front wall of the building Relocation of the dining/kitchen areas to the west end of the site Introduction of a 2.0 metre high, solid fence along the side and rear property lines, as requested by the community PAGE 8

112 Commitment to lighting of a design and height such that light spillage/glare onto abutting residential properties will be avoided In addition to on8site tree planting to compensate for those trees removed due to the Emerald Ash Borer, the remediation work to deal with soil contamination from the abutting gas bar, and the construction of the underground parking garage, it is proposed to provide tree planting on abutting residential properties where owners are interested Changes in materiality of the building to increase aesthetic qualities The City of Ottawa s recent Older Adult Plan report identified a need within the community for affordable seniors housing (particularly rental tenure housing). Additionally, concern was expressed with respect to the cost of typical retirement homes. Desire was expressed to age in place (or at least within a familiar neighbourhood). Concern was noted with respect to the fact that the elderly became increasingly reliant on public transit as they aged. Finally, there was a need for social, recreational and health8related support in the community. The proposal to construct an affordable retirement home on the subject property represents an opportunity to meet local housing needs for the elderly in the context of a community that offers a range of the support services and amenities, including robust transit services. As a demonstration of their commitment to catering to the needs of the older population within the immediate community, the proponents of this proposal intend to offer one free month of accommodation to any first time occupant of a new unit who currently resides within a one kilometre radius of the subject property. 3.0 PLANNING POLICY AND REGULATORY FRAMEWORK 3.1 PROVINCIAL POLICY STATEMENT (2005) The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect on March 1, The PPS requires that all decisions with respect to planning matters shall be consistent with this policy statement. The specific policies applicable to this proposal are as follows: Section 1.0 of the PPS requires that land use and development patterns support strong, liveable and healthy communities. Further, Section 1.1 requires that communities be sustained by promoting efficient development and land use patterns and by accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreational and open space uses for the longterm needs. PAGE 9

113 The proposed zoning amendment is consistent with Section 1.1 of the PPS by expanding the range of permitted uses to include a 1868unit retirement home, while maintaining the character of the community, through the development of a sensitively designed building and site treatment. Section of the PPS provides policies that address housing for the elderly. Section states that: planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents by: b) permitting and facilitating: 1. All forms of housing required to meet the social, health and wellbeing requirements of current and future residents, including special needs requirements (as defined by the PPS). d) promoting densities for new housing which effectively use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed. The proposed zoning amendment is consistent with Section of the PPS. Permitting a 1868 unit retirement home in this residential zone will expand the variety of housing types and contribute to meeting the special needs requirements of the PPS, which specifically include the needs of the elderly. The proposed amendment facilitates a more efficient use of six underutilized properties that contain sufficient land, infrastructure, public service facilities and public transit to accommodate a retirement home of the size proposed. The PPS contains policies that support environmental planning through efficient use of existing infrastructure and effective use of transportation corridors. Section of the PPS states that: planning authorities shall support energy efficiency and improved air quality through land use and development patterns which: a) promote compact form and a structure of nodes and corridors; b) promote the use of public transit and other alternative transportation modes in and between residential, employment (including commercial, industrial and institutional uses) and other areas where these exist or are to be developed; c) focus major employment, commercial and other travelintensive land uses on sites which are well served by public transit where this exists or is to be developed, or designing these to facilitate the establishment of public transit in the future; d) improve the mix of employment and housing uses to shorten commute journeys and decrease transportation congestion; and PAGE 10

114 e) promote design and orientation which maximize the use of alternative or renewable energy, such as solar and wind energy, and the mitigating effects of vegetation. The proposed zoning amendment is consistent with Section of the PPS as the site is located on a designated Major Collector on Schedule E of the Official Plan. Meadowlands Drive has also been designated as General Urban Area in the Official Plan. One of the objectives for this designation is to promote various housing types to meet the needs of all ages, incomes and life circumstances. The proposal is consistent with this PPS policy. Meadowlands Drive is well served by transit and the location is highly accessible for residents, staff and visitors travelling by public transit. Section 2.0 of the PPS provides policies related to the use and management of resources. Relating to Section 2.1 (Natural Heritage), the subject site has no significant wildlife habitats, wetlands, woodlots or ecological functions; Relating to Section 2.2 (Water), the subject site does not contain any surface or groundwater features identified as ecologically significant; Relating to Section 2.3 (Agriculture), the subject site is located in a developed neighbourhood. There is no agricultural potential and in any case, such uses would not be compatible; Relating to Section 2.4 (Minerals and Petroleum), the subject site has no minerals or petroleum potential and, in any case, such uses would not be compatible; Relating to Section 2.5 (Mineral Aggregate Resources), the subject site has no mineral aggregate potential and in any case, such uses would not be compatible; and Relating to Section 2.6 (Cultural Heritage and Archaeology), the subject site is not a heritage site and the existing buildings have not been deemed to have heritage interest. There are no known or documented natural heritage, agricultural, mineral or cultural heritage resources on the subject site. The proposed change of use will not interfere with any natural, mineral and/or cultural resources. The subject site is consistent with the policies in Section 2.0 of the PPS. Section 3.0 of the PPS provides policies related to the protection of public health and safety. While the site is not subject to any natural hazards as contemplated by Section 3.1 (Natural Hazards), it is subject to a human8made hazard, as contemplated by Section 3.2 (Human8Made Hazards). In this regard, a portion of the subject site is located near an existing gas station and PAGE 11

