Report to/Rapport au :

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

22 January 2008 / le 22 janvier 2008

Submitted by/Soumis par : Nancy Schepers, Deputy City Manager

Directrice municipale adjointe,

Planning, Transit and the Environment

Urbanisme, Transport en commun et Environnement

Contact Person/Personne Ressource : Grant Lindsay, Manager / Gestionnaire, Development Approvals / Approbation des demandes d'aménagement

(613) 580-2424, 13242 Grant.Lindsay@ottawa.ca

River/Rivière (16)

Ref N°: ACS2008-PTE-PLA-0019

SUBJECT:	SITE PLAN CONTROL - 100, 110, 120, 130 CENTRAL PARK DRIVE (FILE NO. D07-12-06-0289)
OBJET :	PLAN D'IMPLANTATION - 100, 110, 120, 130, PROMENADE CENTRAL PARK

REPORT RECOMMENDATION

That Planning and Environment Committee approve the Site Plan Control application for 100, 110, 120, 130 Central Park Drive as detailed in Document 2.

RECOMMANDATION DU RAPPORT

Que le Comité de l’urbanisme et de l’environnement approuve la demande de réglementation du plan d’implantation pour les 100, 110, 120 et 130 de la promenade Central Park, tel qu’il est expliqué en détail dans le Document 2.

BACKGROUND

This application is for a revision to an approved site plan for the property at 100-130 Central Park Drive. Associated with the site plan is a rezoning application to increase the dwelling unit density allowed for the property from 100 to 127 units per hectare and to increase the maximum allowed building height by 2.5 metres. The rezoning application will be considered by the Planning and Environment Committee concurrently with this site plan application.

Under the Delegated Authority By-law, site plan applications are delegated to staff to approve subject to the Ward Councillor not removing delegated approval authority and concurring with any conditions of approval.

In this case, given the interest that has been generated in the community with both the rezoning and this site plan application, the Ward Councillor has withdrawn delegated approval authority. As a result, this application is being brought forward to the Planning and Environment Committee for consideration along with the related rezoning application.

Site Location and Description

The subject property forms part of the larger development area situated north of Baseline Road and west of Merivale Road known as the 'Central Park' subdivision. The subject property is known municipally as 100 to 130 Central Park Drive and, as shown in Document 1, is located on the south and east sides of Central Park Drive, situated between Whitestone Drive in the north and Scout Street in the south. The irregular shaped property is 2.24 hectares in size. To date, development of the subject lands is limited to the northeast portion of the site, consisting of a five-storey retirement building and recently completed six‑storey retirement building. The balance of the subject property is presently vacant. Immediately to the east and south of the subject lands is City-owned parkland containing a soccer field, play structures, and a stormwater management pond. Directly opposite to the subject lands on the north, west and south sides of Central Park Drive are a mix of low-density residential dwellings including singles, semis, and townhouses.

Proposed Development

In July, 2001, the owner received approval of a Site Plan Control application for the development of the subject lands. The approved development comprised a total of three residential buildings and associated site works, namely: one, five-storey retirement building (112 rooming units), one eight-storey high-rise apartment building (51 dwelling units), and one 10-storey high-rise apartment building (61 dwelling units). The eight- and 10-storey high-rise buildings were to be linked at ground level by a one-storey connection. The tenure of the two high-rise apartment buildings was intended to be developed as market condominiums.

On January 11, 2007, Planning and Environment Committee approved a revision to the 2001 approved Site Plan to provide for development of four residential buildings (one existing and three proposed) on the subject site with a total of 107 dwelling units and 117 rooming units. In addition to the existing five-storey retirement building having 103 rooming units, the proposal consisted of one six-storey retirement building with 14 rooming units and 85 dwelling units; and a future phase consisting of two, three-storey apartment buildings (each building having 11 dwelling units) in place of the previously approved eight and ten storey apartments. The revision was the result of the applicant wishing to develop a second retirement residence comprising of dwelling units and rooming units on the property and an understanding at that time that the dwelling unit limit associated with the zoning applying to the property limited both rooming units and dwelling units. Subsequent to this approval and the submission of the accompanying rezoning application, it was determined that rooming units are not included within the dwelling unit limit of the zoning.

