371 Richmond Road. Zoning By-law Amendment Site Plan Control

Transcription

1 371 Richmond Road Zoning By-law Amendment Site Plan Control August 2014

2 Prepared by: FOTENN Consultants 223 McLeod Street Ottawa, ON K2P 0Z fotenn.com Prepared for: Domicile Developments Inc 371 Richmond Road #1 Ottawa, ON K2A 0E domicile.ca

3 INTRODUCTION This Planning Rationale has been prepared in support of applications for a Minor Zoning By-law Amendment and Site Plan Control for the lands located at Richmond Road and 376 Madison Avenue in the City of Ottawa (the subject properties or subject site ). The purpose of the Planning Rationale is to assess the appropriateness of the proposed development within the context of the surrounding community, the City s regulatory and policy framework, the City s Design Guidelines, and technical studies conducted with respect to the proposed development. Domicile Developments Inc. is proposing a nine-storey residential building containing 100 units in the form of bachelor, one-bedroom and two-bedroom units. Parking will be accommodated on site in the form of 31 spaces above grade and 88 spaces on the two (2) below-grade parking levels for a total of 119 spaces. A bicycle storage room is also proposed on both parking levels containing 54 stalls each. Building recesses and stepbacks at the third and penthouse levels help create a height transition in line with Traditional Mainstreets form. OVERVIEW OF SUBJECT PROPERTIES Subject Properties: Richmond Road & 376 Madison Avenue The subject properties ( Richmond Road and 376 Madison Avenue) are located between Richmond Road to the south and Madison Avenue to the north, on to which the proposed building will front. Together,

4 371 RICHMOND ROAD PLANNING RATIONALE AUGUST the subject properties are irregular in shape and total approximately 2,791 square metres in area. The frontages on Madison Avenue and Richmond Road each measure approximately 40 metres; however the proposed development will be located on the northern end of the property and will be accessed via Madison Avenue. The legal descriptions of the subject properties are presented in the table below: Municipal Address Legal Description 371 Richmond Road Plan 179 Part Lots 15 & Richmond Road Plan 179 Part Lot Madison Avenue Plan 179 Part Lot 16 The properties are currently occupied by two (2), two-storey mixed-use buildings (at-grade commercial and second floor office) fronting on to Richmond Road, as well as a single-storey machine shop and surface parking lot fronting onto Madison Avenue at 376 Madison Avenue. SUMMARY OF PLANNING APPLICATIONS In order to proceed with the development proposal as described above, applications for a Minor Zoning By-law Amendment (ZBLA) and Site Plan Control are being filed concurrently. The Zoning By-law Amendment seeks to amend the zoning from Traditional Mainstreet, Exception 1675, Height Limit 24m [(TM[1675] H{24}) to permit an increase in building height and other amendments to specific provisions of the City of Ottawa Zoning By-law The requested Zoning By-law Amendment would revise the provisions as follows: Increase the maximum building height permitted from 24 metres to metres; Reduce the minimum required interior side yard width from 1.2 metres to 0.0 metres; Reduce the minimum required front yard setback along Madison Avenue from 3.0 metres to 1.0 metres, at the narrowest point of the building; The canopy of the residential entrance is located 0.0m from the property line for a small portion of the structure; Reduce required landscaped area buffer around parking area from 3.0 m to 0.0 metres and; Reduced the number of required visitor parking spaces from 18 to 8 total spaces. Other zoning amendments may be identified following technical circulation and as a result of conceptual changes. These changes may include dimensional requirements for amenity space, parking areas or building height. ONE (1) LOT FOR ZONING PURPOSES In addition to other revisions to select zone provisions of the TM zone, and given that the mixed-use commercial and residential condominium project is a multi-building development, the Minor ZBLA would

5 371 RICHMOND ROAD PLANNING RATIONALE AUGUST recognize that all three (3) parcels ( Richmond Road and 376 Madison Avenue) are to be considered one (1) lot for zoning purposes. It is Domicile s intent to sever the lands along Madison Avenue from the Richmond Road parcel, and develop the proposed residential project independently from the two (2) storey commercial building along Richmond Road. The entire site however, would be designed as an integrated mixed-use project. One Lot for Zoning Purposes would specifically allow: Shared access driveways and drive aisles Reduced rear yard building setbacks A common parking distribution on either lot Waste collection facilities on the other lots Other shared facilities without the encumbrance of conventional zoning. PARKING REQUIREMENTS: BY-LAW VS Under Zoning By-law , the boundaries of the Central, Inner Urban, Suburban and Rural areas were revised with the downtown area divided between Area A (Central Area) and Area B (Inner Urban Area). Required visitor parking requirements for the Central Area are minimal, to ensure consistency with the City s objective of promoting alternative modes of transportation in the Core (north of Gloucester Street, east of Bronson Avenue). However, the parking requirement for Area B has been increased from 0.083, as established in By-law 93-98, to 0.2 spaces per dwelling unit, as established in By-law The new rate was implemented as a way to standardize the visitor parking requirements for all of the former municipalities, in which rates ranged from in urban areas to 0.25 for more suburban areas. The standardized rate of 0.2 spaces does not reflect the varying context and patterns of development, and since it was adopted it has systematically been reduced for new development in Area B by way of site-specific Minor Zoning By-law Amendments and / or Minor Variances. For the Domicile project, visitor parking will be provided as per the former City of Ottawa Zoning By-law requirements (0 spaces for the first 12 units; per unit), for a total of 8 visitor parking spaces. The current By-law rate would require 18 spaces. Given the Site s proximity to the Dominion and Westboro Transit Stations, local bus routes and bicycle routes, proximity to retail and commercial areas, visitors (and residents) of the site will be encouraged to make use of the transit system and, as a result, demand for parking on the site may be reduced. The existing at-grade commercial space in the Richmond Road building is neighbourhood-serving in nature and will not contribute to inconvenience on abutting streets. Additionally, on-street parking facilities and private commercial parking lots are available nearby for the limited number of visitors anticipated to drive to the site. The project exceeds the minimum number of required resident and commercial parking spaces.

