774 BRONSON AVENUE MINOR ZONING BY-LAW AMENDMENT + SITE PLAN CONTROL PLANNING RATIONALE + DESIGN BRIEF

Transcription

1 774 BRONSON AVENUE MINOR ZONING BY-LAW AMENDMENT + SITE PLAN CONTROL PLANNING RATIONALE + DESIGN BRIEF JANUARY 2016

2 Prepared for: Textbook Suites 51 Caldari Road, Suite A1M Concord, ON L4K 4G3 T: E: Prepared by: FOTENN Consultants Inc. 223 McLeod Street Ottawa, ON K2P 0Z8 T: F:

3 PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z fotenn.com 5 January 2016 Introduction FOTENN Consultants Inc. has ben retained by Textbook Suites to prepare a Planning Rationale in support of a Minor Zoning By-law Amendment and a Site Plan Control application for the lands municipally known as 774 Bronson Avenue and 557 Cambridge Street South. The subject property is a through lot that fronts on both Bronson Avenue and Cambridge Street South and is legally described as ALL OF LOTS 3, 4, 37 AND PART OF LOT 38 REGISTERED PLAN 28, CITY OF OTTAWA. The purpose of the Minor Zoning By-law Amendment application is to amend the existing Schedule 296 to accommodate the proposed mixed-use development. The Schedule was established as Attachment 2 of site-specific Zoning By-law Amendment , which was passed by City of Ottawa Council on December 19, The maximum height of the overall development is not proposed to exceed the established height limit of 41 metres. Additional relief is required from parking and setback provisions in the City of Ottawa Zoning By-law The proposed development features a 12-storey mixed-use building containing 181 residential units designed for university students and a retail unit at grade. The building will include a range of residential units, including bachelor, one-bedroom, two-bedroom, and three-bedroom units. Each unit type contains a different configuration of beds, with a proposed total of 354 beds in the building. Subject Lands and Surrounding Area The subject property is located approximately 35 metres south of Carling Avenue on the west side of Bronson Avenue, approximately two (2) kilometres south of downtown Ottawa and one (1) kilometre north of Carleton University. The property is a through lot in a block that is bounded by Cambridge Street South in the west and Kippewa Drive in the south. Each subject property has approximately 39 metres of frontage along Bronson Avenue and Cambridge Street South, respectively. The total lot area is approximately 3,549 m 2. The subject property is currently vacant, having been cleared of existing development following the receipt of planning approvals under the previous owner. Figures 1 to 8 show photos of the subject property and surroundings. Surrounding lots are developed with a mix of uses, including: An automotive service station (770 Bronson Avenue); Two-storey mixed-use retail and residential (270 Carling Avenue); Low-rise residential building (280 Carling Avenue); Single-detached dwelling (Carling Avenue and Frederick Place); Mid-rise residential building (567 Cambridge Street South); Low-rise commercial uses (786 to 794 Bronson Avenue); Low-rise, multi-unit residential building (808 Bronson Avenue). PLANNINGDESIGNLANDSCAPE ARCHITECTURE

4 Figure 1: Looking west towards the subject property from Bronson Avenue Planning Rationale 774 Bronson AveTextbook Suites 2

5 Figure 2: View of former service station north of the subject property at 770 Bronson Avenue Figure 3: Low-profile buildings along Bronson Avenue, south of the subject property Planning Rationale 774 Bronson AveTextbook Suites 3

6 Figure 4: View of subject property from the west, along Cambridge Street South Figure 5: View of Fitzsimmons Building, looking east Planning Rationale 774 Bronson AveTextbook Suites 4

7 Figure 6: View of 270 Carling Avenue, looking southeast Figure 7: Glebe Collegiate Institute sports field Planning Rationale 774 Bronson AveTextbook Suites 5

