March 31, 2017 Planning Services - Development Review West City of Ottawa 110 Laurier Ave West, 4 th Floor Ottawa, ON K1P 1J1 Attention: Reference: Mary Dickinson, Development Review West 1088 Maritime Way, Site Plan Application Planning Rationale Letter Our File No.: 115198 Novatech has been retained by 1088 Maritime Way Inc. (c/o Lépine Group) to file a site plan control application for the property municipally known as 1088 Maritime Way. The subject property is legally described as Block 4 of Plan 4M-1325 and is located within the Kanata Town Centre lands. Block 4 has a lot area of approximately 11,202 m 2 (1.12 ha), approximately 91.06 metres frontage on Maritime Way and approximately 88.8 metres frontage on Campeau Drive. The subject property is currently vacant. A pre-consultation meeting was held with the City of Ottawa on July 18, 2016. A List of Studies and Plans to be included with the Site Plan application submission, as well as follow-up comments and direction, was provided. Pre-application consultation with the community and Councillor Wilkinson took place on October 24, 2016 at a Town Hall Meeting hosted by the Councillor. Questions and comments voiced by attendees focussed on the proposed building height and number of storeys along Campeau Drive, the amount of proposed underground parking, vehicular circulation and access, affordability of rental units and parking spaces, construction timing and urban design. This application is being submitted concurrently with a site plan control application for 1136 Maritime Way (1136 Maritime Way Inc.). The pre-consultation and the preparation of studies/plans were undertaken in concert. This has led to an efficiency of information such that the Transportation Brief and environmental studies provide baseline conditions and recommend effects/mitigation related to the future development of both sites (1088 and 1136 Maritime Way). The benefit of undertaking/submitting the Site Plan applications concurrently is the opportunity for a comprehensive approach toward the urban design, landscape treatment, street presence and pedestrian connectivity of these vacant Town Centre lands. Please find the following plans and studies enclosed for 1088 Maritime Way: Site Plan 55 copies Landscape Plan 55 copies Architectural Building Elevation Drawings 3 copies Parking Garage Layout 2 copies Floor Plans 2 copies General Plan of Services 55 Copies
Grading, Erosion and Sediment Control Plan 55 copies Servicing and Stormwater Management Report 6 copies Phase 1 ESA 5 copies Noise Study 3 copies Geotechnical Report 4 copies Site Lighting & Photometric Analysis 1 copy Cover letter / Planning Rationale 3 copies In addition to those site-specific plans and reports mentioned above, the following combined plans and reports are provided for 1088 & 1136 Maritime Way: Environmental Impact Statement (includes Species at Risk and Tree Conservation)-10 copies Combined Landscape Plan 10 copies Transportation Brief 10 copies Overall Site Plan 3 copies Survey Plan 2 copies All submission materials have also been provided in PDF format on disc. Introduction Purpose of Planning Rationale This Planning Rationale letter provides the planning justification in relation to the enclosed site plan application for 1088 Maritime Way and demonstrates how the proposed residential development is consistent with applicable policies of the Provincial Policy Statement, City of Ottawa Official Plan, Kanata Town Centre Secondary Plan and the City of Ottawa s Zoning By-law 2008-250. Background, Location and Community Context The subject property is located within the northern portion of the Kanata Town Centre lands and has been designated for development since the 1970 s. Public consultation related to the Kanata Town Centre lands was undertaken during planning processes in 2013 and 2014 which contributed to the site s specific zone provisions related to building setbacks along Campeau Drive and Maritime Way, maximum building heights along the two streets, as well as the overall maximum site density. Issues of massing and scale in relation to sunlight access, views and human-scaled streetscapes, were also addressed at the time of the site s rezoning in 2013. In 2014, Official Plan Amendment No. 136 resulted in several modifications to the Kanata s Town Centre Lands (KTCL), including a new schedule of building heights (see Figure 3, Schedule B-2, KTCL Secondary Plan). The subject parcel remained in Development Reserve until 2013, when it was rezoned to a Residential Fifth Density Exception Zone (R5AA [2024] S305).
