ADELAIDE APARTMENTS TOWER EXTENSION

Transcription

1 ADELAIDE APARTMENTS TOWER EXTENSION SEPTEMBER 2016

2 CONTENTS INTRODUCTION 1 PURPOSE OF THE APPLICATIONS 1 SITE CONTEXT 2 EXISTING CONDITIONS 2 SURROUNDING AREA 3 SITE PHOTOS 4 PUBLIC TRANSIT 6 ROAD NETWORK 7 PROPOSED DEVELOPMENT 8 POLICY AND REGULATORY FRAMEWORK 10 PROVINCIAL POLICY STATEMENT 10 CITY OF OTTAWA OFFICIAL PLAN 10 CITY OF OTTAWA OFFICIAL PLAN AMENDMENT NO PRESTON-CARLING DISTRICT SECONDARY PLAN 17 URBAN DESIGN GUIDELINES FOR HIGH- RISE HOUSING 20 URBAN DESIGN GUIDELINES FOR TRANSIT ORIENTED DEVELOPMENT 20 CITY OF OTTAWA COMPREHENSIVE ZONING BY-LAW ( ) 22 DESIGN PROPOSAL 24 SITE EVOLUTION 24 SITE CONSTRAINTS 25 SITE PLAN 26 LANDSCAPE PLAN 27 MASSING 28 FLOOR PLANS 29 ELEVATIONS 32 VIEWS 36 ARCHITECTURAL PALETTE 39 SHADOW ANALYSIS 40 DEVELOPMENT APPLICATIONS 42 OFFICIAL PLAN AMENDMENT 42 ZONING BY-LAW AMENDMENT 43 CONCLUSIONS 44

3 1 1 INTRODUCTION FOTENN Consultants has been retained by SAKTO Corporation to assess the appropriateness of a tower extension to the existing Adelaide residential building at the Preston Square mixed-use development in the Little Italy neighbourhood of Ottawa. Preston Square (the subject property ) is known as 333, 343, and 347 Preston Street and 17 Aberdeen Street in the City of Ottawa. The existing development consists of four (4) buildings a four (4) storey office building with retail uses at-grade along Preston Street, an eight (8) storey residential building along Aberdeen Street, and two (2) eleven storey office buildings internal to the site. The current proposal seeks to add an additional storey to the existing Adelaide residential rental building, and to construct a 24-storey residential rental tower extension to the residential building, between the two office buildings. PURPOSE OF THE APPLICATIONS The purpose of the current development application is to permit the intensification of the existing mixeduse development on a large parcel that is able to accommodate the proposed growth. The proposal includes the addition of 197 residential rental units in the centre of the site, set back from the adjacent Preston Mainstreet and within 600 metres of two rapid transit stations. The site s location makes it an ideal opportunity to intensify within the Preston-Carling District in a thoughtful and appropriate way. Official Plan Amendment, Zoning By-law Amendment and Site Plan Revision applications are being submitted to facilitate the redevelopment. The intent of each of these applications is described below. Official Plan Amendment The subject property is within the recently adopted Preston-Carling District Secondary Plan area. This plan designates the subject property as part of the Mixed-Use Blocks character area, and states that building heights up to 15 storeys are permitted on the site. Through the recent Preston-Carling District Secondary Planning process, the opportunity for further intensification on the subject property was not contemplated. In reality, an opportunity exists to intensify the residential uses on the site with 197 new units. The site is ideally located for intensification, nearly equidistant between the existing Carling rapid transit station, and the future Gladstone rapid transit station. The proposed tower extension has a height of 24 storeys atop the existing 1 storey podium. The tower is proposed to be located centrally on the site, set back from the property edges resulting in minimal impact from the street and ensuring that shadows are cast to the north, primarily over Highway 417. The requested Official Plan Amendment seeks to recognize the opportunity for further intensification of the property, revising the maximum building heights to permit the proposed building form. Zoning By-law Amendment The subject property is currently subject to both the Mixed Use Centre (MC) and Traditional Mainstreet (TM) zones. The four (4) storey office building along Preston Street is zoned TM and is subject to special exception The corner of Preston and Aberdeen Streets has a maximum height of 18.5 metres, while the balance of the TM area has a maximum height of 24.5 metres. The balance of the site, including the two (2) existing office towers and residential building, are within the MC zone and are subject to a maximum floor space index of 2.5. The office towers are also subject to special exception 107, which removes any maximum height limitations from this zone. The proposed extension to the Adelaide residential building is located entirely within the MC zone, partially within the area subject to exception 107. The proposed Zoning By-law Amendment seeks to rezone the existing MC-zoned areas with a special exception and site-specific schedule to address built form, height, and setbacks. The following specific amendments are anticipated to the zone provisions: Note that the lands zoned MC[XXXX] S(XXXX), TM[2188] H(18.5) and TM[2188] H(24.5) are one lot for zoning purposes. The required building heights and setbacks in the MC parent zone do not apply and maximum building heights, maximum number of storeys, and minimum setbacks will be regulated by a new site-specific zoning schedule. Site Plan Revision A Site Plan Agreement has previously been approved for the subject property, and therefore a revision is being submitted concurrently with other applications. The site plan revision will address the tower extension and related site works (landscaping, etc.) and demonstrate compliance with the applicable zoning regulations.

4 2 2 SITE CONTEXT EXISTING CONDITIONS The subject property is located on the east side of Preston Street, occupying the entire block south of Highway 417 (the Queensway ), north of Aberdeen Street, and west of Rochester Street. The property has a total area of approximately 2.1 hectares (5.18 acres) with approximately 150 metres of frontage on Preston Street, 167 metres of frontage on Aberdeen Street, and approximately 94 metres of frontage on Rochester Street. The property is currently occupied by a mixed-use development featuring office, residential, restaurant, and retail uses. Restaurant and retail uses occupy the ground floor of the four- storey office building abutting Preston Street (Block D), animating the Traditional Mainstreet. Block A is the easternmost 11 storey office building, and is the oldest building on the site. Block C is the second 11 storey office building, located adjacent to the Preston Street office building. Finally, Block B is the existing residential building, known as the Adelaide. It currently includes 158 residential rental units and associated amenities. An internal courtyard can be accessed from Preston street via a private podium roadway for use by vehicles. Pedestrian walkways for the site are accessed from the northwest, southwest and northeast corners of the site. They provide for internal access as well as through movement from Preston Street to Rochester Street. An underground parking garage occupies the entire property, with access from internal driveways off of Preston Street and Rochester Street. There are two separate exits onto Aberdeen Street from the garage. The garage includes one storey of parking that is partially above grade upon which Blocks A and C are located. Block B is partially located atop the garage, with street- fronting units along Aberdeen Street. Young Street George Street West Highway 417 (the Queensway ) Preston Street D C B Aberdeen Street A Beech Street Rochester Street

5 3 The subject property is located within 600 metres of the existing Carling Station and the future Gladstone Station on the Trillium Line of the O-Train. The O-Train currently proceeds north to Bayview Station where it connects to the existing east-west bus rapid Transitway. The Transitway is currently being converted to Light-Rail Transit and will be completed by 2018, providing light-rail transit between Tunney s Pasture in the west to Blair Station in the east, through a downtown tunnel. The Trillium Line extends south to South Keys Station with future connections planned to the Riverside South neighbourhood, the Ottawa Macdonald-Cartier International Airport, and Barrhaven. The proximity to transit creates an excellent infill opportunity on the subject property. SURROUNDING AREA The area surrounding the subject property is characterized by a range of land uses and building forms including low-rise buildings, campus-style government office complexes, and high-rise mixeduse development. As noted above, the subject property is on Preston Street, a Traditional Mainstreet running through the Little Italy neighbourhood of Ottawa. The surrounding uses can be described as follows: North: Directly north of the subject property is the Queensway an eight (8) lane limited access freeway providing east-west access through the City. The Rochester Street off-ramp exits the highway and connects to Rochester Street at the northeast corner of the site. The highway is significantly higher than the subject property at this location, with Preston and Rochester Streets both passing beneath it. Further to the north are low-rise retail and residential uses, and the Ottawa Adult High School with the associated playing field and parking area. East: East of Rochester Street is the Federal Government of Canada s Booth Street complex a series of low, mid, and high-rise office buildings with surface parking areas extending between Rochester Street and LeBreton Street South from the Queensway south to Carling Avenue. South: Immediately south of the subject property is a gravel surface commercial parking lot that is used by area workers and visitors to the neighbourhood for parking. Further south are low-rise residential buildings and several buildings converted to retail and office uses. Further south towards the Carling O-Train Station are a series of recently constructed highrise buildings on Preston Street and on Champagne Avenue on the west side of the O-Train corridor. West: West of the site is Preston Street, which extends south to Carling Avenue and north to the Sir John A. Macdonald Parkway. The street is a Traditional Mainstreet, characterized by restaurant and retail uses with more recent redevelopment occurring at the south end of the street adjacent to Carling Station. West of Preston is a low-rise residential neighbourhood, and the O-Train corridor which includes a north-south mixed-use pathway. As noted above, recent high-rise developments are also under construction along Champagne Avenue South, directly adjacent to the transit station.