115 some soil contamination has been identified on the most westerly (155 Meadowlands Drive West) of the six parcels that make up the property. A remediation plan has been prepared and the works required to clean up the site to accommodate residential development will be proceeding shortly. Accordingly, the proposal is consistent with the policies of Section 3.0 of the PPS. 3.2 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, The City of Ottawa Official Plan Amendment 76 is the five8year review of this document. It was approved by City Council on June 24, 2009 and was approved by the Minister of Municipal Affairs and Housing in January For the purposes of this planning rationale, the consolidated online version was used for reference Generally Permitted Uses (Official Plan Section 3.1) Section 3.1 of the Official Plan states that certain land uses are characterized as generally8 permitted uses. A retirement home is a generally8permitted use and is, therefore, permitted within all land use designations, subject to the policies set out in the Plan. Policy 5 indicates that: Where the zoning bylaw permits a dwelling in areas designated General Urban Area, the bylaw will also permit a retirement home, which is not a residential care facility, as defined in the zoning bylaw. [Amendment 76, August 04, 2010] The proposed zoning amendment is consistent with Policy 5 from Section 3.1 of the Official Plan. A retirement home is a permitted use in the R4Z zone and is compatible with the uses envisioned within the General Urban Area. A zoning by8law amendment, the effect of which is to add a retirement home in relation to the R1FF zone on the two westerly lots, would conform to the Official Plan General Urban Area (Official Plan Section 3.6.1) The subject site is located within the urban boundary of the City of Ottawa, as shown on the Urban Policy Plan (Schedule B of the Official Plan). Schedule B shows that the subject properties abutting Meadowlands are designated as General Urban Area". PAGE 12

116 Urban Policy Plan, Schedule B of City of Ottawa Official Plan Those uses permitted in the General Urban Area designation, as stated in Policy 1, are: General Urban Area designation permits all types and densities of housing, as well as employment, retail uses, service, industrial, cultural, leisure, greenspace, entertainment, and institutional uses. Furthermore, when considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will: b. Apply the policies of Section and Section 4.11; and c. Consider its contribution to the 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. PAGE 13

117 The General Urban Area also 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 rapidtransit system, or an arterial or major collector road with sufficient capacity to accommodate the anticipated traffic generated and where frequent, allday transit service can be provided; 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...may be taken into account. The proposed amendment will allow a more intense form of residential use, addressing the needs of seniors for affordable housing in the area between the Ryan Farm residential community and the Woodroffe commercial corridor an area that is immediately adjacent to an identified rapid transit corridor. The amendment will allow development that is consistent with the policies of the Official Plan noted above, as well as the adjacent Woodroffe corridor Mixed8 Use designation Review of Development Applications (Official Plan Section 4) Section 4.11 of the Official Plan discusses issues of urban design and compatibility in reviewing planning applications. Designations such as General Urban Area permit a broad range of uses with non8specific development policies; therefore it is necessary for zoning by8laws to establish more specific uses that are permitted and their corresponding performance standards. Policy of the Official Plan states that, When evaluating compatibility of development applications, the City will have regard for the policies of the site s land use designation, and all applicable Community Design Plans, Secondary Plans, or site specific policies, Councilapproved design guidelines, Provincial Environmental Assessments, and functional design plans for capital projects, as well as the Design Objectives and Principles in Section 2.5.1, and the preceding policies in Sections 4.1 through The proposed development respects the following policies: Relating to Policy 4.1 (Site8Specific Policies and Secondary Policy Plans), the subject site is not located within a Secondary Plan area; PAGE 14