6 371 RICHMOND ROAD PLANNING RATIONALE AUGUST The more intensive suburban rate does not respond well to locational and other considerations of urban, innercity lands and development. In urban areas, car ownership and trips are lower than in suburban areas. Specifically, given the size of the units, and the building s strategic location along Richmond Road, it is our opinion that the former City of Ottawa s parking rate of spaces per unit, is most appropriate and reasonable for the project. SITE CONTEXT The subject properties form a through-lot between Madison Avenue and Richmond Road, on the block located between Winston Avenue and Churchill Avenue in the neighbourhood of Westboro. Through lots are not typical along Mainstreets, often characterized by a shallower and narrower lot fabric. The existing mixed-use building has pedestrian access to Richmond Road. The rear of the property, subject to the applications has both vehicle and pedestrian access from Madison Avenue, although there is no existing sidewalk. Vehicular access to the overall site is located along Madison Avenue and on-street parking is provided on Richmond Road in front of the existing two-storey retail and office building. The subject site is rectangular in shape and has a total area 2,791 m 2. The following uses surround the subject site: NORTH To the north of the subject site is a residential area primarily composed of single-detached dwellings with some mid-rise apartment buildings located along Churchill Avenue and the terminus of Scott Street. Further north is the community of Westboro Beach and the Ottawa River. EAST A range of commercial uses are found along Richmond Road to the east of the subject site, including retail stores, restaurants and cafés, as well as institutional uses in the form of two (2) churches. Immediately adjacent to the development area is a parking lot. SOUTH Located immediately south of the site is a large outdoor sporting goods retailer and several other commercial uses, including restaurants and cafés. To the far south is a low density residential area comprising primarily of single detached homes. WEST In addition to the commercial uses to the west of the subject site, several high-rise residential buildings and a retirement residence are located on Richmond Road and the adjacent side streets to the north. Immediately adjacent to the development area is a parking lot. Richmond Road is designated as a Traditional Main Street in the City of Ottawa Official Plan, Schedule B Urban Policy Plan. The subject site is located within the Richmond Road/Westboro Community Design Plan,

7 371 RICHMOND ROAD PLANNING RATIONALE AUGUST which provides guidelines for the day-to-day decision making on land use planning and sets out the community s priorities for the future. Of particular importance to the community is the need to maintain the character of established residential areas, addressing discontinuity in the urban fabric between residential and non-residential uses and reinforcing the Westboro Village Mainstreet character. Context Map The subject site is located less than 400 metres from the Dominion Rapid Transit Station and less than 600 metres from the Westboro Rapid Transit Station along the Transitway, accessed from local roads and the pedestrian pathway network. Phase 1 of the east-west Light Rail Transit project (the Confederation Line ) is currently underway and will be accessible from the subject site via the Transitway, which is a part of Ottawa s larger Rapid Transit System. The project is expected to be operation in time for Canada s Sesquicentennial celebration in 2017, and fully completed by PROPOSED DEVELOPMENT As discussed above, the proposed development consists of a 100-unit, nine (9) storey residential condominium. The main residential entrance to the building is located on the ground floor and is oriented towards Madison Avenue. The exterior ground level is primarily occupied by enclosed surface level parking on the east and south sides of the building, as well as the ramp to the lower parking levels located on the west side, also accessed from Madison Avenue. To soften the pedestrian experience, amenity areas, including a resident s lounge, locker rooms, mail room, meeting room and garbage facilities are all located on the ground floor. The second and third floors share a very similar floor plan, with only a slight difference in the number of one and two-bedroom units. The second floor also features amenity space and includes an exercise room and public terrace. Floors four through six follow the same floor plan, with fewer bachelor apartments and a greater number of one and two-bedroom units. Floors seven through eight feature the same number of units as floors

8 371 RICHMOND ROAD PLANNING RATIONALE AUGUST four to six, but on a slightly different layout. Floor nine is the penthouse, which has the largest units in the building, all of which are two-bedroom. Unit Type Floor 2 Floor 3 Floors 4-6 Floors 7-8 Penthouse Bachelor One Bedroom Two Bedroom Total (100) Units Due to the step-backs from Madison Avenue and the neighbouring properties to the east and west, terraces are located on the second, third and the penthouse floors. The terrace on the second floor is a covered, openconcept outdoor room upon which the third floor space, a more traditional uncovered terrace, sits. The penthouse terrace does not form a complete loop around the penthouse units, but each unit has at least a portion of the terrace accessible to them. Furthermore, some of the units on floors 4-8 have private balconies. From a design perspective, the setbacks aim to mitigate any possible negative impacts resulting from the proposed development on the neighbouring properties. Furthermore, the building is located to the rear of an existing two-storey mixed-use building on Richmond Road, which provides for appropriate transition in height for a Traditional Mainstreet. Proposed nine-storey building as seen from Madison Avenue (facing east)

9 371 RICHMOND ROAD PLANNING RATIONALE AUGUST Proposed nine-storey building as seen from Madison Avenue (facing north) Proposed nine-storey building as seen from Madison Avenue (facing west)