6 4 3 SITE PHOTOS

7

8 6 4 PUBLIC TRANSIT 2 Gladstone (Future) Carling Subject Property Transit Station Trillium Line Peak Route Local Route

9 7 5 ROAD NETWORK SOMERSET STREET GLADSTONE AVENUE HIGHWAY 417 CARLING AVENUE PRESTON STREET ROCHESTER STREET BOOTH STREET BRONSON AVENUE Subject Property Existing Arterial Existing Major Collector Provincial Highway Existing Collector

10 8 6 PROPOSED DEVELOPMENT The proposed development represents the intensification of the previous development on the site, filling out the property to optimize density and opportunity in proximity to existing amenities and transit. The proposed tower extension will extend perpendicular to the existing Adelaide building from the north facade, adding 175 new rental apartment units. The core of the existing building will be extended to provide access for the new tower. At the ground floor, the tower extension will provide amenity space accessible to the entire building including lounges, a gym, and meeting rooms. The extension will also feature connections to the existing building on floors 2 through 5. On floors 6 through 21, the new building will be serviced by the new elevator core. The new tower features an efficient and simple floor plan with a double-loaded hallway providing access to up to eight (8) units per floor. Floors 22 through 24 allow for larger units within the same floorplate. A new rental residential storey, consisting of 22 units, will also be added atop the existing Adelaide building, bringing the total number of units to 180. In total, 197 new units are proposed. The entire property sits atop a four- storey parking garage. The garage is completely below grade at the north end of the site (adjacent to the Queensway). Given the grade change, the first storey of the garage is above grade at the south end of the site. Residential units buffer the garage from view along the Aberdeen Street frontage while retail uses do the same along the Preston Street frontage. The garage acts as a common podium for the site north of the existing residential building. The new building will sit atop this podium, approximately 4.32 metres above the grade of Aberdeen Street, and at the same grade as the two 11 storey office buildings. The first floor of the proposed tower will connect to level 2 of the existing residential building. The proposed tower extension extends approximately 38 metres from the facade of the existing building into the courtyard area. Within the courtyard, the existing drop-off driveway will be modified, while the outdoor privately owned green spaces used by residents and office workers will be retained. The new residential tower will be accessed from Aberdeen Street, with a secondary access from the courtyard. Per the wind study completed as part of the applications, the proposed tower extension will improve the existing wind conditions within the existing courtyard areas, making them more comfortable for users. The proposed residential tower extension provides approximately 14.3 metres of separation from the existing office towers (Blocks A and C) at-grade, and approximately 11 metres above-grade. Twelve suites in the proposed tower, on floors 2 through 14, will have principal living spaces (obliquely) facing one of the existing office buildings. The utilization of reflective glass on these units will mitigate the impact of the reduced separation, ensuring the privacy of the living spaces. Above the 13th floor of the new tower the units will be above the office building and will not be affected by the office uses. Additional discussion on the tower

11 9 separation is provided in Section 7 of this document. The existing parking garage will be modified to accommodate the building extension. The existing parking garage provides 1,056 parking spaces to service all uses on the site with an additional 26 spaces at grade for short-term visitors and contractors. To accommodate the larger building core, a total of 34 spaces will be removed from the parking garage while 13 additional spaces will be provided at-grade. Given recent changes to the parking requirements for the property, only 30 parking spaces are required to service the entire development, including the proposed extension. These spaces are required for visitors to the residential buildings while all requirements for commercial uses have been removed. The current garage will satisfy the parking requirements for the expanded development and will continue to provide a significant number of parking spaces to meet the demands of other uses along Preston Street. The existing access points to the underground parking garage remain unchanged. Access to the garage is provided from an internal driveway from Preston Street, or via Rochester Street. Two (2) exits from the garage provide access to Aberdeen Street. The residential building will be serviced from level P1 of the parking garage, in the same way that the existing building has been serviced previously.

12 10 7 POLICY AND REGULATORY FRAMEWORK PROVINCIAL POLICY STATEMENT The Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act in April It provides direction on matters of provincial interest related to land use planning and development. The Planning Act requires that decisions affecting planning matters shall be consistent with policy statements issued under the Act. The PPS recognizes that the long-term prosperity and social well-being of Ontarians depends on maintaining strong communities, a clean and healthy environment and a strong economy. To this end, the PPS generally promotes the creation of healthy, liveable and safe communities, through efficient land use patterns based on densities and a mix of land uses that efficiently use land, resources, infrastructure, and public service facilities, minimize air quality impacts, promote energy efficiency, support active transportation, are transit and freight supportive, and include a range of uses and opportunities for redevelopment and intensification. Planning authorities are to identify appropriate locations for intensification and redevelopment taking into account the existing building stock and the availability of suitable existing or planned infrastructure and public service facilities (Policy ). New development is to have a compact form, and a mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. Section 1.4 contains policies specific to housing and states that planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents. This to be accomplished by: Directing the 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; Promoting densities for new housing that efficiently use land, resources, infrastructure and public service facilities and support the use of active transportation and transit in areas where it exists or is to be developed; Establishing development standards for residential intensification, redevelopment, and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety. Healthy, active communities should be promoted by planning public streets, spaces and facilities to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. The PPS also states that efficient use should be made of existing and planned transportation systems, including rapid transit and cycling infrastructure. Policy states that land use patterns, densities and a mix of uses should be promoted that minimize the length and number of vehicle trips and supports the development of viable choices and plans for public transit and other alternative transportation modes. The proposed development intensifies an existing urban site with residential uses, contributing to a compact, mixed-use community and increasing the housing options within the neighbourhood. The development is located in proximity to existing and planned rapid transit and cycling infrastructure and will make use of existing public service facilities and community amenities. CITY OF OTTAWA OFFICIAL PLAN The City of Ottawa Official Plan is composed of eight sections, each addressing a different aspect of the planned function of the City as a whole. Section 2 of the Official Plan provides Strategic Directions for growth and development within the City. Ottawa s population is projected to grow by up to 30 percent by At the same time, it is anticipated that the number of people per household will decline resulting in the need for approximately 145,000 new homes in Ottawa by One third of housing growth is anticipated to occur within the Greenbelt with much of the demand for new housing being in the form of smaller units such as apartments. The City plans to meet this growth challenge by managing it in ways that support liveable communities and healthy environments. More specifically, the Plan pursues strategic directions in four key areas, two of which are relevant to the proposal: 1. Managing Growth a. The City will manage growth by directing it to the urban area where services already exist or

13 11 where they can be provided efficiently; b. Growth in the urban area will be directed to areas where it can be accommodated in compact and mixed-use development, and served with quality transit, walking and cycling facilities. 2. Creating Liveable Communities a. Growth will be managed in ways that create complete communities with a good balance of facilities and services to meet people s everyday needs, including schools, community facilities, parks, a variety of housing and places to work and shop; b. Attention to design will help create attractive communities where buildings, open space, and transportation work well together; These strategic directions are developed further in the policies of Section 2.2 (Managing Growth) and 2.5 (Building Liveable Communities), as discussed below. Managing Growth The City anticipates that approximately 90 percent of the growth in population, jobs and housing will be accommodated within the urban area. Concentrating growth within the urban area makes efficient use of existing services and infrastructure and allows for a pattern and density of development that supports transit, cycling, and walking as viable and attractive alternatives to private automobiles. Section deals specifically with the management of growth within the urban area and recognizes that intensification is generally the most costeffective pattern of development for the provision of municipal services, transit, and other infrastructure. Consequently, the Plan directs growth to locations with significant development potential, specifically those designated as Central Area, Mixed-Use Centres, Employment Areas, Enterprise Areas, Developing Communities, and Mainstreets. By directing growth to the specific land use designations, the stability of neighbourhoods within the General Urban Area designation is enhanced. Residential intensification is broadly defined in Section 2.2.2, Policy 1 as the intensification of a property, building or area that results in a net increase in residential units or accommodation and includes the development of vacant or underutilized lots within previously developed areas and infill development. The proposed development meets the definition of residential intensification as defined above. Policy 4 of Section identifies target areas for intensification including the Central Area, Mixed-Use Centres, Arterial Mainstreets, and Town Centres. For the Bayview-Preston Mixed-Use Centre, a density target of 200 people and jobs per gross hectare is set for This target density represents an increase from the 2006 target of 142 people and jobs per gross hectare. Finally, Policy 19 states that policies regarding appropriate locations for high-rise buildings are found in Section This section is discussed below. The additional height and density proposed for the subject property is in conformity with the intent of the Official Plan policies on managing growth within the City. The Official Plan identifies Mixed-Use Centre, like the Bayview-Preston MUC, as target areas of intensification to occur. The proposed development will contribute to the achievement of the increased density target for the area by Development along Preston is currently characterized by a mix of building heights and densities. Proximity to the Carling O-Train Station, and the future Gladstone Station, make the site well-suited for the proposed intensification. The additional residential densities will further support the existing retail uses along the mainstreet, and will offer people the opportunity to live in proximity to where they work and shop.

14 12 Land Use Designation The subject property is designated Mixed-Use Centre on Schedule B of the City of Ottawa s Official Plan. Though Preston Street is a Traditional Mainstreet, the TM designation is only applicable in this case to the four (4) storey office building fronting onto the street. Mixed-Use Centres are characterized in the Official Plan as focal points of activity, both within their respective communities and within the larger municipal structure and are to ultimately develop as good places in their own right as components of complete neighbourhoods. the interior of the site is a tremendous opportunity for growth in proximity to all forms of transportation and utilizing existing infrastructure, neighbourhood amenities, and public service facilities. The additional residential units, both within the tower and within the additional storey on the existing building, will support the intent of the Mixed-Use Centre designation to create a complete community adjacent to the City s rapid transit network. A wide range of uses are permitted in Mixed-Use Centres, 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. Mixed-Use Centres are strategically located with respect to the transportation system and are accessible by transit, walking, cycling and automobile. Policies 7 through 10 of Section support the intention of Mixed-Use Centres as mixed-use, compact, areas that enhance opportunities for walking, cycling, and transit and provide opportunities for a variety of activities. The proposed development is within the existing Preston Square mixed-use development which contains office, retail, restaurant, and residential uses. The proposed high-rise residential building located on City of Ottawa Official Plan, Schedule B Excerpt

