200 KENNEVALE DRIVE

OFFICIAL PLAN AMENDMENT AND ZONING BY-LAW AMENDMENT PLANNING RATIONALE

JUNE 2012 PREPARED BY: PREPARED FOR:

FOTENN CONSULTANTS INC. CAYLBROOKE CORPORATION

223 McLeod Street 3050 , Unit 9 , Ontario Ottawa, Ontario K2P 0Z8 K2J 4G3 Canada Canada

Tel: 613.730.5709 Tel: 613.825.7846 Fax: 613.730.1136 Fax: 613.825.7354 www.fotenn.com Table of Contents 1. Introduction ...... 3 2. Overview ...... 3 The Site ...... 3 Site Location ...... 3 Proposed Development ...... 4 Mixed-Use Buildings...... 4 Pedestrian Friendly Design ...... 4 Parking ...... 4 Landscaping ...... 6 Requested Official Plan and Zoning By-law Amendment ...... 6 3. Community Context ...... 7 Surrounding Community ...... 7 Community Amenities ...... 7 Transportation Network and Access ...... 7 Road Network ...... 7 Public Transit ...... 8 4.0 Policy and Regulatory Context ...... 9 Provincial Policy Statement ...... 9 City of Ottawa Official Plan 2003, as amended ...... 10 Official Plan Amendment 76 ...... 11 South Nepean Secondary Plan ...... 13 City of Ottawa Zoning By-law 2008-250 ...... 14 Urban Design Guidelines for Low-Medium Density Infill Housing ...... 16 6.0 Proposed Amendments ...... 17 Official Plan Amendment ...... 17 Zoning By-law Amendment ...... 17 7.0 Supporting Studies ...... 18 8.0 Rationale ...... 19

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Figure 1 – Site ...... 3 Figure 2 - Site Location ...... 3 Figure 3 - Site Plan ...... 5 Figure 4 - Community Amenities ...... 7 Figure 5 - Schedule E: Urban Road Network (City of Ottawa Official Plan) ...... 8 Figure 6 - OC Transpo - Route Map...... 8 Figure 7 - Schedule B - Urban Policy Plan (City of Ottawa Official Plan) ...... 10 Figure 8 - South Nepean Secondary Plan - Areas 9 & 10 ...... 13

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1. Introduction

This Planning Rationale has been prepared by FoTenn Consultants Inc. on behalf of Caylbrooke Corporation Ltd. in support of an Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBLA) applications along with an application for Site Plan Control and a Lift of the 30 cm Reserve. The purpose of the Planning Rationale is to assess the appropriateness of the proposed mixed use development and the requested Official Plan Amendment, Zoning By-law Amendment and Site Plan Control Application in the context of the surrounding community and the applicable policy and regulatory framework.

2. Overview

The Site

The site is legally described as Block 137 & 138, Registered Plan 4M-1289 and is municipally known as 200 Kennevale Drive and 155 Prem Circle (referred to herein as “the site”). The site is 0.61 ha (1.5 acres) in area and is irregular in shape with frontage on Kennevale Drive and Prem Circle. A 30 cm reserve exists along the west lot line boundary that is adjacent to Strandherd Drive. The site is bound by Prem Circle to the north, Cobble Hill Drive to the east, Kennevale Drive to the south, and Strandherd Drive to the west as shown in (Figure 1). The site has generally flat terrain and is void of any significant vegetation.

Figure 1 – Site Site Location

The site is located at the northeast corner of the signalized Strandherd Drive and Kennevale Drive intersection. Strandherd Drive is a major east-west arterial road, which extends from in the east to Fallowfield Road in the west. The site is located in the Community of the former City of Nepean (Figure 2). Barrhaven is a suburban neighbourhood which is a predominantly residential community located south of the Greenbelt, in the southwestern urban area of the City of Ottawa. Barrhaven is also bound by the Rideau River to the East, and Highway 416 to the West.

Figure 2 - Site Location

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Proposed Development

Caylbrooke Corporation Ltd. is proposing to develop three (3) mixed-use buildings all three (3) stories in height with a shared parking arrangement (Figure 3).

