1.0 Introduction

1.0 Introduction This Planning Rationale has been prepared in accordance with the requirements for a Zoning By‐law Amendment (ZBLA) application. The purpose of the rationale is to assess the appropriateness of the proposed development at 200 Lockhart Avenue (and the requested Zoning By‐law Amendment) in the context of the community, the site, existing and planned infrastructure and public policy for change and growth in the municipality. The proposed zoning is outlined in Section 1. The community context and policy analysis are presented in Sections 2 and 3 of this report. The findings of applicable supporting studies and reports are summarized in Section 4. Section 5 provides a rationale in favor of the proposed development. Site Location The site is located at 200 Lockhart Avenue in Nepean, south of Richmond Road and east of Woodroffe Avenue. The site location is illustrated on Figure 1 within its wider community context. Figure 1: Site Location 200 Lockhart Avenue – Planning Rationale, July 2011 Existing Development Overview of Proposal The site currently accommodates the Carlingwood YMCA. The YMCA is a one (1) storey Claridge Homes is proposing to redevelop the site with an eight (8) storey retirement and building consisting of recreational facilities including a pool and canoe storage for the YCCC residential care facility. The retirement and residential care facility will accommodate 118 canoe club. This YMCA location has been undergoing financial difficulties and has decided to dwelling units and 29 assisted living units. The intent is to provide a home for seniors rationalize its activities and sell the property. The property has been recently sold to requiring different levels of service. The residential care facility units will be located on the Claridge Homes. second floor and will provide housing for seniors who require varying degrees of physical care. The retirement home units are located on floors three (3) to eight (8) and are designed to accommodate seniors with a higher degree of independence. All of the units in the retirement home will be equipped with a kitchenette or a full kitchen and a balcony. The proposed development will include one (1) full level of common amenity space, a library, a game room, a dining room and other facilities located on the ground floor plan as shown on Figure 2. The proposed Site Plan (Figure 3) provides two (2) raised exterior terraces located in the front and rear yard areas of the building with a total of 31.9% in landscaped area which exceeds that of the YMCA currently on site. The majority of the parking will be contained within an underground parking garage, with visitor spaces offered in a parking courtyard in front of the building. The underground parking facility will be accessed along the southern interior side yard. The Site Plan includes pedestrian links from the building entrances to the municipal sidewalks. The building design exhibits a vertical element along the main door of the building. High quality masonry veneer (brick and shouldice) will be used as the preferred building material (Figure 4‐1 and 4‐2). 2 | Page 200 Lockhart Avenue – Planning Rationale, July 2011 Figure 2: Ground Floor Plan 3 | Page 200 Lockhart Avenue – Planning Rationale, July 2011 Figure 3: Site Plan 4 | Page 200 Lockhart Avenue – Planning Rationale, July 2011 Figure 4‐1: Elevations Plan Front Elevation / East Elevation Rear Elevation /West Elevation 5 | Page 200 Lockhart Avenue – Planning Rationale, July 2011 Figure 4‐2: Elevations Plan South Elevation North Elevation 6 | Page 200 Lockhart Avenue – Planning Rationale, July 2011 Current Zoning The site is currently zoned as L1 – Community Leisure Facility Zone. The purpose of this zone is to permit recreational uses that meet the needs of the surrounding community in the General Urban Area, Major Open Space, Mixed Use Centre and Central Area and to impose regulations which ensure that the scale and intensity of these uses is compatible with any adjacent residential uses. Residential uses such as retirement homes and residential care facilities are not permitted under the current zoning. Required Zoning Amendment The Zoning By‐law Amendment would rezone the site to the Residential Fifth Density Zone – R5, subzone. The R5 Zone would permit apartment dwellings, mid to high rise as a permitted use and allow a maximum building height of 24.5 m. The ZBLA would also revise, as necessary, other zone provisions that are outlined at the end of Section 3 in this report, including the required parking rate. 7 | Page 200 Lockhart Avenue – Planning Rationale, July 2011 2.0 SITE CONTEXT Community Amenities The subject site is located within the greenbelt, in the former City of Nepean. The site fronts on Lockhart Avenue, a local road. The property is located mid‐block, between Sawville Row and Knightbridge Road. Various amenities including parks, schools and daycares are located within close proximity to the subject property. These amenities are within walking The site is within walking distance of Carling Avenue, Richmond Road and Woodroffe Avenue, three (3) arterial distance of the subject site (Figure 5). roads. Parks and Recreation Centre 1. Woodroffe Park: The subject site is strategically located next to Woodroffe Park, which will provide great views and sun exposure to the residents of the proposed retirement home and residential care facility. 