125 Marketplace/101A Lindenshade Planning Rationale

125 Marketplace/101A Lindenshade

Secondary Plan & Zoning By-law Amendments

PLANNING RATIONALE

Prepared For: Waterford Barrhaven Retirement Community Ottawa, ON

Prepared By:

NOVATECH Suite 200, 240 Michael Cowpland Drive Ottawa, Ontario K2M 1P6

September 2016

Novatech File: 116063 Ref: R-2016-134

Planning Rationale The Waterford Barrhaven Retirement Community

Table of Contents

1.0 INTRODUCTION ...... 1 1.1 PURPOSE...... 1 1.2 SITE LOCATION & DESCRIPTION ...... 1 1.3 SURROUNDING USES & COMMUNITY CONTEXT ...... 2 2.0 THE PROPOSAL ...... 3 2.1 THE CONCEPT PLAN ...... 4 2.2 TRANSPORTATION NETWORK ...... 7 3.0 PROPOSED OFFICIAL PLAN AND ZONING BY-LAW AMENDMENTS ...... 8 4.0 PLANNING ANALYSIS ...... 8 4.1 PROVINCIAL POLICY STATEMENT (2014) ...... 8 4.2 OFFICIAL PLAN, AS AMENDED BY OPA 150 (2013) ...... 10 4.2.1 Target Areas for Intensification (Section 2.2.2, Managing Intensification within the Urban Area) ...... 10 4.2.2 Designing Ottawa (Section 2.5.1) ...... 11 4.2.3 Urban Design and Compatible Development (Official Plan Section 4.11)...... 13 4.3 SOUTH NEPEAN TOWN CENTRE SECONDARY PLAN – AREA 7 ...... 15 4.3.1 Mid Rise Mixed-Use Policy Area (Section 3.3, South Nepean TC Secondary Plan) ……………………………………………………………………………………………...16 4.3.2 Urban Design Policies (Section 4.1, South Nepean TC Secondary Plan) ...... 16 4.3.3 Transportation Policies (Section 5.0, South Nepean TC Secondary Plan) ...... 18 4.4 SOUTH NEPEAN TOWN CENTRE COMMUNITY DESIGN PLAN (CDP) ...... 19 4.4.1 Community Structure (Section 3.0, CDP) ...... 20 4.4.2 Urban Design Guidelines (Section 5.2, CDP) ...... 20 4.5 TOD GUIDELINES ...... 22 4.6 URBAN DESIGN GUIDELINES FOR HIGH RISE HOUSING ...... 23 4.7 CITY OF OTTAWA ZONING BY-LAW 2008-250 ...... 24 4.7.1 Subject Property Zoning – MC[1726] and R5AA[1727] ...... 25 4.7.2 Zoning Compliance - Waterford Community Retirement Residence ...... 27 5.0 CONCLUSIONS ...... 29

APPENDIX A – SUN SHADOW STUDY

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List of Figures

Figure 1: Location Map of Subject Property .…………………………………………………. 1

Figure 2: Subject Property in South Nepean Town Centre lands…………………………..……4

Figure 3: Rendering of Proposed Waterford Retirement Residence - Front ………………..….6

Figure 4: Rendering of Proposed Waterford Retirement Residence – Back……………………6

Figure 5: Future and Existing Transit Stations and 400 metre Buffers………………………..…7

Figure 6: Excerpt of Schedule B, Urban Policy Plan, City of Ottawa Official Plan - Location of Subject Property………………………………………………………..……10

Figure 7: Concept Plan – Waterford Barrhaven Retirement Community……….…………..….14

Figure 8: Schedule 1 Land Use Plan, South Nepean Town Centre Secondary Plan………...16

Figure 9: Schedule 2 Street Network Plan, South Nepean Town Centre Secondary Plan..…19

Figure 10: Zoning Map for 125 Marketplace Ave / 101A Lindenshade…….…………………..25

List of Tables

Table 1: Waterford Barrhaven Retirement Community’s Conformity with South Nepean Town Centre Secondary Plan…………………………………………..………………………17

Table 2: Zone Provisions for 125 Marketplace Avenue (Block 5), zoned MC[1726] and for 101A Lindenshade Drive (Block 4), zoned R5AA[1727]………………………………27

Table 3: Parking Provided for Waterford Barrhaven Retirement Community…………………...28

Table 4: Amenity Area Required for Waterford Barrhaven Retirement Community…………....29

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1.0 INTRODUCTION 1.1 Purpose

Novatech has prepared this Planning Rationale report in relation to both Official Plan and Zoning By-law Amendment applications for the proposed development of a retirement community at 125 Marketplace Avenue and 101A Lindenshade Drive in Barrhaven. This Planning Rationale provides a description of the proposal and substantiates the planning basis for amendments to the South Nepean Town Centre Secondary Plan (South Nepean TC SP) and the City of Ottawa Zoning By-law No. 2008-250.

The Planning Rationale demonstrates consistency with the Provincial Policy Statement and meets the intent of the City of Ottawa’s Official Plan, the South Nepean Town Centre Secondary Plan and Community Design Plan, as well as the City’s Zoning By-law No. 2008-250. In so doing, the Planning Rationale serves to justify the proposed increase in building height for the Mid Rise Mixed-Use site (as designated within the South Nepean Town Centre Secondary Plan) from six storeys to nine storeys. 1.2 Site Location & Description The subject property is owned by the South Nepean Development Corporation and is legally described as Blocks 3 and 4, Plan 4M1438.

Figure 1: Location Map of Subject Property

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The property is approximately 0.92 hectares in size and is bound by Marketplace Avenue, Longfields Drive, Lindenshade Drive and Sue Holloway Drive. It is the size of a typical downtown block in the City of Ottawa. The subject property is a rectangular vacant parcel that slopes to the south and east with the eastern portion of the site having a 3 metre lower elevation when compared to the portion of the property near the intersection of Marketplace and Sue Holloway Drive. Given that the site is part of an existing subdivision, it had previously been cleared with some fill material being present. Currently, some utility installations (hydro) have already taken place around the perimeter of the site.

1.3 Surrounding Uses & Community Context

The subject site is located within the South Nepean Town Centre lands and is within 400 metres of existing and proposed Transit Stations (Bus Rapid Transit and Light Rail Transit). It is located immediately to the east of the Strandherd Retail District and is designated Mid Rise Mixed-Use within the South Nepean Town Centre–Area 7 Secondary Plan.

Existing land uses within the surrounding Town Centre lands include:

Residential: 4 storeys to south and 2 ½ and 3 storeys to the east;

Commercial: 1-2 storey commercial/retail buildings to west and northwest on lands known as the Strandherd Retail District;

Vacant land: Undeveloped High Rise Mixed-Use lands (to be developed with 17 storeys) immediately to the north; and

Institutional: a 2 storey Secondary School (École Secondaire Pierre-Savard) located kitty-corner to the site.

The South Nepean Town Centre Secondary Plan guides the development of the Town Centre lands, which were envisioned to include a hub of concentrated higher densities of mixed-use development in the north-central section that would transition through mid-rise densities south to lower density residential development reaching the greenspace network along the Jock River. Currently, more than 50% of the Town Centre lands remain undeveloped and zoned as development reserve lands (see Figure 2).