10 371 RICHMOND ROAD PLANNING RATIONALE AUGUST A total of 117 parking spaces will be provided to meet the By-law requirement and needs of the existing mixed-use building and the proposed 100-residential dwellings. The 86-parkings spaces, above the By-law requirement will be distributed on the two (2) levels of below-grade parking (PI and P2 Levels). 23-parking spaces will be available on the main, enclosed level of the new residential building, with pedestrian access to the two (2) storey commercial building along Richmond Road. Eight (8) visitor parking spaces will be located at grade, also enclosed in the new residential building. Although l;ess that the By-law requirement, opportunities will exist for off-peak sharing of the spoaces with the 23 commercial spaces. All of the proposed parking spaces will be accessible via Madison Avenue exclusively. The underground parking levels will also feature mechanical rooms, garbage storage, bicycle parking and storage lockers to service the building and its residents. POLICY FRAMEWORK This section provides an overview of key land use policies that affect the subject properties, and will demonstrate how the proposed development conforms to the land use objectives applicable to the site. PROVINCIAL POLICY STATEMENT (2014) The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning and development across Ontario. A prominent theme found throughout the PPS is the intensification of built-up areas in order to efficiently use land, existing infrastructure, and existing public service facilities. Such efficiencies enable planning authorities to achieve the PPS s policy that an appropriate range and mix of employment opportunities, housing and other land uses [that] meet [a municipality s] projected needs for a time horizon of up to 20 years be continually accommodated (Sections b & 1.1.2). As a result of this mandatory target, the PPS clearly states that planning authorities shall identify and promote opportunities for intensification and redevelopment (Section ). The PPS defines intensification in Section 6.0 as: The development of a property, site or area at a higher density than currently exists through: a) redevelopment, including the reuse of brownfield sites; b) the development of vacant and/or underutilized lots within previously developed areas; c) infill development; and d) the expansion or conversion of existing buildings. The PPS directs that land use planning shall be carried out in a manner that: Promotes efficient development and land use patterns that contribute to long-term sustainability across on a province-wide basis, as well as in local communities; Takes advantage of opportunities for intensification and redevelopment that optimize the use of existing or planned infrastructure and public service facilities; and

11 371 RICHMOND ROAD PLANNING RATIONALE AUGUST Promotes a compact built form which supports the use of active transportation modes and public transit. Within Section 1.1 (Policy 1.1.1) of the PPS Managing and Directing Land Use to Achieve Efficient and Resilient Development and Land Use Patterns, healthy, livable and safe communities are noted as being sustained by: a) Promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term. (Policy a) b) Accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs. (Policy b) c) Avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas. (Policy d) d) Promoting cost-effective development patterns and standards to minimize land consumption and servicing costs. (Policy e) e) Ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs. (Policy g) f) Sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 20 years. Within settlement areas, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas. (Policy 1.1.2) g) Settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted. (Policy ) h) Land use patterns within settlement areas shall be based on (Policy ): a) densities and mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation 5. are transit-supportive, where transit is planned, exists or may be developed; and 6. are freight-supportive; and b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy , where this can be accommodated. i) Planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including

12 371 RICHMOND ROAD PLANNING RATIONALE AUGUST brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. (Policy ) j) Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while avoiding or mitigating risks to public health and safety. (Policy ) k) New development taking place in designated growth areas should occur adjacent to the existing builtup area and shall have a compact form, mix of uses and densities that allow for the efficient use of land, infrastructure and public service facilities. (Policy ) The PPS promotes intensification and redevelopment opportunities within built up areas where existing or planned infrastructure can support development (Policies and Policy ). The proposed development supports the policies of the PPS by providing a residential infill opportunity within the City s urban area where infrastructure and services already exist. Additionally, the proposal takes full advantage of providing residential dwellings in close proximity to Rapid Transit Stations (Dominion and Westboro) and the Rapid Transit network as a whole, including the existing O-Train and upcoming Confederation Line Light Rail Transit. The proposal also promotes an efficient, cost effective pattern of development, is located within proximity of a range of community services and amenities, is well-oriented within the city s roadway and transit system, and stimulates economic growth. CITY OF OTTAWA OFFICIAL PLAN (CONSOLIDATED 2013) 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. The subject property is designated Traditional Mainstreet on Schedule B (Urban Policy Plan) of the City of Ottawa s Official Plan (OP). The Traditional Mainstreet designation is characterized by a tightly knit urban fabric with existing buildings that are often small-scale, with narrow frontages and set close to the street resulting in a more pedestrian-oriented and transit friendly environment.

13 371 RICHMOND ROAD PLANNING RATIONALE AUGUST City of Ottawa Official Plan - Excerpt from Schedule B (Urban Policy Plan) A broad range of uses are permitted on Traditional Mainstreets, including retail and service commercial uses, offices, residential and institutional uses. Uses may be mixed in individual buildings or occur side by side in separate buildings. With respect to permitted building heights, the Official Plan supports buildings heights "in the range of four (4) to six (6) storeys" along Traditional Mainstreets. Greater building heights may be considered in accordance with policies 8 through 14 of Section Specifically, Section 4.11 subsection 10 states that greater building heights may be considered along Mainstreets in the following locations (applicable to the subject properties): Within 600 metres of a rapid transit station; Where a community design plan, secondary plan, or other similar Council-approved 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 The preamble to Section Mainstreets notes that the OP encourages intensification along Mainstreets and that it is most likely to occur through the redevelopment of sites. In most circumstances, parking is not permitted between the building and the street along Traditional Mainstreets. Further, the location of surface parking will avoid interruption of building continuity along the Traditional Mainstreet street frontage and will minimize impacts on pedestrians.