Figure 1: Location of Subject Property and Surrounding Land Uses The site is centrally located within the Town Centre lands at the south-east corner of the intersection of Campeau Drive and Maritime Way, with approximately 90 metres of frontage on both Campeau Drive and Maritime Way. The neighbourhood of Kanata Lakes is located immediately north and consists of predominantly low-density residential uses. The local community has ample amounts of open space and recreational lands, including the Kanata Lakes golf course and Beaverbrook Park (including numerous sports fields, a ball diamond and a tennis club). Other nearby recreational/community uses include the John Mlacak Centre which is comprised of an arena, library and senior s centre. The Village Green neighbourhood is located to the east of the subject property and is comprised of low-rise, two-storey townhomes. Directly south, there is an open space corridor owned by the City of Ottawa, with a multi-use pathway that connects Maritime Way with Robert Gray Park (within Village Green on Gray Avenue), and which separates the subject property from the vacant 1136 Maritime Way site. Further south lies a stormwater management pond with Highway 417 beyond. Access to a pedestrian overpass is provided from Maritime Way around the southeast side of the stormwater pond. The Town Centre Lands extend approximately 2 kilometres westward from the subject site, along Campeau Drive and extend to the existing commercial hub (Centrum) located at the western extremity of the TC Lands. Immediately to the west of the subject property across Maritime Way is
the 200-unit Royale Retirement Residence. Williams Court (a multi-building, mid-high rise apartment community) is also located on the west side of Maritime Way. New six-storey residential and hotel developments (Homewood Suites) are currently under construction farther west of the Royale Retirement Residence. Other existing hotel and residential developments to the west include the Towne Place Suites, Forest Hill Retirement Home (160 units) and Kanata Park Ridge Place Apartments (3 high-rise 16-storey rental buildings). The site has excellent pedestrian connectivity with sidewalks along both sides of area streets, connecting to the series of recreational pathways providing access to Robert Gray Park in Village Green and to nearby recreational paths that meander around the stormwater pond and connect to the pedestrian crossing over Highway 417. This pedestrian access is a connection to current bus routes that travel downtown (Bus Nos. 62 and 96). Local bus and downtown bus service is also available directly on Campeau Drive being served by downtown bus routes No. 65, 268 and 92; and local routes No.161 and 164. Please refer to the Transportation Brief for further detail. Project Description 1088 Maritime Way The proposed residential development consists of a U-shaped, mid-high rise apartment building, with building facades along Campeau Drive, Maritime Way and the City s multi-use pathway. The 144- unit mid-high rise development has a maximum height of six storeys with incremental reductions in building height to three and four storeys along Campeau Drive and transitioning to lower heights towards the low-rise residential development to the east (Village Green). A range of rental dwelling units (55 one-bedroom units, 82 two-bedroom units and 7 three-bedroom units) are being provided. Parking (168 vehicular parking spaces for residents and visitors; 72 bicycle parking spaces) will be provided within an underground two-storey parking garage. The main pedestrian and parking garage entrances are provided along the main Maritime Way frontage. Planning Analysis PPS (2014) The proposed development is consistent with the policy direction of the Provincial Policy Statement (2014). Being part of the Kanata Town Centre lands, minimum density requirements have been established for the subject site to ensure its compact form and density allows for the efficient use of land, infrastructure and public service facilities, given its location within 400 metres of a future Rapid Transit Station. City of Ottawa Official Plan, as amended by OPA 150 (2013) and OPA 180 (2016) OPA 180 contains new population and household projections that foresee the proportion of people living within the urban area outside of the greenbelt, increasing from 32.6% to 40% during the period of 2011 to 2036. At the same time, 77,000 new households are anticipated to form within these urban areas, accounting for the greatest percentage of forecasted urban growth within the City of Ottawa. In contrast, new households within the urban area inside the Greenbelt are projected to grow by 31,000 during the same period (2011-2036).
