PLANNING RATIONALE 560 RIDEAU

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1 PLANNING RATIONALE 560 RIDEAU 1.0 INTRODUCTION FOTENN Consultants Inc. has been retained by Richcraft Homes to prepare a Planning Rationale in support of an Official Plan Amendment and Zoning By-law Amendment for lands located at 538, 544, and 560 Rideau Street and 501 Besserer Street in the City of Ottawa. The purpose of this Planning Rationale is to assess how the proposed development achieves and conforms to the objectives of the applicable policy and regulatory framework, determine if the development is appropriate for the site, and evaluate its compatibility with adjacent development and the surrounding community. 1.1 DEVELOPMENT PROPOSAL Richcraft Homes is proposing to construct a mixed-use development consisting of an 18- storey (58.0 m) high-rise section and a seven (7) storey (24.0 m) mid-rise section building along Rideau Street, and a four (4) storey (11.6 m) low-rise apartment along Besserer Street. A five (5) storey (18 m) podium will form the base of the building along Rideau and Cobourg Streets, and will contain retail/commercial uses on the first floor where the focus will be the central entranceway placed at the mid-point of a large plaza. Overall, the development contains approximately 226 units including 126 one (1)- bedroom units, 90 two (2) -bedroom units, and 10 two (2) - bedroom stacked units as well as a total of m 2 (13,827 ft 2 ) of retail space. The proposed building is set back 3.0 m from Cobourg Street and 1.7 m from Rideau Street. The building is set back an additional 3.0 m from Cobourg Street (for total setback of 6.0 m) and an additional 1.77 m from Rideau Street (for a total of 3.47 m) above the five (5) storey podium. Along Rideau and Cobourg Streets, the podium is heavily fenestrated brickwork at the corner to give prominence at the intersection of Rideau and Cobourg. The mid-rise building contains a higher degree of brick to further

2 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH ground the building and further maintain the residential character of the surrounding area. This portion of the building is punctuated with glass balconies and windows in an alternating grid-like pattern. Above the mid-rise portion s five (5)-storey podium are two (2) heavily fenestrated floors stepped back from Rideau Street and the rear of the building. Finally, the building is setback 7.75 m from the rear lot line to further ease the transition toward the low-rise neighbourhood to the south. The building s interface with the public realm consists of a mix of hard and soft landscaping. As noted earlier, a large outdoor courtyard is proposed which will include medium and large format pavers and Artevia Concrete paving as well as a variety of plantings and trees along all lot lines. The main entranceway will be distinguished from the surrounding areas through the large format pavers and the large glass entrance doors. Equal detailing has been provided along both Rideau Street and Cobourg Street to ensure a consistently positive pedestrian experience. Overall, the proposed development consists of approximately 33% landscaped open space, the majority of which will be publicly accessible.

3 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH The development will be served by three (3) floors of underground parking containing 264 parking spaces. The underground garage will serve residents, visitors, and commercial uses. Vehicular access to the underground parking garage is proposed off Cobourg Street, where traffic and pedestrian interruptions will be reduced. The proposed development also exceeds the requirement for bicycle parking by providing 210 spaces, 200 of which will be located underground. The proposed development represents a sensitive approach to a key location in the City of Ottawa and at a time when Rideau Street is undergoing renewal and a major investment by the City. The proposed development seeks to create a liveable, walkable destination that in itself creates a community focus while also providing new residents to further support the existing amenities and services located in this area. The Rideau Street frontage will contribute to an animated and active street, while the Besserer frontage maintains the low-rise residential character found within much of Sandy Hill. The proposal balances the dual characters found in this location and does so with great attention to detail and care. 1.2 PLANNING APPLICATIONS In order to proceed with the development proposal described in the previous section, an Official Plan Amendment application and Zoning By-law Amendment application are being filed for the subject site. The Official Plan Amendment seeks to amend the Sandy Hill Secondary Plan and the Uptown Rideau Community Design Plan, while the Zoning By-law Amendment seeks to establish a mixed-use development with a high-rise component, mid-rise component and a low-rise component.

4 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH BACKGROUND 2.1 Site Context The subject property is located at the corner of Rideau Street and Cobourg Street with a portion of the site extending mid-block through to Besserer Street (Fig 1). Collectively, the four (4) lots have approximately 110 m of frontage along Rideau Street, approximately 30 m of frontage along Cobourg Street and approximately 20 m of frontage along Besserer Street for a total land area of m 2. The subject property has a depth ranging between 30 m and 60 m. Legend - Subject Property Figure 1 Site Location Map The site currently contains two (2) unoccupied single-detached dwellings. The remainder of the site is vacant with the majority being utilized as a gravel parking lot.

5 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Subject Property - Rideau Street Frontage Subject Property Rideau and Cobourg Intersection Subject Property Besserer Street Frontage 2.2 Surrounding Area The surrounding area varies in character, built form and use and can be described as follows: North Immediately north of the subject site are a 14-storey residential apartment building, and a 3-storey single detached dwelling now occupied by Culinary Conspiracy Catering.

6 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Charlotte Street Northeast of the subject site is the Wallis House condominium complex, a 4-storey apartment building which has housed a variety of uses since the late 19 th century. A 7- storey apartment building is located further east along Rideau Street. Northwest of the subject site are a collection of 2-3 storey commercial retail stores and offices. Further north of the site are additional residential properties including single detached dwellings and low-rise apartment buildings as well as MacDonald Gardens Park. East Immediately east of the property, along Rideau Street, is a 5-storey medical building with a pharmacy located at the ground level. Further east of the site is a new temporary park, currently under construction, as well as a single-storey commercial plaza.