14 371 RICHMOND ROAD PLANNING RATIONALE AUGUST INTENSIFICATION Section of the Official Plan Managing Growth within the Urban Area identifies target areas for intensification, provides density targets, and establishes policies on how intensification proposals will be evaluated. The following policies of this section relate to the proposed development: Policy 1 identifies opportunities for residential intensification, including the development of vacant or underutilized lots within previously developed areas. Policy 4 identifies target areas for intensification to be focused on major elements of the rapid transit network, including areas designated Mainstreets. Policy 5 identifies the City of Ottawa s target for residential intensification, being 38% in , 40% in , 42% in and 44% in Policy 13 identifies situations in which intensification will be promoted by the City, which includes sites that are within 600 metres of an existing or future rapid transit station. The proposed development conforms to the policies of the Official Plan, including policy objectives relating to Traditional Mainstreets. The Traditional Mainstreet designation permits opportunities for intensification through more compact forms of development, a lively mix of uses and a pedestrian-friendly environment. A broad range of uses is permitted on Traditional Mainstreets, including retail and service commercial uses, offices, residential and institutional uses. The proposed residential mid-rise development will achieve the primary goal of the Traditional Mainstreet designation through a compact form of development with uses complimentary to the surrounding environment. The proposed development will provide residential uses on the subject site in addition to the existing mixeduse commercial and office buildings on Richmond Road, consistent with the City s vision for Traditional Mainstreets. The high-profile residential development proposed for the site will help support the City s transit system and will further promote the use of alternative modes of transportation, given the site s proximity to the City s BRT Transitway. This will, in turn, help achieve the City s objectives with respect to compact, transit-oriented development and infrastructure efficiency. The site is located near several cycling routes that offer connection points to the rest of the City s bicycle route system and key roadways. The site is in close proximity to established residential areas, employment nodes including office buildings and commercial uses on Richmond Road, which provides opportunities for residents of the site to walk or bike to their destinations and potentially decrease automobile usage. Compact development promotes sustainability by reducing travel distances, making transit service more desirable, reducing overall land consumption, and maximizing the use of existing infrastructure. The proposal for the subject lands aligns with the major recurrent theme in the Official Plan, which is the promotion of infill development and land use intensification. The City s Official Plan defines mid-rise buildings as consisting of five (5) to nine (9) stories, and Policy 12 of Section 4.11 indicates that integrating taller buildings within an area characterized by a lower built form is

15 371 RICHMOND ROAD PLANNING RATIONALE AUGUST an important urban design consideration, particularly in association with intensification. The proposed development, when considered in conjunction with the existing two storey buildings on Richmond Road, provides a height transition appropriate for a Traditional Main Street. From Madison Avenue, the building faces the street and the stepbacks provide a transition from a neighbourhood of predominantly low-rise buildings to the more intensified Mainstreet design. URBAN DESIGN AND COMPATIBILITY Section of the Official Plan addresses Compatibility and Community Design for new development, particularly relating to infill and redevelopment within established areas. Infill development must be sensitive to, and compatible with, the existing community fabric. The proposed development draws upon characteristics of the community to fit well in its context and to work well among its surrounding functions. The Official Plan emphasizes that the above objectives are achievable without necessarily designing a development to be the same as existing developments. The accompanying compatibility criteria in Section 4.11 of the Official Plan provide a comprehensive means by which to assess the compatibility of infill development, which will also be discussed in this report. The proposed development meets the following applicable objectives in Section of the Official Plan: Creating places that are safe, accessible and are easy to get to, and move through: Pedestrian access to the residential tower will be provided on Madison Avenue, with a rear entrance accessible from the surface parking area. Vehicular access to the underground parking garage is located along the north edge of the site, accessible from Madison Avenue. The building design sufficiently separates pedestrian access from automobile access to ensure safe, mode-separated movements onto the site. The development is located within walking distance to the nearby Rapid Transit bus routes that pass through the area, is in proximity to cycling routes, and is close to many community services and amenities. Ensure that new development respects the character of existing area: With a few exceptions, development in the immediate neighbourhood is generally characterized by low- to mid-rise buildings, with a range of residential, office, and commercial uses present. The proposal is compatible with the surrounding uses, which features a range of housing types and includes commercial/retail uses. The building s podium ensures compatibility with the surrounding low-profile built form at ground level.

16 371 RICHMOND ROAD PLANNING RATIONALE AUGUST The location and orientation of the proposed building will ensure that the majority of shadowing impacts fall on the street. The location of surface parking to the rear of the building improves upon the existing use as a parking lot and creates a vehicle-free streetscape along Madison Avenue. Creating adaptability and diversity by developing places that can adapt and evolve easily over time and are characterized by variety and choice: The proposal contributes to a range of housing options allows for increased choice, demographic diversity, and visual interest, accommodates residents at different stages of the life cycle. The proposed development contributes to a compact urban form that makes better use of an underdeveloped site. The property s location within walking distance of public transit reduces automobile dependence, supports public infrastructure, and increases transportation options to residents and visitors. The accompanying compatibility criteria in Section 4.11 of the Official Plan provide a comprehensive means by which to assess the compatibility of infill development. Criteria used to evaluate compatibility includes: traffic, vehicular access, parking, outdoor amenity area, loading, service and outdoor storage areas, lighting, noise and air quality, sunlight, microclimate and supporting neighbourhood services. Not all of these are applicable to every development. Based on these criteria, the suggested use and design are appropriate for this area. The proposed nine-storey residential development is compatible with the immediate area, enhancing the existing assets of the community. The proposed development meets the criteria for compatibility as follows: - Traffic: A Transportation Study was prepared for the proposal, analyzing the existing road network and assessing its potential to accommodate additional traffic. It was determined that the existing capacity of the road network is sufficient to safely accommodate the traffic generated by the development. - Vehicular Access: The underground parking garage will be accessed via Madison Avenue, on the northwest corner of the property. The proposed driveway will be located on the north side of the property and provide access to the enclosed surface parking at the side and rear of the building. Noise and headlight glare impacts will generally be absorbed internally as a result of the underground parking. - Parking Requirements: The City of Ottawa has established the minimum and maximum parking requirements through the implementation of the Richmond Road / Westboro Community Design Plan, which considers the site s proximity to rapid transit stations. The proposed development will provide residential parking on two levels of underground parking in order to prevent spill-over of parking onto adjacent properties and municipal right-of-ways. Visitor parking will be provided as per the former City of Ottawa Zoning By-law requirements (0 for the first 12 units; per unit), for a total of 7

