Meadowlands Planning Report
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TABLE OF CONTENTS 1.0 EXECUTIVE SUMMARY........................................................1 2.0 INTRODUCTION 2.1 Purpose ......................................................................2 2.2 Site Description ..........................................................2 2.3 Surrounding Uses and Area Amenities ......................3 2.4 Transportation and Transit Network ............................4 2.5 Description of Proposed Development........................5 2.6 Evolution of the Proposal ............................................8 3.0 Planning Policy and Regulatory Framework 3.1 Provincial Policy Statement (2005) .............................9 3.2 City of Ottawa Official Plan ......................................12 3.2.1 Generally Permitted Uses.........................12 3.2.2 General Urban Area .................................13 3.2.3 Review of Development Applications .......14 3.3 Transit Oriented Guidelines ......................................18 4.0 CITY OF OTTAWA BY89A6 200.8250.................................20 5.0 RE:UESTED ;ONIN4 7Y89A6 AMENDMENT ..................21 ,.0 SUMMARY...........................................................................24 PLANNING RATIONALE, 145 -155 Meadowlands Drive W Au ust 2013 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, 143, 151, 15 and 155 Meadowlands Drive 6est in the City of Ottawa. Schedule 7 of the City of Ottawa Official Plan designates the subject property as “4eneral Urban AreaA. The current zoning of 15 and 155 Meadowlands Drive 1the two westerly parcels2 is R100 B Residential 0irst Density, Subzone 00, in the City of Ottawa ;oning 7y89aw 200.8250. The zoning of the balance of the lands 8 145, 147, 143 and 151 Meadowlands Drive 1the four easterly parcels2 B is R4;C1324D S2.0 B Residential 0ourth Density, Subzone ;, Special EEception 1324, Schedule 2.0. The R4;C1324D S2.0 permits a retirement home, however, the 7y89aw only permits a maEimum building height of 12.5 metres. The R100 ;one does not permit a retirement home and has a maEimum building height of 3.5 metres. The proposed retirement home site consists of siE separate properties, which are being assembled to accommodate the proposed development. EEisting 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 1., retirement suites 1rooming units2 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, siE storeys at the west portion of the property. It is proposed that the subject property be rezoned from R100 and R4;C1324DS2.0 to a new R4; CXXXXD, which will permit a retirement home with a maEimum height of siE8storeys or 1..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 R4; 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 ;oning 7y8law. In addition, the proposed use is compatible with the surrounding neighbourhood and the site design is appropriate to the use proposed and the conteEtual environment. PAGE 1 PLANNING RATIONALE, 145 -155 Meadowlands Drive W Au ust 2013 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 eEisting residential zoning at 145, 147, 143, 151, 15 and 155 Meadowlands Drive 6est to permit a 1.,8unit 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: • 7e consistent with the policies of the Provincial Policy Statement G • Conform to the policies of the City of Ottawa Official Plan G • Respect the intent of the Zoning By-law G and • 7e compatible with surrounding uses. 2.2 SITE DESCRIPTION The subject property includes a total of siE parcels and is located on the north side of Meadowlands Drive 6est, east of 6oodroffe Avenue. It has a total area of 4,534 m2 and a total frontage of 114. m on Meadowlands Drive 6est. The property is legally described as 9ots ., 3, 10, 11, 12 and 1 , Registered Plan 5 2,1, in the City of Ottawa. 0ive of the lots presently contain a single8detached dwelling. One of the lots 8 15 Meadowlands Drive 6est 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. 9ots . and 3 115 and 155 Meadowlands Drive 6est2 are zoned R100 in the ;oning 7y8law. 9ots 10, 11, 12 and 1 1145, 147, 143 and 151 Meadowlands Drive 6est2 were the subject of a rezoning in 2012, which had the effect of changing the zone from R100 to R4;C1324D S2.0 in conjunction with a site plan application for a four8storey, 518unit apartment building. Although the zoning was approved, the site plan application has subseHuently been withdrawn. PAGE 2 PLANNING RATIONALE, 145 -155 Meadowlands Drive W Au ust 2013 153 and 155 Meadowlands Drive West 145-151 Meado lands Drive West 2.3 SURROUNDING USES and AREA AMENITIES The subject property is located immediately east of the intersection of Meadowlands Drive 6est and 6oodroffe Avenue. 9ocated on the east side of 6oodroffe Avenue, approEimately 575 metres to the north of the subject property, is AlgonHuin College. 7aseline transit station is located on the west side of 6oodroffe Avenue, across from AlgonHuin College. In the southeast Huadrant of the intersection of 6oodroffe Avenue and 7aseline Road, north of AlgonHuin 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 7aseline and 6oodroffe MiEed Use Centre eEtends between Meadowlands and 7aseline, along 6oodroffe Avenue, but does include the subject property. The zoning in this area is predominantly miEed8use centre, local commercial and general miEed8use, with typical building heights in the order of 1..5 metres. There is eEtensive commercial development in the area, which is comprised primarily of small, independent personal service businesses. On the west side of 6oodroffe is the Centrepointe Community which includes a combination of residential development and government office buildings, such as an eight8storey building at 2 PAGE 3 PLANNING RATIONALE, 145 -155 Meadowlands Drive W Au ust 2013 Constellation Crescent and a ten8storey building at 100 Constellation Drive. There is also the former City of Nepean City Iall 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 0arm. The area was built in the 13,0Js and is comprised mainly of single8detached dwellings on spacious lots, with typical lot sizes in the order of 13 metres wide by 40 metres deep. This type of residential form, with R100 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 Meado lands Drive West at Woodroffe Avenue 2.4 TRANSPORTATION and TRANSIT NETWOR. According to Schedule E of the City of Ottawa Official Plan, Meadowlands Drive 6est is an eEisting Major Collector road. It has a total of two lanes, with sidewalks on both sides of the road. As it approaches the intersection at 6oodroffe Avenue to the west, the width of the road PAGE 4 PLANNING RATIONALE, 145 -155 Meadowlands Drive W Au ust 2013 eEpands to include a right turn lane, dual left turn lanes and one through lane for west8bound traffic and one merge lane for east8bound traffic. 6oodroffe Avenue is an eEisting Arterial road comprised of multiple lanes in each direction, including IOV lanes for bus rapid transit. The subject property is well8served by public transit on Meadowlands Drive and is within ,00 m of the 7aseline Transit Station on 6oodroffe Avenue, across from AlgonHuin College. The section of 6oodroffe Avenue south of 7aseline Transit Station to Iunt Club Road is labeled the 6oodroffe Corridor on Schedule 2A of City of Ottawa ;oning 7y8law 200.8250. This corridor has many rapid transit stations and provides a high volume and freHuency of bus transit. 6oodroffe Avenue and Meadowlands Drive 6 are designated as cycling routes within the CityLs Cycling Master Plan. 6oodroffe has an on8street, dedicated cycling lane in the southbound direction and a shared transit/cycling lane in the northbound direction. Woodroffe Transit Corridor/ Pu0lic Transit Routes 2.5 DESCRIPTION OF PROPOSED DEVELOPMENT The proposal for the subject property involves the construction of a 1.,8unit retirement home on a 0.4, ha site presently occupied by siE buildings, which will be demolished to accommodate PAGE 5 PLANNING RATIONALE, 145 -155 Meadowlands Drive W Au ust 2013 the new use. This development proposal reHuires a zoning by8law amendment and is subject to site plan control.