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FEASIBILITY REPORT 1486, 1490 and 1494 Clementine Prepared By

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FEASIBILITY REPORT 1486, 1490 and 1494 Clementine Prepared By DRAFT FEASIBILITY REPORT 1486, 1490 and 1494 Clementine Prepared by: Lloyd Phillips & Associates Ltd. For: Ottawa Salus LPA File No. 1008 Lloyd Phillips & Associates June 9, 2010 Feasibility Report Page | 1 1 Introduction Ottawa Salus has retained Lloyd Phillips & Associates Ltd to prepare a land use planning overview of the properties located at 1486, 1490 and1494 CleMentine Boulevard. Ottawa Salus has acquired this property under contract, and the purpose of this land use planning overview report is to review the property and its setting, review the planning policies and zoning regulations that affect the developMent of the properties. In addition, the report will also discuss any potential issues or concerns that May have the ability to cause probleMs or delays. Ottawa Salus is considering using the property for an assisted housing developMent of approxiMately 40 units. This report presents the observations and recoMMendations of the land use planning. 2 Overview of Community Setting and the Site The property, 1486 - 1494 Clementine Blvd, is located approxiMately 5.8 km south of downtown Ottawa in the Heron Park neighbourhood that is bounded by Bank Street and Heron Road. This neighbourhood is framed by Bank Street on the east, Heron Road on the south, and the ravines of SawMill Creek on the north and west. The Transitway and the VIA Rail line run along the north side of the Sawmill Creek ravines. Beyond the rail line and creek is the Billings Bridge Plaza and the Transitway Station, and to the west is the federal governMent employMent coMplex on Data Centre Road. There is also a Transitway Station and an O-Train station near Heron Road. This neighbourhood is characterized primarily by low-rise residential housing that is estiMated to be generally over 50 years old. More recent developMent of Mid-rise and high-rise forMs has emerged in the blocks bounded by Bank Street, Ohio Street, and Rockingham Avenue. Bank Street at Belanger and Kilborn is primarily a coMMercial street with a variety of retail stores, restaurants and services. Bank Street is the Main north south arterial road and connects directly to Ottawa's downtown core. Heron Road, along the south edge of the coMMunity, has connections east, via Walkley Road, to Highway 417, and west, via Baseline Road to Highway 416. This coMMunity has a very high level of accessibility. The street contains a generous Mix of old residential dwellings and newer apartment developMents. There was a dwelling on 1486 CleMentine but it was demolished in 2009. There are no dwellings on either 1490 or 1494 CleMentine but it appears that at one tiMe both did have residential dwellings on them. For the reMainder of this report 1486, 1490 and 1494 CleMentine will be referred to as properties A, B and C respectively. Please note that air photos show the buildings on 1486 Clementine that are now demolished. LPA File No. 1008 Lloyd Phillips & Associates June 8, 2010 Feasibility Report Page | 2 LPA File No. 1008 Lloyd Phillips & Associates June 8, 2010 Feasibility Report Page | 3 LPA File No. 1008 Lloyd Phillips & Associates June 8, 2010 Feasibility Report Page | 4 LPA File No. 1008 Lloyd Phillips & Associates June 8, 2010 Feasibility Report Page | 5 The properties at 1486, 1490, and 1494 CleMentine are described as follows: 1486 Clementine 1490 Clementine 1494 Clementine TOTAL SITE Legal Description Plan 149, Lot 9 Plan 149, Lot 8 Plan 149, Lot 7 PIN 041460079 PIN 0414600800 PIN 041460081 Area 5,523.50 sq. Ft 5,520 sq ft. 0.0600 sq ft. 11,043.56 sq ft. Depth 110.47 ft 110.40 ft 110.40 ft 125 ft Width 50 ft 50 ft 25 ft ~110.40 ft Existing Vacant Vacant Vacant Vacant Conditions The three properties coMbined will be referred to as the "Site" for the reMainder of this report. The Site is generally level and is bordered by Mature trees and hedges. The adjacent land uses are: North: two and three-storey residential; West: two and three-storey residential; South: two-storey residential, and; East: Three-storey residential on the east side of CleMentine Blvd. LPA File No. 1008 Lloyd Phillips & Associates June 8, 2010 Feasibility Report Page | 6 1486 CleMentine (Building now deMolished) 1490 CleMentine LPA File No. 1008 Lloyd Phillips & Associates June 8, 2010 Feasibility Report Page | 7 1494 CleMentine LPA File No. 1008 Lloyd Phillips & Associates June 8, 2010 Feasibility Report Page | 8 3 Ottawa Zoning By-law 2008-250 The zoning of the entire site is R4Q - Residential fourth density, subzone Q. The purpose of the Residential fourth density zone is to: (1) allow a wide mix of residential building forms ranging from detached to low rise apartment dwellings, in some cases limited to four units, and in no case more than four storeys, in areas designated as General Urban Area in the Official Plan; (2) allow a number of other residential