Within the Town Centre, the High Rise Mixed-Use lands are intended to develop as an active mixed-use shopping district with the Mid Rise Mixed-Use policy area to develop at a comparatively lower scale, with opportunities for live-work units and medium density housing forms.

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Figure 2: Subject Property in South Nepean Town Centre lands

2.0 THE PROPOSAL The Waterford Barrhaven Retirement Community would offer housing choices to seniors across the spectrum of a continuum of care, from independent living units to housing options that will allow aging in place. The vision of the proponent is to offer a range of housing choices that would satisfy the needs and level of care required by a senior throughout the aging process. Providing choice and a range of retirement housing options increases the possibility that housing will be available in-situ and eliminate the need for and disruption of moving elsewhere.

The development would consist of 291 rooming* / apartment units within two connected buildings that represent a combination of:  140 independent units (ranging from studio, 1 bedroom, and 2 bedroom rooming units),  44 Assisted Living Units,

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 26 Memory Care Units, and  82 senior apartment dwelling units. *Rooming units are a separate, independent residential occupancy, however, not ‘self-contained’ in that the units do not contain kitchens and residents require daily access to the principal dining rooms.

Separate dining room facilities are to be provided for each of the three types of rooming units with dining facilities for the Assisted Units and Memory Care Units located on the same floor as the units to accommodate their accessibility and safety requirements. The dining room for the independent rooming units would be located on the ground floor. The concept plan for the Waterford Barrhaven Retirement Community includes outdoor and indoor amenities including individual balconies, outdoor communal terraces and gardens, an indoor pool, and other indoor personal service and recreational amenities such as a beauty salon, library, ice cream/coffee shop, piano bar, lounges, theatre and multi-purpose room. The proponent estimates approximately 90 to 100 staff will be employed on-site (including full and part-time staff, professional, administrative, and service staff) with peak staffing periods in the morning at 25-30 staff members.

2.1 The Concept Plan

The Concept Plan on Figure 3 represents the culmination of an iterative preliminary design process that emerged from the City’s Preconsultation process with City Staff (planners, urban designer and engineers) and with the City’s Urban Design Review Panel.

Key architectural design features that have been incorporated into the Concept Plan include:

 Curved façade and proposed plaza at gateway entrance to Strandherd Retail District at Longfields Drive/ Marketplace Avenue corner.  Street wall well-defined along Marketplace Avenue giving the Retirement Community a strong physical presence.  Front main entrance/arrival along Marketplace Avenue with drop-off entry at forecourt feature that provides good pedestrian access.  Garden pavilion at other prominent corner, located at Marketplace Avenue/Sue Holloway Drive.  Upper storeys that step back and provide transition from the 17-storey high-rise mixed use development to the north to the 4-storey low-rise residential development to the south.  Garden courtyards ideally situated on south-side (best exposure to sun orientation) facing out to Lindenshade Park and low-rise residential to south.  Extra-height for ground floor fenestration and addition of parapets.  Facades of precast stone and brick finishes that blend in well with the existing four storey live-work units and stacked apartments to the south.  Landscaped mid-block street providing discreet service entry and outdoor parking.

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Figure 3: Concept Plan – Waterford Barrhaven Retirement Community

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Approximately 163 parking spaces, of which 7 would be accessible spaces (143 spaces within a 2 storey underground parking garage and 20 surface parking spaces) would be provided as part of the Retirement Community with the surface parking area located between the two buildings. A loading area for service delivery and garbage collection would be added along the lane that provides access to the surface and underground parking garage.

Figure 4: Rendering of Proposed Waterford Retirement Residence - Front

Figure 5: Rendering of Proposed Waterford Retirement Residence - Back

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2.2 Transportation Network

 Arterial Street – Longfields Drive along the east property line (no access proposed).

 Collector Streets – Marketplace Avenue and Sue Holloway Drive along the north and west property lines, respectively. Main full-movement access via a mid-block lane to the parking garage, delivery loading access and surface parking spaces along Marketplace Avenue, with a one-way drop-off entrance/exit along Marketplace Avenue in front of senior’s residence.

 Local Street – Lindenshade Drive along the southern property line with a secondary entrance and a full-movement lane accessing the parking garage, delivery loading access and surface parking spaces.

The Town Centre site is within 400 metres of an existing Transit Station (Marketplace Station) and proposed Transit Station (South Longfields) (see Figure 5).

Figure 6: Future and Existing Transit Stations and 400 metre Buffers

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3.0 PROPOSED OFFICIAL PLAN AND ZONING BY-LAW AMENDMENTS

A number of technical studies, including this Planning Rationale, are being prepared in relation to the proposed development. The City’s requirements for Plans and Studies were confirmed at a pre-application consultation meeting with the City held in May 2016. This Planning Rationale provides the land use justification for the proposed increase in height being sought, that being to allow an increase in the permitted height from six storeys to nine storeys, to accommodate the Waterford Barrhaven Retirement Community.

The proposed Official Plan Amendment would encompass a modification to the South Nepean Town Centre Secondary Plan that would grant the following exception to Policy 3.3.2 Policy Area – Mid Rise Mixed-Use:

 For the block of land bound by Marketplace Avenue, Longfields Drive, Lindenshade Drive and Sue Holloway Avenue, the minimum building height is 4 storeys and the maximum building height is 9 storeys.

The proposed Zoning By-law Amendment would add a new exception provision that would permit an increase in the maximum permitted height within the following site specific zones:

 Mixed-Use Centre Zone Exception [1726] (MC[1726]) Zone: From 6 storeys to 9 storeys.

 Residential Fifth Density Subzone AA (R5AA[1727]) Zone: From 6 storeys to 9 storeys.

4.0 PLANNING ANALYSIS

The following Planning Analysis demonstrates consistency with the planning regulatory framework affecting the subject property within the context of the current proposal (Waterford Barrhaven Retirement Community). Planning documents that guide the planning review include: the Provincial Planning Statement; the City of Ottawa Official Plan (OP); the South Nepean Town Centre Area 7 Secondary Plan; the South Nepean Town Centre Community Design Plan; Transit- Oriented Development (TOD) Guidelines; Urban Design Guidelines for High-Rise Housing; and the City of Ottawa Zoning By-law (2008-250). Only those sections of the planning documents which have specific relevance to the proposal within its site context are discussed. Key to the contextual position of the site is its designation within the City’s OP and Secondary Plan, that being Town Centre and Mid Rise Mixed-Use, respectively.

4.1 Provincial Policy Statement (2014) One of the overarching directives of the PPS is to build strong healthy communities by achieving land use patterns that contribute to the financial well-being of cities through cost-effective development patterns that minimize land consumption and servicing costs. Further, new development in designated growth areas should have a compact form, mix of uses and density that would allow for the efficient use of land, infrastructure and public service facilities.

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Additionally, the PPS recognizes that healthy, liveable and safe communities thrive when a range and mix of land uses and housing forms are accommodated. In addition, land use patterns that prevent efficient types of expansion that allow for compact development should be avoided. Finally, the PPS specifically identifies the need to improve accessibility for persons with disabilities and older persons by removing land use barriers that may restrict their full participation in society. Land uses that enable active transportation in combination with intensification that has a compact form, mix of uses and adequate densities satisfies the vision of the PPS for strong healthy communities.