Mixed-Use Buildings

Building 1 will front onto Kennevale Drive near the intersection of Kennevale and Strandherd Drives. The Ground Floor Area is 496.8 m² with retail uses at grade. The second floor will accommodate office use (528.6 m²), and the third floor will include eight (8) apartment units (505.4 m²).

Building 2 will be located directly west of Building 1 along Strandherd Drive. The Ground Floor Area is proposed to be 612.8 m² with retail and medical uses at grade. The second floor is proposed to accommodate office space (639.2 m²), and the third floor will include four (4) apartment units (621.2 m²).

Building 3 is located off of Prem Circle, north of Building 1. Building 3 is split vertically with the north side of the building consisting of seven (7) 3-storey street townhomes (945.5 m² total) which will front onto Prem Circle. The south side of the building which faces into the interior of the site is similar to Buildings 1 and 2, as it is also proposed to have ground floor retail uses (343.5 m²), with second floor office space (361.4 m²) and four (4) third floor apartment units (348.6 m² total). The seven (7) town homes fronting onto Prem Circle are proposed to be 10.4 metres in height; each with individual driveways and garages.

Pedestrian Friendly Design

The Site Plan shows pedestrian linkages between the three (3) buildings as well as a pedestrian walkway connecting to the city sidewalk system on Kennevale Drive and on Prem Circle. This walkway will be raised to differentiate it from the parking area. Where the walkway crosses the site parking area it will also incorporate a traffic calming mechanism by way of a raised interlock portion that signals drivers to proceed with caution.

Parking

A combination of 97 parking spaces surface and underground will be provided for Caylbrooke’s development. More specifically, 21 spaces are proposed within an underground parking garage below Building 2 with the remaining 76 spaces located on the asphalt surface within the shared parking courtyard. The townhome parking has not been included in the shared parking calculation as the units are accessed off of Prem Circle. One (1) space per unit is required for each townhome and is provided by way of individual driveways.

The current site configuration will allow for vehicles to enter and exit the site from the south off of Kennevale Drive. A right-out only is proposed on Strandherd Drive for vehicles to exit the site. A total of 20 bicycle parking spots are provided on site. Eight (8) above ground spaces are provided along the north side of Building 2, eight (8) above ground spaces are provided along the east side of Building 3, and four (4) spaces are located within the underground parking of Building 2.

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Figure 3 - Site Plan

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Landscaping

A landscaping plan has been prepared by James B. Lennox and Associates Inc. Landscaping is planned along all three street frontages and throughout the proposed development. Trees proposed along the north -west property boundary effectively screen the parking area from the town homes located along Prem Circle. In addition to the decorative screen fence located along the east property boundary, trees and low lying plantings are proposed as further described in the landscape plan, in order to adequately buffer the adjacent residences to the east.

Requested Official Plan and Zoning By-law Amendment The subject site is currently designated General Urban Area in the City of Ottawa Official Plan. The site also has a Secondary Plan designation of Commercial under the South Nepean Secondary Plan Areas 9 & 10. The proposed Official Plan Amendment would retain the General Urban Area and Commercial designations but add wording to permit a full range of retail services, office uses and residential uses as part of the Commercial designation under the Secondary Plan. The Secondary Plan policies and amendments are discussed in more detail later in this report.

The proposed Zoning By-law Amendment would rezone the lands from Residential Third Density Subzone Z (R3Z) to General Mixed-Use zone (GM) with an exception. The R3Z Zone permits a mix of residential building forms ranging from detached to multiple attached dwellings in areas designated General Urban Area. The GM Zone would be better suited to accommodate the proposed development as its main purpose is to allow for a mix of residential, commercial and institutional uses in the General Urban Areas. It also imposes development standards that help to ensure that the uses are compatible and complement the surrounding land uses. The Zoning By-law Amendment is also discussed later in this report.

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3. Community Context

Surrounding Community

The subject site is located directly east of Strandherd Drive and north of Kennevale Drive in the Barrhaven Area of the Former City of Nepean. Barrhaven is a rapidly growing suburban neighbourhood located southwest in the City of Ottawa’s urban area. Many townhomes and single-detached dwellings are present in the Strandherd/Kennevale area and are generally 5-10 years old.

