ST.LAURENT BOULEVARD PLANNING RATIONALE FOR ZONING BY-LAW AMENDMENT APPLICATION ADDENDUM # 1

Transcription

1 460 ////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// ST.LAURENT BOULEVARD PLANNING RATIONALE FOR ZONING BY-LAW AMENDMENT APPLICATION ADDENDUM # 1 NOVEMBER 2012 /

2 ///////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// PREPARED BY: FOTENN CONSULTANTS INC. 223 McLeod Street Ottawa, Ontario K2P 0Z8 Canada Tel: Fax: PREPARED FOR: BRIGIL HOMES 98, Lois st., Gatineau, QC (Hull area) J8Y 3R7 Canada Tel: Fax:

3 TABLE OF CONTENTS 1.0 INTRODUCTION Development Proposal Planning Application Zoning By-law Amendment BACKGROUND Site Context Site Constraints Surrounding Context Community Amenities Transportation REGULATORY & POLICY FRAMEWORK Provincial Policy Statement (2005) City of Ottawa Official Plan City of Ottawa Urban Design Guidelines City of Ottawa Comprehensive Zoning By-law ( ) DEVELOPMENT APPLICATION Zoning By-law Amendment Application MUNICIPAL AND COMMUNITY CONSULTATION CONCLUSION 44 APPENDIX A CONCEPTUAL SITE PLAN 46 APPENDIX B BUILDING ELEVATIONS 47

4 460 St. Laurent BRIGIL NOV FoTenn Consultants Inc. has been retained by Brigil Homes to prepare a Planning Rationale in support of the Zoning By-Law Amendment for lands located at 460 St. Laurent Boulevard in the City of Ottawa. The purpose of this planning rationale is to assess how the proposed development achieves and conforms with the objectives of the policy and regulatory framework applicable to the subject lands; determine if the development is appropriate for the site and compatible with adjacent development and the surrounding community. The Planning Rationale has been revised to address Staff technical comments, provided on August 21 st, The revisions to the Planning rationale will also address, as possible, comments from the Cardinal Glen Community Association, dated July 12 th, The majority of the comments related to the proposed building height and transition to the existing context, both the existing high-profile buildings and the low rise residential neighbourhood to the west; and the amount of on-site parking provided in support of the at-grade retail and visitor spaces. For continuity, the previous rationale has been amended, with significant changes highlighted in bold text. The intent is top retain portion of the rationale still relevant to the reader, such as site context and the relevant policy and regulatory discussions. In support of the Zoning By-law Amendment application, the following revised documents have been submitted: Conceptual Site Plan prepared by Stendel + Reich, depicting proposed building location, access and parking configuration and site landscaping and streetscaping; Architectural Elevations and renderings prepared Stendel + Reich Architects; and Addendum #1 to the Transportation Brief prepared by Delcan Corporation, dated October 17 th, The previous and unchanged documents have been submitted in support of the original application: Survey Plan; Adequacy of Existing Services Report prepared by DSEL and; Phase 1 & Phase 2 (with addendum) Environmental Site Assessment

5 460 St. Laurent BRIGIL NOV INTRODUCTION & OVERVIEW OF APPLICATION 1.1 Development Proposal The property owner proposes to build an eleven (11) storey residential apartment building, with a 12 th floor as a roof-top amenity area, on a an approximate 0.25 hectare (2,537.6 m²) site located at the south west corner of St. Laurent. Although the building is still proposed in the 11 to 12 storey range, the maximum building height has been reduced by 8.0m, now a total height of 40.0m, as a result of lower floor to ceiling heights for both the residential and commercial components of the building. The maximum height includes the 11 storey residential building with a 12 th floor roof-top amenity area, and represents total project height. The proposal includes a 277 m² commercial use to be located on the ground floor of the building along with a further eight (8) units and approximately 115 residential units located above (Floors 2-12).