Compact form, mix of uses and density: The proposed development is envisioned as a compact form of housing for seniors, consisting of two connected buildings:  Building 1, being an 8 storey retirement home (29 metres in height) with 209 rooming units plus amenities, and  Building 2, being a 9 storey senior apartment building (29 metres in height) with approximately 82 dwelling units.

The proposed net density of the development is 316 residential rooming/dwelling units per net hectare (291 residential units over a site area of 0.92 hectares), combined with an estimated employment level of approximately 100 full and part-time staff, translating into an overall density at full site build-out at close to 450 people and jobs per net hectare. The proposed density reaches transit supportive densities, identified as 400 to 800 people and jobs per net hectare for TOD areas in recent City TOD Plans.

Improving accessibility: The proposed location for the retirement home means that the new households/residents will be close to retail stores, commercial (restaurants), leisure (movie theatre) and other community type of services (i.e. dentist), as well as transit (bus and future light rail). The aforementioned services and amenities are located within approximately 400 metres and most within a 5-10 minute walk of the site. Sidewalks are located on both sides of all streets within the Town Centre lands, thereby, creating an environment that is amenable to active transportation modes including walking and the use of travel-assisted devices, such as, mobility scooters. Having close service destinations are ideal incentives to assist residents to continue to lead full, stable and largely independent lives. In addition, a City park, Lindenshade Park, is ideally located directly across from the Waterford’s secondary entrance located along Lindenshade Drive. The 0.4 ha park offers passive greenspace with walking paths and seating areas.

The proposed development satisfies the relevant PPS policies which foster building healthy, liveable and safe communities. The retirement home would contribute to the type and mix of uses and housing forms within the South Nepean Town Centre lands. The concept plan of the retirement home proposes a compact development on a site that is fully serviced and can accommodate the proposed density of approximately 450 people and jobs. The compact form of the retirement home at this location permits an adequate density that satisfies the vision of the PPS for strong, healthy communities.

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4.2 Official Plan, as amended by OPA 150 (2013) The City of Ottawa’s Official Plan, adopted by Council in 2003, and amended by Official Plan Amendment No. 150 is used as the basis for demonstrating consistency with applicable OP policies.

4.2.1 Target Areas for Intensification (Section 2.2.2, Managing Intensification within the Urban Area) Mixed Use Centres are identified as target areas for intensification within the City’s Official Plan. The minimum density requirement for new development within the Barrhaven Town Centre is established at 120 people and jobs per gross hectare. Higher densities may be permitted within a Secondary Plan. Intensification may occur through increasing building heights provided urban design and compatibility objectives are met. Appropriate locations for higher buildings include sites that are in close proximity to Transit stations and corridors. Compatibility of mid-rise buildings must look at the surrounding existing context and planned function of communities, as well as consider factors such as clustering of buildings with similar heights, transition of building heights, massing and urban design, including access and building locations in relation to the street and other buildings.

Figure 7: Excerpt of Schedule B, Urban Policy Plan, City of Ottawa Official Plan - Location of Subject Property

Compatibility of the proposed 8/9 storey (29 metres) mid-rise buildings is firstly addressed by looking at the intended intensity of the land, which is established by its OP designation, in this case “ Mixed Use Town Centre” and by its proximity to transit services. The Town Centre site is within 400 metres of existing (Marketplace) and proposed Transit Stations (Barrhaven Centre)

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(see Figure 6). The South Nepean Town Centre lands are further designated within a Secondary Plan that identifies the site as “Mid Rise Mixed-Use”. Specific heights for buildings within the Mid- Rise Mixed Use are established within the Secondary Plan as four to six storeys. The Official Plan, in Section 2.2.2.11, identifies mid-rise buildings as 5 to 9 storeys.

The subject site is one of a few remaining vacant parcels along Marketplace Avenue within the South Nepean Town Centre lands. Development on this property gives the opportunity to reflect and consider the existing built-up and planned build-out land use patterns of the Town Centre and to respond with an appropriate building design and height.

The rationale for increasing the permitted height of mid-rise buildings at this specific site includes:

1. The site is located at a junction that supports buildings with higher permitted heights. The site is situated at the intersection of Marketplace Ave/Longfields Drive and directly across the street to the north is a property that is designated High Rise Mixed-Use within the South Nepean Secondary Plan. A maximum building height of 57 metres or 17 storeys is permitted at the north quadrant of this junction. The addition of the 8/9 storey (29 m) retirement residence would fit well.

2. Adding a higher building at this location allows for an integration of the site within the existing context. Specifically, the site represents a gateway or entrance to the Strandherd Retail District and the placement of the 8/9 storey (29 m) mid-rise retirement home development would allow for a definition of the intersection as an entrance to the retail district as one approaches the district from the east (i.e. from the Longfields Drive and Marketplace Ave intersection).

3. The 8/9 storey (29 m) development incorporates transition techniques that ease the transition from the higher density to the north (17 storeys) to the lower 2½ - 4 storey residential development to the south and east. The higher 8 and 9 storey sections are strategically positioned facing Marketplace Avenue (north side) to be adjacent to the 17 storey development across the street; whereas along Lindenshade Drive (south side), the buildings incrementally tier down from 8/9 storeys to six storeys. The tiering down to 6 storeys with buffers of landscaped open space toward Lindenshade Drive provide an agreeable transition to the low rise residential development to the south.

4.2.2 Designing Ottawa (Section 2.5.1) Section 2.5.1, Designing Ottawa of the Official Plan deals with the goals associated with good urban design that play a key role in the emergent built form of communities. The urban design building blocks include the built form, open spaces, and infrastructure which together reveal how buildings, landscapes, and adjacent public spaces look and function together. The way in which the proposal addresses the relevant design objectives from Section 2.5.1 are as follows:

1. To enhance the sense of community by creating and maintaining places with their own distinct identity.

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2. To define quality public and private spaces through development.

The size of the subject property (0.92 ha) and its gateway location provide a unique opportunity to create a stand-alone yet connected development with a distinct identity. The Waterford Barrhaven Retirement Community with its front-door presence along Marketplace Avenue and incremental stepping down of building height on its south façade as the retirement residence transitions toward the lower height residential development to the south, adds to the Community’s identity. The location of the secondary entrance on Lindenshade Drive, along with the framing of the corner (Lindenshade and Sue Holloway Drive) with the two storey indoor pool, permits integration and joining of the proposed retirement home with the park and residential community to the south. Landscaping treatment of the Sue Holloway/Marketplace Ave corner includes a garden pavilion that provides a balanced greening of this section of Sue Holloway providing visual-greenspace relief for pedestrians and cyclists.

3. To create places that are safe, accessible and are easy to get to, and move through.

The Retirement Community is directly accessible from nearby arterial and collector roads, Longfields Drive and Marketplace Ave, with local OC Transpo bus stops directly in front of the site (Bus routes: 99, 175, 176, 177, 186) on Marketplace Drive. Longfields Drive is an arterial road and truck route meaning that service delivery vehicles will be able to turn directly onto Lindenshade Drive from Longfields Drive restricting delivery truck movement to a very short section of a local road (approximately 50 metres). In addition, the site is also within 400 metres of the Marketplace Transit Stations.