In association with the rezoning application submitted to increase dwelling unit density and to increase the allowed building height for a high rise apartment, the owner is now proposing to replace the previously approved two, three-storey apartment buildings, with the reintroduction of two high-rise apartment buildings.

As noted above, the original 2001 Site Plan Control approval included an eight-storey high-rise apartment building (51 dwelling units), and 10-storey high-rise apartment building (61 dwelling units) connected by a one-storey link.

In support of the Site Plan Control application, the applicant has submitted various material, including: a planning rationale report, a Sun Shade Study, briefs regarding traffic generation and parking, detailed development plans for servicing, stormwater management, noise, landscaping, and elevations, floor and building plans.

Concurrent Applications

As noted, a Zoning By-law amendment report is to be considered together with this Site Plan Control report by the Planning and Environment Committee.

DISCUSSION

The revised Site Plan recommended for approval is based upon the January 2005 approved Site Plan and illustrates the extent of the existing development within the northeast portion of the site and the proposed development of the balance of the site. The revised plan has been based upon the standards of the applicable Zoning By-law and is consistent with the zoning being recommended for approval within the related rezoning report. This revised Site Plan will complete development of the site with an eight-storey, 100-unit apartment building and a 10‑storey, 100-unit apartment building. The two proposed buildings would again be connected by a one-storey link. As noted within Document 3, the site plan shows a second access is being proposed to serve the site and that the two proposed high-rise apartment buildings and their one-storey link have been positioned at the rear of the site, setback from the street. In general, the two existing and one of the proposed buildings are positioned to ‘ring’ the property, with the main parking areas situated ‘central’ to the development. Landscaping of the property is continuous along the street edge as well as being interspersed within the parking areas. Bicycle parking comprised of 214 spaces has been accommodated on-site, located within the underground parking garages and at grade. Vehicle parking on-site totals 310 spaces comprised of 135 underground and 165 surface parking spaces. The 310 parking spaces being provided for the whole site, i.e. two retirement residences and the proposed two high-rise apartment buildings, meets the parking requirements of the Zoning By‑law for retirement residences and high-rise apartment buildings. A total of 40 visitor parking spaces will be available at-grade for the entire site.

The site plan has been reviewed in conjunction with the associated rezoning application in the context of the policies set out in the Official Plan for development within areas designated General Urban Area and the polices set out in Section 2.5.1 and Section 4.11 dealing with compatibility. As noted in the accompanying rezoning report, the proposed development to provide for a retirement community that makes available accommodation to seniors ranging from independent living units to full care accommodation within an existing recently developed new inner urban community, implements the overall strategic direction of the Official Plan as it relates to lands designated General Urban Area. The manner in which the proposed development responds to the directions provided in Section 2.5.1 and Section 4.11 is also discussed in the accompanying rezoning report. The Department is satisfied that the Site Plan reflects appropriate and orderly development of the site for the following reasons:

• The two high-rise buildings have been configured to form a ‘V’ shape, with the southerly eight-storey high-rise building oriented in a north-south direction, and the northerly 10‑storey high-rise building oriented in an approximate east-west direction. The positioning of the buildings at a right angle to Central Park Drive will serve to reduce the building’s massing and reduce the number of windows facing to the north and west across the street, which not only addresses shadowing but privacy concerns as well. It is further noted, that the positioning of the buildings away from the street within the site provides a separation of approximately 38 metres between the proposed front edge of the eight-storey high‑rise apartment building and the lot line of housing across Central Park Drive and a separation of approximately 55 metres between the ten-storey high-rise apartment building and the lot line of housing across Central Park Drive. In addition, the applicant indicates that a flat roof will be utilized on the two buildings. The applicant is of the opinion, and staff agree, that the combination of the above measures will mitigate the impact of the building shadows and overlook

• Site access has been appropriately located to ensure minimizing conflicts with traffic on the adjacent roads and to ensure functional site access

• Parking is appropriately located both at grade and below grade to meet the needs of the proposed development with visitor parking being located at grade in accessible locations