7 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Rideau Street South South of the subject site are a variety of 2-3 storey residential use buildings including single-detached, semi-detached and low-rise apartment buildings. Southeast and southwest of the site are additional 2-3 storey apartment buildings, semidetached and single-detached houses. 506 and 508 Besserer Street West

8 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Immediately west of the site are several 2-3 storey residential buildings as well as a single-storey restaurant. Further west along Rideau Street are a variety of 2-3 storey buildings including restaurants, residential buildings and a religious community centre as well as a single storey retail store located at the corner of Augusta Street. 2.3 Community Amenities In addition to several transit routes and the Rideau River, the site is situated within walking distance to a number of community amenities (Fig 2). Five (5) parks are located within close proximity to the subject site including: MacDonald Gardens Park Besserer Park Jules Morin Park Strathcona Park and; Riverain Park. The subject property is also located in close proximity to five (5) schools including: York Street Public Elementary School Sainte-Anne Elementary School École Secondaire Publique De La Salle École Secondaire Publique L Alternative Torah Centre Institute Figure 2 Amenities Map

9 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH The site is located in close proximity to a number of senior care and day care facilities as well as a branch of the Ottawa Public Library. The site is also in close proximity to local commercial establishments along Rideau Street including but not limited to retail stores, restaurants, and coffee shops. An increase in residential density will help to support these existing neighbourhood services and bring others into the area. 2.4 Transportation Transit The subject property is well serviced by OC Transpo transit service with six (6) Regular Routes servicing the area including Routes 5, 7, 12, 14, 16, Road Network Rideau Street is designated as an Existing Arterial Road and provides access to the Market district of Ottawa and the Central Business District. Cobourg and Besserer Streets are designated Local Roads in Schedule E Urban Road Network of the Official Plan. Arterial Roads are major roads in the City that carry large volumes of traffic over long distances. These roads function as major public corridors accommodating car and truck traffic as well as pedestrians, cyclists and public transit. Local roads are found within communities and distribute traffic from arterial and collector streets to individual properties, typically over short distances. Local roads, to varying degrees, also serve a collector road function by distributing traffic between collector street and other local streets. Pedestrians and cyclists are major users of local roads, starting or finishing their journeys along these roads Road Widening Requirement Annex 1 of the City s Official Plan protects a Right-of-Way (ROW) width of 26 m measured from the existing centerline of the road for the development of the city s transportation network and to accommodate a range of possible transportation and infrastructure facilities. These facilities include roadway lanes for cars, trucks, bicycles and/or transit vehicles or increased sidewalks and street furniture. With an existing Site Plan Agreement applying to the subject site, the proposed project seeks to honour the existing agreement and has thus provided a conveyance of 1.7 m toward the Right-of-Way widening. The conveyance of this land should continue to meet the City s requirements and visions for Rideau Street based on the approved plans for the Rideau Street Renewal project (Fig 3).

10 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Figure 3 Rideau Street Renewal Plan 3.0 POLICY FRAMEWORK 3.1 Provincial Policy Statement The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning. Decisions affecting planning matters shall be consistent with the Provincial Planning Policies. The PPS promotes intensification of built-up areas to efficiently use land where existing infrastructure and public service facilities are readily available to avoid unjustified and uneconomic expansions. Planning authorities must identify and promote opportunities for intensification and redevelopment [Policy ]. In addition to meeting the fundamental objective of concentrating growth within established and serviced urban areas, the proposed development meets the following policy interests: 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, recreational and open space uses to meet long-term needs [Policy b];

11 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Promotes cost-effective development standards to minimize land consumption and servicing costs [Policy a]; Directs development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs [Policy c]; Promotes densities for new housing which efficiently use land, resources, infrastructure and public service facilities and support the use of alternative transportation modes and public transit where it exists or is to be developed [Policy d]; Promotes land use patterns, density and mix of uses that minimize the length and number of vehicle trips and support the development of viable choices and plans for public transit and other alternative transportation modes, including commuter rail and bus [Policy ]; and Supports energy efficiency and improves air quality through land use and development patterns which promote the use of public transit and other alternative transportation modes and improve the mix of employment and housing uses to decrease transportation congestion [Policy b through c]. The proposed development is consistent with the Provincial Policy Statement in that: The proposal capitalizes on an infill opportunity of an underutilized site within the City s built-up area where services are readily available. The proposed development promotes densities that contribute to more sustainable land use patterns and contribute to the range and mix of residential housing types. The proposed development proposed to intensify a site situated in proximity to employment, transit and other amenities contributing to the creation of complete communities and development patterns that are more sustainable over the long term. 3.2 City of Ottawa Official Plan (2003, As Amended) The site is subject to two (2) designations in the City of Ottawa Official Plan (2003, As Amended). The portion of the lot fronting onto Rideau Street is designated Traditional Mainstreet and where the portion of the lot fronting onto Besserer Street is designated General Urban Area. Managing Growth within the Urban Area (Section 2.2.2) The Official Plan promotes efficient land-use patterns through intensification of locations strategically aligned with the transportation network and in particular the rapid transit network. Lands designated Mainstreets can accommodate some of the greatest development potential and as such, growth will be directed to these lands. Lands designated General Urban Area can also accommodate intensification; however these opportunities are generally at a much smaller scale than that found along Mainstreets.