4. To ensure that new development respects the character of existing areas.

5. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice.

The subject site is located immediately to the east of the Strandherd Retail District and is designated Mid Rise Mixed-Use within the South Nepean Town Centre–Area 7 Secondary Plan. This edge location is highly suited to a mid-rise residential development given its ‘transition’ role between the residential neighbourhood to the east and the retail/commercial uses of the Strandherd Retail District to the west.

The massing, density and urban design of the 8/9 storey Waterford Barrhaven Retirement Community respects the character of the existing area. The Retirement Community offers independent seniors a range of housing options from rooming units to dwelling units, with various sizing from studio to 1 bedroom to 2 bedrooms. In the event that a senior may require an increased level of care due to diminished cognitive and/or physical health, the Waterford Barrhaven Retirement Community allows them to age-in-place with 25% of the units dedicated to those who may require assistance with daily living.

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6. To understand and respect natural processes and features in development design.

The proposed massing of the buildings considers the downward gradient/topography of the site from the north-west corner (Sue Holloway/Marketplace) which drops approximately 3 metres toward the south west corner. The buildings are proposed to be eight and nine storeys in height to reflect the natural topography of the site, such that overall, the 8 storey building will rise slightly higher than the 9 storey building.

7. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment.

The proposed development has a lot coverage of 47% with much of the remaining area being dedicated to landscaped areas with street-tree plantings proposed along Sue Holloway Drive, Marketplace Avenue and Lindenshade thereby reducing the building’s carbon footprint. In addition, outdoor terraces will include gardens and other plantings sustainably contributing to on- site water retention and temperature lowering. Parking is primarily within underground parking garages, thereby reducing the amount of paved surface and heat island effects.

4.2.3 Urban Design and Compatible Development (Official Plan Section 4.11)

The policies of Section 4.11 (Urban Design and Compatible Development) set the stage for requiring high quality urban design in all parts of the City and design excellence in design priority areas, such as the South Nepean Town Centre lands. OP urban design objectives to be met within the concept plan/design of the Waterford Retirement Community include:

 Views - The proposed 8/9 storey mid-rise buildings will be visually oriented to all public streets providing “eyes on the street”. The height of the buildings will provide south-facing units on upper storeys with views of the adjacent park (Lindenshade Park) and those on the 7th, 8th and 9th storeys with further views of the greenspace network along the Jock River. The South Nepean Secondary Plan and Community Design Plan do not identify any important public views nor view-points such as monuments, bridges, civic spaces, landforms, or other valued spaces near the subject property. The proposed building will be of high architectural design and given its location, would become a focal point at the gateway to the Strandherd Retail District.

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 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 have been undertaken with the final recommended building design having its prominent, primary entrance along Marketplace Ave with its secondary entrance oriented to Lindenshade Drive. Building facades wrap around the public realm of the streets giving the buildings presence and community identity. Loading and surface parking areas are hidden by landscaping and located in between the two 8 and 9 storey buildings. Facades of precast stone and brick finishes blend in well with the four storey live-work units and stacked apartments to the south. Special architectural design features that have been incorporated into the building design include extra-height for ground floor fenestration; upper storeys that step back on the south façade and parapets to cover roof-top mechanical features.

 Massing and Scale – In order to achieve successful neighbourhood integration and compatibility with the character of the surrounding community, the proposed residential buildings are eight and nine storeys in height with a two level underground parking garage. Criteria of massing and scale are discussed in detail under Section 4.3 South Nepean Secondary Plan and 4.4 South Nepean Community Design Plan.

 High-Rise Buildings – The proposed buildings are classified as mid-rise residential buildings. Nonetheless, effects of their introduction, similar to the effects of high rise buildings, are reviewed given that it will be higher than some of the adjacent low-scale development to the south. A sun shadow study was undertaken to consider the impacts of the buildings with respect to introducing new shadows onto existing and proposed new development. An adequate separation distance of approximately 19 metres is proposed for the two buildings, to be linked by an above-grade indoor connection. The proposed development is not anticipated to disrupt any public view and rather, is anticipated to add a positive contribution to the skyline at this gateway location.

 Outdoor Amenity Areas – The bulk of the newly created shadows from the eight and nine storey development will fall upon the adjacent collector and arterial streets (Marketplace and Longfields Drive); on the development to the north (existing retail and the proposed 17-storey mixed use development), with some late afternoon shadows occurring onto the low-rise residential development to the south. The impact of the shadowing on the low-rise residential stacked apartment would be limited and would not extend into the adjacent public open space at Lindenshade Park (see Appendix A).

 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 the public meeting for the Official Plan and Zoning By-law Amendments, such that, if necessary any arising design modifications would be incorporated as part of the Amendments and would further be addressed through the Site Plan approval process for the Waterford Barrhaven Retirement Community.

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4.3 South Nepean Town Centre Secondary Plan – Area 7

The South Nepean Town Centre Secondary Plan (approved 1997) forms part of the City of Ottawa planning regulatory framework after being reconfirmed as part of the City’s Official Plan (May 2003), Volume 2A. The Secondary Plan was updated through a visioning exercise that established the South Nepean Town Centre Urban Design Strategy in 2004-2005, which further guided the preparation of the South Nepean Town Centre Community Design Plan (CDP) and resulted in some modifications to the Town Centre SP. Goals, objectives, policies and schedules are the same in both documents.

The subject property is designated “Mid Rise Mixed-Use” with specific policies guiding development found in Section 3, Land Use Plan of the South Nepean Town Centre Secondary Plan.

Figure 8: Schedule 1 Land Use Plan, South Nepean Town Centre Secondary Plan-Area 7

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4.3.1 Mid Rise Mixed-Use Policy Area (Section 3.3, South Nepean TC Secondary Plan)

Mid Rise Mixed-Use lands comprise 20.7% of the total South Nepean Town Centre lands. The Secondary Plan describes development to occur in Three Phases; with this development comprising part of Phase 2, Interim Built Out. Seventy-six percent (76%) of total new dwellings of Phase 2 development are to be apartments (5,500 units). The proposed 291 rooming and dwelling units contribute to this apartment target.

Section 3.3, Mid Rise Mixed-Use, describes this designation as a lower scale area, when compared to the high rise mixed-use area, with the intent of establishing opportunities for live- work units and medium density housing forms. The Mid Rise Mixed-Use policy area is intended to be a transition between the High Rise Mixed-Use policy area and the adjacent lower density residential neighbourhoods. Residential uses are permitted with a minimum building height at 4 storeys and a maximum building heights of 6 storeys.

The density of the proposed development is 316 rooming/dwelling units per net hectare, which meets and exceeds the Town Centre policy target (considered as a minimum density target of 150 units/hectare) and aptly approaches the City’s more recent densities established for urban TOD supportive lands (i.e. 400 to 800 people and jobs per net hectare). The subject property lies within an area where the maximum lot coverage can exceed 50% (Policy 3.3.4). The submitted concept plan has a proposed lot coverage of approximately 48%.