15 13 Building Liveable Communities Section 2.5 of the Official Plan states that Ottawa s communities be built on the basics of good housing, employment, ample greenspace, and a sense of history and culture, but also focusing on community design and by engaging in collaborative community building especially in and around Mixed-Use Centres and Mainstreets where there is the greatest potential for growth. Section provides guidance as to how to achieve compatibility between form and function when introducing new development into existing areas. Compatible development means 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. It fits well within its physical context and works well among those functions that surround it. Section provides design objectives and associated principles to guide development to achieve a good fit within the existing context. New development is evaluated at five scales: City- wide, neighbourhood, street, site, and building. The following objectives are considered the most applicable to the proposed development: To enhance the sense of community by creating and maintaining places with their own distinct identity. The proposed development will contribute to a more vibrant community by intensifying the site in proximity to the Preston Traditional Mainstreet and supporting existing commercial and community facilities with additional residents. The development will contribute to the creation of a complete community in close proximity to the rapid transit network and will contribute to a lively mainstreet environment. The proximity to transit and bike connections will encourage active transportation opportunities. To define quality public and private spaces through development. The proposed development maintains the existing privately owned public spaces between the office and residential buildings. The proposed tower extension divides this space into two more distinct spaces, each offering opportunities for relaxation outdoors. The assessment of the wind impacts from the proposed building demonstrate an improvement in the microclimate of these spaces as a result of the tower extension. To create places that are safe, accessible and are easy to get to. The proposed development maintains the existing connections through and around the site. The new tower will improve the safety of the privately owned public spaces by ensuring additional eyes on them from the new residential units at all times of the day and will increase the number of users for these spaces. To ensure that new development respects the character of existing areas. The architecture of the proposed development is informed by the existing residential building and will respect the character of the existing development. The new tower is placed such that it will not significantly impact any adjacent properties with overlook or shadows. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. The proposed building extension represents the evolution of development envisioned by the Official Plan. In this case, the opportunity for further intensification has been identified and the site will evolve into a more compact form supporting the existing neighbourhood and community. The addition of rental housing units will also increase the diversity of housing options within the neighbourhood. In addition to the above, the subject property is located within a Design Priority Area and is therefore subject to review by the Urban Design Review Panel. A pre-application consultation meeting was held with the Panel to review the proposed development on April 7, Comments from this pre-application consultation meeting were considered and resulted in several revisions and alterations to the design of the proposed development. A formal consultation with the Panel will be held following submission of development applications for the proposed development.

16 14 Compatibility To arrive at a compatibility of scale and use requires a careful design response that appropriately addresses impact generated by infill or intensification. Policy 2 of Section 4.11 establishes criteria to evaluate the compatibility of development applications. The proposed development meets these criteria as follows: Traffic Vehicular Access Parking Requirements Outdoor Amenity Areas Loading and Service Areas, Outdoor Storage The subject property is located within 500 metres of the existing Carling O-Train Station and within 400 metres of the future Gladstone O-Train Station. The proximity to transit and to the network of bike paths in the area (along the O-Train corridor, around Dow s Lake) will encourage active modes of transportation. The development proposes to remove 26 parking spaces from the site, despite the addition of 197 new dwelling units. Sufficient parking is available within the underground parking garage. The proposed development is not expected to significantly impact traffic in the area. No changes to the existing vehicular access points are proposed by the development. The current development includes a total of 1,082 parking spaces - 1,056 belowgrade and 26 at the surface. The proposed development removes 39 spaces from the below grade garage and adds 13 spaces to the surface resulting in an overall reduction of 26 spaces from the site. The proposed additions total 197 dwelling units. Given recent changes to the City s minimum parking requirements, the entire Preston Square development, including existing uses and the proposed tower extension, requires only 30 parking spaces for visitors to the residential building. The existing garage and surface parking areas will provide sufficient parking to service the entire development. Given the nature of the surrounding properties, there are few outdoor amenity areas which will be impacted by the proposed development. The closest areas which may be impacted are on the west side of Preston Street, behind the commercial businesses located there. The proposed development is not expected to result in any increased overlook or reduced privacy for these properties. The communal amenity areas within the development will be improved through the extension with additional users and improved microclimate conditions. No changes to the existing loading or service areas are proposed as part of the development. The building extension will be serviced from parking level P1 from the same access as the existing residential building.

17 15 Lighting Noise and Air Quality Sunlight Microclimate Supporting Neighbourhood Services Lighting will be designed and installed to provide a safe and secure environment while meeting the City s requirements and ensuring no significant impacts on adjacent properties. No significant impacts related to noise or air quality are expected as a result of the proposed development. Sunshadow studies have been prepared for the building and demonstrate no undue adverse impacts resulting from the proposed high-rise building. Shadows are generally cast to the north, over Preston Street and Highway 417. Shadows that do impact surrounding uses are fast-moving and slender, given the small floorplate of the proposed tower. As the proposed development will not shadow any adjacent property for a period greater than four hours, the increased shadow is considered acceptable in an urban context. No significant microclimate impacts are anticipated as a result of the proposed development. The wind study prepared for the site notes that the microclimate conditions within the existing publicly-accessible landscaped courtyards between the office buildings will improve as a result of the new building. The proposed development is located in the established Little Italy neighbourhood of Ottawa a neighbourhood well served by existing community amenities. The O-Train Trillium Line services the community, providing a north-south transit connection to areas east and west as well. Along the O-Train corridor is a multi-use pathway that connects to Dow s Lake and the canal path network in the south, and the Ottawa River pathway network in the north. Existing community facilities include the Plant Recreation Centre and several nearby park spaces and schools. The proposed development will also help support the Preston Street commercial corridor. Location of Tall Buildings Policy 7 of Section 4.11 defines high-rise development as a building of 10 storeys or more. High-rise buildings may be considered within the Central Area, Mixed- Use Centre and Town Centres, Employment Area and Enterprise Areas and along Traditional and Arterial Mainstreets. The proposed development is located within a Mixed- Use Centre, an area identified as appropriate for highrise buildings.

18 16 CITY OF OTTAWA OFFICIAL PLAN AMENDMENT NO. 150 In 2013, the City of Ottawa reviewed its Official Plan resulting in numerous policy changes. Ottawa Council adopted Official Plan Amendment (OPA) 150 in December 2013, receiving Ministry of Municipal Affairs and Housing approval April 24, As OPA 150 is currently under appeal, the current policies of the City of Ottawa Official Plan 2003, consolidated May 2013 remain in full force and effect and have been used to review and evaluate the proposed development. Although OPA 150 is not in full force and effect, the new policies relevant to the proposed development have been considered as the intended direction of City Council and are described below. Section of the Official Plan which was entitled Managing Growth, is amended in OPA 150 to Managing Intensification with the Urban Area. This section has been revised to better reflect the focus on intensification in the urban area and to refine policies dealing with how compatible development is achieved. New density requirements (as opposed to targets) have been assigned to target areas and updated current densities have been provided. The minimum density requirement for the Bayview-Preston Mixed- Use Centre remains at 200 people and jobs per gross hectare by Policy 2.2.2(10) states that taller buildings should be located in areas that support the rapid transit network, in areas with a mix of uses, and in areas that can accommodate large-scale intensification. Building heights and densities for different areas may be established through a secondary plan. Policy 2.2.2(14) states that the location of high-rise buildings is influenced by the need to provide an adequate separation distance between other existing and potential future high-rise buildings as detailed in Section 4.11 (discussed below). The policies of the Mixed-Use Centre land use designation have been revised to limit the permitted building heights. Specifically, policy 3.6.2(4) states that, except where a secondary plan specifies otherwise, or where existing zoning permits greater heights, building heights permitted in the mixed-use centre designation are a maximum of 12 storeys, where transition to adjacent low-rise residential in accordance with section 4.11 is proposed. The section also requires a minimum building height of four (4) storeys for residential and office development. The proposed development applications continue to support the vision of the Official Plan for intensification to occur in proximity to transit stations by adding density into an existing Mixed-Use Centre and supporting the achievement of the density targets for the Bayview-Preston Mixed-Use Centre area by As discussed in the next section, the proposed development site has been identified in the applicable secondary plan as a site for 15 storeys. The proposed Official Plan Amendment will seek to permit the additional height proposed. Policy 4.11(14) has been added to the Official Plan

19 17 and seeks to ensure that high-rise buildings have a sufficient separation distance and that future development on adjacent lots can be accommodated, as appropriate. Buildings are to be designed to minimize wind and shadowing impacts and maintain sunlight penetration to public places, maintain privacy, and preserve public views and sky views, among other elements. To achieve this, the tower portion of the building should: Be appropriately separated from adjacent towers. A minimum separation distance of 23 metres is required, though developments proposing less than 23 metres shall: -- Demonstrate that the objectives stated above are met through the use of a smaller floor plate, building orientation, and/or building shape: and, -- Demonstrate that the potential for future high-rise buildings on adjacent lots can be developed and meet the separation distance and setback distances above. The proposed residential tower extension proposes separation of approximately 11 metres from the existing office buildings. Given the reduced separation, the tower floorplate has been reduced to approximately 485 square metres, much smaller than a typical residential floor and City of Ottawa design guidelines. The smaller floorplate allows for the sunlight penetration to the outdoor landscaped spaces, and the slender tower casts narrow, fast- moving shadows on surrounding areas. The wind impacts of the proposed high-rise building have been assessed through a wind study, which has determined that the microclimate of the existing landscaped amenity spaces will improve as a result of the proposed building extension. As noted above, the tower is surrounded primarily by office and retail uses, as well as a surface parking lot. As a result, there are not anticipated to be any overlook issues despite the height of the tower. The privacy for the residential units, despite the reduced separation, is also maintained given the use of the adjacent buildings. The office buildings will not be occupied in the evenings or on weekends, the times when people are most likely to be in their units. Additionally, the building has been designed in an effort to reduce the number of units that are affected by the proximity of the adjacent buildings. As a result, only 12 suites in the new tower will have principal living spaces facing one of the existing office buildings. The use of reflective glass on the new tower will mitigate the impact of the reduced separation, ensuring the privacy of the new residential units. Beyond the 14th floor, the tower will be above the office buildings and there will be no impact as a result of the reduced separation.