12 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH A central tenet of successful intensification is the quality of built environment. Well designed public spaces and buildings are considered to be critical factors in achieving compatibility between the existing and planned built form. The Plan requires that intensification proposals have full regards for the immediate and wider surroundings. Consequently, these applications will be held to a higher regard for design excellence. Land Use Designation (3.6) Section 3 of the Plan provides more detailed direction for the use of land within specific areas of the city and establishes policies for the land use designations identified on Schedule A: Rural Policy Plan and Schedule B: Urban Policy Plan. As noted, the site is subject to two (2) designations, Traditional Mainstreet and General Urban Area on Schedule B: Urban Policy Plan in the Official Plan (Fig 4). Figure 4 Schedule B Urban Policy Plan Traditional Mainstreets are characterized in the Official Plan as Set within a tightly knit urban fabric, with buildings that are often small-scale, with narrow frontages and set close to and addressing the street, resulting in a more pedestrian-oriented and transit friendly environment. (Section 3.6.3). A wide range of uses are permitted on Traditional Mainstreets, including retail and service commercial uses, offices, residential and institutional uses. A mixture of uses is encouraged, either within the same building or side by side in individual buildings. With respect to permitted building heights, the Official Plan supports building heights up to size (6) storeys on Traditional Mainstreets. Greater building heights are considered in a number of circumstances, including when conforming to prevailing building heights or when the development fosters the creation of a community focus where the proposal is on a corner lot, or at a gateway location. The proposed mixed-use building, with ground floor retail and residential units above, would redevelop a vacant and underutilized site and is an encouraged and appropriate use in the Traditional Mainstreet designation. The site is located in a strategic area of the city, an entry into the central area, and includes a corner site where a landmark building with greater height is considered appropriate. In these respects, the proposed building, both in terms of form and function, is consistent with the policies of Traditional Mainstreet designation.

13 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH General Urban Lands designated General Urban Area permit the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. All types and densities of housing are permitted, including the proposed mid-rise housing. In order to ensure that intensification proposals within the General Urban Area that fits well within the existing urban fabric, the City will: a. Recognize the importance of new development relating to existing community character so that it enhances and builds upon desirable established patterns and built form; b. Apply the policies of Section and Section 4.11; c. Consider its contribution to the maintenance and achievement of a balance of housing types and tenures to provide a full range of housing for a variety of demographic profiles throughout the General Urban Area; d. Assess ground-oriented multiple housing forms, such as duplex, triplex and fourplex, as one means of intensifying within established low-rise residential communities. The proposal conforms to the policy direction of the General Urban Area designation. The redevelopment of this site will contribute to the range of housing options available in the downtown area, in close proximity to transit, employment, amenities and services. Section and Annex 3 Urban Design and Compatibility Section addresses Urban Design and Compatibility, particularly as it relates to infill development in established areas. Development must be sensitive to and compatible with existing communities that have developed over long periods of time. Compatible development is defined as development that, although 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. Compatible development fits well within the physical context and works well among those functions that surround it. The proposed development achieves, among others, the following design objective and principles set out in Section and Annex 3: The proposal enhances the sense of community by creating and maintaining places with their own distinct identity. Richcraft is proposing to redevelop an underutilized site containing vacant buildings as well as a surface parking lot. The proposed development will fill a significant gap along a Traditional Mainstreet (The Street and The Site) and will introduce a new, attractive, high-quality mixed-use building (The Building). The proposal defines quality public and private spaces through development. The proposal establishes a continuity of street frontages (The Street) and provides a large and distinct public courtyard establishing a community focal point (Neighbourhood or Community) which along with at-grade, street fronting retail will help to animate Rideau Street (City-Wide and The Street).

14 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH The proposal creates places that are safe, accessible and easy to get to, and move through. The proposal develops a large vacant and (potentially) unsafe site adding activity as well as a residential presence along Rideau Street (The Site and The Neighbourhood). The site is easily accessible through transit and non-automotive modes of transportation (City-Wide, The Neighbourhood and The Site). The proposal ensures that new development respects the character of existing areas. The proposed building brings active uses to an important commercial mainstreet, in an area in need of an economic revitalization. The design of the building is designed to complement the varying heights of Rideau Street and the low rise character of the neighbourhoods to the north and south while creating a community focal point. The proposal considers adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The proposed development achieves a more compact urban form (The Site) and provides a variety of housing options to accommodate a range of incomes and lifestyles, which is consistent with the policies of the Provincial Policy Statement and complies with Official Plan policies (City-Wide and The Neighbourhood). Section 4.11 Urban Design and Compatibility of the Official Plan sets out the criteria by which the compatibility of proposed developments are evaluated. The proposed development satisfies these compatibility criteria as follows: Traffic A Transportation Brief prepared by Delcan Corporation concludes that Rideau Street between Cobourg and Charlotte currently experiences an excellent level of service. This high level of service is projected to continue after development of the project. The development is expected to generate approximately 40 vph to 55 vph of new vehicle trips which will not negatively affect the level of service currently experienced at this location. Vehicular Access The subject property will be accessed via a two-way vehicular entrance located on the west side of the building, along Cobourg Street. The entrance is located approximately 20 m from the intersection of Rideau and Cobourg Streets in accordance with the Private Approach by-law. Parking Requirements A total of 226 residential parking spaces are proposed, exceeding the required Residential requirement of 113 spaces. The present application also proposes a combined 38 Retail and Visitor parking spaces where the Zoning By-law currently requires 43 visitor spaces (0.2 spaces per unit beyond the first 12 units) and 31 Retail spaces (2.5 spaces per 100 m 2 of GFA). Given the site s location, with ample on-street parking and well serviced by transit, the reduction in visitor and retail parking, as well as the proposal to combine the spaces, is considered appropriate. Furthermore, demand for retail parking and visitor parking often peak at different times allowing for successful sharing of resources. Ultimately, the number of parking spaces is expected to meet the demand generated by this development.