Figure 2: Official Plan Schedule B with Location of Existing and Future Transit Stations The subject site is designated Town Centre within the City of Ottawa s Official Plan. Mixed Use Town Centres are identified as target areas for intensification within the City s Official Plan (Section 2.2.2, Managing Intensification within the Urban Area). The minimum density requirement for new development within the Kanata Town Centre is established at 120 people and jobs per gross hectare (Figure 2.3 Minimum Density Requirements of City s OP). These targets are achieved throughout the Town Centre designation although the proposed development will increase residential density and will contribute to the mix and range of housing options available within Kanata. Urban Design Objectives (Section 4.11 of City s Official Plan) The proposed U-shaped residential building has lower heights (three and four storeys) along Campeau Drive and in closest proximity to the 2-storey townhomes to the east on Gray Avenue. The bulk of the six-storey massing is proposed along the Maritime Way street edge and fronting along the existing multi-use pathway. In keeping with the Town Centre policies (Section 5.7.7.8 Onsite Parking), all required parking (168 vehicular parking spaces for residents and visitors; 72 bicycle parking spaces) will be provided within an underground two-storey parking garage. OP urban design objectives that are met within the site plan/design of the six-storey apartment building include:
VIEWS -- The six-storey apartment building integrates and blends in well with the existing low rise fabric to north and east and existing and future high-density fabric to west (10+ storeys). The orientation of the six-storey apartment building will achieve eyes on the street (along Maritime Way and Campeau Drive), with remaining building facades benefiting from and facing the surrounding open space, including the multi-use pathway system and the interior landscaped courtyard area. Visually, the six-storey apartment dwelling will provide a transition from the 2-storey residential development within Village Green to the future high rise developments to the west along the Town Centre main street within the Central Business District. Balancing the urban form of the apartment building with intensive landscaping of a mix of coniferous trees (white pine, fir, balsam, white spruce, tamarack) of varying heights (1.5 2.5 metres) will soften the view of the building along the east façade nearest Campeau Drive. Combinations of sugar maples, oak and hackberry street trees will be added along Campeau Drive and Maritime Way to enhance the public realm and soften the built form. No public views nor view-points such as monuments, bridges, civic spaces, landforms, or other valued spaces were identified near the subject property. BUILDING DESIGN The design of the development blends in well with the existing and proposed land uses within the nearby community. Careful attention to building design, massing and density has been undertaken with the final recommended building design having its prominent, primary entrance along Maritime Way. Building facades wrap around the public realm of the streets giving the building presence and community identity. Architecturally, the building is influenced by the colourful building facades of Newfoundland and the Maritime provinces. The building design shows facades of rich stone masonry and incombustible colored siding with wood effects modulated to reduce the massing of the building as well as contributing to its charm. Every façade is treated in this manner to give each one a distinct look, for example: Corner Treatment Identifiable corner architectural treatment at the intersection of Campeau Drive and Maritime Way with terrace-featured pergola on 5th floor, balconies providing rhythm, higher wood looking panels and round windows, all suggestive of a Maritime effect. Architectural details White metallic guardrails used on many balconies, contrasting with colorful façades; Patio doors and windows with oversized frames finished with white treatment in the same spirit as St Johns Newfoundland architecture; Generous windows for common spaces on the ground floor animating Maritime Way and inviting main entry with stepping retaining walls and plantings. MASSING AND SCALE Taller building sections face collector (Maritime Way) and arterial (Campeau Drive) streets with a transition down to five, four and three storeys along those sections of the east façade closest to the low-density Village Green neighbourhood. Landscaped open amenity area within the interior courtyard and the adjacent hydro