17 371 RICHMOND ROAD PLANNING RATIONALE AUGUST visitor parking spaces. Lastly, given the site s proximity to two (2) rapid transit stations, local bus routes and bicycle routes, users of the site will be encouraged to make use of the transit system and, as a result, demand for parking on the site may be reduced. - Outdoor Amenity Area: The proposed development will provide private balconies and terraces as outdoor amenity areas for most residential units, as well as a public terrace on the second floor. Furthermore, communal amenity areas will be provided in the interior of the building, including an exercise room which is connected to the public terrace. The proposed building will not impact abutting outdoor amenity spaces. Dwellings along the north side of Madison Avenue are characterized by amenity space located in the rear yard, further north and not impacted in terms of loss of privacy and / or shadowing. - Loading Areas, Service Areas and Outdoor Storage: Services and storage, including waste removal storage for the proposed development, will be contained internally to minimize disruption to adjacent properties. - Lighting: Lighting will be designed to minimize glare and reduce spill-over onto adjacent properties. - Noise and Air Quality: No noise impacts have been identified. The proposed residential building is not considered a significant noise generator. Rooftop mechanical equipment will be designed to be sensitive to adjacent uses. - Sunlight: The location of the property and the orientation of the proposed development will ensure that sun shadowing impacts will be minimal. As demonstrated in the sun shadow study, the majority of the shadowing impacts will fall on the street. - Microclimate: No microclimate conditions have been identified. The minimization of paved surfaces and soft landscaping around the development will contribute to the reduction of the heat island effect. - Supporting Neighbourhood Services: The proposed development is located in walking distance to a wide range of community services such as parks, schools, medical services, and a variety of commercial/service uses along Richmond Road, Churchill Avenue and Scott Street. As noted above, the proposed development meets the compatibility criteria in Sections and 4.11 of the Official Plan. RICHMOND ROAD / WESTBORO SECONDARY PLAN (Volume 2A of Official Plan) The property is subject to the Richmond Road / Westboro Secondary Plan, which forms part of Volume 2A of the City s Official Plan Secondary Plans. These policies are derived from the former City of Ottawa Official plan. The subject property is located in the Sector 5: Westboro Village on Schedule A of the Secondary Plan. The Secondary Plan analyzes the overall study area for Richmond Road / Westboro by dividing it into nine (9) sectors. Westboro Village (Sector 5) is characterized by a tightly knit urban fabric and inviting streetscape, with suggested improvements in the form of street tree planting and improved storefront facades. Although height limits vary widely in the Secondary Plan area, the block bounded by Madison Avenue to the north, Churchill Avenue to the east, Richmond Road to the south and Winston Avenue to the west permits some of

18 371 RICHMOND ROAD PLANNING RATIONALE AUGUST the tallest buildings in the area, between seven (7) and nine (9) storeys. Furthermore, the policies in Sector 5 encourage the redevelopment of automobile-oriented uses in favour of active traditional mainstreet, pedestrianfriendly uses. Snapshot of Schedule A of the Richmond Road / Westboro Secondary Plan Snapshot of Schedule C-2 of the Richmond Road / Westboro Secondary Plan The policies of the Secondary Plan for Sector 5 are as follows:

19 371 RICHMOND ROAD PLANNING RATIONALE AUGUST City council shall (Sector e): 1. Reinforce the existing traditional mainstreet character of Westboro Village through updated design guidelines, promoting improved storefront facades and street tree planting; 2. Maintain a sense of human scale in Westboro Village by providing for mixed-use buildings, generally in the four- to six-storey ranges, with a minimum of two storeys. Buildings should be located close to the street, except at the key Churchill Avenue / Richmond Road intersection where wider sidewalks are needed. 3. Where block sizes and the street network help to minimize impacts on nearby low-rise residential neighbouhoods, permit buildings generally in the seven- to nine-storey range as shown on Schedule C (above); 4. Encourage mixed-use, including a continuity of ground floor retail/restaurant uses with residential and office uses on the upper floors. Car sales lots and other automobile uses should be redeveloped with active traditional mainstreet, pedestrian-friendly uses. The proposed development meets the intent of the Richmond Road / Westboro Secondary Plan in that it presents an opportunity for intensification with an appropriate height for the site. As previously mentioned, the location of the development area along Madison Avenue preserves the existing pedestrian-friendly streetscape along Richmond Road while ensuring an appropriate height transition between the existing low-to-medium rise area to the north. The height of the building is within the permitted area (see Schedule C ) for nine-storey development. Furthermore, the added residential use on the subject property contributes to the mixed-use nature of the neighbourhood, and redevelops a site from automobile-related uses to a pedestrian-friendly residential building. CITY OF OTTAWA OFFICIAL PLAN AMENDMENT NO. 150 (OPA 150), 2013 In 2013, the City of Ottawa reviewed its Official Plan which resulted in numerous changes to policy references and to land use designations. Ottawa Council adopted Official Plan Amendment (OPA) 150 to implement the changes in December For the purposes of this Planning Rationale, the current policies of the City of Ottawa Official Plan 2003 (Consolidated May 2013) remain in full force and effect and have been reviewed and analysed for the proposed development. Although OPA 150 is subject to appeals and still subject to change, nonetheless FOTENN has considered the general directives and policies in the Plan, recognizing that it is a broad Citywide application. Section 2.2.2: Managing Intensification within the Urban Area supports intensification throughout the urban area where there are opportunities to accommodate more jobs and housing and increase transit use. Intensification is directed to Target Areas for Intensification which have the potential to develop at moderate to high densities in a compact form.

