December 8, 2016 Development Review Services City of Ottawa 110 Laurier Ave West, 4 th Floor Ottawa, ON K1P 1J1 Attention: Reference: Don Herweyer, Manager, Development Review South 125 Marketplace Ave/101A Lindenshade Dr, Waterford Retirement Community Site Plan Application, Manager Approval, Public Consultation Planning Brief Addendum to Planning Rationale (September, 2016) Our File No.: 116109 On behalf of Neuf Architects, we have prepared this Planning Brief in relation to the proposed Site Plan application for the property known as 125 Marketplace Ave/101A Lindenshade Drive (legally known as Blocks 3 and 4, Plan 4M1438). The subject site is located within the South Nepean Town Centre and is within 400 metres of existing and proposed Transit Stations (Bus Rapid Transit and Light Rail Transit). Surrounding land uses include low-rise residential development (townhomes, lowrise apartments) to the east and south, commercial/retail to the west (Strandherd Retail District), a secondary school and vacant land immediately to the north (17 storeys permitted). The subject property is designated Mixed Use- Town Centre in the City of Ottawa s Official Plan; Mid Rise Mixed-Use within the South Nepean Town Centre Area 7 Secondary Plan; and zoned Mixed- Use Centre Zone Exception [1726] (MC[1726]) and Residential Fifth Density Subzone AA (R5AA[1727]) Zone. An Official Plan Amendment and a Zoning By-law Amendment are being submitted concurrently with this Site Plan Control application to seek an increase in the permitted building height. M:\2016\116063\DATA\APPLICATIONS\SITE PLAN\PLANNING ADDENDUM\PLANNING BRIEF WATERFORD.DOCX.PAGE 1
Purpose of Planning Brief A Planning Rationale (Novatech, 2016) was prepared to substantiate the increase in height being sought to permit the proposed retirement community. It demonstrated conformity with the policies of the Provincial Policy Statement, the City s Official Plan, the South Nepean Town Centre Secondary Plan and Community Design Plan; as well as provided an overview of satisfaction of design criteria contained within the City s Transit Oriented Development (TOD) Guidelines and the Urban Design Guidelines for High Rise Housing. Additionally, a review of the preliminary site plan was undertaken, which remains relevant and applicable, since the final building design and Site Plan are consistent and merely represent a refinement of the original design principles. Specifically, the following site plan criteria and principles were examined and reviewed within the Planning Rationale: Building massing (tiering) and scale, Building orientation, location of entrances and setbacks in relation to public realm, Views and shadowing effects, Separation distance between buildings, Pedestrian circulation, activity and safety, The location of parking, loading and service areas, and Amenity areas, landscaping and street trees. This Planning Brief represents an Addendum to the Planning Rationale and provides an overview of the details of the Waterford Retirement Community, which were finalized during preparation of the Site Plan, Landscape Plan, Floor Plans and Elevations. Site Plan Details The proposed Waterford Barrhaven Retirement Community will consist of 298 rooming/apartment within two connected buildings that are comprised of 143 independent, 41 Assisted Living Units, 24 Memory Care Units, and 90 senior apartment dwelling. The following table summarizes conformity with the South Nepean Town Centre Secondary Plan, as well as the modification being sought through the proposed Official Plan Amendment for the subject property: Criteria from the Mid-Rise Mixed Use designation South Nepean Town Centre Secondary Plan PERMITTED Waterford Barrhaven Retirement Community - PROPOSED Building Height** 4 storeys (minimum) 6 storeys (maximum) 6 storeys (minimum) 9 storeys or 29.7 m (maximum) Density (net) 150 per hectare (minimum) 324 per hectare May exceed 50% for stand-alone Lot Coverage (%) 45.5% residential buildings Building Height** will require a modification to South Nepean Town Centre Secondary Plan. During the detailed urban design of the proposed building(s) and site plan, the following parameters were finalized: overall dwelling unit count, building height, the number of vehicular and bicycle M:\2016\116063\DATA\APPLICATIONS\SITE PLAN\PLANNING ADDENDUM\PLANNING BRIEF WATERFORD.DOCX.PAGE 2
parking spaces, lot coverage, density, and provided amenity space. All zoning provisions are being met by the proposed Waterford Retirement Community, with the exception of building height (maximum) and bicycle parking. See the following tables for details: (1) Zone Provisions, (2) Parking, and (3) Amenity Area. (1) Zone Provisions: 125 Marketplace Avenue (MC[1726]) & 101A Lindenshade Drive (R5AA[1727]) Zoning Mechanism MC[1726] R5AA[1727] Minimum lot area No minimum 675 m 2 Minimum lot width No minimum 22.5 m Minimum front yard & corner side yard No minimum 2.5 m for front yard setback 3.0 m for corner yard Minimum rear yard setback No minimum 3 m Maximum floor space index No maximum n/a Minimum building height (i) for all uses within 400 metres of a rapid 4 storeys 4 storeys transit station Maximum building height** Permitted 6 storeys 6 storeys Maximum building height** Proposed 