118 Relating to Policy 4.2 (Adjacent to Land8Use Designations), the subject site is not adjacent to a significant habitat or wetland; Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the subject site is well8served by transit, including bus rapid transit, fronts onto a designated Major Collector Road and is within 100 metres of an Arterial Road, with cycling lanes, sidewalks and adequate traffic controls at the intersection; Relating to Policy 4.4 (Water and Wastewater Servicing), the subject property is currently serviced by existing municipal water and wastewater facilities. Services run along Meadowlands Drive and have sufficient capacity to accommodate the proposed development; Relating to Policy 4.5 (Housing), the proposed retirement home will be constructed in accordance with the requirements of Section which requires that land uses intensify within existing areas of development; Relating to Policy 4.6 (Cultural Heritage Resources), the subject property is not classified in a Cultural Heritage Area. Relating to Policy 4.7 (Environmental Protection), there have been no environmental features identified on the site. Relating to Policy 4.8 (Protection of Health and Safety), the subject site is not affected by designations on Schedule K of the Official Plan (flood plains, wellhead protection or unstable soils); To demonstrate compatibility of the proposed use with that of the existing uses adjacent to the subject property, this planning rationale gives consideration to the various criteria listed in Section of the Official Plan as follows: a) Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. The proposed zoning amendment will result in a use that generates minimal traffic in the area of the site, and has negligible potential for traffic impacts on adjacent local roads within Ryan Farm or other nearby residential neighbourhoods. A retirement home is a low generator of traffic which is, of course, the reason that parking requirements are generally recognized as being modest in nature. A traffic impact assessment has been prepared which demonstrates that the site trips generated by the subject site do not adversely impact the traffic operations of Meadowlands Drive West or the intersection at Meadowlands Drive West and Woodroffe Avenue. The Traffic Impact Assessment prepared for this project indicates that the two proposed site access intersections on Meadowlands Drive West are expected to operate acceptably during AM and PM peak hours. PAGE 15

119 b) Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite. Two access points are proposed on the subject property and will consist of a primary two8way, all direction (east) driveway and a secondary two8way right8in, right8out, (west) driveway to Meadowlands Drive. A one8way internal laneway will connect the two driveways and provide direct access to the front door of the building for ease of drop8off and pick8up of residents. The majority of parking is provided underground, and the small amount of surface parking that is provided is located at the west end of the site. No neighbouring properties will be affected by vehicular headlight glare on the site, due to the proposed placement of accesses and screening measures, such as the concrete upstand associated with the underground garage ramp. c) Parking Requirements: The development should have adequate onsite parking to minimize the potential for spillover parking on adjacent areas. The proposal will comply with the required number of parking spaces for retirement house uses, as per the City of Ottawa Zoning ByLaw Additionally, parking studies undertaken by Novatech for similar retirement facilities have provided empirical evidence that the Ottawa parking standard is typically adequate to address the parking needs of retirement homes. Finally, due to the excellent transit in the area, employees and visitors will be well8served. d) Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures. The privacy of adjacent properties will not be negatively affected by this proposal. In addition to an 8.65 m rear yard setback, proposed screening with trees and shrubs will be provided along the rear and both interior sides of the property, providing privacy to residents residing on Howden Avenue to the north, as well as to the abutting property to the east on Meadowlands Drive. A 2.0 metre high solid fence is proposed at the rear of the property which will further buffer the existing residential neighbourhood from the proposed development. It is also noted that the proposed development easily meets the standard yard requirements outlined in the City of Ottawa Zoning ByLaw for the R4Z zone, as it relates to the north and east setbacks. e) Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas (including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated PAGE 16

120 using a variety of methods (e.g., location, containment, screening, berms, and/or landscaping). The entrance located at the west end of the building will function primarily as a service entrance, providing access for delivery and pickup of a service nature. There is no zoning by8law requirement for a loading space for residential uses, however, practically speaking, loading for food, garbage and recycling service trucks will be accommodated by the west service entry. Landscape screening in the form of a 2.08metre high fence and shrubs is provided in the west interior side yard, in order to screen the abutting property gas bar and convenience store from the subject property. The service entry will be partially obscured from view, due to the orientation of the overhead service doors on the side of the building, as well as being located under the second storey of the building. f) Lighting: The potential for light spill over or glare from any lighting source onto adjacent lightsensitive areas should be avoided or mitigated; Exterior site lighting is proposed on low posts, with downward facing fixtures to eliminate any light spillage over the above8noted fence onto adjacent properties. g) Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions. The proposed use, by its very nature, is not considered a noise or odour generator. The emergency generator system will be located on the roof, rather than at8grade, in order to avoid noise impacts on adjacent land uses. h) Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures; A sun shadowing study has been prepared by S.J. Lawrence Architect Inc. for various times of the day in the months of March, June, September and December. This study illustrates that sun shadowing will have a minimal impact on abutting and adjacent properties during the typical hours and seasons in which one would ordinarily be actively using rear yards for outdoor leisure purposes. i) Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties; PAGE 17