Over the years, Strandherd Drive has evolved as one of Barrhaven’s mainstreets, accommodating the commercial retail needs of the surrounding community. As Strandherd Drive travels east and intersects with Greenbank Road, leading to the Barrhaven Town Centre, there is a strip mall that provides some retail/commercial services to the residents of Barrhaven.

Community Amenities

The area surrounding Strandherd/Kennevale has a range of amenities, including several parks, cycling routes, schools, child care, retail, and open space areas (Figure 4). Weybridge Park, Horace Park, and Houlahan Park are located east of the site. Clarke Fields Park is located south of the site and can be accessed by Strandherd Drive. Barrhaven Town Centre Plaza is located east of the site along Strandherd Drive at the intersection of Greenbank Road. Off-road pathway cycling routes are provided in a north/south direction along and in an east/west direction adjacent Figure 4 - Community Amenities to the CN rail tracks. Barrhaven Town Centre Plaza contains a grocery store, banks, restaurants and many other essential services for the residents of the area. Saint Elizabeth Ann Seton Elementary School and Mary Honeywell Elementary School are located further northeast of the site. The site is also adjacent to large agricultural areas that are located to the west.

Transportation Network and Access

Road Network

The subject site is located along both an arterial roadway and collector roadway. Strandherd Drive is classified as an Existing Arterial Roadway under Schedule E – Urban Road Network of the Official Plan (Figure 5). Strandherd Drive travels south, parallel to HWY 416 and then curves to the east, to intersect with Greenbank Road and has recently been extended further east to Prince of Wales Drive. A bridge

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connection between Strandherd Drive and Earl Armstrong Road on the east side of Rideau River is planned as part of Phase 1 of the Transportation Master Plan of the City of Ottawa. Within the study area, Strandherd Drive has a two (2)-lane cross-section with auxiliary turn lanes at major intersections and a posted speed limit of 80 km/h.

Kennevale Drive east of Strandherd Drive, is classified as an Existing and Proposed Collector under Schedule E – Urban Road Network of the Official Plan. The portion of Kennevale Drive that boarders the subject lands is currently designated as “proposed collector”. The road extends from Strandherd Drive in the west to Weybridge Drive in the east. Within the study area, Kennevale Drive has a Figure 5 - Schedule E: Urban Road Network (City of Ottawa Official Plan) two-lane cross section with auxiliary turn lanes at major intersections and a posted speed limit of 40 km/h. Adjacent to the site it has two (2) west bound lanes approaching the Strandherd Drive intersection and one (1) eastbound lane leaving the intersection.

Public Transit

Transit service for the site and surrounding area is provided by OC Transpo route #170 with bus stops located approximately 30 to 70 metres from the site. Bus stops for Express Route #76 are located approximately 200 to 350 metres from the site at other local area bus stops. Regular Route #170 provides frequent all-day service, while Yellow Route #170 provides service during the evenings and weekends only. Green Route #76 provides Figure 6 - OC Transpo - Route Map express services during morning and afternoon peaks throughout the typical work week. The routes are illustrated further in Figure 6.

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4.0 Policy and Regulatory Context

This section provides an overview of key land use policies that affect the property and demonstrates how the proposal conforms to the land use objectives applicable to this site.

Provincial Policy Statement

The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development across Ontario. A strong theme found throughout the PPS is the intensification of built-up areas in order to efficiently use land, existing infrastructure, and existing public service facilities. The PPS promotes healthy communities which accommodate a range of uses including employment and residential uses (Section 1.1.1). In order to meet long term needs and provide healthy liveable communities, a range and mix of residential, employment, recreational and open space uses are required.