easement provides an open vegetative buffer between the proposed building and the Village Green Neighbourhood. The 4th floor is setback with terraces above along a portion of Campeau Drive, closest to the Village Green residential area, to create a three-storey façade along Campeau Drive. OUTDOOR AMENITY AREAS A communal outdoor area is provided at grade within the central interior courtyard, which would be maintained as an open grassed area to visually integrate with the existing open natural vegetative buffer provided by the hydro corridor. A communal covered terrace with seating will be provided on the fourth floor. All units will have either a terrace or balcony. At-grade terraces along Campeau Drive will be separated from the sidewalk with a 1.2-metre high black iron decorative fence along the front lot line with individual gates opening to the existing sidewalk. The existing City fence, along the rear lot line, will remain and separate the facing terraces along the south façade from the City s pedestrian pathway area. PUBLIC ART The proposed development does not include public art. DESIGN PRIORITY AREAS The subject site is within a Design Priority Area. A formal presentation to UDRP will be made prior to approval of the Site Plan, such that if provided, Panel recommended design modifications would be incorporated into the final building design. Transit-Oriented Development Guidelines Successful TOD development is measured by determining whether these challenges are met: The development provides a mix of uses and densities that complement both transit users and the local community. The built form is designed and oriented to facilitate and encourage transit use. The safe circulation of pedestrians, cyclists, vehicles and parking is managed with public spaces to provide direct, convenient, safe and attractive access to transit. The proposed residential development will have a net density of 129 units/hectare, which is less than the maximum permitted density of 132 units/hectare established through the site-specific zoning. Onsite internal pedestrian connections will be enhanced with pathways being provided from the central interior outdoor courtyard area connecting to the sidewalk along Campeau Drive. Access from the main front door entrance to existing sidewalks connecting to the series of pathways will ensure residents have direct access to the pedestrian crossing over Highway 417 and the existing Kanata Town Centre bus station located south of Highway 417. The existing Town Centre bus station is within a 10-minute walk, and serviced by Bus Route No. 96 (main route that travels downtown regularly throughout the day). It is expected that the same pedestrian pathway connection will be used to access the future Town Centre Transit Station to be located on the north side of Highway 417 (see Figure 2). The new Transit Station would be within a 5-minute walk of the proposed development and will be built as part of the implementation of Stage
2 of the City of Ottawa s Confederation Line West Project (2018 2023). Further details on can be found in the Transportation Brief. Kanata Town Centre Secondary Plan (KTC SP) The subject property is designated Town Centre Residential (TCR) within the Kanata Town Centre Secondary Plan (Volume 2B, Site Specific Policies, City of Ottawa OP), with a maximum permitted height of six storeys, as per Schedule B-2 Maximum Building Heights (see Figure 3). The proposed six-storey mid-high rise residential building fits well and is compatible with the surrounding existing land use context and planned function of the Town Centre Community. Being on the edge of the TCR lands, the proposed development is a fitting transition to the Central Business District (CBD) lands which permit buildings with increased 8-10+ storey heights to the west. The sixstorey building will be clustered around buildings with similar/higher heights: Red Oaks Retirement Home (six storeys); Williams Court (10 storeys maximum); 1136 Maritime Way (8 storeys maximum). Figure 3: Kanata Town Centre Secondary Plan Schedule B-2 - Maximum Building Heights