121 No microclimate conditions have been identified in conjunction with the proposed development. j) Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. Where the proposed development itself is to contribute such services and amenities, they should be of a scale appropriate to the needs and character of the area. The subject property is located within a short distance of a wide range of community services such as parks, schools, emergency services as well as to a variety of retail, office and service8 based businesses along Woodroffe Avenue, Baseline Road and Merivale Road. Many of these services and amenities are within walking distance, while others are readily accessible by transit. The proposed use, when evaluated against the above8noted compatibility criteria, is compatible with the existing uses adjacent to the property. The proposed use will fit well within the character of the Ryan Farm Neighbourhood, and provides a suitable intervening land use relative to the Woodroffe commercial corridor. The proposed zoning amendment is consistent with the compatibility requirements of Section 4.11 of the Official Plan. 3.3 Transit)oriented Development Guidelines The growth management strategies of the Official Plan direct growth to the Central Area, Mixed8 Use Centres, Town Centres and Mainstreets, all of which are planned to be accessible by public transit. Opportunities exist to create Transit8oriented Development within these areas of the City of Ottawa. The subject parcel abuts the Mixed8use Centre of Baseline and Woodroffe, is within 600 metres of the Baseline transit station, and is even closer to numerous bus rapid transit stops on Woodroffe Avenue. The Transitoriented Development Guidelines prepared by the City of Ottawa provide direction for locating development in proximity to transit systems. Guideline 1: Provide transit supportive land uses within a 600 metre walking distance of a rapid transit stop or station. Transit8supportive land uses encourage transit use and transportation network efficiency as they: Establish high residential and/or employee densities Create travel outside of the am/pm peak periods Promote reverse8flow travel Attract and generate pedestrian and cycling traffic Provide extended hours of activity, throughout the day and week. PAGE 18

122 PLANNING RATIONALE, Meadowlands Drive W August 2013 Guideline 9: Create a transition in scale between higher intensity development around the transit station and adjacent lower intensity communities by stepping down building heights and densities from the transit station. The proposed retirement home on Meadowlands Drive West will increase both residential and employment densities on the subject property. A total of slightly more than 186 elderly people will make the retirement home their permanent residence and will shop at, and make use of, many businesses and services in the area. Additionally, those employed at the retirement home will be able to access the property easily by transit, cycling or walking. The tiered, multi8storey design of the building addresses the established residential community to the east and increases in height towards Woodroffe Avenue, where six to seven8storeys is generally anticipated by the existing zoning. Location of Subject Property within the Woodroffe Transit Corridor PAGE 19

123 4.0 CITY OF OTTAWA BY)LAW 2008)250 The properties at 153 and 155 Meadowlands are currently zoned R1FF; Residential First Density, Subzone FF, in the City of Ottawa Zoning ByLaw The existing R1FF zoning permits the following uses and anticipates a maximum height of 9.5 m: bed and breakfast (maximum of three guests) community garden detached dwelling diplomatic mission group home (maximum of ten residents) home8based business home8based daycare park retirement home, converted (maximum of ten residents) secondary dwelling unit The properties at 145, 147, 149 and 151 Meadowlands Drive are currently zoned R4Z[1924] S280, in the City of Ottawa Zoning Bylaw The current zone permits the following uses and, in accordance with a site8specific schedule to the by8law, a maximum height of 12.5 m, a rear yard setback of 7.5 m, side yard setbacks of 3.3 m and 6.0 m, and front yard setback of 4.4 m: apartment dwelling, low rise bed and breakfast community garden converted dwelling detached dwelling diplomatic mission duplex dwelling group home home8based business home8based daycare linked8detached dwelling townhouse dwelling park planned unit development retirement home, converted retirement home PAGE 20

124 rooming house, converted rooming house secondary dwelling unit semi8detached dwelling stacked dwelling three8unit dwelling geoottawa Zoning Map, City of Ottawa Zoning By)law 2008)250 It is noted that the R4Z [1924] S280 zone, as it applies to the four easterly lots, would allow the construction of a retirement home with a maximum building height of four storeys. The R1FF zone, which applies to the two westerly lots, does not, however, permit a retirement home. Therefore, the zoning by8law amendment seeks to amend the zoning of the property from R1FF and R4Z[1924] S280 to permit a 1868unit retirement home of four and six storeys as a permitted use on the consolidated parcel. PAGE 21