As a result, planning authorities must identify and promote opportunities for intensification and redevelopment. In support of healthy, liveable and safe communities, the PPS directs that land use planning shall be carried out in a manner that does the following: . Promotes efficient development and land use patterns which sustain the financial well‐being of the Province and municipalities over the long term [Policy 1.1.1.a]; . Accommodates an appropriate range and mix of residential, employment, recreational and open space uses to meet long‐term needs [Policy 1.1.1.b]; . Focuses growth in settlement areas in order to promote their vitality and regeneration [Policy 1.1.3.1]; . Efficiently using the infrastructure and public service facilities which are planned or available [Policy 1.1.3.2a]; . Promotes opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock and areas [Policy 1.1.3.3]; . New development taking place in designated growth areas should occur adjacent to the existing built-up area and shall have a compact form, mix of uses and densities that allow for the efficient use of lands, infrastructure and public service facilities [Policy 1.1.3.7]; . Promotes land use patterns, density and mix of uses that minimize the length and number of vehicle trips and support the development of viable choices and plans for public transit and other alternative transportation modes, including commuter rail and bus [Policy 1.6.5.4].

The proposed development supports the policies of the PPS by providing a range of uses including residential (apartment and townhome) and commercial in the form retail, office and medical.

The proposed development supports the policies of the PPS by providing a mix of employment and commercial uses on one (1) site. This site is adjacent to residential neighbourhoods and will provide more services, amenities, and employment opportunities within walking distance.

The proposed mixed use development contributes to the area’s built form and more specifically to Strandherd Drive and Kennevale Drive’s development as main streets. This development will accommodate the commercial retail needs of the surrounding community, while providing additional housing types in the immediate area.

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The proposed development overall supports the policies of the PPS by providing an infill opportunity within the City’s South Urban Community, while developing an under-utilized site that has significant redevelopment potential.

City of Ottawa Official Plan 2003, as amended

The property is designated General Urban Area on Schedule B – Urban Policy Plan in the City of Ottawa Official Plan (Figure 7). The General Urban Area designation policies aim to build complete and sustainable communities, centered on the development of a range of uses which meet the needs of all ages, incomes and life circumstances. The General Urban Area designation SUBJECT SITE permits a full range of housing, employment, retail, service, cultural, leisure, entertainment and institutional uses.

Figure 7 - Schedule B - Urban Policy Plan (City of Ottawa Official Plan)

Within the General Urban Area designation there are no specific policies related to a mixed use development. Therefore both the residential and commercial policies will be reviewed. When the city is considering a proposal for residential intensification through infill or redevelopment the City will (Section 3.6.1, Policy 3): . Recognize the importance of new development relating to existing community character so that it enhances and builds upon desirable established patterns and built form; . Apply the policies of Section 2.5.1 (Compatibility and Community Design) and Section 4.11 (Compatibility); and . Consider the development’s contribution to the maintenance and achievement of a balance of housing types and tenures to provide a full range of housing.

The proposed development is consistent with the character of the existing building form along the southern portion of Prem Circle where the three (3)-storey townhomes are proposed. Further the introduction of new housings types makes the neighbourhood more complete by providing housing for different demographics and ranges of housing affordability.

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Building livable communities is a key principle within the City of Ottawa Official Plan. Section 2.5.1 of the Official Plan provides a number of design objectives and principles that are qualitative statements

in which the City wants to influence the built environment as it matures and evolves.

The proposed development maintains the general intent of the principles and objectives outlined in

Section 2.5.1 of the Official Plan. The development specifically addresses the design objectives by:

. Enhancing the community by creating a node at the intersection of Strandherd Drive and

Kennevale Drive further creating a local identity.

. Defining quality public and private space through the provision of well designed buildings and

landscaped public spaces while respecting the character of the existing area.

. Creating a place that is safe as there will be activity at all times of the day with people living,

working and playing.

The City will encourage the provision of a variety of small, locally-oriented convenience and service uses that complement adjacent residential areas. The City will ensure that these uses (Section 3.6.1, Policy 6): . Are compatible and complement surrounding lands uses, and can be developed in accordance with Section 2.5.1 and Section 4.11; . Are conveniently located with respect to concentration of residential development and provide direct access for pedestrians and cyclists from adjacent residential areas; . Are permitted to cluster with other community-oriented uses, such as parks, pedestrian linkages, community centres or leisure facilities in order to facilitate interaction among residents and contribute to a sense of community; . Are situated to take advantage of pedestrian and cycling patterns; . Are of a size and scale that will not result in the attraction of large volumes of vehicular traffic from outside the immediate area.