15 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Outdoor Amenity Areas The proposed development provides 260 m 2 of communal interior amenity space, 460 m 2 communal exterior space, and 290 m 2 of communal roof top space. In addition, the proposed development includes a total of 1100 m 2 of personal amenity space in the form of individual unit balconies. Loading Areas, Service Areas and Outdoor Storage Storage lockers will be provided to residents on each floor of the underground parking garage for a total of 230 lockers. Loading and garbage services will be maintained internally to the building. Lighting Lighting will be designed and installed to provide a safe and secure environment, without impacting adjacent properties. Noise and Air Quality A noise study is forthcoming. Microclimate No microclimate conditions have been identified. Support Neighbourhood Services The proposed development is located in close proximity to National Capital Commission (NCC)-controlled Linear Parks System and the Rideau River. The Subject Site is also in close proximity to both MacDonald Gardens Park and Strathcona Park. The site is in close proximity to the City of Ottawa s Rideau Branch of the Public Library as well as two public schools (York Street Public School and Ste. Anne Catholic Elementary School) and a private school in the Ottawa Torah Institute high School. Finally along Rideau Street are a variety of restaurants, cafes, and shops which are within walking distance to the subject property. Transition Section 4.11, Policy 10 states that building heights greater than six (6)-storeys on Mainstreets must consider the provisions of Policy 9, stated below, in order to evaluate the appropriateness of the increase in height. Policy 9 states: Increased heights may be considered in the following locations: a. Within areas characterized by high-rise buildings that have direct access to an arterial road, or; b. Within 600 m of a rapid transit station as identified on Schedule D, or; c. 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, or; d. Within areas identified for high-rise building where these building profiles are already permitted in the Zoning By-law approved by Council, or;

16 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH e. Within areas where a built form transition as described in policy 12 below is appropriate. The proposed development is located at the entranceway to Rideau Street and city s Central Area, as such has the potential for being a focal point in the neighbourhood and the city. The Site is also located in an area of Rideau Street containing several existing high-rise buildings including a 14-storey building directly north. Policy 12 provides direction for building transition and design. Integrating taller buildings within an area characterized by a lower built form is an important urban design consideration, particularly in association with intensification. The policy acknowledges a need for compatibility and integration with surrounding land uses by ensuring that an effective transition in built form is provided between areas of different development profile. Transitions in built form links the proposed development with both planned, as well as existing uses, thereby acknowledging the planned function of an area, in this case a Traditional Mainstreet. Transitions should be accomplished through a variety of means, including measures such as: a. Incremental changes in building height (e.g. angular planes or stepping building profile up or down); b. Massing (e.g. inserting ground-oriented housing adjacent to the street as part of a high profile development or incorporating podiums along a Mainstreet); c. Character (e.g. scale and rhythm, exterior treatment, use of colour and complementary building finishes); d. Architectural design (e.g. the use of angular planes, cornice lines); and e. Building setbacks. The proposed building, clad in a variety of materials including brick and glass, proposes a consistent five (5)-storey podium along both Rideau and Cobourg Streets. The building articulation and provision of a large plaza helps to break up the mass of the development while the building step backs and significant rear yard setback help to transition to the neighbourhood to the south and to improve compatibility with the surrounding context. The application proposes an eighteen (18)-storey point tower atop a five (5) storey podium building, as well as a seven (7) storey mid-rise apartment building consistent with the vision and planned function of interior Mainstreet properties. The four (4) storey low-rise apartment building will fit seamlessly in with the surrounding low rise context of Sandy Hill. The varying heights and building design will bring interest and activity to this section of Rideau Street while not compromising the liveability of the existing neighbourhood.

17 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Sandy Hill Secondary Plan The Sandy Hill Secondary Plan, last amended in 2007, applies two (2) designations as shown in Schedule J (Figure 5). Schedule J Sandy hill Land Use Plan designates the portion of the site along Rideau Street as Mainstreet Mixed Use areas while the portion along Besserer Street is designated Residential Area - Low Profile. The following policies apply to those designations: Figure 5 Schedule J Sandy Hill Land Use Mainstreet Mixed-Uses a. To transform Uptown Rideau into a vibrant and charming community mainstreet; b. To permit mid-rise buildings and a mix of land uses; c. To provide a transition strategy between the mainstreet and the surrounding lower profile neighbourhoods; and d. To provide high quality architecture, pedestrian-friendly sidewalks and a fully integrated roadway for transit, pedestrians, cyclists and motorists. The proposed development includes a mid-rise as well as a high-rise component which together with the proposed courtyard and pedestrian friendly features, including a mix of active uses, wide sidewalks and landscaping, will help achieve the goal of transforming Uptown Rideau into a vibrant and charming community. As noted in the previous section, many elements have been employed to ease the transition between the more intense portions of the building and the low rise neighbourhood to the south. These elements include varied building setbacks and stepbacks above the fifth floor as well as varying building form and articulation. Residential Area Low Profile a. To preserve and enhance the existing stock of good housing; b. To distinguish among types of new housing on the bases of scale, and to locate the different types in area appropriate to them; c. To provide a wide variety of housing, including accommodation for lowincome people, the elderly, the handicapped and others with special needs; and