• Extensive landscaped treatment is being proposed both within the site and on the perimeter to integrate with the adjacent park and the street with landscaped berms proposed to screen the at grade surface parking from the street environment

• Garbage containers and recycling bins will be located in the underground parking garage

• Concrete sidewalks will be provided throughout the site to create a safe pedestrian system linked to City sidewalks

In conclusion, staff have reviewed the proposal in the context of the design objectives and principles set out in Section 2.5.1 and the compatibility factors set out in Section 4.11 and are satisfied that the proposal does fit and work well in its urban context. It will provide for achieving a compatible intensified form of development on the edge of an existing residential neighbourhood and abutting parkland without any appreciable adverse impacts to the existing community.

ENVIRONMENTAL IMPLICATIONS

A Phase 1 Environmental Site Assessment was submitted and concluded that there are no issues of actual or potential environmental concern with respect to soil and groundwater quality.

CONSULTATION

Notice of this application was carried out in accordance with the City’s Public Notification and Consultation Policy. A direct mail out notification was provided to area community groups. The Ward Councillor is aware of the application and the staff recommendation.

Numerous comments have been received from the public, including a comment for the local community association objecting to the Zoning By-law amendment proposal. There were no responses to the notification for Site Plan Control. The issues raised through the circulation of the related rezoning are summarized in the associated Zoning Amendment report.

FINANCIAL IMPLICATIONS

N/A

APPLICATION PROCESS TIMELINE STATUS

This application was not processed by the "On Time Decision Date" established for the processing of Site Plan Control applications, due to the change to the application and the submission of materials for the review of the application.

SUPPORTING DOCUMENTATION

Document 1 - Location Map

Document 2 - Details of Revised Site Plan Approval

Document 3 - Site Plan

Document 4 - Landscape Plan

Document 5 - Site Servicing Plan

Document 6 - Grading Plan

Document 7 - Consultation Details

DISPOSITION

Legal Services Branch to prepare the Site Plan Control agreement.

Planning, Transit and the Environment Department to notify the owner, Ashcroft Homes Ltd., 18 Antares Drive, Ottawa, ON, K2E 1A9, applicant, Trow Associates Inc., 154 Colonnade Road South, Ottawa, ON, K2E 7J5, architect, M. David Blakely Architect Inc., 210 Colonnade Road, Suite 2, Ottawa, ON, K2E 7L5, engineer, Bruce Thomas, Trow Associates Inc., 154 Colonnade Road South, Ottawa, ON, K2E 7J5, OttawaScene.com, 174 Colonnade Road, Unit #33, Ottawa, ON K2E 7J5, and all interested parties of Planning and Environment Committee’s decision.

LOCATION MAP DOCUMENT 1

DETAILS OF REVISED SITE PLAN CONTROL APPROVAL DOCUMENT 2

The Site Plan Control application to revise the approved Site Plan for 100, 110, 120, 130

Central Park Drive is Approved as shown on the following plans:

1. "Site Plan, 100 to 130 Central Park Drive, Ottawa, Ontario" Sheet No. SP-17, prepared by M. David Blakely Architect, Inc., dated December 2007;

2. "Landscape Plan, 100 to 130 Central Park Drive, Ottawa, Ontario, Sheet No. L.1, prepared by James B. Lennox & Associates Inc. ,dated December 2007;

3. "Site Servicing Plan, 100 to 130 Central Park Drive, Drawing No. SP-1, prepared by Trow Associates Inc., dated December 2007;

4. "Grading Plan, 100 to 130 Central Park Drive, Drawing No. GP-1, prepared by Trow Associates Inc., dated December 2007;

subject to the Owner entering into a revised standard Site Plan agreement including the conditions set out below. In the event that the Owner fails to sign the required agreement and complete the conditions to be satisfied prior to the signing of the agreement within one year of the Site Plan Approval, the approval shall lapse.

SCHEDULE “D”

SITE SPECIFIC CONDITIONS

STANDARD CONDITIONS

1. Permits

The Owner(s) shall obtain such permits as may be required from Municipal or Provincial authorities and shall file copies thereof with the Director, Planning Branch.