Table 1: Waterford Barrhaven Retirement Community’s Conformity with South Nepean Town Centre Secondary Plan Criteria: Mid-Rise South Nepean Town Centre Waterford Barrhaven Retirement Mixed Use Secondary Plan Community

4 storeys (min) 6 storeys (excluding pool enclosure) Building Height 6 storeys (max) 8 and 9 storeys (retirement home)

Density (net) 150 units per hectare 316 units per hectare

May exceed 50% for stand-alone Lot Coverage (%) 48% residential buildings

4.3.2 Urban Design Policies (Section 4.1, South Nepean TC Secondary Plan)

A minimum urban design standard is required within the Town Centre policy area with specific design guidance on particular issues and elements provided in Section 4.1. The proposed Waterford Barrhaven Retirement Community has been designed having regard for the urban design policies of the South Nepean TC Secondary Plan.

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4.1.1 Buildings must maximize the coverage of lots. •Lot coverage is 48% with remaining areas dedicated to landscaping and minimal surface parking and lanes.

Buildings must be at least two fully functioning storeys in height, with different areas 4.1.2 having greater minimum building heights as per Section 4.0. • All parts of proposed buildings have a minimum of two storeys, with building heights that transition (6, 7, 8 and 9 storeys). Buildings must be fully functionally and visually oriented to the public street and sited to 4.1.3 be parallel to the public street and generally aligned with neighbouring buildings. •Buildings are visually oriented to the streets and aligned with retail buildings located to west on Marketplace Ave; and new secondary entrance facing Lindenshade Drive. Principal building entrances must be oriented to the public street and not to rear 4.1.4 parking areas or lanes.

•Main building entrance is oriented to Marketplace Avenue, with secondary entrance on Lindenshade Drive. Building design must address issues of adequate sunlight, sky views, and wind 4.1.5 conditions. •Larger setback along Lindenshade and Sue Holloway considers sun orientation with buildings stepping back along Lindenshade, such that shadows on residential buildings to south-east are minimized.

Buildings must be developed with a substantial portion of any visible front facade from 4.1.6 a public street within 5 metres of the respective property line. •All building facades are visible and within 5 m of the property line with the exception of the front entrance where a forecourt is envisioned to provide a sense of arrival. 4.1.7 Building frontage must be maiximized along all public streets. •Building frontage is maximized along Marketplace Avenue and Longfields Drive with a secondary entrance to Retirement home located along Lindenshade Drive. At-grade uses must be flush with grade and provide an active use at grade in order to 4.1.8 promote pedestrian activity. •Garden courtyards, a garden pavillion and a plaza are all at grade and incorporated to promote pedestrian activity. Spaces between the building wall and the street must provide an appropriate 4.1.9 transition from the private realm to the public realm. •Areas between the building walls and streets include terraces, steps and amenity spaces that transition the private to public realm. 4.1.10 Buildings must have dynamic facades with limited areas of blank, featureless walls. •Exterior building walls have attractive fenestration and balconies with variation of materials (stone, brick and glass) and colours that will provide appealing perspective views. All parking, including surface, below-grade, and above-grade, must not detract from 4.1.11 the aesthetic appearance of any public streetscape. •Eighty-eight percent of the proposed parking is underground (143 spaces) with surface spaces (20 spaces) and loading areas are tucked and hidden between buildings. Buildings and structures located at key locations must be designed and massed to 4.1.12 empahsize their locations.

•Massing of buildings emphasizes the gateway location of the site to Strandherd Retail District and provides a transition from adjacent high-rise (17 storey development to the north) to low-rise residential to south and east.

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4.3.3 Transportation Policies (Section 5.0, South Nepean TC Secondary Plan) Section 5 provides policies that pertain to transit, the street network, the pedestrian and cyclist network and parking. The subject property is within 400 metres of the Marketplace Bus Rapid Transit station and will be within 400 metres of the future South Longfields Bus Rapid Transit station (GeoOttawa, 2016). Future long-term (beyond 20 years) transportation network expansions may include the introduction of light-rail connections along Chapman Mills Drive (currently envisioned as a Bus Rapid Transit line).

In keeping with the policies of Section 5.3 Pedestrians and Cyclist Network, sidewalks will be provided on all four perimeter streets with on-road cycling lanes provided along Longfields Drive. Eighty-eight percent of provided parking is underground with surface spaces (20 parking spaces) and loading areas tucked and hidden between the two proposed buildings with access from the mid-block lane. This proposed parking design concept (i.e. limited mid-block lane access with minimal surface spaces) satisfies the parking policies of Section 5.4 that encourage use of rear lanes, avoidance of large surface parking areas and not locating parking in front of buildings or within exterior side yards. Limited on-street parking would be located along Marketplace Avenue and Lindenshade Drive.

Figure 9: Schedule 2 Street Network Plan, South Nepean Town Centre Secondary Plan- Area 7

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4.4 South Nepean Town Centre Community Design Plan (CDP)

Direction for future development of Town Centre lands is provided within Section 2 Goals and Objectives of the CDP. The ways in which the proposed development satisfies the CDP goals are described below.

Goal 1: Compact Urban Form – Development that reflects a dense, compact and transit-supportive built form. The proposed 8/9 storey senior retirement residence development, with 209 rooming units and 82 dwelling units, is a dense and compact form of housing for seniors. Build-out density will be close to 450 people and jobs per net hectare, which meets the minimum net density target requirements of the City’s most recent TOD (transit-oriented development) plans established at 400 to 800 people and jobs per next hectare. Proximity to the Marketplace Transit Station will enable residents, visitors and workers to access public transit within a five minute walk.

Goal 2 – High Quality Urban Design - High quality urban design for all development, both public and private. High quality design is being achieved with the proposed development through careful attention to the building architecture and massing. Building facades wrap around the public realm of the streets giving the buildings presence and community identity. Upper storeys step back incrementally and provide a transition north-to-south from the 17-storey high-rise mixed use development to the 4-storey low-rise residential development. The front main entrance/arrival along Marketplace Avenue with drop-off entry at the forecourt feature provides good pedestrian access. A curved façade and a proposed plaza at the gateway entrance to Strandherd Retail District at Longfields Drive/ Marketplace Avenue corner, with a garden pavilion at the other prominent corner, located at Marketplace Avenue/Sue Holloway Drive, have also been incorporated into the design.

Goal 3 – Mixture of Land Uses – Provision of a broad range of retail, office, institutional and residential uses.

The proposed retirement community contains a portion of assisted living units (25% or 69 rooming units) which represent a quasi-institutional use (i.e. residential care). On-site personal service and recreational amenities include a beauty salon, library, ice cream/coffee shop, piano bar, lounges, theatre and multi-purpose room.

Goal 4 – Diverse Greenspace Network – Provision of a diverse greenspace network. One of the objectives in meeting this goal is to establish a range of recreation opportunities to meet the needs of the resident and worker population. On-site recreation amenities, including at- grade terraces, a garden pavilion, at-grade courtyards/seating areas and an indoor pool, which satisfy both passive and active recreational needs of residents. Sidewalks added to the perimeter of the property with the addition of street trees concentrated along Longfields Drive and Sue Holloway Drive will soften the area of transition from private to public realm. Street trees are also added along Marketplace Avenue and Lindenshade Drive, where permitted. The addition of a garden pavilion with enhanced landscaping at the corner of Sue Holloway and Marketplace Drive

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will create a continuous green ribbon along Sue Holloway Drive from Lindenshade Park up to Marketplace Avenue.