Development of this vacant site within the Town Centre Residential (TCR) area north of the Queensway will introduce 144 new residential units, which brings the total number of residential units within the TCR lands north of the Queensway to just over 800 units. In keeping with the policies of the Town Centre Residential designation (Section 5.7.5.4), the development will attain a highly urban form, recognizing its proximity to the Central Business District. When combined with 1136 Maritime Way (154 dwelling units), it will complete the TCR area with approximately 954 dwelling units which fits within the range of dwelling units projected for the Town Centre Residential Area (North of Highway 417 in the KTC SP), that being a range from 800 (low) to 1100 (high) units (Section 5.7.4.3 Residential). The building site is ideally located with a protected hydro corridor separating it from the adjacent lowrise residential development and the proposed mid-high rise apartment building complements the existing predominantly low-rise (singles, semis, townhomes) neighbourhood to the east. The addition of rental apartments expands the range of residential dwelling types within the TCR. City of Ottawa Zoning By-law 2008-250 The subject property is zoned R5AA [2024] S305. A summary of the height, density, setback and parking provisions are provided in the Table below. Compliance with the Zone performance standards, prescribed by Table 164A and Exceptions [2024], [2025] and Schedule 305 of the Zoning By-law, are demonstrated on the table below. 1088 Maritime Way R5AA[2024] S304 Required Provided Lot Area (minimum) 675m 2 11,203 m 2 Lot Width (minimum) 22.5 m 90 m Building Height Schedule 304 Setbacks Density Minimum Landscaped Area Area A 11 m (minimum) and 15 m (maximum), but not more than 4 storeys Area B 15 m (minimum) and 23 m (maximum), but not more than 6 storeys Setback along Campeau Drive: 6 m (min) to 6.5 m (max), where no portion of building wall setback greater than 6.5 m Setback along Maritime Way: 0 m (min) to 4.5 m (max), where no portion of building wall setback greater than 4.5 m Yard from a Lot Line Abutting an O1 Zone: 1.2 m (minimum) Interior Side Yard: 1.2 m (minimum) 65 dwelling units/ha (minimum)(72 units) 132 dwelling units/ha (maximum)(147 units) 3 Storeys-11.22 m 4 Storeys-14.42 m 4 Storeys-14.42 m** 5 Storeys-17.62 m 6 Storeys-21.13 m 6.7 m** 5.7 m** 4.2 m 34.4 m 129 units/ha (144 units) 30 % of Lot Area (3361m 2 ) 66% (7392m 2 )
Vehicle Parking 1 space/unit for the first 4 storeys, and 0.75 spaces/unit for storeys over 4 storeys (165 parking spaces) 168 parking spaces Visitor Parking 0.2 space/unit (29) 29 parking spaces Bicycle Parking 0.5 bicycle space per dwelling unit (72 spaces) 72 bicycle spaces Total Private Amenity Space Total Communal Amenity (Minimum) 6 m2 per dwelling unit (864 m 2 ) 1922 m 2 50% of required total private amenity area (432 m 2 ) 479 m 2 ** Minor Variance Required Implementation of the Site Plan will require a minor variance application. Relief will be sought to allow for building articulation along Maritime Way and Campeau Drive, as well as to allow for reductions in building height for sections of the building that do not meet the minimum building height of 15 metres. The intent of the minimum building height restriction of 15 metres is to ensure buildings are at least four storeys for those parts of the residential building that are closest to the future Transit Station. Maximum yard setbacks for building walls facing Maritime Way (4.5 metres) and Campeau Drive (6.5 metres) will be exceeded in places to achieve building wall variations. Figure 4 Height Schedule 304 and Overall Site Plan
Other applicable provisions of Zoning By-law 2008-250, such as vehicular and bicycle parking aisles, parking spaces and projections (i.e. balconies, terraces, steps, roof-top), are achieved in the design of the building plan, floor plans, underground parking areas, outdoor amenity, pedestrian walkways and landscaped areas. Supporting Studies Transportation Brief (Novatech, 2017) The proposed residential development at 1088 & 1136 Maritime Way, respectively, conforms to the City s TDM initiatives by providing easy access to local pedestrian, bicycle and transit systems. The proposed number of on-site vehicular and bicycle parking spaces meet the minimum requirements under the City s Zoning By-law. Environmental Impact Statement, with SAR and TCR (Kilgour Associates, 2017) The proposed residential development at 1088 & 1136 Maritime Way, respectively, is not anticipated to have any negative impact on the snake hibernaculum located on the property. Given that the subject properties are already highly disturbed, it is unlikely that development will cause any further influence. No species at risk or related habitat was observed on the property. Mitigation measures shall be implemented to prevent impacts to trees and wildlife species during project development. Environmental Noise Control Study (Paterson Group, 2017) The Noise Study was undertaken to review the projected on-site noise levels arising from surface transportation noise sources (Highway 417) with consideration of the site s classification (Class 1) deeming it as an area with an acoustical environment typical of a major population centre. The study projected noise levels for the Outdoor Living Area (4 th floor terrace located approximately 14.5 