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Planning Rationale PLANNING RATIONALE Proposal: Official Plan and Zoning By-law Amendments to Permit a Mixed-use Development Location: 2211 Riverside Drive and 1330, 1340 and 1346 Bank Street Prepared for: Cushman Wakefield Asset Services ULC 161 Bay Street, Suite 1500, Box 602 Toronto, ON M5J 2S1 Prepared by: Stantec Consulting Ltd. 400-1331 Clyde Avenue Ottawa, ON K2C 3G4 September 8, 2020 CONTENTS 1. OVERVIEW ........................................................................................................................ 4 2. CONTEXTUAL ANALYSIS ................................................................................................. 5 2.1 Surrounding Context ..................................................................................................... 5 2.2 Site Context .................................................................................................................. 7 3. PROPOSED DEVELOPMENT ............................................................................................ 9 4. POLICY REVIEW AND JUSTIFICATION ...........................................................................11 4.1 Provincial Policy Statement 2020 .................................................................................11 4.2 Official Plan ..................................................................................................................14 4.2.1 Section 3: Designation and Land Use ....................................................................14 4.2.2 Section 2.2.2: Managing Intensification within the Urban Area ...............................18 4.2.3 Section 2.5.1: Designing Ottawa ............................................................................21 4.2.4 Section 2.5.6: Collaborative Community Building & Secondary Planning Processes 23 4.2.5 Section 4.11: Urban Design and Compatibility........................................................24 4.2.6 Section 4.7.3: Erosion Prevention and Protection of Surface Water .......................25 4.3 Bank Street Secondary Plan ........................................................................................26 4.4 Bank Street Community Design Plan ...........................................................................30 5. URBAN DESIGN GUIDELINES .........................................................................................30 5.1 High-rise Buildings .......................................................................................................31 5.2 Development Along Arterial Mainstreets ......................................................................35 5.3 Complete Streets .........................................................................................................36 5.4 Transit Oriented Development .....................................................................................36 6. ZONING REVIEW ..............................................................................................................37 7. SUMMARY OF REQUESTED AMENDMENTS..................................................................40 8. PUBLIC ENGAGEMENT STRATEGY ................................................................................43 8.1 Urban Design Review Panel ........................................................................................43 9. SUPPORTING DOCUMENTATION ...................................................................................44 10. CONCLUSION ...................................................................................................................45 FIGURES Figure 1. Location Plan .............................................................................................................. 5 Figure 2. Surrounding Context ................................................................................................... 6 Figure 3. Site Context ................................................................................................................ 7 Figure 4. Google Streetview Perspectives of the Site ................................................................. 8 Figure 5. Google Render of the Site ........................................................................................... 9 Figure 6. Excerpt of Concept Site and Landscape Plan (Hobin Architecture) ............................10 Figure 7. Conceptual Architectural Rendering (Hobin Architecture) ...........................................11 Figure 8. Excerpt of Schedule B of the Official Plan ..................................................................15 Figure 9. Excerpt of Appendix A – Land Use .............................................................................26 Figure 10. Zoning Extract ..........................................................................................................38 TABLES Table 1. Summary of Anticipated Full Build-out .......................................................................... 4 Table 2. Conceptual Development Statistics (anticipated full build-out) .....................................10 Table 3. AM8 Zoning Matrix ......................................................................................................38 Table 4. Parking Matrix & Drive Aisle Summary (Schedule 1A Area Z & Schedule 1 Area B) ...39 Table 5. Amenity Area Matrix ....................................................................................................40 Table 6. Proposed Official Plan Amendment .............................................................................40 Table 7. Proposed Zoning By-law Amendment .........................................................................41 1. OVERVIEW This planning rationale has been prepared in support of applications by Cushman Wakefield Asset Services ULC (applicant), on behalf of Capital City Shopping Centre Limited (owner), for Official Plan and Zoning By-law Amendments for the property described municipally as 2211 Riverside Drive and 1330, 1340, and 1346 Bank Street (the site). The site is located at the southwest corner of Bank Street and Riverside Drive [north] in the City of Ottawa. The above applications are in support of a proposed mixed-use development, which consists of two separate high-rise buildings, an urban parkette, and below grade parking that is shared between the two buildings. The high-rise built form of the proposed buildings will consist of a stepped-back podium and tower design. The intended full build-out of the site is summarized below in Table 1. TABLE 1. SUMMARY OF ANTICIPATED FULL BUILD-OUT Development Yield Feature North Building South Building TOTAL Footprint 1,146 m2 1,415 m2 2,561 m2 Residential Units & 256 units 308 units 564 units Gross Floor Area (GFA) 18,332 m2 19,970 m2 38,302 m2 Ground Floor Non- NA 334.7 m2 (3,603 ft2) 334.7 m2 (3,603 ft2) residential GFA 292 vehicle stalls (21 surface, 271 below grade) Parking 283 bicycle spaces (282 residential, 1 commercial) The proposed Official Plan Amendment is required in order to permit building and site design elements relating to height, floor space index, stepbacks, and street facing building wall policies within the Bank Street Secondary Plan. Similarly, the proposed Zoning By-law Amendment is to permit an increase in height and to address other proposal-specific performance standards. The proposed development will also require site plan approval, however, the intent is to first proceed with the Official Plan and Zoning By-law Amendments, and once the respective circulation comments are received, to then proceed with an application for site plan control. It is our professional opinion that the proposed development represents good land use planning that is in the public interest, is consistent with the policies of the Provincial Policy Statement 2020, and is in conformity and compliance with the general intent and purpose of the City of Ottawa’s applicable Official Plan policies and zoning by-law regulations. This report and the supporting material included with the application submissions, demonstrate that the proposed development and requested approvals are appropriate for facilitating a desirable and efficient use of underutilized land intended for mixed-use intensification. Planning Rationale | Mixed-use Development Page 4 of 45 Design with community in min d 2. CONTEXTUAL ANALYSIS 2.1 SURROUNDING CONTEXT The site is located within Ward 17 – Capital, which is within the City’s Urban Policy Area. More specifically, the site is located in the community of Billing’s Bridge, which is generally bound by the Rideau River to the north, Heron Road to the south, Bronson Avenue to the west, and Alta Vista Drive to the east. Dows Lake SUBJECT SITE FIGURE 1. LOCATION PLAN As detailed below, this area of the City is characterized by distinct transitions in land use and built form, and by substantial transportation infrastructure: a. To the general southwest of the site is the Billings Bridge Shopping Centre, the RA Centre, Carleton University, and Confederation Heights. These landmarks and destinations present characteristics typical of 1960s-era planning (i.e., campus-like settings; substantial surface parking and building separation; vehicle-oriented; large parcels and single-use buildings). b. The lands to the south along Bank Street consist of a mix of low to high-rise residential, commercial, and office uses, which transition down to primarily low-rise residential neighbourhoods east and west of the mainstreet corridor. Planning Rationale | Mixed-use Development Page 5 of 45 Design with community
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