Goal 5 – Efficient Transportation System - Provision of an efficient, multi-modal transportation network.

The proposed development is pedestrian friendly and well-connected to area retail, commercial and transit services (bus stop in front of development and Transit Station stop within a 5 minute walk). Nearby retail uses will enable able-bodied residents to access these services by walking.

Goal 6 – Anticipation of Growth – A logical progression of development from initial phases to a mature state reflecting the envisioned urban form. The CDP’s envisioned urban form is adhered to with street/curb designs that incorporate on-street parking along Marketplace Drive and Lindenshade Drive. Details that specifically address and enhance the public realm include the addition of at-grade outdoor seating areas in terraces along the front of buildings and the proposed gateway plaza and garden pavilion feature, at the intersections of Longfields Drive/Marketplace Avenue and Sue Holloway Drive/Marketplace Avenue, respectively.

4.4.1 Community Structure (Section 3.0, CDP)

The CDP is centred on the anticipation that the Town Centre lands are to be developed at higher intensity densities with greenspace elements that serve to soften the aesthetic milieu while functioning in a complementary role to the streetscape and surrounding built form. The key structural elements of the Town Centre Land Use Plan are:

(1) Transit, (2) greenspace, (3) density, (4) streets and (5) blocks.

4.4.2 Urban Design Guidelines (Section 5.2, CDP)

The subject property is located at the edge of the Town Centre lands and increasing the permitted height at this location from 6 to 9 storeys will rightly give this site the character of transition from the adjacent 17 storeys to the north to the lower 4 storey residential development to the south. The well-defined strong street presence of the development follows the hierarchical nature of the perimeter streets with the main entrance located along the collector street, Marketplace Avenue with a secondary presence/entrance located on Lindenshade Drive, a local street. Finally, the proposed development respects the policies and direction of the ‘block’ concept of the CDP by utilizing the entire block for the proposed Waterford Barrhaven Retirement Community resulting in a cohesive site that is punctuated with a mid-block lane to enter the underground and surface parking areas.

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Guidelines that directly influence and are satisfied through the proposed development concept are detailed below.

SOUTH NEPEAN TOWN CENTRE COMMUNITY DESIGN PLAN DESIGN GUIDELINES

Guidelines 1 & 2: Entrances and Orientation – Principal entrance located along Marketplace Ave (collector street) with forecourt providing a sense of arrival (entrance loop) and easy pedestrian access for elderly residents. Secondary entrance along Lindenshade Ave (local street) with activity and windows that face Lindenshade Park, providing “eyes” on the park.

Guideline 3: Corner Sites - Curved façade with plaza to visually accentuate the corner. Guidelines 4 and 5: Stepping and Transition - Development (9 storeys or 29 m) works well in its location to gradually transition from high rise (17 storeys to north) to low rise (4 storeys to south and east). Taller building sections face collector (Marketplace Ave) and arterial (Longfields Ave) streets. Landscaped courtyards along Lindenshade Drive provide a buffer between the proposed building and Lindenshade Park and low-rise

BUILT FORM BUILT residential to south. Guideline 9: Architectural continuity – Architectural continuity providing street wall definition along Marketplace Ave and Longfields Drive. Guidelines 15 & 17: Residential Setbacks/Ground Floor – Buildings are setback appropriately (between 3 and 5 metres) to allow for outdoor amenities spaces within the front yard. Extra-height for ground floor fenestration.

Guidelines 20: Sidewalks - Sidewalks are located all streets around the perimeter of the site, thereby, creating an environment that is amenable to active transportation modes including walking and the use of travel-assisted devices, such as, mobility scooters. Guidelines 23, 24, & 25: Street landscaping/trees – All lot area not used for building / parking will be provided as landscaped area along the perimeter of the site and within

STREETSCAPE courtyards. Street trees to be added along all streets.

Guideline 26: Service Areas - Loading areas tucked and hidden between buildings within mid-block laneway.

& Guidelines 28, 29 & 30: Surface Parking and Parking Garage - Eighty-eight percent of the proposed parking is underground (143 spaces) with surface spaces (20 spaces)

PARKING

LOADING accessed via the mid-block laneway.

Guideline 34: Mid-block Walkway - Landscaped mid-block laneway with walkways that provides discreet service entry and outdoor parking. Guideline 36: Plaza Design – A plaza, incorporating both hard and soft landscaping

AND features, defines the gateway entry. Guideline 38: Outdoor Amenity Area - A number of garden courtyards and terraces are

OPENSPACE OPENSPACE CONNECTIONS proposed on the concept plan.

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4.5 TOD 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 orientated to facilitate and encourage transit use.

 The safe circulation of pedestrians, cyclists, vehicles and parking is managed.

 Quality public spaces are created that provide direct, convenient, safe and attractive access to transit.

Land Use: Given the site’s proximity to Marketplace Station, to be considered successful TOD development, it is imperative that the intensity and density of development is high enough to justify efficiencies of the transit service. The proposed development would introduce mid-rise housing at a density (approximately 450 people and jobs) that would complement transit users and the local community. Able-bodied seniors living in retirement residences are more likely to utilize transit if transit is easily available. Bus stops are conveniently located directly in front of the site along Marketplace Avenue and the transit station is within a five minute walk. Also, the estimated 100 workers would have transit readily accessible and thus, transit may become a preferred transportation choice for workers, visitors and able-bodied seniors.

Built Form: TOD guidelines refer to creating environments that are ‘good places’ and ‘good neighbours’ within the communities of which they are a part. Being part of the South Nepean Town Centre, the development is being guided by the policies of the Secondary Plan and the Community Development Plan for Mid Rise Mixed-Use development. As such, it satisfies guidelines designed to create good places and neighbours (see above 4.4 and 4.4). The proposed development has a dual role when it comes to its relationship with transit and active transportation modes: it will both generate transit users and it is a place that would be physically passed by residents/transit users. The proposed built form of the Waterford Retirement Residence at this gateway location would act as a visual locator for residents walking/cycling towards Marketplace Station, while providing a transition in scale between high-rise to the north and the low-rise residential development to the south.

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Pedestrians & Cyclists and Streetscape: The development contributes to defining the pedestrian realm of the Town Centre. Marketplace Avenue is a direct walking route to Marketplace Station, thus pedestrians from the adjacent residential neighbourhoods to the south and east, as well as students attending the nearby high school would be walking by the Waterford Retirement Residence to reach Marketplace Station and the Strandherd Retail District. The Waterford Residence would positively contribute to the walking environment for pedestrians by creating a tree-lined streetscape and animation, through outdoor seating in front of buildings. 4.6 Urban Design Guidelines for High Rise Housing

Given that the proposed mid-rise buildings (8 to 9 storeys) approach the height of a high-rise building (10+ storeys, as defined by the City’s Official Plan), the City of Ottawa’s guidelines for high-rise housing are taken into consideration. Given that the existing built surrounding community context is currently low-rise, the urban design of the proposed 8/9-storey retirement community (29 metres in height) within its urban fabric plays a significant role in making the most out of its gateway location and to ensure compatibility within the existing and planned context.