18 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH d. To permit public uses that complement the residential ones in type and intensity. The proposed development provides a low-rise apartment building which supports the existing low-rise housing stock of Sandy Hill. The proposal provides housing options for a variety people at different income levels and life stages. The Secondary Plan seeks to create a vibrant and charming community and seeks to do so by permitting low and mid-rise buildings along Rideau Street. The proposal at hand seeks to achieve the same goal however a high-rise component has been included in the design. This is the nature of the requested OPA and is considered appropriate based on the adherence to all other applicable policies within the Secondary Plan. 3.4 The Uptown Rideau Community Design Plan The Upper Rideau Community Design Plan (CDP), approved by Ottawa City Council in 2005, provides additional policy direction for development along Rideau Street. Design Planning Principles In order to achieve the full potential of Upper Rideau Street as a successful mainstreet, section outlines five (5) characteristics that offer design cues to be reflected or complement in any future development application: a. The architectural styles or details contained in the existing fabric of valued historic structures such as the Rideau Branch Library, the Wallis House or the Cummings Bridge; b. The contextual colours and materials such as clay brick, cast stone, stucco, metal detailing and clear glazing; c. The imagery of urban waterways and parks to reflect the setting of Rideau Street as the key urban axis linking two major waterways and urban parks (the Rideau Canal and the Rideau River); d. The diversity of lifestyles and cultures within the surrounding community; and e. Permitted neighbourhood uses that draw nearby residents to the street and other permitted uses that serve a wider market area. Section 1.2, however, does recognize that other characteristics may be reflected in design and should be left to the creativity of architects to determine the value. Built Form Section 2.2 sets out directives for a consistent height along Rideau Street to frame the street and to give it a sense of identity. The heights selected should be an appropriate scale: a. That allows pedestrians to feel comfortable walking on the sidewalk and not be overwhelmed by the size and impact of the surrounding buildings; b. That does not make residents on the uppermost floors feel alienated from the sidewalks, the plazas or the open spaces on the ground; c. That safeguards the exposure to sunlight along the sidewalk; d. That reflects the street s ability to accommodate mid-rise buildings due to its relatively dense urban fabric and its close proximity to downtown; and e. That complements the built heritage in the Uptown Rideau area.

19 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH The height generally selected as appropriate for the corridor is 3-6 storeys as shown in Figure 12a of the CDP (Fig 6). Legend - Subject Property Figure 6 Fig 12a: Minimum and maximum building heights in storeys in the Uptown Rideau area The CDP further states that buildings should be designed with a ground floor elevation more predominant and greater in height than any other floors (section 2.4). A minimum of 50% of the ground floor facades fronting Rideau shall consist of windows and/or entries, the individual storefronts, bays and entries at grade should be fine-grained, eye-catching and unique within the context of the overall building design and new buildings should be designed to provide a variety of contextual buildings shapes and styles within the same block. This can be achieved by integrating buildings of heritage interest or by articulating vertical sections of larger buildings and applying unique colours, materials and other design elements to the various sections (Section 2.7). In order to create a continuous stream of buildings, the CDP encourages new development to fill-in vacant lots and large gaps between buildings with leaving some occasional gaps or lanes to add interest along Rideau Street. The proposed development seeks to create a community focus which enlivens the surrounding neighbourhood and is consistent with the goals of the CDP. This is achieved with a well designed building which though exceeding the maximum heights envisioned in the CDP, by employing various design tools such as setbacks and step backs, improves compatibility with the surrounding context and reduces any potential negative spillover. 3.5 Urban Design Guidelines Urban Design Guidelines for Development along Traditional Mainstreets In May 2005, City Council approved design guidelines which address development along Traditional Mainstreets. The guidelines apply to all streets throughout the City designated as a Traditional Mainstreet on Schedule B Urban Policy Plan of the Official Plan and provide guidelines address seven (7) components including:

20 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH streetscape, built form, pedestrians and cyclists, vehicles and parking, landscape and environment, signs, and servicing and utilities. The proposed development meets the following applicable design guidelines, among others: Aligns streetwall buildings with the existing built form or with the average setback of the adjacent buildings in order to create a visual continuous streetscape. Provides a minimum 2.0 metre wide concrete sidewalk and locate to match approved streetscape design plans for the area. Provides a boulevard for street furniture, trees, and utilities; next to the sidewalk where possible. Provides an area adjacent to storefronts for canopies, outdoor patios or special merchant displays. Creates wider sidewalks for locations with high pedestrian volumes such as along traditional mainstreets in core urban areas. Uses periodic breaks in the street wall or minor variations in building setback and alignment to add interest to the streetscape, and to provide space for activities adjacent to the sidewalk. Creates attractive public and semi-public outdoor amenity spaces such as green spaces with trees, pocket parks, courtyards, outdoor cafes, seating and decorative pools or fountains. Provides quality buildings that are rich in architectural detail and respects the rhythm and pattern of the existing or planned, buildings on the street, through the alignment of elements such as windows, front doors, cornice lines, and fascias etc. Ensures sufficient light and privacy for residential properties to the rear by ensuring that new development is compatible and sensitive with adjacent uses with regards to maximizing light and minimizing overlook. Uses clear windows and doors, to make the pedestrian level façade of walls facing the street highly transparent, and locates active pedestrian-oriented uses atgrade. Sets back the upper floors of taller buildings to help achieve a human scale and more light on the sidewalks. Locates residential units above the level of vehicular traffic in a mixed-use building and provides shared entrances to residential units, clearly accessible from the street. Highlights buildings on corner sites, where two public sites intersect, with special treatment such as a corner entrance. Continues the same level of architectural detailing around both sides of the building. Locates front doors to face the mainstreet and be directly accessible from the public sidewalk. Shares service and utility areas between different users within a single building or among different buildings. Urban Design Guidelines for High-Rise Housing In October 2009, City Council approved design guidelines which address High-Rise housing. The guidelines apply to all development proposals to promote and achieve appropriate high-rise development and are applied whenever high-rise residential and mixed-use buildings are proposed. The guidelines address seven (7) components including: context, built form, pedestrians and the public realm, open space and amenities, environmental considerations, site circulation and parking, and services and utilities.

21 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH The proposed development meets the following applicable design guidelines, among others: In an established urban fabric, orients a high-rise building to: o Integrate into the context and address compatibility with the existing or planned context through the massing, setbacks, transitions in building height, and through the design qualities and character; o Maintain a building line along the street that is similar to neighbouring buildings; o Complement the existing pattern of streets, blocks, open spaces, and the building morphology (shape, structure, colour, pattern, and materials); o Define the lower portion of the building with a base or podium that is similar in height, proportions and rhythm to the neighbouring buildings to visually unify the street; o Provide direct links to public transit, sidewalks and streets. Locates and orients other 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. Chooses transition techniques appropriate to the context including: o Stepping down incrementally changing the building height, often using 45 degree angular planes to adjacent lower development; o Setbacks & Buffers separating adjacent development with landscaped open space, parking, site circulation or service areas; o Scale / Massing placing the taller building components strategically on the site to reduce visibility; wrapping the higher rise building with low rise development or with a building base that defines the street scale; o Design & Character establishing the design qualities and treatment of the lower component or building base based on a human scale and ensuring that the ground floor is active, relevant and a well-designed pedestrian experience; 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. Creates buffers with landscaped open space, parking, site circulation, and lower profile buildings and the building base. Distributes the building form and massing in a manner appropriate to the scale and proportion of the built surroundings. Is sensitive to historic built form and land use patterns of the existing neighbourhood and the area s planned function. Identifies and enhances the pattern of activity nodes, community gateways and prominent sites. Uses innovate designs and site treatments to contribute to wayfinding, and place-making. Designs corner sites with inviting open spaces and pedestrian amenities, and buildings that wrap around the street corner. Aligns the building base with existing setbacks on each on the street frontages. Corner and building frontage on both streets emphasize the intersection and are prominent focus points or features in the area. Orients, sizes and locates high-rise towers to minimize the extent or duration of the shadowing on adjacent sites, streets and open spaces. The height, bulk and orientation of the tower are factors that influence the type of shadow it will cast. Establishes the building form and massing that respond to function, site characteristics, the context and the type and mix of uses regardless of stylistic approaches. A high-rise building has three primary components or areas of interest that are integrated into the whole of the design: a base or podium; a middle or tower, and a top. The base is the primary interface with the city context

22 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH and its street, people, and services. The tower is sized, shaped, oriented and clad to respond to functional and contextual requirements, as well as the lifestyle of the residents. The top integrates mechanical equipment, and contributes to sky views. The lower portion of the building is designed 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. Along retail streets, provides a nearly continuous band of windows. Ensures doorways in glass walls exhibit sufficient contrast to be clearly visible. Proposes 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 buildings have architecturally detailed facades, where publicly visible, with no blank or featureless sides in anticipation of abutting to potential development in later phases or on adjacent land. The high-rise tower is designed with compact floor plates to maximize views, light and ventilation for the interior spaces, to facilitate breezes and light reaching outdoor spaces; Provides wide sidewalks for locations with high pedestrian volumes, and/or provide wider boulevards to accommodate street furniture, signs, displays, vendor space, such as along Mainstreets, in the Central Area and in Town Centres. Frames the edge of the open spaces to create a high quality public environment within the site and along its street edges. Creates courtyards and other open spaces surrounded by buildings. Locates spaces for public use at grade. Makes them visible and directly accessible from the public street. Ensures these spaces are visible and integrated into the building and site circulation. Provides required outdoor amenity space for residents as both communal and private areas. Integrates useable private outdoor amenity space, such as balconies, into the architecture of the building, and ensure that the size and proportion of private amenity space creates a useable area. Provides a direct, safe, continuous and clearly defined pedestrian walkway, a minimum of 2.0 metres wide, from the main doors to the public sidewalk, transit stop, drop-odd and parking areas. Avoids parking lots, drive lanes, and parking garage entrances that are adjacent to the street. Locates parking and service areas within the building, underground, inside structures, or within the interior of the site. 4.0 REGULATORY FRAMEWORK 4.1 City of Ottawa Comprehensive Zoning By-law ( ) The property is subject to three (3) separate Zones as shown in Figure 7. The three zones include the northeastern portion at the intersection of Rideau Street and Cobourg Street, which is zoned Traditional Mainstreet, Subzone 6, Exception 158 with a Floor Space Index limit of 3.0 and a height limit of 19m (TM6[158]F3.0 H(19)), The main portion of the subject site, fronting Rideau Street which is zoned Traditional Mainstreet, Subzone 6, Exception 146 with a Floor Space Index limit of 4.25 and subject to schedule 141 with a