m above finished grade) and indoor living areas. Projected outdoor noise levels at the terrace were found to be within acceptable municipal and provincial noise level standards (i.e. less than 55 dba) with no recommended mitigation. At the plane of window, daytime noise levels were noted to exceed acceptable noise levels standards (65 dba) at measured receptor areas (6 th floor north elevation; 3 rd floor and above south elevation and 6 th floor western elevation). Standard noise mitigation measures were recommended, including the addition of standard warning clauses on property titles. Window assembly and exterior wall construction will provide sufficient sound reduction to ensure indoor noise levels remain at or below 45 dba, provided that windows and/or patio doors remain closed. Geotechnical Report (Paterson Group, 2017) From a geotechnical perspective, the subject site is adequate for the proposed multi-storey building. Bedrock removal will be required to complete the proposed building construction, specifically the underground parking. The proposed building will be founded on conventional footings places on clean, surface sounded bedrock bearing surface or, where bedrock is not present, by extending footing by means of a lean concrete in-filled trench.
Phase 1 Environmental Site Assessment (Inspec-Sol Engineering, 2015) Findings of the Phase 1 ESA indicate that the Site has historically been undeveloped and unoccupied, with no developed use(s) identified. No potentially contaminating activities (PCAs) were identified on the site or within the bounds of the Phase 1 ESA Study Area, that being a 250-metreradius from the property boundaries. No areas of potential environmental concern (APECs) were identified for the Site from the past of current use of the subject land or Phase One Study area. A Phase 2 ESA was deemed not required for the Site. Site Servicing and Stormwater Management Report (Novatech, 2017) The proposed residential development can be serviced by the two connections to the existing watermain within Maritime Way. The existing watermain infrastructure can provide adequate domestic flows and pressure for fire protection. Similarly, the existing sanitary sewer on Maritime Way has adequate capacity to service the development. Quantity control of stormwater will be provided for storms up to and including the 100 year storm event through a stormwater storage tank, in the storm sewer system and in a grassed stormwater detention area at the rear of the site. Quality control of stormwater management will be provided in the existing end of pipe stormwater management facility. Conclusion The proposed six-storey mid-high rise apartment building at 1088 Maritime Way is consistent with the Provincial Policy Statement and meets the intent and purpose of the City s Official Plan and the Kanata Town Centre Secondary Plan (KTC SP). Applicable requirements for stormwater management, servicing and transportation, are being incorporated in the site design and will be finalized through the Site Plan process. The proposed apartment building is a fitting addition to the Town Centre Residential North lands of the KTC SP and its design has paid careful attention to the site s constraints (adjacent hydro corridor, protected hibernaculum) with its massing and scale appropriately and incrementally stepping down to five, four and three storeys to blend in well with the existing residential portion of the KTC. The orientation of the building s facades brings eyes on the street and minimizes noise levels at the outdoor amenity space (4 th floor terrace). Architecturally, the high quality rich stone masonry and incombustible colorful siding with wood effects reduces the massing of the building as well as provides its charm. A formal presentation to the City s Urban Design Review Panel will take place in the coming months such that, if required, Panel recommended design modifications could be incorporated into the final building design. Given the building s unique urban design, a minor variance application will be submitted to seek relief from yard setbacks along Campeau Drive and Maritime Way; and from the minimum required building height. In conclusion, the proposed 144-unit rental apartment building will introduce new rental units to the community, where residents will benefit from existing community and recreational services; and will be within a five-minute walk of the new Kanata Town Centre Rapid Transit Station, which will give
residents a direct connection to the Moodie Confederation Line Light-Rail Station, linking directly to downtown Ottawa (to be complete by 2023). Sincerely, Theresa Gilchrist, MCIP, RPP Project Planner Cc Francis Lepine, Lepine Group