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Planning Rationale

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Planning Rationale PLANNING RATIONALE 861 Clyde Avenue November 2020 Applications for Official Plan Amendment and Zoning By-law Amendment 1 2 861 Clyde Ave – Planning Rationale TABLE OF CONTENTS 1. INTRODUCTION 4 2. THE SITE & SURROUNDING CONTEXT 8 3. PROPOSED MASTER PLAN 17 4. FUTURE LAND USE AND PUBLIC REALM CONTEXT 28 5. PLANNING POLICY CONTEXT 30 6. SUPPORTING STUDIES 49 7. CONCLUSION 52 APPENDIX: PROPOSED OFFICIAL PLAN AMENDMENT AND ZONING AMENDMENTS 54 3 1. INTRODUCTION SUMMARY OF THE PROPOSAL This Planning Rationale Report has been prepared The proposed development will feature: to support Official Plan Amendment and Zoning By-law Amendment applications for a high-density ɠ Seven residential buildings ranging in height from development at 861 Clyde Avenue (“the Site” or “the 9 to 30 storeys resting on 2-storey podiums and Subject Property”). The Site, formerly occupied by linked by 6-storey buildings; a dairy plant, is located just south of Carling Avenue, ɠ Grade-related townhouse units oriented to a adjacent to Highway 417. The proposed development private street and common amenity spaces; will become a unique self-contained neighbourhood ɠ Approximately 1,740 residential units in total; with an identity and public realm all its own, while ɠ A range of residential unit sizes to accommodate setting the stage for future redevelopments to the households of all sizes, including units suitable for north along Carling Avenue and the west. It will families with children; support the continual transformation of the area into ɠ A new neighbourhood park on Clyde Avenue as a new mixed-use neighbourhood integrated with the a front yard for the development and a gathering surrounding established community. As explained in space; this report, redevelopment of the Subject Site will ɠ Active uses, including neighbourhood amenities, support the City of Ottawa’s city-building objectives to facing the park; increase population density along higher-order transit corridors, enhance the public realm for pedestrians, ɠ A multi-use trail and landscaped open space and achieve complete, walkable communities. between the development and Highway 417 to provide a green active transportation link The Planning Rationale Report includes the following: between Churchill Avenue and Clyde Avenue; ɠ A through-street from Clyde Avenue to Churchill ɠ A description of the Subject Property and its Avenue to enhance connectivity through the surroundings; block. ɠ A description of the proposed site master plan and future land use context; ɠ A review of the applicable provincial and City of Ottawa policies, and an analysis of how the proposed development conforms to key policies; ɠ A summary of supporting technical studies; and, ɠ A planning opinion on the merits of the proposal. 4 861 Clyde Ave – Planning Rationale PROPOSAL STATISTICS: Total Floor Area: Car Parking: Introduction Total Number ~1,650 of Units: ~165,000 sm / ~1,740 ~1,679,200 sf Bicycle Storage: Non-Residential Floor Area: ~9,000 sm ~1,060 RENDERING OF PROPOSED DEVELOPMENT - Aerial View Looking Southeast 5 54895 6000 3000 6000 11565 PODIUM F 31185 6 ST PROJECT CHURCHILL ENTRANCE 203515 TOWER F CENTRAL AMENITIES ON 14440 4865 68770 PODIUM FLOORS 30 ST TOWNHOMES 6 ST 2 ST 13080 6 ST 23715 6 ST PODIUM 14440 ACCESS 4 ST AVENUE N 9515 61560 CHURCHILL TOWER E MIDRISE G 25 ST 29260 PODIUM G 9 ST 6 ST 28000 19335 14000 PODIUM 15630 PARKING ACCESS ACCESS NEIGHBOURHOOD PODIUM PARK TOWER D 2 R48615 2 ST 3385.12m 25 ST 81995 28000 14000 PODIUM CD 6 ST TOWER C 15000 25 ST 27230 PROJECT 14000 CLYDE PARKING 54895 148270 ENTRANCE ACCESS 25560 TOWER B PSZ PSZ PSZ PSZ PSZ PSZ P SZ PSZ 45895 PS Z SZ P 30 ST P SZ PS PS Z Z P S P Z SZ PSZ PSZ PSZ Z PSZ S P PSZ PSZ P SZ PSZ PSZ PSZ LEGEND 3145 PODIUM AB 14000 250500 6 ST TOWER ENTRANCE HIGHWAY 417 TOWER A 31185 (6) SITE BOUNDARY 30 ST (30) 15000 CLYDE AVENUE 6 ST 2 ST PROJECT PARKING CHURCHILL 14000 MTO SETBACK FROM HIGHWAY ACCESS ENTRANCE 2 ST 203515 CENTRAL AMENITIES14000 ON 68770 PODIUM FLOORS F 2985 TOWNHOMES (6) 18680 (30+MEC) N 46800 (2) (6) PODIUM (4) (25) (6) ACCESS AVENUE N G CHURCHILL 8260 E (8) (25+MEC) 0 5 50m (6) 29260 19335 28105 Master Site Plan ConceptPODIUM (25) PARKING ACCESS (2) ACCESS PUBLIC PARK D R48615 (25+MEC) 24000 67700 6 861 Clyde Ave – Planning Rationale (25) (6) 28000 C (25+MEC) 24000 PROJECT CLYDE (30+MEC) 28000 ENTRANCE PARKING 148270 ACCESS B 36300 (30) 24000 (30) 236255 250500 (6) 28000 HIGHWAY 417 (6) A CLYDE AVENUE (30+MEC) (2) 14750 N PARKING ACCESS (2) 46870 PROJECT: DESIGN: XX APPROVED: XX ARCHITECTS: 14750 861 CLYDE AVE DRAWN: XX DATE: 2020-11-13 14000 DRAWING TITLE: VERIFIED: XX SCALE: 1:1000 8260 SITE PLAN - CONCEPT o