8 Figure 8: View of 567 Cambridge Street South, looking northeast The following land uses are found in the area surrounding the subject property: North On the north side of Carling at Bronson Avenue is an 8-storey government of Canada office tower known as the Fitzsimmons Building, along with its associated surface parking lot. An 18-storey mixed-use building is proposed to replace the existing surface parking lot. East East of the subject properties across Bronson Avenue is Glebe Collegiate Institute, the community s public secondary school, with a sports field abutting Bronson Avenue. Further east is the Glebe neighbourhood, characterized by low-profile residential buildings. South Within the block bounded by Bronson Avenue and Cambridge Street South, there is a range of residential building types, as well as some low-profile commercial uses. Residential buildings include single-detached dwellings, low-rise apartments, and a midrise apartment. West West of the subject properties is a low-profile residential neighbourhood, beyond which is Dow s Lake and its associated open space. Planning Rationale 774 Bronson AveTextbook Suites 6

9 Figure 9: Subject property in context Proposed Development Textbook Suites is proposing a mixed-use building on the subject property, containing residential and commercial uses. Unlike the two-building development previously approved for the property, the proposed development will feature a single building fronting onto both Bronson Avenue and Cambridge Street South. Figure 10 illustrates a rendering of the proposed development. Figure 10: Rendering of proposed development Planning Rationale 774 Bronson AveTextbook Suites 7

10 The building is proposed to be 12 storeys in height, matching the height of the previously-approved development on the property. The overall height and massing of the proposed building contributes to a transition along Bronson Avenue between the 18- storey building approved at 265 Carling Avenue and the four-storey existing building at 808 Bronson Avenue. The building is designed to incorporate a four-storey podium at the base of the building to ensure compatibility with development to the south and to reduce sunshadowing impacts. The west side of the building will incorporate multiple stepbacks at the fifth and eighth storeys to concentrate the density at the centre of the property. Additionally, a range of light and dark building materials are utilized strategically to reduce the appearance of the massing and simulate a mainstreet built form along the street. The overall H-shape of the building is designed to establish a continuous building wall along Bronson Avenue and Cambridge Street South. At four storeys each, the portions of the building fronting onto the streets will frame the street and contribute to a more pedestrian-friendly environment by reducing vacant frontages. Street trees and vegetation are proposed along all four lot lines to add visual amenity and include natural features in the development. Significant glazing is proposed throughout the building, particularly for the retail unit and common areas. Critically, no windows are proposed for the building walls abutting the interior side lot lines to the north and south, to protect privacy for users of the proposed development, as well as to reduce overlook onto future development on adjacent lots. The front of the building will be oriented along Bronson Avenue, with the main entrances to both the residential units and the retail use located at grade. The front yard setback will be paved and landscaped to create a pedestrian plaza, and a patio will be included in front of the retail use to increase animation along the street. A total of 181 residential units designed for university students are proposed in the development. The building will include a range of residential units, including bachelor, one-bedroom, two-bedroom, and three-bedroom units. Each unit type contains a different configuration of beds, with a proposed total of 354 beds in the building. The retail space is proposed to measure m 2 (1, sq. ft.) and is located on the ground floor at the north side of the building. A café or small-scale restaurant tenant is envisioned for the space, which could incorporate the outdoor patio space proposed within the front yard setback along the east sidewalk. The commercial space and associated patio will contribute to animation and activity along Bronson Avenue. A pedestrian walkway is proposed to connect the sidewalks on Bronson Avenue and Cambridge Street South, providing access for foot traffic between the streets and to the surrounding street network. Strips of soft landscaping will be located adjacent to the walkway, along with seating areas, creating a common outdoor amenity space on the south side of the building. Vehicular access will be provided from Bronson Avenue, with a driveway proposed along the northern lot line. The driveway will lead westward across the site, passing underneath the podium adjacent to the commercial unit. Ten (10) surface parking spaces are proposed along the north side of the building, along with servicing access. At the west side of the building, the driveway connects to a two-way access ramp to the underground parking garage. Planning Rationale 774 Bronson AveTextbook Suites 8