23 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH holding (TM6[146] F4.25 S141-h). The holding requires Site Plan Approval in order to be removed. Finally, the portion of the subject site fronting Besserer Street is zoned Residential Fourth Density, Subzone T with Exception 480 (R4T[480]). For the purposes of this rationale the Traditional Mainstreet sections will be described separate from the Residential portion. Exception 146 and 158 have been included in Table 1 and generally affect various performance standards. However, Exception 146 places an additional requirement that the h symbol will not be removed until site plan control approval has been granted by the City of Ottawa. Exception 480 permits the additional use of Dwelling Unit in relation to rooming house and rooming house, converted. As the subject site is subject to various zones, they are described in this section in two parts; the Traditional Mainstreet zones and the Residential zone. Despite the separate description for zoning purposes, the various lots as seen as a single lot for zoning purposes as many of the provisions are shared, such as parking. Legend - Subject Property Figure 7 Zoning Map Traditional Mainstreet Zone The purpose of the TM zone is to accommodate a broad range of uses including retail, service commercial, office, residential and institutional uses, including mixed-use buildings but excluding auto-related uses, in areas designated Traditional Mainstreet in the Official Plan.

24 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH The TM zone permits a broad range of uses including retail, service commercial, office, residential and institutional uses, including mixed-use buildings, all contributing to a complete and continuous traditional mainstreet environment along Rideau Street. Specifically the TM and TM6 Subzone allow mixed-use buildings which permit dwelling units along with non-residential uses including office, personal service business, retail, and restaurant among others. Table 1 Traditional Mainstreet Zoning Table ZONING MECHANISM TM6[158] F3.0 H(19) PROVISION TM6[146] F4.25 S141-h Proposed Front yard setback 1 m. For that part of a building above the 6 th storey the min is the setback provided at grade plus 2m No minimum 1.7 m 3.47 m above the 5 th storey Rear yard setback Corner side yard setback Maximum front yard setback of 2 m with no maximum above the 3 rd storey. Where an outdoor commercial patio accessory to a restaurant use is located in a front yard of a corner lot, the maximum front yard is 3m. 7.5 m. For that part of the building above the 4 th storey the minimum is 10.5 m Minimum of 1m with a maximum of 4m. 9.0 m 7.5 m 0 m Above the first storey amenity space: 5.75 m 3 m Interior Side Yard Setback Height No minimum No maximum Maximum height of 19 m and minimum of 10 m See schedule 141 (Fig. 8) 0 m 58 m Floor to ceiling The floor to ceiling measurement of the Ground Floor 4.7 m

25 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH ZONING MECHANISM TM6[158] F3.0 H(19) PROVISION TM6[146] F4.25 S141-h Proposed measurement Maximum Floor Space Index ground floor must exceed the floor to ceiling measurement of any floor above the ground floor, except the top floor, by Typical Floor 2.7 m a minimum of 1m Minimum width of landscaped area Abutting a residential zone, 3m, May be reduced to 1 m where a minimum 1.4 meter opaque fence is provided Minimum Amenity Area Minimum Parking In all other cases, no minimum, except that where a yard is provided and not used for required driveways, aisles, parking or loading spaces, the whole yard must be landscaped. A minimum of 18.5 m 2 per dwelling unit, one half of which must be provided as uncovered outdoor amenity area. A minimum of 12 m 2 per dwelling unit Dwelling units in the same building with other uses 0.5 per Dwelling Unit Amenity Space for Total Project 2110 m 2 (9.34 m 2 /du) 21.8 % is provided as uncovered outdoor amenity area 1.0 Per dwelling unit Minimum Visitor Parking Retail Store 2.5 per 100 m 2 of GFA Apartment Building 0 for the first 12 units 0.2 per dwelling unit for the next 300 dwelling units 38 spaces (shared retail/visitor spaces)

26 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Figure 8 Schedule 141 Residential Fourth Density Subzone T The purpose of the Residential Fourth Density zone is to allow a wide mix of residential building forms ranging from detached to low rise apartment dwellings, in some cases limited to four units and in no case more than four (4)-storeys, in areas designated as General Urban Area in the Official Plan. The R4 zone permits a variety of Residential uses including low rise apartment dwelling, home-based business, retirement home, and stacked dwellings. The provisions of the R4T zone are listed in Table 2 below. Table 2 Residential Zone Table ZONING MECHANISM Required PROVISION Proposed Lot Width Minimum of 15 m m Lot Area Minimum Lot Area 450 m m 2 Height 14.5 m 11.6 m Front Yard Minimum of 3 m 3.5 m Interior Side Yard Minimum of 3 m landscaped side yard 3.0 m