20 18 PRESTON-CARLING DISTRICT SECONDARY PLAN The Preston-Carling District Secondary Plan was approved by City Council on July 9, The Preston-Carling area is bound approximately by Dow s Lake, Loretta Avenue South, Rochester Street and the Queensway and includes the subject property. The Secondary Plan is intended to guide an orderly transformation of the Preston-Carling area into a future downtown District. The area has become one of the most important re-urbanization areas within the City of Ottawa in recent years, and over time is envisioned to emerge as the south-western gateway to the city s downtown. 20 storey residential building. While the subject property is designated within the Mixed-Use Blocks in the plan, the balance of properties abutting Rochester Street are within the Rochester Core character area. This area permits high-rise buildings up to 18 storeys along the street edge and directly abutting the low-rise interior neighbourhoods. Section 4.2 of the Secondary Plan contains built form policies that set out detailed criteria for development projects to achieve high quality architecture and urban design, and to ensure compatibility and transition. Specifically, Section includes criteria for high-rise (10-30 storey) buildings. The following policies are applicable to the proposed development: With the exception of the projects along Rochester Street, the development site that accommodates a high-rise building shall have frontage on public The Plan area has been divided into five (5) character areas that reflect the unique characteristics of the district. The portion of the subject property affected by the proposed development is located within the Mixed-Use Blocks character area. The plan acknowledges that this character area is already anchored by the Preston Square development. The underutilized properties in the vicinity are expected to accommodate some of the much needed uses for a dynamic district to support the broader community while respecting the neighbourhood fabric. Building heights in the area are limited to 15 storeys with lesser heights specified at some locations, including nine (9) storeys along Aberdeen Street. An important consideration in the height of a building is the use of the building. An 15-storey office building, for instance, would have a height roughly similar to the height of a Subject Property 6 storeys 9 storeys 15 storeys 18 storeys Preston-Carling Secondary Plan Schedule B Height and Tower Location Preston-Carling District Secondary Plan, Schedule B Excerpt

21 19 lands along three sides which could comprise of a combination of streets and/ or publicly-owned open space (i.e. frontage on three streets or frontage on two streets with one frontage on publicly-owned open space). The podium and/or base of the development shall incorporate uses and human scale features to animate adjacent streets and open spaces. Point tower design shall be provided for high-rise buildings. Small floor plates will be encouraged with the typical floor area of a residential tower being generally no greater than 750 square meters; Notwithstanding policy a of Volume 1 of the Official Plan, a minimum separation distance of 20 metres between the towers will be required. Proposals that include separation distances less than 20 metres shall demonstrate that criteria set out in policy a of Volume 1 of the Official Plan are met. The relationship between potential towers within the same street block shall be addressed with towers being located as shown on Schedule B Height and Tower Location and measures being introduced through the development review process to ensure orderly development of the block. Coordination of tower locations shall be pursued to optimize views from towers to Dow s Lake, to the city skyline and other public amenities. Shadow and wind studies will be required for all high-rise developments in accordance with the City s Terms of References. The subject property is located within the Mixed- Use Blocks character area which recognizes the site s current status as an anchor for the area and considers the redevelopment potential on the blocks adjacent to it. The Plan does not recognize the opportunity for further intensification on the subject property, however. The proposed development satisfies several of the criteria for high-rise buildings found in the Secondary Plan. Specifically, the block is bounded on three sides by public streets, and on the fourth side by a highway. The podium is animated with active uses along Preston Street, and with residential units along Aberdeen Street. The proposed development has a small floorplate of approximately 485 square metres, and wind and shadow studies show no negative impacts resulting from the tower extension or additional floor to the existing building. The proposed new tower has a separation of 14.3 metres at-grade and 11 metres above grade from the existing office buildings. The Secondary Plan recognizes the potential for separations under 20 metres, and refers back to the criteria of Section a from Official Plan Amendment 150 as an evaluative criteria for reducing the separation to under 20 metres. These criteria have been discussed above. It should be noted, however, that OPA 150 is not yet in full force and effect and, as a result, has no standing as a policy document. As noted within the discussion above, OPA 150 notes two criteria for reducing separation:1) Minimizing wind and shadowing impacts and maintaining sunlight penetration to public places, maintaining privacy, and preserving public views and sky views, among other elements; and, 2) Demonstrating that the potential for future high-rise buildings on adjacent lots can be developed and meet the separation distance and setback distances above. As discussed above, the tower has been centrally located on the subject property, within the existing mixed-use development and set well back from the property edges. As demonstrated through the various supporting plans and studies, the proposed tower will not cause significant microclimate or view impacts for new or existing residents/tenants, and will not preclude high-rise buildings on adjacent properties. Given the location of the proposed development, internal to the existing Preston Square development, the animated building edge policies of Section and public realm policies of Section 5.0 are not applicable to the development. The Secondary Plan did not recognize the potential for intensification on the subject property and therefore did not identify specific design criteria. The existing property creates an inviting streetscape along Preston Street with street trees, lighting, and outdoor commercial patios animating the pedestrian realm. Similarly, the secondary Aberdeen and Rochester Streets have not been identified for further improvements through the public realm plan

22 20 beyond the existing streetscape elements. URBAN DESIGN GUIDELINES FOR HIGH- RISE HOUSING The Urban Design Guidelines for High-Rise Housing were approved by City Council in October The guidelines apply to any building that is 10 storeys or greater in height and are intended to address the compatibility and relationship between highrise buildings and their existing or planned context. The guidelines address seven elements of high-rise design including: context, built form, pedestrians and the public realm, open space and amenities, environmental considerations, site circulation and parking, and services and utilities. The intent of these guidelines is not for them to be used as a checklist, but rather to demonstrate a general adherence to the design direction provided in these documents. The proposed development meets the following applicable design guidelines: Orient high-rise building to integrate into the existing context, maintain a similar line along the street as existing buildings, define the lower portion of the building with a podium that is similar in height to other existing buildings, provide direct links to transit, sidewalks and streets (Guideline 1a); Create a sense of transition between high-rise building and adjacent lower-profile buildings (Guideline 5); Ensure that buildings have architecturally detailed facades where publicly visible, with no blank or featureless sides in anticipation of future development (Guideline 18); Create a sufficient separation between towers of approximately metres to allow for adequate light, views, solar exposure, privacy etc. (Guideline 20); Orient balconies in ways to avoid having balconies facing each other between multiple buildings in the same development (Guideline 22); and, Provide a range of amenity spaces for all users of the space including children, seniors, residents and visitors, and the broader public (Guideline 38). The proposed development generally meets the design direction provided in the Urban Design Guidelines for High-Rise Housing. URBAN DESIGN GUIDELINES FOR TRANSIT-ORIENTED DEVELOPMENT In September 2007, City Council approved design guidelines to address Transit-Oriented Development. The guidelines apply to all development throughout the City that is within 600 metres walking distance of a rapid transit stop or station and provide guidance for the proper development of these strategically located properties. The guidelines address six elements of urban design including: land use, layout, built form, pedestrians and cyclists, vehicles and parking, and streetscape and environment. These guidelines are particularly important as the City expands its rapid transit network with a focus on increasing transit ridership when opportunities for Transit-Oriented Development are presented. The site is located within 600 metres of two (2) existing or future rapid transit stations. The proposed development meets the following applicable design guidelines: Provide transit supportive land uses within a 600 metre walking distance of a rapid transit stop or station. (Guideline 1); Discourage non-transit supportive land uses that are oriented primarily to the automobile and not the pedestrian, cyclist or transit user (Guideline 2); Create a multipurpose destination for both transit users and local residents through providing a mix of different land uses that support a vibrant area community and enable people to meet many of their daily needs locally, thereby reducing the need to travel (Guideline 3); Locate buildings close to each other and along the front of the street to encourage ease of walking between buildings and the public transit (Guideline 7); Create transition in scale between higher intensity development around the transit station and adjacent lower intensity communities by stepping down building heights and densities from the transit station (Guideline 9); / / Create highly visible landmarks through distinctive design features that can be easily identified and

23 21 located (Guideline 12); Provide no more than the required number of vehicle parking spaces, as per the Zoning Bylaw. Consider cash-in-lieu and on-street parking (Guideline 32); Encourage the sharing of parking spaces for uses that have peak parking demands at different times of the day (Guideline 34); and, Encourage underground parking or parking structures over surface parking lots (Guideline 39). The proposed development generally meets the design direction provided in the Urban Design Guidelines for Preston-Carling District - Future Massing (with proposed tower inserted)

24 22 Transit-Oriented Development. CITY OF OTTAWA COMPREHENSIVE ZONING BY-LAW ( ) Portions of the subject property are currently zoned under the Traditional Mainstreet and Mixed-Use Centre parent zones. The area of the proposed residential building extension is within the Mixed-Use Centre, Exception 107 zone, with a maximum floor space index of 2.5 (MC[107] F(2.5)) and the Mixed-Use Centre, maximum floor space index 2.5 (MC F(2.5)) zones. The balance of the subject property, including the four-storey office building that extends across the Preston Street frontage, is zoned Traditional Mainstreet, special exception 2188, with a maximum height of 24.5 metres except at the corner where the maximum height is 18.5 metres. The entire site was previously zoned MC until 2015 when, in an effort to implement the new Preston- Carling District Secondary Plan, the City amended the zoning of the lands abutting Preston to TM. The purpose of the Mixed-Use Centre zone is to ensure that areas designated as such in the Official Plan accommodate a combination of transitsupportive uses such as offices, secondary and post secondary schools, hotels, hospitals, large institutional buildings, community recreation and leisure centres, day care centres, retail uses, entertainment uses, service uses such as restaurants and personal service businesses, and high- and medium-density residential uses. Further, the MC zone promotes a compact City of Ottawa Comprehensive Zoning By-law