9 storeys (29.7 m) 9 storeys (29.7 m) Minimum width of landscaped area Parking for residential use (from Exception Provisions 1726 and 1727) Parking Requirement for Retirement Home (from Table 101 Minimum Parking Space Rates) No minimum, except that where a yard is provided and not used for required driveways, aisles, parking, loading spaces or outdoor commercial patio, the whole yard must be landscaped 1 space/unit for the first 4 storeys, 0.75 space/unit for any additional storeys over 4 0.25 per dwelling unit or plus 1 per 100 m 2 of gross floor area used for medical, health or personal services 1 space/unit for the first 4 storeys, 0.75 space/unit for any additional storeys over 4 0.25 per dwelling unit or plus 1 per 100 m 2 of gross floor area used for medical, health or personal services Visitor Parking Requirements 0.2 per dwelling unit 0.2 per dwelling unit Bicycle Parking Requirements for 0.25 per dwelling unit or 0.25 per dwelling unit or Retirement Home Amenity Requirements: Retirement Home Total Amenity Area: 6m2 per dwelling unit, and 10% of the gross floor area of each Communal Amenity Area: A minimum of 50% of the required total amenity area Total Amenity Area: 6m2 per dwelling unit, and 10% of the gross floor area of each Communal Amenity Area: A minimum of 50% of the required total amenity area M:\2016\116063\DATA\APPLICATIONS\SITE PLAN\PLANNING ADDENDUM\PLANNING BRIEF WATERFORD.DOCX.PAGE 3
Zoning Mechanism MC[1726] R5AA[1727] Amenity Requirements: Total Amenity Area 10% of the gross floor area of each Residential Care Facility (for Assisted Care 65 ) Communal Amenity Area: All of the total amenity area Building Height** will require an Amendment to the Zoning By-law 2008-250. (2) Parking Requirements for Waterford Barrhaven Retirement Community Waterford Barrhaven Retirement Community Building 1 Building 2 Total Number of Total parking required for rooming and dwelling Total visitor parking required Total Vehicular Parking Required Total Vehicular Parking Provided 208 dwelling 90 apartment 52 plus 3 (services) 77 Bicycle Parking Required (298 *.25 bicycle space)** Bicycle Parking Provided Bicycle Parking** will require an Amendment to the Zoning By-law 2008-250. Total Amenity Area 10% of the gross floor area of each Communal Amenity Area: All of the total amenity area 298 132 parking spaces 18 visitor spaces 150 spaces 161 spaces 74.5 spaces 24 spaces (3) Amenity Area Required for Waterford Barrhaven Retirement Community Required Amenity Area Calculation Rooming Units Assisted (Rooming) Retirement Rooming Total Apartment Units Total # 143 65 208 90 Gross Floor Area (GFA) Total Amenity Area 9,127 m 2 2945 m 2 12072 m 2 n/a REQUIRED- 10% of GFA for rooming and 6 m2 per dwelling unit 912.7 m 2 294.5 m 2 1,207.2 m 2 540 m 2 PROVIDED Total Amenity Area 3,249 m 2 1,394 m 2 Communal Area Requirements 456.35 m 2 294.5 m 2 750.85 m 2 270 m 2 PROVIDED Communal Amenity Area 2,465 m 2 722 m 2 M:\2016\116063\DATA\APPLICATIONS\SITE PLAN\PLANNING ADDENDUM\PLANNING BRIEF WATERFORD.DOCX.PAGE 4
Conclusion The Waterford Barrhaven Retirement Home will contribute to the type and mix of land uses and housing forms within the South Nepean Town Centre lands. This Planning Brief was prepared as an addendum to the Planning Rationale (prepared by Novatech, September 2016), submitted in support of the proposed Official Plan and Zoning By-law Amendments for 125 Marketplace Avenue and 101A Lindenshade Drive. This addendum summarizes the details arising from the detailed urban design process that resulted in further project refinements yielding minor changes to the overall unit count, building height and total number of vehicular and bicycle parking spaces. Demonstrated conformity with the policies of the Provincial Policy Statement, the City s Official Plan, the South Nepean Town Centre Secondary Plan and Community Design Plan; as well as project satisfaction of design criteria contained within the City s Transit Oriented Development Guidelines and the Urban Design Guidelines for High Rise Housing, are provided in the Planning Rationale and should be read in conjunction with this Planning Brief. Prior to Site Plan approval of the Waterford Barrhaven Retirement Community, amendments to the South Nepean Secondary Plan and the City s Zoning By-law will be required to allow for the increased height (from six storeys to nine storeys) and the reduced bicycle space parking (from 75 spaces to 24 bicycle parking spaces) being proposed. The proposed increased height (and hence density) of the retirement community would fit well; and allow for an integration of the site within the existing Town Centre context. The retirement community would define the gateway entrance to the Strandherd retail district as one approaches from the east, and at 9 storeys, will provide a transition from the higher density and height to the north (proposed at 17 storeys) of the site, toward the lower 2½ - 4 storey residential development to the south. If you have any questions regarding the Planning Rationale or addendum, or require additional information, please don t hesitate to contact me. Sincerely, Nina Maher, MCIP, RPP Planner M:\2016\116063\DATA\APPLICATIONS\SITE PLAN\PLANNING ADDENDUM\PLANNING BRIEF WATERFORD.DOCX.PAGE 5