27 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH ZONING MECHANISM Required PROVISION Proposed Rear Yard Minimum Amenity Area Minimum Parking Minimum setback of 25% of the lot depth but no more than 7.5 m 6 m 2 per dwelling unit. Layout of communal amenity area aggregated into areas up to 54 m 2, and where more than one aggregated area is provided, at least one must be a minimum of 54 m per dwelling unit 0 m Above the first storey amenity space: 6.0m Amenity Space for Total Project 2110 m 2 (9.34 m 2 /du) See Table 1 Visitor Parking 0 for the first 12 units. 4.2 Requested Zoning By-law Amendment The requested Minor Zoning By-law Amendment would revise the provisions of the Traditional Mainstreet Zone, Subzone 6 as follows: For that part of a building above the fifth (5 th ) storey, the minimum is the setback provided on the ground floor (1.7 m) plus 1.77 m for a total of 3.47 m; The maximum front yard setback is 9.0 m to accommodate the entranceway plaza; The minimum rear yard setback is 0.0 m. Above the first (1 st ) storey, the minimum setback is 5.75 m; The maximum height is 58.0 m; The maximum Floor Space Index is 4.4; The minimum landscaped area is m; The minimum amenity area is 9.34 m 2 per dwelling unit where 21.8% is provided as uncovered outdoor amenity area; Retail and Visitor parking is provided as 38 shared parking spaces. The Amendment would revise the provisions of the Residential Fourth Density Zone, Subzone T as follows: The minimum rear yard setback is 0.0 m. Above the first (1 st ) storey, the minimum setback is 6.0 m. 5.0 CONCLUSION

28 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH In considering the proposed development and applicable framework, it is FOTENN s professional opinion that the proposed development represents good planning and is in the public interest for the following reasons: 1) Consistent with the Provincial Policy Statement (2005) The proposed development is consistent with the Provincial Policy Statement (PPS) (2005), which promotes efficient development of serviced, underutilized lands within settlement areas. The development of the subject property will achieve a greater density and mix of land uses in a pattern that efficiently uses available infrastructure. 2) Conforms to the City of Ottawa Official Plan (2003, Consolidated) The subject site is subject to two designations where the majority of the site, the portion along Rideau Street, is designated Traditional Mainstreet where the portion of the site fronting Besserer Street is designated General Urban Area in the City of Ottawa Official Plan (OP) (2003, As Consolidated). The proposed development fulfills the OP s intent to encourage intensification by using existing municipal infrastructure (water, sanitary and storm services and roads) and by accessing existing community facilities and services (parks, schools, library, retail stores, etc.). The proposed units contribute to the maintenance and achievement of a balance of housing types and tenures to provide a full range of housing for a variety of demographic profiles throughout the City. The proposed building will not generate undue adverse impact on the neighbouring properties and fulfills the compatibility objectives and principles outlined in Section and the compatibility criteria outlined in Section 4.11, including policies related to building height and massing. The proposed building incorporates a five (5) storey podium along both Rideau Street and Cobourg Street. Multiple vertical bays along with varying materiality and heavy fenestration help to break up the mass and promote a more typical Mainstreet character. 3) Meets the General intent and Purpose of the Secondary Plan and Community Design Plan The proposed development is consistent with the goals of both the Secondary Plan and the Community Design Plan. The development of a vacant lot with a mixed-use project which responds well to both the high traffic, Mainstreet character along Rideau Street as well as the low-rise residential nature of Besserer Street aims to achieve the vision of a vibrant community in Uptown Rideau. The inclusion of active street uses, including a public courtyard will support an active, pedestrian oriented Rideau Street and will be a major factor in achieving the transformed vision for this area of the city. 4) Meets Applicable Design Guidelines The proposed development conforms to the intent and provisions of the Urban Design Guidelines for both Development Along Traditional Mainstreets as well as for High-Rise

29 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Housing. The proposal takes advantage of an underutilized lot and proposes a building which achieves a good fit with surrounding community while introducing increased retail commercial options and public/active uses along a mainstreet. 5) Maintains General Intent of the Zoning By-law The subject property is subject to three (3) zones, Traditional Mainstreet Zone, Subzone 6, Exception 158, Floor area ratio 3.0 with a height limit of 19 (TM6 [158] F(3.0 H(19)), Traditional Mainstreet Subzone 6, Exception 146, Floor Area Ratio 4.25, Schedule 141-h (TM6 [146] F4.25 S141-h), and Residential Fourth Density Subzone T Exception 480 (R4T[480]). Both residential and commercial/retail uses are permitted within the Traditional Mainstreet zones while low-rise residential apartment uses are permitted within the Residential Fourth Density zone. The proposed development maintains the general intent of the Comprehensive Zoning By-law. The proposed high-rise point tower with mid-rise portion responds to and respects the character of development along Rideau Street while the low-rise apartment building corresponds to the low-rise nature of Sandy Hill. Aside from the provisions which will be amended as part of this application, the proposal will meet the majority of the zoning provisions that apply to the subject lands. The amendment will have minimal impacts in terms of community impact and parking requirements. 6) Represents Good Planning Overall, the proposed development complies with and advances several key policy objectives at the Provincial and Municipal levels including: optimizing the use of serviced lands within the existing urban boundary, capitalizing on the proximity of public transit, and contributing to the range and availability of housing for all ages and incomes. The proposed parking is located underground and accessed via Cobourg Street, where it does not visually impact the pedestrian experience. Based on the above analysis, the proposed development represents good planning and is therefore in the public interest.

30 OPA AND ZBLA PLANNING RATIONALE RICHCRAFT MARCH Prepared by: Michael Szilagyi, MCIP RPP Planner FOTENN Consultants Miguel Tremblay, MCIP RPP Manager Development Planning FOTENN Consultants