25 23 and pedestrian-oriented built form in mixed-use buildings or side by side in separate buildings. The MC zone permits a broad range of uses including retail, service commercial, office, residential and institutional uses, including mixed-use buildings, all contributing to a transit-supportive environment along Preston Street, which is itself a Traditional Mainstreet. Exception 107, which currently applies to the two 11 storey office buildings, states that no building height limits apply. The building heights for this area are regulated instead by the maximum floor space index of 2.5. Previously the floor space index was applicable across the entire subject property to regulate the development densities. Per Section 93 of the Zoning By-law, the property was all considered one lot for zoning purposes when it was entirely zoned MC. With some of the site now zoned TM the property is no longer considered one lot for zoning purposes under section 93. The proposed Zoning By-law Amendment adds a one lot for zoning purposes provision to both the existing exception 2188 that is applicable to the TM lands, and to the new exception for the MC portion of the lands. The current zoning regulated building heights through floor space indexes and specific height limits in the zone. It is recommended that a schedule be added to the Zoning By-law to address building heights, setbacks, and separation on the site. This exception would also remove the floor space index requirement. The proposed development is evaluated against the provisions of the MC zone at right. Items subject to the Zoning By-law Amendment are highlighted in red. Note that the table considers only the requirements for the added residential units and only contemplates the overall development in certain cases to ensure conformance. REQUIRED Setbacks No Minimum on all sides N/A Building Height Minimum: 6.7m Maximum: None within the MC zoned areas Amenity Area 6m 2 per unit of which 50% is required to be communal Minimum Parking (per By-law ) Within Area Z there is no minimum parking requirement for any uses. Residential Visitor 0.1/dwelling unit excluding the first 12 units up to a maximum of 30 spaces Maximum Parking (per By-law ) Residential + Visitor: 1.75/dwelling unit Retail Store: 3.6/100m 2 of GFA Office: 2.2/100m 2 of GFA 84 metres PROVIDED Total: 1,182m 2 Indoor Amenity Space: 427.0m 2 Communal: 591m 2 Outdoor Amenity Space: 1,094.0m 2 Balconies: 54.6m 2 TOTAL: 1,349.9m 2 (1,293.5m 2 communal) 30 spaces 1,056 spaces Maximum Permitted: Residential + Visitor: 621spaces Retail: 31 spaces Office: 880 spaces Restaurant: No maximum Personal Service: No maximum Training Centre: No maximum 1,056 spaces Barrier-free Parking 6 spaces 15 spaces (included in count above) Bicycle Parking Residential: 0.5/dwelling unit 50% can be vertical 25% of residential spaces must be indoors Existing Spaces: 217 spaces Required for New Units: 99 spaces Loading Spaces No requirement for residential N/A development. Floor Space Index Maximum: spaces % of indoors: 100% (on level P1)

26 24 8 DESIGN PROPOSAL SITE EVOLUTION The current mixed-use development at Preston Square has developed over several years, and in multiple phases. Recognizing the tremendous potential of the Preston Street corridor in the 1980s, the first tower was constructed in Subquent phases added the Adelaide rental apartment building, and two additional office buildings with retail and restaurant uses along Preston Street. Today, the area has become one of Ottawa s most popular destinations, acting as a gateway for the downtown and is home to some of Ottawa s tallest approved residential buildings

27 25 SITE CONSTRAINTS The mixed use property, while ideally suited for additional density, is constrained in several ways by the existing development on the site. Given that Highway 417 is a Provincially controlled limited access freeway, a 14-metre setback from the edge of the highway property is required. Non-essential site development is permitted within this setback (parking, etc.) however no structures are permitted. The existing buildings on the site also present a challenge for the addition of density onto the subject property. The underground parking garage aisles limit the opportunities for building cores, while the buildings themselves necessitate appropriate setbacks to maintain sunlight into public spaces, and to the offices and units wihtin the building. Legend Drive Aisles Below MTO 14m Setback 11m Building Separation

28 26 SITE PLAN The proposed site plan includes the addition of a 24-storey residential tower while retaining all existing office and residential buildings on the site. The proposed development also includes the addition of a single storey to the existing Adelaide residential building. The new tower is proposed in the centre of the site, acting as an addition to the existing residential building, extending north from its centre. The highrise building will be accessible through the existing Adelaide building and from the parking garage below. A secondary access is provided from the courtyard at the north end of the tower extension. The building has been carefully located to minimize the impacts on existing uses on the site. The tower takes a slender form and is situated such that only 12 units within the new tower extension will have principal living spaces (obliquely) facing one of the existing office buildings. The utilization of reflective glass on these units will mitigate the impact of the reduced separation, ensuring the privacy of the living spaces. The existing privately owned public space in the centre of the site would be modified to allow for the new building, retaining it as a retreat for office workers and outdoor amenity space for residents of the existing and new buildings. Existing pedestrian connections through the site will be retained, as will the drop-off loop for the office uses.

29 EXIST. STAIRWELL FROM U/G PARKING EXIST. STAIRWELL 27 PLANT LIST KEY QTY. BOTANICAL NAME COMMON NAME CAL. HT. SPR. COND. DECIDUOUS TREES REMARKS PROPERTY LINE OV 2 Ostrya virginiana Eastern hophornbeam 70mm W.B. 6m o.c. min. PROPERTY LINE Sb 5 NEW CONC. CURB Jh 9 DASHED LINES INDICATE EXIST. CURB AND PARKING SPACES TO BE REMOVED Sb 18 Pf 18 Js 5 EXIST. SIGNAGE PYLON TO REMAIN Jh 9 SHRUBS Amelanchier laevis Allegheny Serviceberry 200cm Ac 6 B. & B. Cs 3 3 gal. POT Ea 9 7 gal. POT 50 cm Hm 61 3 gal. POT 'Dancing Snow' Hydrangea 50 cm Jh 92 3 gal. POT Juniperus horizontalis 'Blue Chip' Blue Chip Juniper 1.0m o.c. 50 cm Js 5 3 gal. POT Juniperus sabina 'Tamariscifolia' Tamarix Juniper 1.5m o.c. 18 Pf Potentilla fruticosa 'Abbotswood' Abbotswood Cinqufoil 40 cm 3 gal. POT 600mm o.c. 100 Sb Spiraea x bumalda 'Anthony Waterer' Anthony Waterer Spirea 50 cm 3 gal. POT 1.0m o.c. 12 Ss Sorbaria sorbifolia 'Sem' False Spirea 50 cm 3 gal. POT 1.5m o.c. 50 cm Sv 9 3 gal. POT Tc 63 B. & B. Taxus cuspidata 'Nana' Dwarf Japanese Yew 50 cm 30 3 gal. POT Wf Weigela florida 'Red Prince' Red Prince Weigela 50 cm 1.0m o.c. Cornus sericea Red Osier Dogwood 60 cm 1.5m o.c. Euonymus alatus 'Compactus' Dwarf Burningbush 125 cm 1.5m o.c. Hydrangea macrophylla Wedding Gown Double Delights Wedding Gown 1.0m o.c. Syringa x vulgaris 'Madame Lemoine' French Hybrid Lilac 1.5m o.c. Spacing as per plan; Multi- 1.5m o.c. LANDSCAPE PLAN The proposed landscape plan for the Site Plan revision modifies the existing outdoor privately owned public space to account for the new building while maintaining the important amenity spaces for office workers and residents of the building. 18 EXIST. BICYCLE PARKING SPACES TO REMAIN EXIST. AIR SHAFT TO REMAIN FIRETRUCK ROUTE PROPERTY LINE ORNAMENTAL GRASSES / PERENNIALS / VINES Feather Reed Grass 1 gal. POT ca mm o.c. hf mm o.c. Heuchera x 'Fire Alarm' Fire Alarm Coral Bells Hosta sieboldiana 'Elegans' Elegans Hosta 1 gal. POT hse mm o.c mm o.c. pq Parthenocissus quinquiefolia Virginia Creeper 1 gal. POT 40 1 gal. POT 800mm o.c. pv Panicum virgatum 'Prairie Fire' Prairie Fire Switch Grass Calamagrostis acutiflora 'Karl Foerster' EASEMENT 1 gal. POT The two primary outdoor spaces, located to the south of Blocks A and C are retained and remain relatively unchanged. These spaces provide a green space for active or passive recreation. The existing trees provide shade and are understood to be a valuable natural feature to be preserved. OUTLINE OF LOADING AREA BELOW The internal driveway loop has been adjusted to account for the new building. New planting areas have been incorporated into the central area. On the west side of the new residential building is an outdoor patio spaces that will provide attractive outdoor seating areas for residents and visitors. This EXISTING BLOCK 'D' patio space is a seamless addition to the indoor 4 STOREYS + MECH. PENT. amenity areas on the ground floor of the new building. Fencing and plantings screen and separate this private amenity space from the adjacent public space. MIXED-USE BUILDING On the east side of the new building are intimate, outdoor private spaces. Similar to the outdoor spaces on the west side of the building, they seamlessly integrate with the interior amenity areas. A combination of wood fence, decorative metal fence, and plantings complement the proposed uses of these outdoor spaces. PROPERTY LINE EXIST. LOADING AREA EXIST. PARKING ACCESS TO P2 LINK EXIST. AIR SHAFT TO REMAIN OUTLINE OF LOADING AREA BELOW EXISTING OFFICE BUILDING BLOCK 'C' 11 STOREYS + MECH. PENT. LINE OF BUILDING ABOVE LANDSCAPED OUTDOOR AMENITY AREA PROPOSED STAGING AREA - EXISTING LANDSCAPE TO BE RESTORED EXISTING PLANTING TO REMAIN TRANSPLANTED TREE #28 - Syringa reticulata TRANSPLANTED TREES #48 - Acer ginnala x 2 TRANSPLANTED TREES #51 - Acer ginnala x 2 TRANSPLANTED TREES #30 - Quercus robur 'Fastigiata' x 2 ca 66 Wf 30 Tc 9 Tc 25 Sb 35 Hm pv pv ca ca PROPOSED RESIDENT'L BUILDING 24 STOREYS + MECH. PENT. SEASONAL PLANTING BY OWNER x 4 PLANTER POTS ARCHITECTURAL CANOPY ABOVE - REFER TO ARCH. DWG. Cs 3 FACE OF BUILDING ABOVE Ac hse 3 45 OUTLINE OF BUILDING AT PODIUM LEVEL pq hf 3 12 EXISTING RESIDENTIAL APARTMENT BUILDING BLOCK 'B', THE ADELAIDE BUILDING 8 STOREYS + MECH. PENT. Sb 30 FIRETRUCK ROUTE Ea 9 Jh 76 Sb 12 Sv 9 OV 2 Ac hse 3 45 Tc QRF 9 2 Tc 20 Ss 12 EXISTING PLANTING TO REMAIN 18 EXIST. BICYCLE PARKING SPACES TO REMAIN TRANSPLANTED TREE #48 - x 1 Acer ginnala x 1 Acer ginnala TRANSPLANTED TREE #51 - OUTLINE OF EXISTING OFFICE BUILDING BLOCK 'A' 11 STOREYS + MECH. PENT. 18 EXIST. BICYCLE PARKING SPACES TO REMAIN TRANSPLANTED TREE #49 - A. platanoides 'Columnare' TRANSPLANTED TREE #50 - A. platanoides 'Columnare' Hm 23 LANDSCAPED OUTDOOR RESIDENTIAL AMENITY AREA - EXISTING LANDSCAPE TO REMAIN UNDISTURBED BUILDING ABOVE PROPERTY LINE PROPERTY LINE EXIST. VEHI ENTRANCE