uses to provide additional housing choices within the fourth density residential areas; (3) permit ancillary uses to the principal residential use to allow residents to work at home; (4) regulate development in a manner is compatible with existing land use patterns so that the mixed building form, residential character of a neighbourhood is maintained or enhanced: and (5) permit different development standards, identified in the Z subzone, primarily for areas designated as Developing Communities, which promote efficient land use and compact form while showcasing newer design approaches. The permitted uses in the R4Q zone are: low-rise apartment dwelling, bed and breakfast, coMMunity garden, converted dwelling, detached dwelling, diploMatic Mission, duplex dwelling, group hoMe, hoMe-based business, hoMe-based daycare, linked-detached dwelling, Multiple attached dwelling, park, planned unit developMent, retireMent hoMe converted, retirement hoMe, rooMing house converted, rooMing house, secondary dwelling unit, seMi-detached dwelling, stacked dwelling, three-unit dwelling. Subzone Q: I II III IV V VI VII VIII IX X XI Sub- Prohib-ited Principal Mini-mum Minimum Maximum Mini- Mini- Mini-mum Minimum End- Zone Uses Dwelling Lot Width Lot Area Building mum mum Rear Yard Interior Side notes Types (m) (m2) Height (m) Front Corner Setback (m) Yard Setback (see Yard Side (m) Table Setback Yard 162B) (m) Setback (m) Q None Planned unit na 1, 400 as per 6 4.5 varies1 varies1 1 development dwelling type Apartment 15 450 11 6 4.5 varies3 varies3 3 dwelling, low rise, Stacked Three Unit 12 360 11 6 4.5 varies4 varies7 4,7 Detached, 12 360 8 6 4.5 varies4 varies7 Duplex, Linked- detached LPA File No. 1008 Lloyd Phillips & Associates June 8, 2010 Feasibility Report Page | 9 Semi- 6 180 8 6 4.5 varies4 1.2 4 detached Multiple 6 180 11 6 4.5 varies4 1.2 4 Attached 3.1 Minimum Required Parking, Section 101 Section 101 of the Zoning By-law - MiniMuM Parking Space Rates - outlines what the required parking will be based on location within the City, separation distance froM a Rapid Transit Station, and the type of developMent or use. According to this table, 0.5 spaces per unit is required for this proposed developMent. At miniMuM, at least 20 parking spaces would be required for this developMent. LPA File No. 1008 Lloyd Phillips & Associates June 8, 2010 Feasibility Report Page | 10 4 City of Ottawa Official Plan The entire property is designated as General Urban Area, but it surrounded by other significant designations, such as Arterial Mainstreet (Bank Street), Mixed Use Centre (in pink), Major Open Space (dark green), Urban Natural Features (light green). SoMe of the provisions for General Urban Area are included. "3.6 ʹ Urban Designations The General Urban Area designation perMits the developMent of a full range and choice of housing types to Meet the needs of all ages, incoMes and life circuMstances, in coMbination with conveniently located eMployMent, retail, service, cultural, leisure, entertainMent and institutional uses. This will facilitate the developMent of coMplete and sustainable coMMunities. A broad scale of uses is found within this designation, froM ground-oriented single-purpose to Multi-storey Mixed-use; froM corner store to shopping centre. While the City is supportive of the establishMent of a broad Mix of uses in Ottawa's neighbourhoods, this is not Meant to iMply that all uses will be perMitted everywhere within areas that are designated General Urban Area. The zoning by-law will continue to regulate the location, scale and type of land use in accordance with the provisions of this Plan. Within neighbourhoods, the zoning by-law will allow LPA File No. 1008 Lloyd Phillips & Associates June 8, 2010 Feasibility Report Page | 11 those uses that provide for the local, everyday needs of the residents, including shopping, schools, recreation and services. Uses that also serve wider parts of the city will be located at the edges of neighbourhoods on roads where the needs of these land uses (such as transit, car and truck access, and parking) can be More easily Met and iMpacts controlled. Subject to the policies below, the City supports infill developMent and other intensification within the General Urban Area in a Manner that enhances and coMplements the desirable characteristics and ensures the long-term vitality of the Many existing coMMunities that Make up the city" 3. "When considering a proposal for residential intensification through infill or redevelopMent in the General Urban Area, the City will: a. Recognize the iMportance of new developMent relating to existing coMMunity character so that it enhances and builds upon desirable established patterns and built forM; b. Apply the policies of Section 2.5.1 and Section 4.11; c. Consider its contribution to the Maintenance and achieveMent of a balance of housing types and tenures to provide a full range of housing for a variety of deMographic profiles throughout the General Urban Area; d.
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