11 The underground parking garage is proposed to contain 21 parking spaces and 78 bicycle parking spaces. Additionally, 17 bicycle parking spaces are proposed at grade adjacent to the pedestrian walkway. Three-dimensional renderings of the proposed development are included as Appendix A. Policy and Regulatory Framework Provincial Policy Statement 2014 The 2014 Provincial Policy Statement (PPS), issued under the authority of Section 3 of the Planning Act, provides direction on matters of provincial interest related to land use planning and development. The Planning Act requires that decisions affecting planning matters be consistent with policy statements issued under the Act. The PPS promotes the development of strong communities, which rely on the establishment of efficient land use and development patterns and the accommodation of an appropriate range and mix of uses. The proposed development meets the applicable policies of the PPS, including: Promotes efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term [Policy a]; Accommodates an appropriate range and mix of residential, employment (including industrial and commercial), recreation, open space, and other uses to meet long-term needs [Policy b]; Promotes cost-effective development standards to minimize land consumption and servicing costs [Policy a]; Promotes land use patterns, density and mix of uses that minimize the length and number of vehicle trips and supports current and future use of transit and active transportation [Policy ]; Supports energy efficiency and improves air quality through land use and development patterns which promote the use of active transportation and transit and improve the mix of employment and housing uses to decrease transportation congestion [Policy b, c, e]. City of Ottawa Official Plan (2003, as amended) The subject property is designated Arterial Mainstreet on Schedule B Urban Policy of the Official Plan. The intent of the designation is to permit a range of uses, including residential, commercial, and institutional uses. Arterial Mainstreets are planned to have the potential to evolve, over time, into more compact, pedestrian-oriented and transit friendly places. Figure 11 illustrates an extract from Schedule B. While the subject property does not abut Carling Avenue, the Official Plan allows the designation to extend to adjacent properties, where appropriate. Policy 2 of Section states that the boundary of the Arterial Mainstreet designation is flexible depending on site circumstance and lot configuration, but generally applies to those properties fronting on the road so designated. It may also include properties on abutting side streets that exist within the same corridor. City Staff have applied this interpretation of the policy designation to previous planning applications on the subject property. Planning Rationale 774 Bronson AveTextbook Suites 9

12 Figure 11: Extract from Official Plan Schedule B - Urban Policy Policy 8 of Section encourages redevelopment and infill on Arterial Mainstreets in order to optimize the use of land through intensification, in a building format that encloses and defines the street edge and provides direct pedestrian access to the sidewalk. The policy supports building heights up to nine (9) storeys on Arterial Mainstreets, but building heights may be considered in accordance with policies 8 through 14 of Section Section of the Official Plan classifies Arterial Mainstreets as a target area for intensification. Policy 6 establishes a minimum target density of 200 jobs and people per gross hectare for the Carling Avenue Arterial Mainstreet by Section establishes a set of objectives and principals to achieve good urban design and compatibility for development. The Official Plan defines compatible development as development that, although it is not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties. The proposed development meets the design objectives and principals of Section as follows: Enhances the sense of community by contributing to the mixed-use, high-density Arterial Mainstreet character of the Carling Avenue corridor and surrounding area; Defines quality public and private spaces through development by including wide sidewalks, active entrances, and patio space along Bronson Avenue; Planning Rationale 774 Bronson AveTextbook Suites 10