30 28 MASSING Following an evaluation of the various constraints on the site and settling on the proposed extension of the existing residential building into the privately owned public space as the ideal location for the building, the possibilities for building massing were reviewed. The proposed building massing takes on a long and skinny form oriented in a north-south direction for two reasons: 1. To minimize the impacts on the view northward from suites within the existing Adelaide building; and, 2. To maximum the distance between the proposed building and the existing office buildings on each side of it. The result is that only 12 units within the new tower extension will have principal living spaces (obliquely) facing one of the existing office buildings. The utilization of reflective glass on these units will mitigate the impact of the reduced separation, ensuring the privacy of the living spaces. Above the 13th floor of the new tower the units will be above the office building and will not be affected. Additional discussion on the tower separation is located in Section 7 of this Planning Rationale. The tower s tall and slender form fits well into the centre of the site and is well set back from the Preston Traditional Mainstreet. Overlap between Office Building and New Tower, where the faces are parrallel Overlap between Office Building and New Tower, where the office building is at a 45 degree angle to the proposed tower

31 29 FLOOR PLANS The slender form of the tower results in an efficient and uniform unit layout on the floors. A range of communal amenity space is located at the base of the building providing direct access to outdoor amenity areas. EXISTING OFFICE BUILDING (BLOCK 'C'), NOT PART OF THIS APPLICATION RELOCATED AIR SHAFT FROM PARKING LEVELS BELOW ± EXSITING OFFICE BUILDING BLOCK 'C' CANOPY ABOVE STOREYS + MECH. PENT VEST MEETING EXISTING OFFICE BUILDING EXISTING OFFICE BUILDING (BLOCK 'A'), NOT PART OF THIS (BLOCK 'C'), NOT PART OF THIS APPLICATION APPLICATION ± ± SUITE 04 SUITE m² / ft² 54.0 m² / ft² EXISTING OFFICE BUILDING (BLOCK 'A'), NOT PART OF THIS APPLICATION ± ST02 FHC STORAGE 1500 ST02 CLOSED LOUNGE (PARTY ) 7150 SUITE m² / ft² 7150 FULL-HEIGHT SLIDING DOOR YOGA STUDIO FULL-HEIGHT SLIDING DOOR SUITE m² / ft² EXISTING EXIT STAIR FROM BELOW-GRADE PARKING CANOPY ABOVE FULL-HEIGHT SLIDING DOOR OPEN LOUNGE INDOOR AMENITY AREA OPEN TO ABOVE EXERCISE GYM FULL-HT. GLASS PARTITION CANOPY ABOVE C O R R I D O R SUITE 02 SUITE m² / ft² 51.9 m² / ft² SUITE 01 SUITE m² / ft² 56.5 m² / ft² FHC FHC ST NEW ELEV ST01 NEW ELEV ± ELEC. RISER EXIT CORR. MECH. RISER S/A SHAFT NEW ELEVATOR LOBBY NEW ELEV ± ELEC. / COMM MECH. RISER S/A SHAFT NEW ELEVATOR LOBBY NEW ELEV OVER-SIZED ITEMS 34"(D) x 29"(W) x 45"(H) RECYCLING BINS GARB. / RECYC. Ø1500 NEW ELEV. 1 DASHED LINES INDICATE EXISTING TO BE DEMOLISHED OVER-SIZED ITEMS GARB. / RECYC. 34"(D) x 29"(W) x 45"(H) RECYCLING EXISTING BINSRENTAL APARTMENT BUILDING (ADELAIDE APARTMENTS), NOT PART OF THIS APPLICATION Ø1500 NEW ELEV. 1 DASHED LINES INDICATE EXISTING TO BE DEMOLISHED EXISTING RECYCLING EXISTING ELEVATOR LOBBY Floor Plan - Podium Level Floor Plan - Levels 4 through 6

32 FHC MECH. RISER GARB. / RECYC. ST01 S/A SHAFT ST02 FHC 30 EXSITING OFFICE BUILDING BLOCK 'C' 11 STOREYS + MECH. PENT. EXISTING OFFICE BUILDING (BLOCK 'C'), NOT PART OF THIS APPLICATION EXISTING OFFICE BUILDING (BLOCK 'A'), NOT PART OF THIS APPLICATION ± FACE OF BUILDING AT 22nd FLOOR ABOVE SUITE 04 SUITE m² / ft² m² / ft² SUITE m² / ft² SUITE m² / ft² SUITE 02 SUITE m² / ft² 51.9 m² / ft² FHC C O R R I D O R SUITE 01 SUITE m² / ft² 56.5 m² / ft² 1500 ± FACE OF BUILDING AT 22nd FLOOR ABOVE EXSITING OFFICE BUILDING BLOCK 'A' 11 STOREYS + MECH. PENT. PROPOSED TOWER FHC 1400 NEW ELEV OVER-SIZED ITEMS 34"(D) x 29"(W) x 45"(H) RECYCLING BINS ELEC. / COMM ELEVATOR LOBBY EXISTING RENTAL APARTMENT BUILDING (ADELAIDE APARTMENTS) 1300 BOILER SUITE 901 SUITE 902 SUITE 903 SUITE 904 SUITE 905 SUITE 906 SUITE 907 SUITE 908 SUITE m² / ft² 57.5 m² / ft² 50.3 m² / ft² 53.8 m² / ft² 67.7 m² / ft² 56.7 m² / ft² 50.2 m² / ft² 57.1 m² / ft² 95.6 m² / ft² FLUID COOLER MAKE-UP AIR GARB. MECHANICAL UNIT C O R R I D O R C O R R I D O R ELEVATOR LOBBY 4000 C O R R I D O R SUITE 922 SUITE 921 SUITE 920 SUITE 919 SUITE 928 SUITE 917 SUITE 916 SUITE 915 SUITE 914 SUITE 913 SUITE 912 SUITE 911 SUITE m² / ft² 56.1 m² / ft² 47.3 m² / ft² 56.4 m² / ft² 59.6 m² / ft² 61.3 m² / ft² 58.3 m² / ft² 58.1 m² / ft² 60.4 m² / ft² 54.9 m² / ft² 52.4 m² / ft² 53.9 m² / ft² 78.4 m² / ft² FHC OPEN TO ABOVE OPEN TO ABOVE EXISTING BUILDING "THE ADELAIDE" Ø1500 NEW NEW ELEV. 1 ELEV. 2 ROOF BELOW Floor Plan - 7th Floor (Tower) and Extension to Existing Building

33 31 XISTING OFFICE BUILDING LOCK 'C'), NOT PART OF THIS PPLICATION EXISTING OFFICE B (BLOCK 'A'), NOT PART APPL ROOF OF EXISTING OFFICE BUILDING (BLOCK 'C'), NOT PART OF THIS APPLICATION ROOF OF EXISTING OFFICE BUILDING (BLOCK 'A'), NOT PART OF THIS APPLICATION EXSITING OFFICE BUILDING BLOCK 'C' ± EXSITING OFFICE BUILDING BLOCK 'C' ± ± ± STOREYS + MECH. PENT. 11 STOREYS + MECH. PENT FACE OF BUILDING AT 22nd FLOOR ABOVE 3000 SUITE 04 SUITE m² / ft² 54.0 m² / ft² FHC ST02 ST SUITE m² / ft² SUITE m² / ft² SUITE 02 SUITE m² / ft² 51.9 m² / ft² C O R R I D O R SUITE 01 SUITE m² / ft² 56.5 m² / ft² FACE OF BUILDING AT 22nd FLOOR ABOVE EXSITING OFFICE BUILDING BLOCK 'A' SUITE m² / ft² 11 STOREYS + MECH PENT HIGH PRIVACY SCREEN OUTLINE OF 21st FLOOR BELOW 1800 HIGH PRIVACY SCREEN B A L C O N Y AT 2 2 n d F L O O R O N L Y FHC ST02 SUITE 02 SUITE m² / ft² 71.0 m² / ft² C O R R I D O R SUITE 01 SUITE m² / ft² 51.1 m² / ft² 1300 B A L C O N Y AT 2 2 n d F L O O R O N L Y HIGH PRIVACY SCREEN OUTLINE OF 21st FLOOR BELOW 1800 HIGH PRIVACY SCREEN FHC FHC 1400 ST01 NEW ELEV ST NEW ELEV ELEC. / COMM MECH. RISER S/A SHAFT 6890 ELEVATOR LOBBY NEW ELEV ELEC. / COMM MECH. RISER S/A SHAFT 6890 NEW ELEVATOR LOBBY NEW ELEV OVER-SIZED ITEMS 34"(D) x 29"(W) x 45"(H) RECYCLING BINS GARB. / RECYC. Ø1500 NEW ELEV. 1 OVER-SIZED ITEMS 34"(D) x 29"(W) x 45"(H) RECYCLING BINS GARB. / RECYC. Ø1500 NEW ELEV FLUID COOLER OPEN TO BELOW FD MECHANICAL OPEN TO BELOW FD FD ROOF OF MECH. PENTHOUSE OF NEW ADDED FLOOR Floor Plan - Floors 9 through 21 Floor Plan - Floors 22 through 24

