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 Woodroffe Avenue, Unit 9 Ottawa, 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 Planning Rationale – 200 Kennevale Drive – Mixed Use Development 1 | Page 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 Planning Rationale – 200 Kennevale Drive – Mixed Use Development 2 | Page 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 Prince of Wales Drive in the east to Fallowfield Road in the west. The site is located in the Barrhaven 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 Planning Rationale – 200 Kennevale Drive – Mixed Use Development 3 | Page 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