6 460 St. Laurent BRIGIL NOV The ground floor has a greater height (4.6 m) for marketability and flexibility for future tenants and uses. The penthouse level (12 th floor) will feature an indoor and outdoor amenity area, which includes a pool and a gym for residents. Further, a three-level below grade parking structure will feature 96 parking spaces, while an additional 28 outdoor parking spaces will be located behind the proposed building (western portion of the subject site). Vehicular access to the building will be from Dunbarton Court, while access to a loading area will be provided via St. Laurent Blvd. along the southern property line. This driveway connection will be signed as a one-way Do Not Enter sign at the driveway s exit. At Staff s direction, the vehicle access along Dunbarton Court has been consolidated into a single driveway, to: avoid on-site vehicle conflicts; minimize interruption to pedestrian movements along Dunbarton Court, and; increase the separation of the driveway to the signalized intersection of St. Laurent Boulevard and Dunbarton Court, increase stacking area from the stop bar. The proposed mixed-use residential high-rise building will consist of a total building area of 11,472 m² (123,478 sq. ft.), including a rooftop/penthouse amenity area that consists of a pool, café, gym and change rooms. Given the site s proximity to amenity areas, and existing and proposed bike corridors (Beechwood Avenue, Ottawa River Parkway), a total of 128 bicycle spaces are proposed, located below grade.

7 460 St. Laurent BRIGIL NOV Architectural Renderings of the Proposed Development 460 St. Laurent Blvd.

8 460 St. Laurent BRIGIL NOV Planning Application Zoning By-law Amendment In order to proceed with the development proposal as described, a Zoning By-law Amendment Application is required. Given that mid-high rise apartment is a permitted use, although at a restricted height, the Minor Zoning By-law Amendment seeks to rezone the site from its existing General Mixed-Use Zone with a Floor Space Index (FSI) of 1.5 [GM F(1.5)] to provide a sitespecific exception to revise the following provisions: A maximum building height of 40.0m. The maximum height includes the 11 storey residential building with a 12 th floor roof-top amenity area, and; A revised FSI under the existing General Mixed Use Zone of As noted, the previously requested building height was 48.0m, as a result of higher floor to ceiling heights for both the residential and commercial components of the building. Although the building is still proposed in the 11 to 12 storey range, the maximum building height has been reduced by 8.0m, now a total height of 40.0m. The maximum project height includes the 11 storey residential building with a 12 th floor roof-top amenity area. The development proposal complies with or exceeds the remaining zone provisions including minimum landscape open space, amenity areas and parking requirements. 2.0 BACKGROUND 2.1 Site Context The subject property is located at the south west corner of St. Laurent Boulevard and Dunbarton Court. The square shaped lot has approximately 49.5 metres of frontage on St. Laurent Boulevard and approximately 51 metres of frontage on Dunbarton Court. The total lot area of the subject property is approximately 2,537.6 m². The site is currently occupied by an automotive service shop with associated surface parking and some areas of soft landscaping. There is an existing hydro corridor with overhead wires spanning the western boundary of the site, thereby creating a wide buffer between the existing uses and the residential dwellings to the west.

9 460 St. Laurent BRIGIL NOV Subject Site 2.2 Site Constraints Aerial of Subject Site Corner Dunbarton Court & St. Laurent Boulevard An existing hydro corridor runs adjacent to the rear lot line of the subject property. The presence of this hydro corridor will effectively create for an approximate 25.7m separation between the proposed development and the adjacent low-density, low-rise neighborhood. The existing facilities in the hydro corridor are not proposed to be relocated and the buffer will remain with the exception of new surface parking. Further constraining this site is the existence of an underground hydro line that cuts diagonally across the subject site; from the south west corner of the lot towards the north east corner of the lot. As a result, the building s design responded to this constraint by shaping the underground parking so it did not interfere with the existing hydro line.