The proposed development conforms to the policies of the General Urban Area and supports the land use objectives which permit residential, commercial and retail developments.

The redevelopment will contribute to the range of housing options available in the area, and will further provide a range of locally-oriented convenience, retail and service uses. The development will build on desirable established patterns and built form by introducing buildings that create visual interest in the area.

Official Plan Amendment 76

The Official Plan was amended by OPA 76 as part of the five (5)-year OP review and is presently in full force and effect. It should be recognized that both OP 2003 and OPA 76 are based on the same 20/20 Guiding Principles and therefore strive to meet the same policy objectives. The subject site’s designation is unchanged in OPA 76. A number of changes to policies are being proposed under OPA 76. Of particular importance, amendments to Section 4.11 further refine the City’s vision of desirable urban design. Infill is to be assessed through a series of criteria including traffic, and vehicular access performance, compliance with parking requirements and building height and massing. The City will evaluate the compatibility of development applications on a site by site basis, based on the following (4.11 Policy 2):

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. Traffic: Roads should adequately serve the development with the capacity to accommodate anticipated traffic generated. A Community Transportation Study submitted in support of the development indentifies that the proposed site is sufficient for this scale of development. . Vehicular Access: The location and orientation of vehicle access and egress should address matters such as noise, headlight glare and loss of privacy for adjacent properties. Parking is contained within an internal parking courtyard. A two (2) metre landscape buffer is provided along the east property boundary between the proposed drive aisle and the adjacent residential properties where the access and egress onto Kennevale Drive is located. An opaque screen will also be erected within this area to mitigate headlight glare at night. . Parking Requirements: Adequate parking on site should be available to minimize potential spill over onto adjacent roads. A range of parking forms should be considered. Opportunities to reduce parking requirements and promote increased usage of walking, cycling and transit can be pursued where appropriate. Although the 97 proposed spaces are slightly below the requirement of 106 spaces, the 9 % reduction is not anticipated to generate any parking shortfall. . Outdoor Amenity Areas: Development should respect the outdoor amenity space of adjacent properties and minimize any impacts through screening, lighting, landscaping and any other mitigative measures. The proposed development respects the outdoor amenity space by providing a transition in building height towards the townhomes located along Prem Circle. The 2 – 5 metre landscape buffer and opaque screen along the east lot boundary also helps to provide privacy to the adjacent residential uses. . Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas (garbage), parking and areas for outdoor storage should be mitigated using a variety of methods and should be located away from residences where possible. Garbage disposal is located beside Building 2 and the underground parking ramp. Sufficient landscaping is also provided along the south and west perimeter of the site. Loading for the proposed retail uses is expected to be minor in nature and will not require a formal loading space. . Lighting: Potential for light spill over or glare from any lighting source onto adjacent light sensitive areas should be avoided or mitigated. All site lighting will be designed to eliminate spill over impact. An opaque screen will also be erected in the east buffer to mitigate headlight glare at night. . Noise and Air Quality: Development should be located and designed to minimize potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions. An Environmental Noise Feasibility Study has been submitted in support of the development. . Sunlight: Development should minimize shadowing on adjacent properties, particularly on outdoor amenity areas. While the proposed buildings are three (3)-stories in keeping with the existing permitted heights, adequate setbacks between residential uses are proposed to mitigate shadowing.

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Overall, the proposed development generally conforms to the policies outlined in Section 4.11. It is anticipated that the proposed buildings will fit well in the neighborhood as they resemble the built form on Kennevale Drive through the use of similar built form, building materials and landscaping. The Site Plan has sufficient shared parking on-site and vehicular access to the site has been designed to limit disruption to the surrounding properties.