20 371 RICHMOND ROAD PLANNING RATIONALE AUGUST Policy re-emphasizes that target areas for intensification are the Central Area, Mixed Use Centres, Mainstreets, and Town Centres defined on Schedule B of the Plan. These areas are located on the Rapid Transit and Priority Network as defined on Schedule D of the Official Plan. Snapshot of Schedule D, Rapid Transit Network - City of Ottawa Official Plan It is also important to note that the City has established minimum residential intensification targets to reside outside the Plan (in the Residential Land Strategy or subsequent study) (Policy ) for areas designated on Schedule B of the Plan as Mixed Use Centre, Town Centre, Traditional Mainstreet and Arterial Mainstreet. These targets are intended to inform the community design plan process, infrastructure planning, growth projections, and other planning processes and policies. According to Policy in the Intensification and Building Height section, intensification may occur in a variety of built forms from low-rise to high-rise provided urban design and compatibility objectives are met. Taller buildings should be located in areas that support the Rapid Transit and Transit Priority network, in areas with a mix of uses, and in areas that can accommodate large-scale intensification. Section establishes policies for the designation of new mainstreets, lot depths for mainstreet zones, and building heights at critical transit nodes. Building heights are also limited through policies affecting Traditional Mainstreets (mid-rise, six storeys) and Arterial Mainstreets (nine storeys). Building heights and densities for different areas may be established through the Official Plan or a secondary plan and will be implemented through zoning. A secondary planning process, identified in Section and undertaken for a specific area may recommend a new or changes to an existing secondary plan to establish different building heights. The proposed development meets the intentions of OPA 150 as it is an urban intensification project located on underutilized land. Despite Section to the contrary, the property is located in a TM zone that, in the Secondary Plan, has been selected for greater building heights in the mid-rise range (7-9 storeys). Furthermore, as per Policy , the building is permitted this increase in height as it is located in proximity to two (2) rapid transit stations.

21 371 RICHMOND ROAD PLANNING RATIONALE AUGUST OTHER POLICY CONSIDERATIONS CITY OF OTTAWA URBAN DESIGN GUIDELINES Given the location of the subject property and the nature of the proposed development, two (2) sets of Cityproduced design guidelines are applicable. These include: Urban Design Guidelines for Development along Traditional Mainstreets and Transit-Oriented Development Guidelines. The following guidelines are applicable to the proposed development. URBAN DESIGN GUIDELINES FOR DEVELOPMENT ON TRADITIONAL MAINSTREETS The Urban Design Guidelines for Development along Traditional Mainstreets contain guidelines related to: streetscape, built form, pedestrians and cyclists, vehicles and parking, landscape and environment, signs, and servicing and utilities. The following guidelines are most relevant to the proposed redevelopment of the subject property: Streetscape Built Form Align street wall buildings with the existing built form or with the average setback of the adjacent buildings in order to create a visually continuous streetscape. Provide a 2 metre wide concrete sidewalk and locate to match approved streetscape design plans for the area. Periodic breaks or minor variations in building setback and alignment add interest and provide space for activities. Create attractive public and semi-public outdoor amenity spaces, such as green spaces with trees. Cluster or group streetscape elements and utilities wherever possible to minimize cluster. Coordinate tree and street light locations with above and below-grade utilities. Design quality buildings that are rich in architectural detail and respect the rhythm and pattern of the existing or planned buildings on the street. Use clear windows and doors, to make the pedestrian level façade of walls facing the street highly transparent, and locate active pedestrian-oriented uses at-grade. Set back the upper floors of taller buildings to help achieve a human scale and more light on the sidewalks. Locate residential units above the level of vehicular traffic in a mixed-use building and provide shared entrances to residential units, clearly accessible from the street.

22 371 RICHMOND ROAD PLANNING RATIONALE AUGUST Locate mixed-use development by concentrating height and mass at nodes and gateways. Ensure adequate sunlight for sidewalks by building within a 45-degree angular plane measured from the opposite sidewalk curb. Highlight buildings on corner sites, where two public streets intersect, with special treatment such as a corner entrance. Continue the same level of architectural detailing around both sides of the building. Pedestrian and Cyclists Vehicles and Parking Locate front doors to face the mainstreet and be directly accessible from the public sidewalk. Provide only the minimum number of required car parking spaces. Consider parking on the mainstreet. Locate surface parking in the rear yard with vehicular access off side streets and laneways. TRANSIT-ORIENTED DEVELOPMENT GUIDELINES Given that the subject parcel of land is located within 600 metres of two existing rapid transit stations, the City of Ottawa's Transit-Oriented Development Guidelines apply. The most relevant guidelines include: Land Uses Layout Built Form Provide transit supportive land uses such as office, high-density residential, restaurants, and other retail, and avoid non-transit supportive land uses such as drive-through facilities, automobile-related service businesses, and low-density residential. Create a multi-purpose 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. Create pedestrian and cycling shortcuts that lead directly to transit. Create transition in scale between higher intensity development around the transit station and adjacent lower intensity communities by stepping down building heights from the transit station. Step back buildings higher than 4 to 5 storeys in order to maintain a more human scale along the sidewalk and to reduce shadow and wind impacts on the public street.