o 1435, RUE SAINT-ALEXANDRE, BUREAU 1000 PROJECT N : DRAWING N : MONTRÉAL (QUÉBEC) H3A 2G4 T. 514-393-9490 F. 514-393-9498 [email protected] 9389-20 ASK-01 Introduction Planning Process Summary of Proposed OPA and ZBA An initial concept for the proposed development The Official Plan and Zoning By-law currently permit was presented to City staff at a Pre-Application mix-used intensification of the Subject Property under Consultation Meeting on August 19, 2020, and was the applicable General Urban Area policies and Arterial further discussed with Planning staff on October 20, Mainstreet zoning. Amendments are needed, however, 2020. Meetings were also held with Councillor Jeff to permit the proposed building heights. Because the Leiper for his feedback. A community meeting is Site technically is not adjacent to Carling Avenue or scheduled for November 30, 2020, and a presentation within 400 metres of a planned rapid transit station, of the proposed master plan to the Ottawa Urban heights greater than 9 storeys are not currently Design Review Panel will be made early in 2021. permitted. In all other respects, the proposal is aligned with the Official Plan as well as guidelines applicable to high-rise development. The proposed Zoning amendment would set density and height limits in accordance with the proposed master plan. 7 2. THE SITE & SURROUNDING CONTEXT Location Map 1km 8 861 Clyde Ave – Planning Rationale SITE DESCRIPTION The Site and Surrounding Context and Surrounding The Site The Subject Property stretches from Clyde Avenue Carling Ave to Churchill Avenue, on the north side of Highway c 417. Its irregular shape has an area of 2.74 hectares. Chur A Until 2017, the Site was occupied by a dairy plant, hill v initially operated by Neilson Dairy and then, after e 2008, by Saputo Dairy Products Ltd. It is part of a block fronting Carling Avenue that contains retail uses Dohen (Canadian Tire, Boston Pizza) and two car dealerships y St immediately north of the Site (Mazda, Volvo). e v Clyde A 17 Dobbie S t HWY 4 Aerial of Site 100m Laperriere Ave Looking South East onto Site from Clyde Looking South onto Site from Churchill 9 IMMEDIATE SURROUNDINGS The Subject Site is surrounded by car-oriented commercial uses characterized by big box retail stores, strip malls, automobile dealership/service stations/ rental and gas bars, office buildings, restaurants, and light industrial uses. NORTH To the north, beyond the Canadian Tire and car 1 2 dealerships, on the north side of Carling Avenue, are commercial buildings of 1-2 storeys, behind which are a cluster of 3-storey apartment buildings along Tillbury Avenue. EAST To the east, is a 10-storey office building accessed from Churchill Avenue, and beyond that is a 2-storey commercial building and a 6-storey storage facility. On the north side of Carling Avenue, across from the storage facility, is Executive Park, which comprises three 7-storey office buildings. CARLING AVE & CANADIAN TIRE 3 - STOREY APARTMENTS AT COLE AND CARLING AVENUE SOUTH To the south, on the other side of Highway 417, is an 3 4 area of light industrial and commercial uses, beyond which is a large City works yard, Carlington Park and Clyde Woods. WEST On the west side of Clyde Avenue are restaurants, an equipment rental business and other commercial services. Beyond these are more small-scale commercial and light industrial uses, including several auto repair facilities. NORTHWEST CORNER OF DOHENY AND SOUTH ON CLYDE STREET CLYDE AVENUE 10 861 Clyde Ave – Planning Rationale 5 6 7 The Site and Surrounding Context and Surrounding The Site EAST ON CARLING CAR DEALERSHIPS SOUTH ON CHURCHILL AVE 8 6 1 5 CARLING AVE 2 7 4 CHURCHILL OFFICE PARK 8 9 3 CHURCHILL AVE N 9 CLYDE AVE N 417 VIEW FROM HWY 417 KEY MAP 11 BROADER CONTEXT The Site is located within the Kitchissippi Ward of the City of Ottawa. Beyond the Site’s immediate commercial and industrial context are established neighbourhoods, including Glabar Park to the west, Carlingwood to the northwest, Highland Park to the north, Westboro to the northeast, and Carlington to the southeast. Carlingwood Shopping Centre and Westgate Shopping Centre are two major retail nodes within two kilometres of the Site, to the west and east, respectively. The Royal Ottawa Mental Heath Centre and the Civic Campus of the Ottawa Hospital are 1.8 and 2.5 kilometres east of the Site, respectively. There are a number of amenities within 800 metres of the Site such as the Dovercourt Recreation Centre and Westboro Community Centre to the northwest and, just 400 metres to the west, the Soloway Jewish Community Centre and Hillel Academy. Other nearby schools, all within 800 metres, include Nepean High School, Broadview Public School, Notre Dame High School and St.
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