34 ELEVATIONS T.O. PARAPET MECH. PENT. The elevations use a range of materials that work well with the existing building finishes, while ensuring LEGEND: 1) VISION GLASS 2) SPANDREL PANEL a modern and distinct approach from the office 3) FRITTED CURTAIN WALL GLAZING 4) GLASS CANOPY 5) LOUVRES buildings. 6) ALUMINUM PANEL REVEAL 7) BRICK 8) GLASS GUARD PROPERTY LINE EXISTING OFFICE BUILDING BLOCK 'A' IN FOREGROUND EXISTING OFFICE BUILDING BLOCK 'C' IN FOREGROUND OUTLINE OF EXISTING BELOW GRADE PARKING EXISTING ADELAIDE PROPOSED ADDITON th FLOOR 23rd FLOOR 22nd FLOOR 21st FLOOR 20th FLOOR 19th FLOOR 18th FLOOR 17th FLOOR 16th FLOOR 15th FLOOR 14th FLOOR 13th FLOOR 12th FLOOR 11th FLOOR 10th FLOOR 9th FLOOR 8th FLOOR ± NEW EXIST. BLDG. 7th FLOOR 6th FLOOR th FLOOR th FLOOR rd FLOOR nd FLOOR SERVICE PODIUM P1 ENTRY P2 P3 P4 9) ILLUMINATED COLURED PANELS 10) ENTRANCE CANOPY 11) PREFINISHED ALUMINUM PANEL 12) EXISTING VISION GLASS 13) EXISTING BRICK 14) EXISTING GUARD 1. Vision Glass 2. Spandrel Panel 3. Fritted Curtain Wall 4. Glass Canopy 5. Louvers 6. Aluminium Panel Reveal 7. Brick 8. Glass Guard 9. Illuminated Coloured Panels 10. Entrance Canopy 11. Prefinished Aluminium Panel 12. Existing Vision Glass 13. Existing Brick 14. Existing Guard Elevation - North

35 T.O. PARAPET LEGEND: 1) VISION GLASS 2) SPANDREL PANEL 3) FRITTED CURTAIN WALL GLAZING 4) GLASS CANOPY 5) LOUVRES MECH. PENT. 6) ALUMINUM PANEL REVEAL 7) BRICK OUTLINE OF EXISTING BELOW GRADE PARKING EAST ELEVATION OUTLINE OF EXISTING BELOW GRADE PARKING EXISTING ADELAIDE PROPOSED ADDITON PROPERTY LINE th FLOOR 23rd FLOOR 22nd FLOOR 21st FLOOR 20th FLOOR 19th FLOOR 18th FLOOR 17th FLOOR 16th FLOOR 15th FLOOR 14th FLOOR 13th FLOOR 12th FLOOR 11th FLOOR 10th FLOOR 9th FLOOR 8th FLOOR ± NEW EXIST. BLDG. 7th FLOOR 6th FLOOR th FLOOR th FLOOR rd FLOOR nd FLOOR SERVICE PODIUM P1 ENTRY P2 P3 P4 WEST ELEVATION 8) GLASS GUARD 9) ILLUMINATED COLURED PANELS 10) ENTRANCE CANOPY 11) PREFINISHED ALUMINUM PANEL 12) EXISTING VISION GLASS 13) EXISTING BRICK 14) EXISTING GUARD 1. Vision Glass 2. Spandrel Panel 3. Fritted Curtain Wall 4. Glass Canopy 5. Louvers 6. Aluminium Panel Reveal 7. Brick 8. Glass Guard 9. Illuminated Coloured Panels 10. Entrance Canopy 11. Prefinished Aluminium Panel 12. Existing Vision Glass 13. Existing Brick 14. Existing Guard Elevation - South Elevation - West

36 T.O. PARAPET LEGEND: 1) VISION GLASS 2) SPANDREL PANEL ) FRITTED CURTAIN WALL GLAZING 4) GLASS CANOPY 5) LOUVRES 6) ALUMINUM PANEL REVEAL MECH. PENT. 7) BRICK 8) GLASS GUARD EXISTING OFFICE BUILDING BLOCK 'C' BEYOND EXISTING OFFICE BUILDING BLOCK 'A' BEYOND OUTLINE OF EXISTING BELOW GRADE PARKING PROPERTY LINE EXISTING ADELAIDE PROPOSED ADDITON th FLOOR 23rd FLOOR 22nd FLOOR 21st FLOOR 20th FLOOR 19th FLOOR 18th FLOOR 17th FLOOR 16th FLOOR 15th FLOOR 14th FLOOR 13th FLOOR 12th FLOOR 11th FLOOR 10th FLOOR 9th FLOOR 8th FLOOR ± NEW EXIST. BLDG. 7th FLOOR 6th FLOOR th FLOOR th FLOOR rd FLOOR nd FLOOR SERVICE PODIUM P1 ENTRY P2 P3 P4 9) ILLUMINATED COLURED PANELS 10) ENTRANCE CANOPY 11) PREFINISHED ALUMINUM PANEL 12) EXISTING VISION GLASS 13) EXISTING BRICK 14) EXISTING GUARD 1. Vision Glass 2. Spandrel Panel 3. Fritted Curtain Wall 4. Glass Canopy 5. Louvers 6. Aluminium Panel Reveal 7. Brick 8. Glass Guard 9. Illuminated Coloured Panels 10. Entrance Canopy 11. Prefinished Aluminium Panel 12. Existing Vision Glass 13. Existing Brick 14. Existing Guard

37 NEW SIDEWALK T.O. PARAPET MECHANICAL PENTHOUSE MECH. PENT. MECHANICAL PENTHOUSE ON PROPOSED ADDITION TO EXISTING RESIDENTIAL APARTMENT 'BLOCK B' PROPOSED ADDITIONAL FLOOR TO EXISTING RESIDENTIAL APARTMENT 'BLOCK B' "THE ADELAIDE" PROPERTY LINE EXISTING ADELAIDE PROPOSED ADDITON CORRIDOR ELEVATOR MECH. MACHINE NEW SUITE NEW ELEVATOR LOBBY EXISTING ELEVATOR EXISTING SUITE LOBBY EXISTING ELEVATOR EXISTING SUITE LOBBY EXISTING ELEVATOR EXISTING SUITE LOBBY EXISTING ELEVATOR EXISTING SUITE LOBBY EXISTING ELEVATOR EXISTING SUITE LOBBY EXISTING ELEVATOR EXISTING SUITE LOBBY EXISTING ELEVATOR EXISTING SUITE LOBBY CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR CORRIDOR GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. GARB./RECYC. S/A SHAFT S/A SHAFT S/A SHAFT S/A SHAFT S/A SHAFT S/A SHAFT ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC./COMM. ELEC. CLOSET SUITE SUITE SUITE SUITE CLOSED LOUNGE CLOSED LOUNGE OPEN LOUNGE OPEN LOUNGE (PARTY ) (PARTY ) EXISTING OFFICE BUILDING BLOCK 'C' BEYOND th FLOOR 23rd FLOOR 22nd FLOOR 21st FLOOR 20th FLOOR 19th FLOOR 18th FLOOR 17th FLOOR 16th FLOOR 15th FLOOR 14th FLOOR 13th FLOOR 12th FLOOR 11th FLOOR 10th FLOOR 9th FLOOR 8th FLOOR ± NEW EXIST. BLDG. 7th FLOOR 6th FLOOR th FLOOR th FLOOR rd FLOOR nd FLOOR SERVICE PODIUM PROPERTY LINE ELEVATOR LOBBY 3225 P ENTRY P P3 EXISTING RESIDENTIAL APARTMENT 'BLOCK B' "THE ADELAIDE" 2590 P4

38 36 VIEWS The proposed residential building is located internal to the existing development of the site, significantly reducing its visual impact from locations around the subject property. The building will have expansive views in all directions of the Ottawa River and Gatineau Hills to the north and of Dow s Lake and the Central Experimental Farm to the south.

39 37

40 38

41 39 ARCHITECTURAL PALETTE Preston Square was conceived approximately 25 years ago as a mixed-use development providing a live, work, and play environment. It has become a development which is unique in the City and has substantially contributed to the redevelopment of the entire area. Over the course of 25 years, the project has been realized in response to market conditions, City of Ottawa policies, and City infrastructure initiatives, particularly public transit. Today, Preston Square provides work space for approximately 2,000 workers, is home to over 300 residents, and includes five (5) restaurants and other commercial services combining to create a vibrant community. In keeping with the original vision for and the evolution of the site, City of Ottawa policies created to maximize the use of existing infrastructure and reduce dependency on the automobile, and the market demand for rental housing, 200 additional residential units are proposed to be constructed. The creation of more residential units on the site will further add to the vitality of the Preston Square community and the surrounding community. The location and the massing of the new structure have been carefully considered to minimize the impact on the existing community and provide a significant positive contribution to the community and physical environment. The success of this mixed-use development is a result of: Sharing elements of the various uses that make functional sense, including parking, loading, and amenity spaces. Providing connectivity between the varying uses that is easily understood and navigated. Expressing the physical form, massing, and material for each building that is appropriate to the use. The appropriate balancing of the need for privacy and views with the various uses juxtaposed on the site. The creation of a site identity through the choice of materials, site organization, and signage that is recognized by travelers on the Queensway as well as pedestrians walking on adjacent streets. Previous sections of this Brief have discussed how the Adelaide residential tower extension will build on this success. Of particular note is: The use of a narrow floor plate for the extension, which provides the appropriate separation between new and existing buildings. The careful planning of the layout of the new residences to maximize the visual privacy and access to views not only for the new residents but also for the existing residents and workers. The use of the existing residential entrance on Aberdeen Street, thereby continuing to provide the appropriate separation of uses and clarity of site organization. The recognition that the large internal landscaped open space was a significant underutilized asset by residents on the site. The Adelaide residential tower extension will be connected to the landscaped open space, providing new opportunity for integration and use by residents. The choice of materials for the tower extension combines two architectual languages, mediating between the glass and metal of the offices and the brick of the residential. The location, proportions, and use of these materials strives to respect the existing environment while adding to the richness of the overall visual experience. / / The enhancement of the site identity by providing a new focal point that will be visible from a distance even when the surrounding community s development potential is fully realized. Careful attention has been paid to the design of the upper levels of the tower to ensure that it will be a positive addition to the city skyline. All rooftop mechanical equipment is concealed, and the elevator overrun and machine room are incorporated within the penthouse.