10 460 St. Laurent BRIGIL NOV Both hydro constraints restrict the potential building area, concentrated along St/ Laurent Boulevard. The hydro corridors contribute to a meaningful separation to the existing homes to the west, along Dunbarton Court. 2.3 Surrounding Context The surrounding community is largely established and residential in nature with varying heights and typology depending on proximity to the arterial corridors. The subject site is located in close proximity to two (2) large cemeteries: the Beechwood Cemetery, and; Notre Dame Cemetery, both of which were established over 125 years ago. North The Presbyterian Church with associated surface parking at the rear is located immediately north of Dunbarton Court at the corner of St. Laurent Boulevard. A small scale retail shopping plaza is located on the east side of St. Laurent Boulevard running north to Hemlock Avenue. The Beechwood Cemetery extends along Hemlock Avenue from Beechwood Avenue to St. Laurent Boulevard with access just north of the site. West The area to the west is developed with existing low profile residential neighbourhoods comprised of both attached and detached dwelling types of two (2) to three (3) stories. These residential dwellings are separated from the subject site by an existing hydro corridor with overhead wires, approximately one and a half (1.5) metres in width. The hydro corridor is offset from the western property line by approximately fifteen (17.5) metres. The proposed building is to be built approximately six (6.3) metres from the hydro corridor. The total distance from the proposed building to the western property line is approximately 25.7 metres. A review of the City s EMAPS system (online property information) indicates no easement exists over the area shown as an existing hydro corridor. Existing vegetation is located along the western (rear) property line. East Lands to the east of St. Laurent Boulevard are higher density in nature, with mostly low rise apartment dwellings of up to four (4) storeys constructed along Brittany Drive, transitioning to twelve (12) storey apartment dwellings that sit on top of a parking structure fronting St.Laurent Boulevard. Heights between seven (7) and twenty-nine (29) stories exist along the St.Laurent corridor north of Montreal Road.

11 460 St. Laurent BRIGIL NOV South Several apartment dwellings abut the site s southern boundary and continue towards the south along St. Laurent Boulevard. The Notre-Dame Cemetery is located to the south west of the site with access via Montreal Road. An automobile dealership exists at the south west corner of Montreal Road and St. Laurent Boulevard, with large format retail uses extending east along Montreal Road including a grocery store and gas station close to the intersection. Queen Elizabeth Public School and Rideau High School are located approximately one (1) kilometre south of the site, on the east side of St. Laurent Boulevard. Subject Site Aerial Photograph of the Subject Site and Surrounding Context Although located on the edge of an existing low-rise residential community, the lands front onto an arterial roadway, and functions as part of an identified high-rise node, located north of Montreal Road, and south of Dunbarton Court. The node is

12 460 St. Laurent BRIGIL NOV characterized by a distribution of seven (7), twelve (12) and twenty-nine (29) stories high-rise apartment buildings, with above-grade parking structures. Proposed Building Location in an Existing High-rise Node 2.4 Community Amenities The surrounding neighborhood offers a number and variety of community amenities. There is an existing large shopping plaza with retail and commercial uses at street level and offices above. Some of the amenities include a convenience store, a garage, a bank and several local

13 460 St. Laurent BRIGIL NOV retail shops such as a bike shop and a restaurant. Larger format grocery stores, restaurants, banks and other local amenities are located south of the subject site at the corner of St. Laurent Boulevard and Montreal Road. Other community amenities include: Community Centre & Library Richelieu Vanier Community Centre Parks and Recreation Hemlock Park, Alvin Heights Park, London Terrace Park Child care facility Agence de garde La Maisonnee (located on St. Laurent Blvd.) Hospital - Montfort Hospital (located at Montreal Road and Aviation Parkway) Schools Manor Park Public School, Educarium (419 St. Laurent), Montfort Catholic French School, Queen Elizabeth Public School, Rideau High School The subject site is strategically located in close proximity to many existing local businesses and community amenities. The addition of 120 residential units to this neighborhood will reinforce the presence of these existing amenities all the while attracting new businesses and facilities to the area. 2.5 Transportation Transit The subject site is well served by public transit with two OC Transpo bus routes making stops at the corner of Dunbarton and St. Laurent Boulevard. The number 7 bus can take commuters to St. Laurent shopping plaza and Rapid Transit Station (future Light Rail Transit), or towards downtown via the Beechwood Avenue and the Byward Market. The number 5 bus provides local bus services with several stops throughout the neighbourhoods of Vanier, Sandy Hill (including the University of Ottawa), Centretown, Old Ottawa East and Ottawa South (Billings Bridge). Approximately 500 metre from the subject site, the intersection of Montreal Road and St. Laurent Boulevard (south of Montreal Rd) has been designated as a Transit Priority Network in the City of Ottawa s Official Plan Schedule D (Primary Transit Network). A transit-priority network is a system of primarily arterial roads upon which transit-priority measures may be implemented to improve the quality of transit service in terms of speed and reliability. Specific segments of the transit-priority network may represent the interim stage in the long-term development of a rapid-transit network. This designation supports future investments in public transit.