Specific contextual urban design guidelines that are satisfied through the proposed development include: URBAN DESIGN GUIDELINES FOR HIGH-RISE HOUSING (Ottawa, 2009)

Guideline 1(b) –Areas of new urban fabric – Street edges are defined by building orientation along Marketplace Ave and Longfields Drive; Along Lindenshade Ave, the retirement development has incremental building heights to transition to lower residential densities to south and south-east. Guideline 2(b) – Background Building – Retirement residence (8/9 storeys and 29 metres) integrates and blends in with the existing low rise fabric and future fabric (17 storeys to north and Strandherd Retail district to west with permitted heights of 6 storeys or 20 metres). Guideline 3 – Creates Human-scaled street – Building height to street ratio is appropriate at approximately 1:0.9 along Marketplace Ave (29 m to 26 m along Marketplace Avenue) and

approximately 1:1.4 along Longfields Drive (29 m to 40 m along Longfields Drive). Guidelines 4 and 5 – Transition – Development (8/9 storeys or 29 m) works well in its location to gradually transition from high rise (17 storeys to north) to low rise (4 storeys to south and east). Taller building sections face collector (Marketplace Ave) and arterial (Longfields Ave) streets. Landscaped courtyards along Lindenshade Drive provide a buffer between the

Context proposed building and Lindenshade Park and low-rise residential to south. Guideline 6 – Massing – Area’s planned function includes being the entrance gateway to the Strandherd Retail District, with Retirement Residence buildings appropriately positioned with their massing providing street wall definition along Marketplace Ave and Longfields Drive. Guideline 7- Enhance Gateway – Retirement Residence at 9 storeys will visually identify gateway entrance to Strandherd Retail District. Guideline 8 – Corner Treatment – Curved façade with plaza to visually accentuate the corner. Guideline 9– Views – Attractive views of courtyards and landscaped areas, with indoor pool, when looking at site from Lindenshade Park and residential area to the south.

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Guidelines 10 & 11 – Building orientation and Microclimate – Building orientation (bulk of massing concentrated north-south orientation) minimizes microclimate impacts with shadows primarily landing in-line with shadows created by the proposed 17 storey buildings to the north. Late afternoon/evening shadows on adjacent residential development to the east and south (only in summer) would be minimal. Sun Shadow Study shows negligible shadows cast on Lindenshade Park to the south (see Appendix A).

Guidelines specific to the built-form, pedestrians and the public realm, open-space and amenities, environmental considerations, site circulation and parking will be reviewed during the more detailed design stage for the project (Site Plan).

4.7 City of Ottawa Zoning By-law 2008-250 The existing zoning on the subject property is:

 Mixed-Use Centre Zone Exception [1726] (MC[1726]): part of property municipally known as 125 Marketplace Avenue (Block 5 of Plan 4M1438); and

 Residential Fifth Density Subzone AA (R5AA[1727]): part of property municipally known as 101A Lindenshade Drive (Block 4 of Plan 4M1438).

Figure 10: Zoning Map for 125 Marketplace Ave / 101A Lindenshade

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4.7.1 Subject Property Zoning – MC[1726] and R5AA[1727]

A. Mixed Use Centre Zone (MC) - Sections 191-192, Zoning By-law 2008-250

The purpose of the Mixed-Use Centre Zone (MC) is to ensure that the areas designated Mixed- Use Centre in the City’s Official Plan accommodate a combination of transit-supportive uses such as offices, secondary and post-secondary schools, hotels, hospitals, large institutional buildings, community recreation and leisure centres, day care centres, retail uses, entertainment uses, service uses such as restaurants and personal service businesses, and high- and medium-density residential uses. Permitted uses are to be provided within a compact and pedestrian-oriented built form in mixed-use buildings or side by side in separate buildings, with development standards that ensure medium to high profile development while minimizing its impact on surrounding residential areas.

A wide variety of uses are permitted within the MC Zone including mid-rise apartment dwellings and retirement homes (Section 191.1(b) of Zoning By-law 2008-250). Under the Zoning By-law, a retirement home is defined as follows:

Retirement home means a building or a part of a building containing rooming units or a combination of rooming and dwelling units, providing residence mostly to senior citizens who do not require assistance with daily living, and which may provide ancillary health, personal service, and recreational services to serve the residents of the home, and may have up to 25 per cent of its gross floor area devoted to providing supervised or supportive in-house care for those who need assistance with daily living including on-going medical care, nursing care, counselling and social support services.

Performance standards for the subject property are detailed on Table 2 and are based on the provisions of the Mixed Use Centre Zone (as per Table 191, Section 191(2) of Zoning By-law 2008-250) and the specific site exception provisions of Exception 1726 (By-law 2010-14), as well as zoning regulations related to vehicular and bicycle parking.

B. Residential Fifth Density Zone (R5) - Sections 163-164, Zoning By-law 2008-250

The purpose of the Residential Fifth Density Zone (R5) includes allowing a wide mix of residential building forms ranging from detached to mid-high rise apartment dwellings in areas designated as General Urban Area, Mixed Use Centre or Central Area in the Official Plan; permitting ancillary uses to the principal residential use to allow residents to work at home and to accommodate convenience retail and service uses of limited size; and regulating development in a manner that is compatible with existing land use patterns so that the mixed building form and the residential character of a neighbourhood is maintained or enhanced.

A retirement home is a permitted use within the R5 zone; and if more than 4 storeys in height, is subject to the provisions for an apartment dwelling, mid-high rise; including the provision that 30% of the lot area must be provided as landscaped area.

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The performance standards for the subject property (see Table 6) are based on the provisions of the Residential Fifth Density Subzone AA (as per Table 164A, Section 164(1) of Zoning By-law 2008-250). Vehicular parking requirements are based on the provisions of Table 101, Minimum Parking Space Rates and the specific site exception provisions of Exceptions 1726 and 1727. Visitor Parking Space Rates are based on the provisions of Table 102, Minimum Visitor Parking Space Rates (Area D). Bicycle parking requirements are based on the provisions of Table 111A, Bicycle Parking Space Rates. Amenity requirements are based on the provisions of Table 137, Amenity Area, which are all detailed below on Table 2:

Table 2: Zone Provisions for 125 Marketplace Avenue (Block 5), zoned MC[1726] and for 101A Lindenshade Drive (Block 4), zoned R5AA[1727]

Zoning Mechanism MC[1726]-Block 5 R5AA- Block 4 Minimum lot area No minimum 675 m2

Minimum lot width No minimum 22.5 m

Minimum front yard & corner side yard setback No minimum 2.5 m for front yard 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 transit 4 storeys 4 storeys station Maximum building height 6 storeys 6 storeys

Minimum width of landscaped area 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 Parking for residential use 1 space/unit for the 1 space/unit for the first 4 (from Exception Provisions 1726 and 1727) first 4 storeys, 0.75 storeys, 0.75 space/unit space/unit for any for any additional storeys additional storeys over 4 over 4 Parking Requirement for Retirement Home 0.25 per dwelling unit 0.25 per dwelling unit or (from Table 101 Minimum Parking Space Rates) or rooming unit plus rooming unit plus 1 per 1 per 100 m2 of 100 m2 of gross floor area gross floor area used used for medical, health for medical, health or or personal services personal services Visitor Parking Requirements 0.2 per dwelling unit 0.2 per dwelling unit

