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 Novatech i Planning Rationale The Waterford Barrhaven Retirement Community 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 Novatech ii Planning Rationale The Waterford Barrhaven Retirement Community 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 Novatech 1 Planning Rationale The Waterford Barrhaven Retirement Community 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. Novatech 2 Planning Rationale The Waterford Barrhaven Retirement Community 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