13 Creates a safe, accessible place that is easy to get to and move through by incorporating multiple access points and an open pedestrian walkway along the southern lot boundary; Ensures that new development respects the character of existing areas by incorporating a built form transition to the low-rise development west of the subject property; Considers adaptability and diversity by contributing to a more compact form of development in the surrounding area and providing housing for the student demographic in the area; Understands and respects natural processes and features in development design. Section 4.11 of the Official Plan contains policies for urban design and compatibility. Policy 2 establishes a set of compatibility criteria against which development proposals are evaluated. The proposed development meets the criteria as follows: Traffic: The subject property is located along an arterial road. A Parking Justification and Traffic Operations Study (Cole Engineering Group Ltd.) submitted with the application confirms that the proposal is not anticipated to generate a significant amount of traffic, given the target demographic for the units. Additionally, egress from the site is proposed exclusively onto Bronson Avenue, which has sufficient capacity to accommodate any traffic generated from the development. Vehicular Access: Ingress to the development will be from Bronson Avenue, along the north side of the property. The access point connects to a driveway leading to surface parking, loading area, and an underground parking garage. Parking Requirements: As confirmed by the Parking Justification and Operations Study, the proposed development includes the provision of parking facilities at rates in excess of the anticipated market demand. The target demographic for the building has a low rate of vehicle ownership, and reductions to the minimum required parking rate can be supported. The Study reviewed current parking conditions and requirements, as well as forecasting demand for on-site parking. The review predicated its findings on a student demographic comprising the residents in the building. In support of its conclusions, the Study reviewed parking demand in student residences in Toronto, Waterloo, and Ottawa. It concludes that these residences are generally over-supplied with parking, as take-up of existing parking spaces is often less than half. Additionally, automobile ownership among students is lower than the general population, and has declined in other Ontario communities in recent years. The Study supports the rate of parking provided in the proposed development for the following reasons: o o o o Automobile ownership is lower among students, the primary demographic anticipated to reside in the building; Automobile ownership is generally declining among students; Forecast volume of trip generation for the proposed development is low; Car-sharing services are proposed for the development; Planning Rationale 774 Bronson AveTextbook Suites 11

14 o o o Carleton University is within close proximity of the proposed development (1,200 metres); Ample off-site permit and visitor parking is available in the surrounding area; The proposed development meets the minimum required provision of bicycle parking. Outdoor Amenity Areas: The pedestrian walkway along the southern property line provides outdoor amenity space for the development. Combined, these areas exceed the minimum amenity space requirements established in the Zoning Bylaw. Loading Areas, Service Areas, and Outdoor Storage: The loading area for the building is located behind the retail unit adjacent to the surface parking lot. The location ensures a high degree of visual screening from Bronson Avenue, as well as convenient access for delivery and waste collection vehicles. Lighting: The various lighting sources on the site will be constructed to City standards and are not anticipated to result in spillover or glare. Noise and Air Quality: The development is not anticipated to cause significant adverse impacts on noise and air quality in surrounding areas. Sunlight: Shadowing will fall primarily on properties to the north, which are currently developed with surface parking lots. Additionally, the planned function of the lots along Carling Avenue is for medium- to high-density mixed use development. Microclimate: Significant wind, snow, or temperature impacts are not anticipated as a result of the development. Supporting Neighbourhood Services: The subject property is located in an established urban area with commercial, recreational, and educational, amenities nearby. The property is located approximately 1 kilometre from Carleton University to the south. Policy 10 of Section 4.11 permits high-rise buildings in the following locations, provided that all other policies of the Official Plan are met: Within areas characterized by high-rise buildings that have direct access to an arterial road; Within 600 metres of a rapid transit station; Where a community design plan, secondary plan, or other similar Councilapproved planning document identifies locations suitable for the creation of a community focus on a strategic corner lot, or at a gateway location or on a terminating site to strategic view, or a site that frames important open spaces, or at a location where there are significant opportunities to support transit at a transit stop or station by providing a pedestrian and transit-oriented mix of uses and activities; Within areas identified for high-rise buildings where these building profiles are already permitted in the Zoning By-law approved by Council; Planning Rationale 774 Bronson AveTextbook Suites 12