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Zoning Mechanism MC[1726]-Block 5 R5AA- Block 4 Bicycle Parking Requirements for Retirement 0.25 per dwelling unit 0.25 per dwelling unit or Home (from Table 111A Bicycle Parking Space or rooming unit rooming unit Rates) Amenity Requirements: Total Amenity Area: Total Amenity Area: 6m2 per dwelling 6m2 per dwelling unit, and Retirement Home unit, and 10% of the 10% of the gross floor gross floor area of area of each rooming unit each rooming unit

Communal Amenity Communal Amenity Area: Area: A minimum of A minimum of 50% of the 50% of the required required total amenity total amenity area area

Amenity Requirements: Total Amenity Area Total Amenity Area 10% of the gross 10% of the gross floor Residential Care Facility floor area of each area of each rooming unit (for Assisted Care units – 49 units) rooming unit

Communal Amenity Communal Amenity Area: Area: All of the total All of the total amenity amenity area area

4.7.2 Zoning Compliance - Waterford Community Retirement Residence Zone provisions related to lot area, lot width and yard setbacks are satisfied by the proposed concept plan. Vehicular and bicycle parking requirements, based on 291 units (209 rooming units and 82 apartment units), are as follows:

Table 3: Parking Provided for Waterford Barrhaven Retirement Community

Waterford Barrhaven Retirement Community Building 1 Building 2 Total

Number of units 209 82 291 total parking required for rooming and dwelling units 51.75 +3* 65 119.75 15 Total visitor parking required

135 spaces Total Vehicular Parking Required

291*.2= Total Bicycle Parking Required 72.75 spaces

*1 per 100 m2 of gross floor area used for medical, health or personal services

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Total vehicular parking (includes 7 Accessible Spaces) being provided is 163 parking spaces allocated as follows:

 20 outdoor surface parking spaces, and  143 indoor parking spaces (parking garage).

Total bicycle parking being proposed is 25 spaces. Although less than the zoning requirement of 73 spaces, the 25 bicycle parking spaces recognizes the proposed use of the site as a seniors' retirement home. Bicycle usage is not a transportation option for seniors living in a retirement home and the proposed number of bicycle parking spaces should be adequate to meet the bicycle needs of employees and visitors.

Amenity requirements are being satisfied through indoor and outdoor amenities that surpass amenity area requirements of the Zoning By-law, see Table below:

Table 4: Amenity Area Required for Waterford Barrhaven Retirement Community Required Rooming Assisted units Apartment Amenity Area Total Units (Rooming) Units Calculation Total # units 140 69 209 82 Gross Floor 12,135 m2 4224 m2 n/a Area (GFA) 16359 m2 Required Amenity Area (10% of GFA 1213.5 m2 422.4 m2 1,635.9 m2 492 m2 for rooming and 6 m2 per dwelling unit) Communal Area 606.75 m2 422.4 m2 1,029.15 m2 256 m2 Requirements

Outdoor amenities include private balconies, terraces, plaza, garden pavilion and courtyards. Indoor amenities include swimming pool, library, ice cream/coffee shop, piano bar, lounges, theatre and multi-purpose room.

The proposed development meets all of the performance standards of the MC[1726] and the R5AA[1727] zones with the exception of the permitted height.

In keeping with the modification being requested to the South Nepean Town Centre Secondary Plan, that being to increase the permitted height on the subject property from 6 storeys to 9 storeys, the proposed Zoning By-law Amendment would address the corollary provisions in the City’s Zoning By-law within the Mixed Use Centre Zone and the Residential Fifth Density Subzone AA. The proposed Zoning By-law Amendment would increase the permitted height on the subject site from 6 storeys to 9 storeys (29 metres).

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5.0 CONCLUSIONS

This report has been prepared for the Waterford Barrhaven Retirement Community at 125 Marketplace Ave/101A Lindenshade Drive, in relation to two proposed planning applications: a Secondary Plan Amendment and a Zoning By-law Amendment.

The proposed Waterford Barrhaven Retirement Community is envisioned as a compact form of housing for seniors, consisting of two connected buildings for a total of 291 senior rooming/dwelling units. The concept plan proposes a compact development on a site that is fully serviced and can accommodate the proposed density of approximately 450 people and jobs within two buildings:

 Building 1, being an 8 storey retirement home (29 metres in height) with 209 rooming units plus amenities, and  Building 2, being a 9 storey senior apartment building (29 metres in height) with approximately 82 dwelling units.

The proposed development satisfies relevant policies of the Provincial Policy Statement (PPS), as well as policies and City of Ottawa Official Plan policies that foster building healthy, liveable and safe communities. The compact form of the retirement home at this location results in:

 An adequate density that satisfies the vision of the City of Ottawa for strong, healthy communities.

 An intensity and density of development that is adequate to match the available efficiencies of the area’s transit service (i.e. within 400 metres of Marketplace Transit Station).

 The addition of the 8/9 storey (29 m) retirement residence would fit well and would allow for an integration of the site within the existing context. It would define the gateway entrance to the Strandherd retail district as one approaches from the east, and it provides a transition by stepping down from 8/9 storeys adjacent to the higher density to the north (17 storeys) to six storeys approaching the lower 2 ½ - 4 storey residential development to the south.

 The retirement home would contribute to the type and mix of uses and housing forms within the South Nepean Town Centre lands.

Additionally, the proposed Concept Plan for the Waterford Barrhaven Retirement Community meets the policies and urban design guidelines of the South Nepean Town Centre Secondary Plan and Community Design Plan, the City’s TOD Guidelines and the Urban Design Guidelines for High-Rise Housing; and meets the provisions of the City’s Zoning By-law. Studies undertaken to support the development include: a Serviceability Report, a Transportation Impact Study, a

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Phase 1 Environmental Site Assessment, a Noise Assessment Study and a Sun Shadow Study. Results of these studies indicate that the proposed development can be serviced and accommodated given existing area infrastructure. Also, no further investigations are required related to environmental site conditions, and potential shadow impacts from the proposed development are negligible.

Finally, the proposed Amendments to the South Nepean Town Centre Secondary Plan and the City’s Zoning By-law to increase the permitted height on the subject property from six storeys to nine storeys are necessary and desirable to allow the development of the Waterford Barrhaven Retirement Community to proceed as an efficient, compact retirement community at an intensity and density to match the available efficiencies of the area’s transit service. The proposed Retirement Community fits well within the existing developing Town Centre by defining the gateway entrance to the Strandherd retail district and providing a transition from the higher density to the north (17 storeys) to the lower 2 ½ - 4 storey residential development to the south.

As such, the proposed Amendments are reflective of good planning principles and are justified through this Planning Rationale.

In closing,

NOVATECH

Prepared By: Reviewed By:

Nina Maher, MCIP, RPP Gregory A. Mignon, MCIP, RPP Planner Senior Project Manager

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APPENDIX A – SUN SHADOW STUDY, PREPARED BY NEUF ARCHITECTES

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