14 460 St. Laurent BRIGIL NOV Subject Site OC Transpo System Map Road network The subject site is also well served by the urban road network. Both Montreal Road and St. Laurent Boulevard are designated as Arterial Roads on Schedule E (Urban Road Network) of the City s Official Plan. Arterial Roads are the major roads of the City that carry large volumes of traffic over the longest distances. They function as major public and infrastructure corridors in the urban communities and villages they traverse. They not only accommodate car and truck traffic, but also serve pedestrians, public utilities, cyclists and public transit buses. The roadway and its boulevard are therefore designed to meet the needs of these users through the

15 460 St. Laurent BRIGIL NOV provision, where appropriate, of such features as sidewalks, cycling lanes, and bus stops and shelters. The subject site is also located adjacent to Dunbarton Court, a local road in the City of Ottawa s Official Plan. Dunvarton Court and St. Laurent Blvd. is a fully signalized intersection with dedicated left turn lanes and pedestrian crossings. Local roads are found within communities and distribute traffic from arterial and collector streets to individual properties, typically over short distances. Similarly, pedestrians and cyclists are major users of local roads, starting or finishing their journeys along these roads. Subject Site Right-of-Way Protection Schedule E - Urban Road Network Table 1 of Annex 1 in the City of Ottawa s Official Plan provides information on the City roads that require a Right-of-Way protection. The section of St. Laurent Boulevard from Hemlock to Montreal Road has been identified as a 26 metre Right-of-Way to be protected. The City of Ottawa EMAPS shows that a 26 metre Right-of-Way exists and as a result the site does not require any further road dedication.

16 460 St. Laurent BRIGIL NOV REGULATORY & POLICY FRAMEWORK 3.1 Provincial Policy Statement (2005) The Provincial Policy Statement (PPS), which was issued under Section 3 of the Planning Act, provides policy direction on matters of public interest related to guiding growth and development in Ontario. The Planning Act states that planning decisions shall be consistent with policy statements issued under the Act. Consequently, the proposal has been reviewed in relation to the Provincial Policy Statement (2005). The underlying principles of the PPS relate to the province s long term economic prosperity, environmental health and social well being, which depend on the following: Promoting cost-effective development patterns which stimulate economic growth; Protecting resources for their economic use and/or environmental benefits; and Directing development away from areas where there is a risk to public health or safety. Managing and Directing Land Use to Achieve Efficient Land Use Patterns Sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas, to accommodate an appropriate range and mix of employment opportunities, housing and other land uses to meet projected needs for a time horizon of up to 20 years. The proposed development meets the criteria set out above in that: It offers an excellent opportunity for redevelopment of an underutilized parcel of land. Settlement Areas 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 brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety New development taking place in designated growth areas should occur adjacent to the existing built-up 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.