15 Within areas where a built form transition is appropriate. The proposed development meets several of the above criteria. The subject property is currently zoned for a 12-storey building, as permitted in Zoning By-law Amendment Additionally, the property has direct access to Bronson Avenue, an arterial road. A built form transition from the high-rise building approved at the intersection of Carling Avenue and Bronson Avenue (18 storeys) to the established low-rise neighbourhood to the south and west is appropriate and desirable. Policy 12 establishes specific measures that achieve an effective transition: Incremental changes in building height; Massing; Character; Architectural design; and Building setbacks. The proposed development incorporates a building podium on the east and west sides, concentrating the massing at the centre of the property. Architectural design techniques such as contrasting building materials and cornice lines visually divide the massing of the building, and additional setbacks along the north and south lot lines reduces massing on the sides of the building. Bronson Avenue is designated a Scenic Entry Route on Schedule I of the Official Plan. These routes promote the creation of a safe, attractive environment for travelers, with special attention paid to aesthetic considerations such as landscaping and streetscaping elements. Figure 12 illustrates an extract from Schedule I. Figure 12: Extract from Official Plan Schedule I Multi-Use Pathways and Scenic Entry Routes Planning Rationale 774 Bronson AveTextbook Suites 13

16 City of Ottawa Official Plan Amendment (OPA) 150 In 2013, the City of Ottawa reviewed its Official Plan, resulting in numerous changes to policy references and land use designations. The Ministry of Municipal Affairs and Housing issued approval of Official Plan Amendment (OPA) 150 in April 2014, but the Amendment is currently under appeal before the Ontario Municipal Board (OMB). Until the OMB renders its decision, the current policies of the City of Ottawa Official Plan 2003, Consolidated May 2013 remain in full force and effect. Although the envisioned density remains at 200 people or jobs per gross hectare on the Carling Avenue Arterial Mainstreet, OPA 150 establishes this density as a requirement, rather than a target. OPA 150 also assigns height limits for target intensification area designations. Policy 10 of Section specifies that the distribution of appropriate building heights will be determined by: a. The location in a Target Area for Intensification or by proximity to a Rapid Transit station or Transit Priority corridor, with the tallest building heights generally located closest to the station or corridor; and b. The design and compatibility of the development with the surrounding existing context and planned function, as detailed in Section 4.11, with buildings clustered with other buildings of similar height. Policy 3 of Section maintains the general intent of the existing policy to apply the Arterial Mainstreet designation to properties that do not front onto the designated road in some circumstances. A new Policy 11 requires that, unless a secondary plan states otherwise, building heights up to nine (9) storeys will predominate along Arterial Mainstreets. Subject to a zoning by-law amendment, taller buildings up to a maximum of 12 storeys may be considered, where the development provides a community amenity, where it is demonstrated that the development meets the urban design and compatibility policies in Section 4.11 and where the site is located at one or more of the following nodes: i. Within 400 metres walking distance of a Rapid Transit Station on Schedule D of this Plan; or ii. Directly abutting an intersection of the Mainstreet with another Mainstreet or a Transit Priority Corridor on Schedule D of this Plan; or iii. Directly abutting a Major Urban Facility. Revisions to Section 4.11, renamed Urban Design and Compatible Development, contain more robust policies related to building and site design. Policy 2 requires that proponents of high-rise development must demonstrate how the proposed building will contribute to and enhance the skyline of the city. Policy 5 requires proponents to also demonstrate how the design of the development fits with the existing desirable character and planned function. Revised Policy 6 contains new design requirements for principal entrances, windows, and other architectural elements. Policy 8 requires that loading facilities, service areas, mechanical equipment, vents, and metering devices should be visually screened from the public street, pedestrian and cycle pathways or adjacent ground-oriented residences. Planning Rationale 774 Bronson AveTextbook Suites 14