South Nepean Secondary Plan

The South Nepean Secondary Plan, designates the subject lands as Commercial, as shown in Schedule ‘A’ Land Use Areas 9 & 10 (Figure 8). The commercial designation was the result of an Ontario Municipal Board Ordered (OMB) decision on April 21, 2006, for Official Plan Amendment 41. The OMB decision was in response to an application by the previous land owner to allow for the development of a gas bar. The commercial designation in Section 2.2.4 of this Secondary Plan SUBJECT SITE now permits a variety of commercial retail uses and shopping facilities to a maximum of 100,000 square feet of commercial space. A gas bar and convenience store may also be permitted within this area. It should be noted that lands located immediately east of the subject site, shown on South Nepean Secondary Plan as Institutional, are currently residential single and multi-attached homes. Figure 8 - South Nepean The Secondary Plan currently permits a Secondary Plan - Areas 9 & 10 variety of commercial retail uses and shopping facilities however, despite the residential zoning, residential and office uses are not permitted. As such, a Secondary Plan amendment is required in support of the Zoning By-law Amendment in order to permit the residential apartments and the office uses located on the second and third floors of all three (3) proposed buildings.

The South Neapean Secondary Plan does not have a “mixed use” designation and therefore it is recommended that a site specific amendment is applied.

The proposed development conforms to the policies and overall objectives of the Secondary Plan as the mixed use is important for the economic development of the surrounding area as well as creating community linage. An objective of the Secondary Plan is to enable Strandherd Drive to be a “gateway” into South Nepean. This proposal supports that objective by creating a development that can service the immediate residential area and those using Strandherd Drive as an arterial road.

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The South Nepean Secondary Plan predates the aforementioned City of Ottawa Official Plan. At the time of establishing the City of Ottawa Official Plan, the City of Ottawa made the decision to universally adopt the Official Plans of the former area municipalities as Secondary Plans within a second volume of the Official Plan. This decision has generated a number of areas throughout the City where disconnected planning and development policy has been created between the existing and former municipal plans. In this particular situation the office and residential uses are permitted within the General Urban Area designation of the City of Ottawa Official Plan however, they are not permitted within the Commercial designation of the South Nepean Secondary Plan.

City of Ottawa Zoning By-law 2008-250

The subject property is currently zoned Residential Third Density (R3Z). As mentioned above, the subject lands were re-designated commercial as the result of an Ontario Municipal Board Ordered decision on April 21, 2006, for Official Plan Amendment 41. Although the lands were re-designated, the subsequent Zoning By-law amendment was never completed and therefore the lands remain zoned for residential uses. An amendment to the zoning is now required to permit the mixed use development. FoTenn suggests that the City consider rezoning the subject lands to General Mixed Use Zone (GM). The General Mixed Use zone will allow for both the commercial and residential uses proposed on this site. The purpose of the General Mixed Use zone is to: . Allow for residential, commercial and institutional uses, or mixed use developments in the General Urban Area; . Limit commercial uses to individual occupancies or groupings so that they do not affect the development of the designated Traditional and Arterial Mainstreets as viable-use areas; . Permit uses that are often large and serve or draw from broader areas than the surrounding community and which may generate traffic, noise or other impacts provided the anticipated impacts are adequately mitigated or otherwise addressed; and . Impose development standards that will ensure that the uses are compatible and complement surrounding land uses.

Table 1: Zoning Conformity assesses the performance of the proposed development against the applicable zone provisions. Once the existing 30 cm reserve along Strandherd Drive is lifted by this application the Zoning By-law will consider Strandherd Drive to be the front lot line, Prem Circle and Kennevale Drive will be considered exterior lot lines and the east lot line backing onto the multiple attached dwelling will be considered the rear lot line. The zoning amendments required will be further discussed in Section 6.0 Proposed Amendments.