2. Westwood Park: This park is located within a 400 m walking distance. Library 1. The Carlingwood Branch of the Ottawa Public Library is located within a 300 m walking distance. Place of Worship 1. St. Martin’s Anglican church is located on the other side of Lockhart Avenue. Figure 5 : Community Amenities Map 2‐4. Woodroffe United Church, Our Lady of Fatima and the Ukrainian Hall are 400 m walking distance. 8 | Page 200 Lockhart Avenue – Planning Rationale, July 2011 Commercial Nodes The subject site is located in close proximity to three (3) commercial nodes (Figure 6): 1. Richmond Road – 500 m walking distance 2. Carlingwood Mall – 300 m walking distance 3. Carling Avenue – 750 m walking distance Retirement Homes and Residential Care Facilities There are a number of other retirement homes and residential care facilities in the area (Figure 5): 1. New Orchard Lodge Extendicare 2. Saville Apartments 3. Somerset Towers Apartments Development on Lockhart The residential buildings on Lockhart have different building heights: • Saville Apartments – 7 stories, mid rise • Lockhart and Honeywell Apartments – walk‐up, low rise • Single detached homes – low rise Figure 6: Commercial Nodes and Senior Housing 9 | Page 200 Lockhart Avenue – Planning Rationale, July 2011 Public Transit The site is well serviced by Ottawa’s public transit system (Figure 7). Route 156, a Regular Route, services the subject property and runs 7 days a week in most time periods. In addition, route 16 services Sawville Row approximately 200 m from the subject site. There are a number of Regular Routes running along Carling Avenue and at the Carlingwood Mall, including routes 85, 87, 151, 156 and 174. A peak hour route, route 186, also services Carlingwood Mall. Additional routes run along Woodroffe Avenue and Richmond Road. Figure 7: Transit Routes 10 | Page 200 Lockhart Avenue – Planning Rationale, July 2011 3.0 POLICY AND REGULATORY FRAMEWORK Provincial Policy Statement (2005) The Provincial Policy Statement (PPS) provides policy direction on matters of public interest The application for the subject lands meets the Provincial policy objectives, as follows: relating to land use and development. Ultimately, the Provincial Policy Statement seeks to influence land use decisions across the province that enhance quality of life and • The proposal increases the supply of housing units geared to the needs of senior sustainability. The Planning Act states that planning decisions “shall be consistent with” citizens; policy statements issued under the Act. Consequently, the proposal is reviewed in relation • The site is located within proximity of a range of services and urban amenities to the Provincial Policy Statement (2005). which reduces barriers for senior citizens; • The project will redevelop and intensify the land uses within an existing urban Part IV of the PPS anticipates the need to plan for current and future needs, and to ensure area that has adequate infrastructure, servicing and transportation capacity to that planning is carried out in a manner that wisely uses and manages resources to deliver accommodate the proposed development. important environmental, economic and social benefits. In support of healthy, liveable and safe communities, the PPS directs that land use planning shall be carried out in a manner City of Ottawa Official Plan (2007, as amended) that: The City of Ottawa Official Plan is the prime policy document governing development on this • Promotes efficient development patterns that contribute to long‐term sustainability on site. The proposal for the site respects and reinforces the guiding principles of the Official a province‐wide basis, as well as in local communities; Plan as follows: • Takes advantage of opportunities for intensification and redevelopment that optimize the use of existing or planned infrastructure and public service facilities; A Caring and Inclusive City • Promotes a compact built form which supports the use of alternative transportation • The proposal increases the supply of housing appropriate for senior citizens with modes and public transit; excellent access to services that respond to their needs; • Accommodates an appropriate range and mix of residential uses and housing typologies • The location of the property supports reduced automobile dependence as a result to meet the long‐term social, health and well‐being requirements of all citizens; and of its proximity to shopping, services and recreational facilities. • Improves accessibility for persons with disabilities and the elderly by removing and/or preventing barriers that limit their full participation in society. A City of Distinct, Liveable Communities • A seniors’ residence will offer residents the opportunity to meet their personal living needs while remaining in the same neighbourhood.

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