17 Revised Policy 9 of Section 4.11 states that proposals will be assessed based on Councilapproved design guidelines, as well as: a. Building height, massing and scale permitted by the planned function of adjacent properties as well as the character established by the prevailing pattern of abutting development and development that is across the street; b. Prevailing patterns of rear and side yard setbacks, building separation and landscaped open spaces and outdoor amenity areas, as established by existing zoning where that pattern is different from the existing pattern of development; c. The need to provide a transition between areas of different development intensity and scale. Policy 12 specifies that building height and massing transitions will be accomplished through a variety of means, including incremental changes in building height, massing, or building stepbacks and step-backs. OPA 150 introduces a new section to Section 4.11, containing policies for high-rise buildings, including the requirement for a podium, stepbacks, minimization of microclimate impacts, and limited floorplate. New sections containing policies for outdoor amenity areas and public are also included. The proposed development generally meets the new policies contained in OPA 150. As the section of Bronson Avenue abutting the subject property is a designated Transit Priority Corridor in the 2013 Transportation Master Plan, the proposal meets Policy 10 of Section Additionally, the massing of the building meets the new design policies in Section Specifically, the proposal incorporates a four-storey podium and stepbacks for the highest portions of the building, which are set back 8.8 metres (north) and 6.8 metres (south) from adjacent lot lines. The pedestrian connection proposed along the south edge of the subject property contributes to the setback from the adjacent property, while adding greenspace and amenity for residents. Urban Design Guidelines for High-Rise Housing The City of Ottawa Urban Design Guidelines for High-Rise Housing was approved by City Council in October The guidelines provide general design direction for residential buildings greater than nine (9) storeys in height. The proposed development meets several of these guidelines, including: Integrates into the surrounding context and addresses compatibility with the existing or planned context; Maintains a building line along the street that is similar to neighbouring buildings; Defines the lower portion of the building with a base or podium that is similar in height, proportions and rhythm to the neighbourhood buildings to visually unify the street; Provides direct links to sidewalks and streets; Locates and orients building components, such as the base and tower, and various site elements, to create a sense of transition between high-rise buildings and existing, adjacent lower-profile areas; Creates a sense of transition between high-rise buildings and existing adjacent lower-profile areas through the location and orientation of the building base or podium and the tower; Distributes the building form and massing in a manner appropriate to the scale and proportion of the built surroundings; Planning Rationale 774 Bronson AveTextbook Suites 15

18 Designs the lower portion of the building to support human-scaled streetscapes, open spaces and quality pedestrian environments; Uses clear windows and doors to make the pedestrian level façade highly transparent and accessible; Builds higher floor-to-floor heights on the first few floors for flexibility to accommodate a range of uses such as retail, office, and institutional uses and be adaptable over time; Locates active uses along the street façade to enhance the building s relationship to the public realm; Ensures that the pedestrian entrance is at-grade and directly accessible, clear, prominent, weather-protected with a canopy or recessed, and directly linked to the sidewalk; Ensures that buildings have architecturally detailed façades, where publicly visible, with no blank or featureless sides in anticipation of abutting to potential development in later phases or on adjacent land; Designs the middle segment or tower of the building to break up the overall bulk into smaller segments and address impacts such as shadowing and views. Reduces the perception of mass through architectural detailing such as changes of materials and colour; Provides wide sidewalks for locations with high pedestrian volumes; Uses cantilevered building bases / podiums to augment the width of the pedestrian space at grade, adjacent to the public street, while allowing for greater site coverage, weather protection and appropriate definition and framing of the street space; Creates safe, accessible, barrier-free pedestrian links and outdoor spaces that connect destinations such as the public street, parking lots, and other building complexes; Provides opportunities for views from apartments to the streets, open spaces, and parking areas below for visual surveillance and neighbourliness; Locates parking and service areas within the building, underground, inside structures, or within the interior of the site; Provide secure long-term bicycle storage within the building or lock-up area. City of Ottawa Comprehensive Zoning By-law The subject property is currently zoned Arterial Mainstreet Subzone 1, Exception 2003, Schedule 296 (AM1 [2003] S296). The zoning results from a site-specific Zoning By-law Amendment , which was approved on December 19, Figure 13 illustrates an extract from the Zoning By-law Map. The Arterial Mainstreet zone permits a range of uses, including mid-high rise apartment dwelling, retail store, retail food store, restaurant, bank, bar, convenience store, personal service business, post office, recreational and athletic facility, and training centre. The AM1 subzone restricts most commercial uses to 50% of the permitted floor space index. Planning Rationale 774 Bronson AveTextbook Suites 16