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Table 1: Zoning Conformity Provision Requirement Proposed Development Compliance (Based on GM zone) Minimum lot area No minimum 0.61 ha (1.5 acres)  Minimum lot width No minimum 70 m (approx.)  Minimum front yard and corner side 3 m 2.5 (Strandherd Dr.) X yard setbacks 1.85 (Strandherd Dr. and Kennevale Dr.) Minimum For a non- 5 m N/A N/A interior side residential or mixed- yard setbacks use building, from any portion of a lot line abutting a residential zone Minimum From any portion of 7.5 m 5.0 and 5.12 m (Building 3 X rear yard a rear lot line and adjacent residential setback abutting a property) residential zone Maximum building height 18 m 12.4 m (Building 1 and 2, Part  of Building 3) and 10.6 m (Building 3 Townhomes) Maximum floor space index 2 0.9 FSI (Site Area = 6,164 m²  Gross Floor Area = 5,403 m²) Minimum Abutting a street 3 m 2.5 m (Strandherd Dr.) X width of 1.85 m (Strandherd Dr. and landscaped Kennevale Dr.) area Abutting a 3 m 5.0 m and 5.12 m  residential or institutional zone Abutting a parking 1.5 m 2 m  lot containing more than 10 but fewer than 100 spaces Bicycle Parking 19 spaces 20 spaces  Parking Retail, Office & 86.25 spaces 97 spaces (Total) X Visitor (using shared parking requirements) Apartments (using 19.20 spaces shared parking requirements) Townhomes 1 per unit 7 (1 per unit) 

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The proposed mixed use development maintains the general intent of the GM zone as the proposed, multiple attached dwelling (townhomes), apartment dwelling, medical facility, retail store, offices etc., are permitted uses.

In terms of maintaining the required zone provisions, each building should be reviewed based on its location on the site. For example, Building 3 fronts onto Prem Circle, where seven (7) townhomes are proposed. In this particular case the east lot boundary is considered a rear lot line by definition as Strandherd is considered the front lot line. However, based on the building configuration this yard functions as an interior side yard, as such, a five (5) metre setback is considered appropriate. The remaining required adjustments to the performance standards are very minor in nature.

Urban Design Guidelines for Low-Medium Density Infill Housing The Design Guidelines for Low-Medium Density Infill Housing help the City to promote well-designed projects that can contribute positively to neighbourhoods. While recognizing that the guidelines do not apply to all contexts, the guidelines are intended to provide a framework for the integration of infill in existing neighbourhoods. The proposed development meets the following applicable design guidelines:

. The Site Plan includes pedestrian walkways along the parking area, linking the buildings to the public sidewalk (2.12). . Ensure new development faces and animates the public street (3.1.1). . The design of the proposed buildings will incorporate several elements, such as transition to higher profiles moving away from the public street (Prem Circle) (3.2.1). . Create a transition in building heights through the harmonization and manipulation of mass. Architectural features such as balcony’s and the appropriate selection of materials and colours mitigate the perception of mass and height (3.2.3). . The underground parking garage access is located within the surface parking lot for the apartments and the garages for the townhomes do not dominate the building façade or the streetscape (3.3.2). . The building façade will incorporate high quality materials and detail for the façade to enhance the area and the streetscape (3.4.2). . All buildings that face the public streets, avoid large blank walls and are well designed (3.3.11). . Driveway locations and car storage are as discrete as possible to allow for greater amounts of landscaped open space (4.2). . The townhome garages are recessed into the building with projecting balconies and windows that dominant the public streetscape (4.8). Further the driveways are located directly in front of the garage door in order to limit the pavement (4.10). The proposal mixed use development integrates many of the principles outlined in the Urban Design Guidelines for Low-Medium Density Infill Housing.

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6.0 Proposed Amendments

Official Plan Amendment As discussed above, the subject lands are designated General Urban Area in the Official Plan and Commercial in the South Nepean Secondary Plan. An Official Plan Amendment is required in order to amend the Commercial designation in Section 2.2.4 of the South Nepean Secondary Plan. It is proposed that Section 2.2.4 be amended in order to permit residential, office, medical and retail commercial uses.

Zoning By-law Amendment The subject property is currently zoned Residential Third Density (R3Z). FoTenn suggests that the City consider rezoning the subject lands to General Mixed Use (GM). The General Mixed Use zone will allow for the mix of uses proposed for this site.