42 ROCHESTER STREET PRESTON STREET ROCHESTER STREET PRESTON STREET ROCHESTER STREET PRESTON STREET ROCHESTER STREET PRESTON STREET ROCHESTER STREET PRESTON STREET ROCHESTER STREET PRESTON STREET 40 SHADOW ANALYSIS The proposed building s slender tower footprint will result in fast moving shadows cast primarily to the north, over top of Highway 417. The shadows do not create any undue adverse impacts on adjacent properties. Sun shadow studies for additional time periods have been completed and submitted as part of the development applications. PRESTON STREET HIGHWAY 417 ABERDEEN STREET ROCHESTER STREET PRESTON STREET HIGHWAY 417 ABERDEEN STREET PRESTON STREET HIGHWAY 417 ABERDEEN STREET June 21-8:00am June 21-10:00am June 21-12:00pm ROCHESTER STREET ROCHESTER STREET HIGHWAY 417 HIGHWAY 417 HIGHWAY 417 ABERDEEN STREET ABERDEEN STREET ABERDEEN STREET September 21-9:00am September 21-11:00am September 21-1:00pm HIGHWAY 417 HIGHWAY 417 HIGHWAY 417 ABERDEEN STREET ABERDEEN STREET ABERDEEN STREET December 21-9:00am December 21-11:00am December 21-1:00pm

43 ROCHESTER STREET PRESTON STREET ROCHESTER STREET PRESTON STREET ROCHESTER STREET PRESTON STREET ROCHESTER STREET ROCHESTER STREET PRESTON STREET ROCHESTER STREET ROCHESTER STREET 41 HIGHWAY 417 HIGHWAY 417 HIGHWAY 417 HIGHWAY 417 ABERDEEN STREET ABERDEEN STREET ABERDEEN STREET ABERDEEN STREET June 21-2:00pm June 21-4:00pm June 21-6:00pm June 21-8:00pm HIGHWAY 417 HIGHWAY 417 PRESTON STREET ABERDEEN STREET PRESTON STREET ABERDEEN STREET September 21-3:00pm September 21-5:00pm HIGHWAY 417 PRESTON STREET ABERDEEN STREET December 21-3:00pm

44 42 5 DEVELOPMENT APPLICATIONS OFFICIAL PLAN AMENDMENT An Official Plan Amendment is required to revise the Preston-Carling District Secondary Plan to permit building heights up to 24 storeys on the subject property. As noted above, Schedule B of the Secondary Plan identifies the subject property with a maximum height of 15 storeys. This height designation was based on the existing development and a failure to recognize the potential for further intensification on the property. The proposed tower is appropriate given the criteria established in Section of the Secondary Plan for high-rise buildings up to 30 storeys, which speak to encouraging small floor plates, appropriate separation and animated street edges. The proposed development will be internal to the site, capitalizing on the existing retail street animation along Preston Street and the residential units abutting Aberdeen Street. As discussed above, though the tower separation is less than then 20 metres suggested by the Secondary Plan, and less than the 23 metres suggested in policy 4.11(14)(a) of Official Plan Amendment 150, the tower separation provided is appropriate given the location, mix of uses on the site, and floorplate size. The new building has been carefully located within the existing complex resulting in only 12 units within the new tower extension having principal living spaces (obliquely) facing one of the existing office buildings. The utilization of reflective glass on these units will mitigate the impact of the reduced separation, ensuring the privacy of the living spaces. Above the 13th floor of the new tower the units will be above the office building and will not be affected by the office uses. The tower floorplate has also been reduced to approximately 485 square metres, much smaller than a typical residential floor and the 750 square metres cited in City of Ottawa policies and design guidelines, to allow for the sunlight penetration to the landscaped courtyard spaces, and to ensure that the slender tower casts narrow, fast-moving shadows on surrounding areas. The wind impacts of the proposed high-rise building have been assessed through a wind study, which has determined that the microclimate of the landscaped courtyard will improve as a result of the proposed building extension. A reduced separation is proposed between the existing office buildings and the proposed residential building. The office buildings will not be occupied in the evenings or on weekends - the times when people are most likely to be using their amenity spaces and balconies. The building has also been designed in an effort to reduce the number of units that are affected by the proximity of the adjacent buildings. As a result, the impacts of the reduced separation distance have been appropriately mitigated to satisfy the criteria for highrise buildings in the Secondary Plan. The increased height at this location, within 600 metres of two transit stations (Carling and the future Gladstone Station) is appropriate. The building does not include additional parking, supporting and encouraging active transportation modes as the preferred alternative for getting to and from the site. The development also intensifies a Mixed-Use Centre adjacent to a Traditional Mainstreet, two areas identified as target areas for intensification in the Official Plan, and supports the creation of a complete community within the Mixed-Use Centre. It is our opinion that the proposed amendment to the Preston-Carling District Secondary Plan is appropriate and conforms to the City of Ottawa s in-force Official Plan, as amended.

45 43 ZONING BY-LAW AMENDMENT The proposed Zoning By-law Amendment will add a provision to Special Exception 2188 to state that all lands zoned MC[XXXX] S(XXXX), TM[2188] H(18.5) and TM[2188] H(24.5) are one lot for zoning purposes. The MC zoned areas of the site will be rezoned to account for the proposed development. The requested amendments are outlined below: proximity to transit, and the minimal impacts resulting from the additional residential units. It is our opinion that the proposed Zoning By-law Amendments are appropriate for the lands and are consistent with the Provincial Policy Statement, and conforms to the Official Plan. Add a new special exception that states: The lands zoned MC[XXXX] S(XXXX), TM[2188] H(18.5) and TM[2188] H(24.5) are one lot for zoning purposes; The required building heights and setbacks in the MC parent zone do not apply and maximum building heights, maximum number of storeys, and minimum setbacks will be regulated by a new zoning schedule; and, Remove the maximum Floor Space Index provision. A site specific zoning schedule applying only to the MC portion of the lands, will address setbacks and building height. The maximum Floor Space Index currently applied on the site is 2.5, while the proposed development would increase it to This represents an increase in permissible gross floor area of approximately 14,500 square metres. This is considered a reasonable increase given the size of the property, its location in

46 44 6 CONCLUSIONS In considering the proposed development and applicable policy framework, it is our professional opinion that the proposed development represents good planning and is in the public interest for the following reasons: Consistent with the Provincial Policy Statement The proposed development is consistent with the Provincial Policy Statement which promotes the efficient development of serviced, underutilized lands located within settlement areas. The proposed development on the subject property will achieve a greater density and mix of land uses in a pattern that efficiently uses available infrastructure and supports existing neighbourhood amenities. The development will also encourage active modes of transportation by its proximity to rapid transit stations and cycling pathways, and the decision not to provide additional parking to service the additional units. Conforms to the City of Ottawa Official Plan The subject property is designated Mixed-Use Centre in the Official Plan. The proposed residential use is permitted and encouraged within mixed-use centres to support the rapid transit network and a mix of uses within these areas. As discussed above, the subject property has been identified as a suitable site for intensification given its location in a mixed-use centre and its proximity to rapid transit. The proposed development implements the vision for Mixed-Use Centres as compact, mixeduse area with pedestrian facilities and an active street frontage. The proposed development will not generate undue adverse impacts on the neighbouring properties and fulfills the compatibility objectives and design principles outlined in Section and the compatibility criteria outlined in Section 4.11, including policies related to building height and massing. Has Regard for Official Plan Amendment No. 150 The proposed development supports the vision of intensification within a target area of Official Plan Amendment No. 150 and within proximity to transit. The tower separation, though less than required by OPA 150, meets the intent of the policy by ensuring that the specific objectives for separation continue to be met including allowing sunlight to penetrate public spaces and ensuring privacy is maintained. Maintains the General intent of the Preston-Carling District Secondary Plan The Preston-Carling District Secondary Plan recognizes the potential for high-rise development on the subject property, but did not identify the site as a potential location for additional height and density. The proposed applications would amend the Plan to permit the proposed building heights, while maintaining the built form criteria set out in Section of the Plan. The proposed high-rise residential building has mitigated potential impacts and supports the site s status as the anchor of its character area.

47 45 Meets Applicable Design Guidelines The proposed development generally meets the design direction provided in the Urban Design Guidelines for High-Rise Housing and Transit-Oriented Development. The proposed building takes advantage of an infill opportunity and achieves a compatible building in terms of form and design. Maintains the General Intent of the Zoning By-Law The zoning of the subject property is proposed to be amended to reflect the proposed Official Plan amendment and the proposed development. The proposed use is permitted in the MC zone, and aside from the requested amendments, the proposal will meet the zoning provisions and applicable to the subject property. Represents Good Planning Overall, the proposed development advances several key policy objectives at the Provincial and Municipal levels including: optimizing the use of serviced lands within the existing urban boundary, encouraging growth within the urban boundary, capitalizing on the proximity to public transit, and contributing to the range and availability of housing for all ages and incomes. Based on the above analysis, it is our opinion that the proposed development represents good planning and is therefore in the public interest. Carl Furney, MCIP RPP AICP Manager, Planning + Policy FOTENN Consultants Inc. Paul Black, MCIP RPP Planner FOTENN Consultants Inc.

48