19 Figure 13: Zoning map The proposed development requires relief from some of the zoning provisions currently in place. The table below outlines the performance of the proposal against the applicable provisions: Table 1: Zoning Performance Standards Evaluation Mechanism Provision Proposal Compliance Minimum lot area Minimum lot width Minimum front yard setback Minimum interior side yard setback Minimum rear yard setback Maximum building height Abutting a residential zone No minimum 3,549 m 2 No minimum 39 m No minimum 3 m 7.5 m ~4 m All other cases No minimum Varies Abutting a street As per Schedule 296 (maximum height 41 m)* 3 m 3 m Varies from Schedule 296 (maximum height 38 m) Planning Rationale 774 Bronson AveTextbook Suites 17

20 Mechanism Provision Proposal Compliance Maximum floor space index Minimum width of landscaped area Maximum rate of permitted floor space index devoted to nonresidential uses Rooftop amenity area Minimum width of driveway Minimum required residential parking spaces Minimum required visitor parking spaces Commercial parking requirements Minimum required bicycle parking Minimum required amenity area If >80% of required parking is provided below grade* 4.5 (68% provided below grade) Other cases Abutting a residential zone* In all other cases *Approved as part of By-law % (3,549 m 2 ) 0.9 m ~4 m No minimum Varies m 2 To a maximum height of 5 metres is not included in the overall height of the building* (None proposed) Has a maximum gross floor area of 300 m 2 * 4.36 m* 6.7 m 0.5 spaces per dwelling unit (181 units x 0.5 = 91 spaces) None for the first 12 dwelling units; For the next 300 units: 0.2 per dwelling unit (169 x 0.2 = 39) Required residential visitor parking can be used to also fulfill the requirements for commercial parking* 0.5 per dwelling unit (181 x 0.5 = 91) 1 per 250 m 2 of commercial GFA ( m 2 / 250 = 1) 6 m 2 per dwelling unit (181 x 6 = 1,086 m 2 ) 31 spaces (Depends on use) 95 >1,086 m 2 Proposed Zoning By-law Amendment Based on the evaluation in Table 1, relief is required from the following provisions. A sitespecific Exception Zone is proposed for the Zoning By-law Amendment, including the following provisions: Planning Rationale 774 Bronson AveTextbook Suites 18

21 A minimum 3-metre interior side yard setback abutting a residential zone; Maximum building height subject to a Height Schedule; Maximum floor space index of 3.02; Minimum required residential parking spaces at a rate of 0.088; Minimum required visitor parking spaces at a rate of Conclusion It is our professional opinion that the proposed Zoning By-law Amendment application is appropriate, represents good planning, and is in the public interest. The proposal is consistent with the Provincial Policy Statement (PPS) by providing efficient and appropriate development on lands within the urban boundary that contributes to the range of housing options available in the community. The proposed development conforms to the Official Plan s vision for managing growth in the urban area, and meets the policies for Arterial Mainstreets. Additionally, the proposal meets the urban design and compatibility objectives, principles, and policies in Sections and 4.11 of the Official Plan. Supporting studies confirm that the proposal is functional and appropriate. Sincerely, Jaime Posen, M.Pl Planner FOTENN Consultants Inc. Carl Furney, MCIP RPP AICP Senior Planner FOTENN Consultants Inc. Planning Rationale 774 Bronson AveTextbook Suites 19

22 Appendix A: Architectural Renderings

23 Bronson Rendering BRONSON AVENUE, OTTAWA :02:04 PM

24 Bronson Rendering BRONSON AVENUE, OTTAWA :02:20 PM

25 Bronson Rendering BRONSON AVENUE, OTTAWA :02:43 PM

26 Bronson Rendering BRONSON AVENUE, OTTAWA :03:10 PM

27 Cambridge Rendering BRONSON AVENUE, OTTAWA :03:38 PM

28 Parkette Rendering 774 BRONSON AVENUE, OTTAWA :04:33 PM