2. Barrier Curbs

The Owner(s) agrees that the parking areas (and entrances) shall have barrier curbs and shall be constructed in accordance with a design professional and approved by the Director, Planning Branch.

3. Water Supply for Fire Fighting

The Owner(s) shall provide adequate water supply for fire fighting for every building. Water supplies may be public water works system, automatic fire pumps, pressure tanks or gravity tanks.

4. Reinstatement of City Property

The Owner(s) shall reinstate at its expense, to the satisfaction of the Director, Planning Branch, any property of the City, including, but not limited to, sidewalks and curbs, boulevards, that are damaged as a result of the subject development.

5. Construction Fencing

The Owner(s) shall be required to install construction fencing at its expense, in such a location as may be determined by the Director, Planning Branch.

6. Waste Collection

Container waste collection and cart (and /or container) recycling will be provided by the City. The owner shall provide an adequate storage room space for waste containers and recycling carts (and /or containers). It is recommended that the containers be placed on a concrete floor. The owner shall provide an adequately constructed road access to the waste/recycling storage room or area suitable for waste/ recycle vehicles. Direct access to the containers and carts is required. Any additional services (i.e. winching containers) may result in extra charges.

7. Completion of Works

No building will be occupied on the lands, nor will the Owner(s) convey title to any building until all requirements with respect to completion of the Works as identified in this Agreement have been carried out and received Approval by the Director, Infrastructure Services, including the installation of municipal numbering provided in a permanent location visible during both day and night and the installation of any street name sign on relevant streets. Provided that notwithstanding the non-completion of the foregoing Works, conveyance and/or occupancy of a lot or structure may otherwise be permitted, if in the sole opinion of the Director, Planning Branch, the aforesaid Works are proceeding satisfactorily toward completion. The Owner shall obtain the consent of the Director, Planning Branch for such conveyance and/or occupancy in writing.

SPECIAL CONDITIONS

1. Traffic Impact/Overview Study

The Owner(s) has undertaken a Transportation Impact Study for this site. The Owner(s) agree to implement the recommendations of this study at his cost.

2. Roadway Modification

The Owner(s) acknowledges and agrees that it shall prepare and submit, to the satisfaction of the Director, Planning, within 12 months of completion and 90% occupancy of the development but not earlier than three months after completion or prior to 90% occupancy, a traffic monitoring report to assess the traffic impact of the proposed development on Central park Drive and Merivale Road and provide recommendations as required to address identified impacts by way of intersection improvements at the northerly intersection of Central Park and Merivale Road. The improvements could be in the form of changed signal timing and/or widen the Central Park north approach to Merivale Road to include two eastbound left-turn lanes and a right turn lane.

The Owner(s) are responsible for all costs associated with the public roadway modifications including traffic signal installation required to accommodate this development. The City shall retain adequate securities to guarantee the forgoing.

3. Noise Attenuation

The Owner(s) shall implement the noise control attenuation measures recommended in the approved noise study—prepared by Trow Associates Inc. dated on Dec 9, 2004.

4. Landscaping

That the Registered Owner shall, in the absence of being able to provide any substantial planting along the common park boundary, plant a mixture of deciduous and coniferous trees within the park edge to the satisfaction of the Director of Parks and Recreation. Said planting including: species, size, calliper, and planting details, shall be identified on a separate landscape plan.

SITE PLAN DOCUMENT 3

LANDSCAPE PLAN DOCUMENT 4

SITE SERVICING PLAN DOCUMENT 5

GRADING PLAN DOCUMENT 6

CONSULTATION DETAILS DOCUMENT 7

NOTIFICATION AND CONSULTATION PROCESS

Notification and public consultation was undertaken in accordance with the Public Notification and Public Consultation Policy approved by City Council for Site Plan amendments.

PUBLIC COMMENTS

Numerous comments have been received from the public, including a comment for the local community association objecting to the Zoning By-law amendment proposal. There was no response to the notification for Site Plan Control. The issues raised related to the rezoning are summarized in the associated Zoning By-law amendment report.

COUNCILLOR’S COMMENTS

The Ward Councillor is aware of the application and the staff recommendation.