The following site specific exceptions will be required: . Building 2 – front yard setback of 2.5 and 2.8 metres whereas 3 metres is required. . Building 3 – rear yard setback of 5.0 and 5.12 metres whereas 7.5 metres is required. . Landscaped Buffer (abutting a street) – 2.5 m (Strandherd Dr.) and 1.85 m (Strandherd Dr. and Kennevale Dr.) provided, whereas 3 metres is required. . 97 parking spaces are provided whereas 105.45 are required based on shared parking calculations. . Loading Space Requirements for Office space be eliminated.

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7.0 Supporting Studies

A number of independent studies have been submitted in support of the proposed development.

Geotechnical Investigation (Paterson Group) Findings:

. Based on the findings, Paterson recommends a series of steps to be followed during the site development. Please refer to page 15 of the report for the recommendations.

Community Transportation Study (Delcan) Findings:

. The pedestrian and bicycle networks are well established; . The impact of site traffic was found to be negligible; . Traffic signal control and auxiliary turn lanes are not required.

Based on the findings, Delcan supports the proposed development from a transportation perspective.

Servicing Report (IBI Group)

The site servicing report was not finalized at the time this report was printed.

Noise Report (Novus Environmental) Findings:

. Based on investigation of the surrounding areas, there are no potential stationary industrial sources of noise in the vicinity of the proposed development; . The unmitigated sound exposure levels throughout this development are such that City of Ottawa guidelines will be met without noise mitigation measures; . Noise warning clauses registered on Title and included in offers of purchase or rental agreements must be included addressing the provision for central air conditioning in Building 1 and 3 and central air condition in Building 2; . Noise abatement measures are not required to mitigate potential impacts.

Based on the findings, the development is considered feasible from an environmental noise impact perspective.

Phase 1 and Phase 2 – Environmental Site Assessment (Jacques Whitford Limited)

A Phase 1 and 2 Environmental Assessment was produced for Petro-Canada in regards to a pervious application on this site. These reports are being submitted for information purposes. It was indicated in the pre-consultation that an update to these documents is not required at this time as site conditions remain unchanged.

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8.0 Rationale

In assessing the appropriateness of the proposed development and the implementing Official Plan and Zoning By-law Amendment, it is FoTenn’s professional opinion that the applications represent good planning that are in the public interest for the following reasons:

Consistent with the PPS The proposed development is consistent with the Provincial Policy Statement which promotes efficient and appropriate development on lands within the urban boundary. The development promotes the PPS objectives such as the provision of a range of residential uses and housing types and the mix of uses in order to limit the amount of driving trips. The proposed development will achieve a density in a pattern that efficiently uses available infrastructure.

Conforms to the Official Plan The Official Plan directs that compatible development should be concentrated in areas of the City with established community amenities, roads, transit and supporting infrastructure. In keeping with the broad objectives of the Official Plan, locating a mixed use development in an area that has the capacity to accommodate additional growth ultimately reduces the overall costs of providing municipal services to all Ottawa residents and promotes the use of existing roadways.

The proposed development is consistent with the vision for managing growth found in the Official Plan, the South Nepean Secondary Plan (Areas 9 &10), and supporting documents including the City’s design guidelines for Low-Medium Density Infill Housing. The proposed development was evaluated against the urban design and compatibility criteria set out in Section 4.11 of the Official Plan, and the development will not negatively impact on adjacent properties.

Supporting Studies A number of independent studies were completed in accordance with the Official Plan requirements; all of the studies prepared support the proposed development and demonstrate that it is appropriate within the site context.

Represents Good Planning The mixed use development complies with several key policy and visionary elements prevalent within the applicable Provincial, Municipal, and Community policy framework. The development will optimize the use of serviced lands within the urban boundary, diversify the existing housing stock in the surrounding area, promote smart growth objectives (live, work, play), and provide a range of employment and retail services within close proximity to an established residential community.

FoTenn Consultants Inc.

Sheena Harrington, Ba.U.R.Pl., Brian Casagrande, MCIP RPP Urban Planner Senior Planner and Manager of Development Planning

Planning Rationale – 200 Kennevale Drive – Mixed-Use Development 19 | Page