23 371 RICHMOND ROAD PLANNING RATIONALE AUGUST Provide architectural variety on the lower storeys of a building to provide visual interest to pedestrians. Use clear windows and doors to make the pedestrian level façade of walls facing the street highly transparent in order to provide ease of entrance, visual interest and increased security through informal viewing. Parking Encourage the sharing of parking spaces for uses that have peak parking demands at different times of the day. Locate parking lots to the rear of buildings and not between the public right-of-way and the functional front of the building. Encourage underground parking or parking structures over surface parking lots. Locate loading areas off the street, behind or underneath buildings. Pedestrian Connections Create pedestrian and cycling short cuts that lead directly to transit. Design pedestrian connections that are convenient, comfortable, safe, easily navigable, continuous and barrier-free and that lead directly to transit. Design ground floors to be appealing to pedestrians, with such uses as retail, personal service, restaurants, outdoor cafes, and residences. Reduce or limit grade separated pedestrian connections. Streetscape & Environment Incorporate street lighting in significant areas to help define a pedestrian realm and to promote walking to and from transit. Design lighting so that there is no glare or light spilling onto surrounding uses. As noted above, the proposed development has regard for and meets the majority of the applicable design guidelines, including the Urban Design Guidelines for Development along Traditional Mainstreets and Transit-Oriented Development Guidelines.

24 371 RICHMOND ROAD PLANNING RATIONALE AUGUST Locations of Bus Rapid Transit Stations and 600 Metre Radii (geoottawa) RICHMOND ROAD / WESTBORO COMMUNITY DESIGN PLAN The subject property is located within the study area boundary for the Richmond Road / Westboro Community Design Plan (CDP). Approved in July 2007, the CDP aims to retain and enhance existing greenspace where possible; increase recreational facilities; ensure the area develops in a pedestrian and cyclist-friendly manner; and, preserves the scale and character of existing neighbourhoods and ensure compatibility of new development. (Section 4.0) In addition to the primary goals of the CDP, the proposed development is consistent with the primary planning principles and design objectives of the document: Retain and enhance existing greenspace where possible; Increase recreational facilities Ensure the area develops in a pedestrian and cyclist-friendly manner; and, Preserves the scale and character of existing neighbourhoods and ensure compatibility of new development. (Section 4.0) Section 4.2 of the CDP outlines the three overlying objectives and their associated guiding principles. The relevant principles to this project have been identified below:

25 371 RICHMOND ROAD PLANNING RATIONALE AUGUST Objective: Encourage intensification at a human scale that is compatible with the existing adjacent community on appropriate key potential redevelopment sites. 1. Preserve the scale and character of established residential neighbourhoods and minimize and adverse impacts of intensification. 2. Preserve and enhance the human scale (2 to 6 storeys) of Westboro Village Mainstreet 3. Compatible intensification on key redevelopment sites shall: Provide appropriate setbacks and transition in building height, including lower heights along the edges of existing low density/scale residential areas, regardless of existing zoning. Contribute to the restoration of the urban fabric and helps promote transit usage. Conform to the maximum recommended building height for the sector. Conform to the Richmond Road / Westboro design guidelines respecting building form, shared use of facilities, more energy efficient buildings, setbacks, relationship of the building with the adjacent neighbourhood character, and other criteria aimed at achieving compatible infill development and minimizing impacts on adjacent residential neighbourhoods. Objective: Preserve, enhance and add to the green space network providing access to the Ottawa River and also serving local community needs. 2. Create a safe and attractive pedestrian and cycle-friendly infrastructure providing links through the area, to the Ottawa River and to other neighbourhoods. Objective: Define the distinct urban character of each sector of Richmond Road. 1. Define Richmond Road as a sequence of distinct sectors each with its own individual character, including a traditional mainstreet, green gateways, residential areas, as well as residential and mixeduse infill developments and appropriate locations. The Richmond Road / Westboro CDP identifies sectors within the study area that seek to establish their own distinct urban character within the larger picture. The subject site is located within Sector 5 (Westboro Village) which is defined as the blocks fronting on to Richmond Road from Berkley Avenue to Tweedsmuir Avenue. Mixed-use is encouraged throughout the area, including a continuity of ground floor retail-restaurant uses and residential and office uses on upper floors. Furthermore, underused lots and auto-oriented uses should be redeveloped for pedestrian-friendly active uses, such as commercial storefronts. Although Westboro Village has existing height limits of four to eight storeys, with a minimum of two, the block on which the subject site is located has been identified as follows:

26 371 RICHMOND ROAD PLANNING RATIONALE AUGUST An exception to this recommendation is proposed for the block fronting on both Richmond Road (south side) and Danforth Avenue and the block fronting on both Richmond Road (north side) and Madison Avenue. In these cases the existing eight-storey height limit should be retained as the blocks have sufficient depth and the rear street provides sufficient separation distance to provide an appropriate transition to the low-rise residential neighbourhoods to the south of Byron and on the north side of Madison. The blocks also have vehicular access to the rear street. Buildings facing onto Danforth or Madison would need to be appropriately articulated as the front of a building and stepped back after the second or third storey. At a minimum, the new TM zone provisions for setback at or above the fourth storey or 15 metres, whichever is lesser, will apply. On Madison, with low-rise residential uses on the north side, a minimum setback of 3 metres will be required, with no maximum. As previously mentioned in the report, the Secondary Plan, the implementation of the CDP into the Official Plan, identifies the block mentioned above as having a height limit of 9 storeys. Section 8.2 contains guidelines regarding the streetscape, built form, parking and landscaping of new developments in Sector 5, Westboro Village. The guidelines are as follows: Streetscape Create a strong edge on the street by aligning buildings on the front property line or with the average setback of adjacent buildings, provided that this setback relates to the overall character of the Village; Maintain a ground-level orientation of buildings, and a direct relation to the sidewalk; At street corners, create a variation in the building alignment by increasing the setback in order to provide a wider sidewalk or a semi-public amenity area, especially at major intersections, such as Golden, Churchill, Athlone, Tweedsmuir and Kirkwood; Locate streetscape elements outside of the unobstructed two-metre wide sidewalk, and minimize clutter by grouping elements such as benches, newspaper boxes, bicycle racks and trees. Built Form Create well-designed, quality buildings to blend with the rhythm and alignment of storefronts, upperstorey windows and cornice lines of the roofs of existing buildings; Maintain the regular rhythm of individual storefronts; if needed subdivide the façade of long buildings in multiples of a single storefront; Use periodic breaks in the street wall or minor variations in building setback and alignment to add interest to the streetscape, provide space for activities adjacent to the sidewalk; Maintain the distinction between ground floor and upper levels. The ground floor should be characterized by the presence of display windows and recessed entrances, making the façade transparent and pedestrian oriented; upper floors should be more opaque with articulated openings in the façade;

27 371 RICHMOND ROAD PLANNING RATIONALE AUGUST Perspective: Madison Avenue facing east Relate the proportions of new construction to those of neighbouring buildings, but always ensure a continuity of a minimum building height of two storeys; Minimize space between buildings; when a side yard is necessary to provide pedestrian or vehicular access or for parking, minimize the interruption of the streetscape and enhance this space with proper landscaping, an architectural fence or a low wall to restore a continuity in the building line and/or mitigate the visual impacts of parking; If the proposed height of a building exceeds three storeys, step the additional storeys back as per the provisions of the draft TM zone, starting from the third floor; Locate taller buildings at major intersections, such as Golden, Churchill, Athlone, Tweedsmuir and Kirkwood, provided that the lot depths are sufficient to accommodate such buildings; Select facing materials that relate to those traditionally used in the Village, such as stone, brick and stucco; avoid metal cladding and mirrored glass, especially at the ground floor level; Ensure that the architectural features of a building respond to the actual history and character of the street; When building on corner sites, continue the level of architectural detailing on both facades of the building;

28 371 RICHMOND ROAD PLANNING RATIONALE AUGUST Use only wall-mounted, window or projecting signs; when more than one sign is applied to a building, they should relate to one another in terms of type, colour and placement; Design buildings to accommodate signage; use signs to accentuate architectural features rather than hide them; Use externally lit signage, as it is a common feature in the Village; For buildings that front on Madison and Danforth, ensure an appropriate articulation of the façade of the building, and minimize the impact of entrance ramps and garage doors on the street Ensure existing dwellings to the north and south of Richmond retain adequate sunlight and privacy and minimize overlook. Parking and Landscaping Provide only the minimum number of parking stalls required by the Zoning By-law, taking into account the presence of parking on the street; Locate surface parking in the rear yard with vehicular access off side streets and laneways; where properties are landlocked in the middle of a block and no other alternative exists, parking can be provided in side yards and driveways may be off Richmond; Provide a minimum three-metre wide landscaped area along the edge of a parking lot fronting on a public street; Provide a minimum three metre landscape area, which may include a solid wall or fence in addition to planting, at the edges of sites adjacent to residential or institutional properties; In the East Village where the street wall is discontinuous due to larger lots and varied setbacks: o o incorporate front yards with the streetscape and consider the creation of public plazas complementing the street animation; and plant trees at the edge of the building line to complement the alignment of trees between the sidewalk and the street The proposed building is consistent with the goals, objectives and policies of the Richmond Road / Westboro Community Design Plan. In particular, the development will achieve the primary design guidelines relating to the streetscape, built form, parking and landscaping. As such, the proposal is consistent with the Community Design Plan s vision for these lands.

29 371 RICHMOND ROAD PLANNING RATIONALE AUGUST REGULATORY FRAMEWORK CITY OF OTTAWA ZONING BY-LAW The majority of the subject property is zoned TM [1675] H(24) Traditional Mainstreet, with Exception 1675 and a Height Limit of 24m. The remaining portion is zoned Traditional Mainstreet with a Height Limit of 24m. [TM H(24)] Exception 1675 pertains to the portions of the lots that abut Madison Avenue, requiring a minimum yard setback of 3.0 metres from the lot line. Existing zoning on the subject site The Traditional Mainstreet Zone is intended to accommodate a broad range of uses including residential, commercial, institutional and mixed-use developments. It is also expected to foster and promote compact, mixed-use, pedestrian-oriented development that provide for access by foot, cycle, transit and automobile. In terms of development, standards are imposed to ensure that street continuity, scale and character are maintained. Furthermore, uses must be compatible and complement surrounding land uses. The following is a list of permitted uses in the TM Zone, with the proposed use highlighted: Residential Uses Permitted in the Traditional Mainstreet Zone (TM) Apartment Dwelling, Low Rise Retirement Home