17 460 St. Laurent BRIGIL NOV Infrastructure and public service facilities The use of existing infrastructure and public service facilities should be optimized, wherever feasible, before consideration is given to developing new infrastructure and public service facilities. The proposed development meets the criteria set out above in that: It promotes intensification and redevelopment as it is being built adjacent to an existing built-up area. The proposed high-rise building will optimize existing infrastructure and public service facilities. Transportation Services Efficient use shall be made of existing and planned infrastructure Connectivity within and among transportation systems and modes should be maintained and, where possible, improved including connections which cross jurisdictional boundaries A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support the development of viable choices and plans for public transit and other alternative transportation modes, including commuter rail and bus. The proposed development meets the criteria set out above in that: It will make efficient use of the existing transportation infrastructure and will help to justify any future plans involving expansion to the transportation or transit network. 3.2 City of Ottawa Official Plan The site is designated as General Urban Area on Schedule B of the City of Ottawa Official Plan.

18 460 St. Laurent BRIGIL NOV Extract from Schedule B of the City of Ottawa s Official Plan The General Urban Area designation permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. A broad scale of uses is found within this designation, from ground-oriented single-purpose to multi-storey mixed-use; from corner store to shopping centre. Managing Growth (Section 2.2) Definition of Intensification 1. Residential intensification means intensification of a property, building or area that results in a net increase in residential units or accommodation and includes: a. Redevelopment (the creation of new units, uses or lots on previously developed land in existing communities), including the redevelopment of Brownfield sites; b. The development of vacant or underutilized lots within previously developed areas, being defined as adjacent areas that were developed four or more years prior to new intensification.

19 460 St. Laurent BRIGIL NOV c. Infill development; The proposed development meets the criteria set out above in that: The redevelopment of this existing underutilized lot will introduce approximately 120 residential units to the area. This infill type of development will help to attract new residents and also help to sustain and promote new businesses in the surrounding community. General Urban Area Policies (Section 3.6.1) 3. When considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will: a. Recognize the importance of new development relating to existing community character so that it enhances and builds upon desirable established patterns and built form; b. Apply the policies of Section and Section 4.11 (Urban Design and Compatibility); c. Consider its contribution to the maintenance and achievement of a balance of housing types and tenures to provide a full range of housing for a variety of demographic profiles throughout the General Urban Area; 5. The General Urban Area permits uses that may generate traffic, noise or other impacts that have the potential to create conflicts with the surrounding residential community. These types of uses are often large and serve or draw from broader areas. The City will ensure that anticipated impacts can be adequately mitigated or otherwise addressed. Such uses will be directed to: a. Locations along the rapid-transit system, or an arterial or major collector road with sufficient capacity to accommodate the anticipated traffic generated and where frequent, all-day transit service can be provided; b. Suitable locations on the perimeter of, or isolated from, established residential neighbourhoods. In this regard, existing or proposed building orientation, massing and design, and the presence of mitigating circumstances such as distance, changes in topography, or the presence of features such as significant depths of mature forest may be taken into account. 6. Throughout the General Urban Area, the City will encourage the provision of a variety of small, locally-oriented convenience and service uses that complement adjacent

20 460 St. Laurent BRIGIL NOV residential land uses, and are of a size and scale consistent with the needs of nearby residential areas. The City will ensure that these uses: a. Are compatible and complement surrounding land uses, and can be developed in accordance with Section and Section 4.11; b. Are conveniently located with respect to concentrations of residential development and provide direct access for pedestrians and cyclists from adjacent residential areas; c. Are permitted to cluster with other community-oriented uses, such as parks, pedestrian linkages, community centres or leisure facilities, in order to facilitate interaction among residents and contribute to a sense of community; d. Are situated to take advantage of pedestrian and cycling patterns; e. Are of a size and scale that will not result in the attraction of large volumes of vehicular traffic from outside the immediate area. The proposed development meets the criteria set out above in that: The property is located along a four (4)-lane arterial roadway, with sufficient capacity to accommodate the proposed use. With respect to above Policy a), the Community Character and built-form policies, this segment of St. Laurent Boulevard, although abutting low-profile residential dwellings, is already characterized as a high-rise node in proximity to future and existing transit and roads. The node is characterized by a distribution of seven (7), twelve (12) and twenty-nine (29) stories high-rise apartment buildings, with above-grade parking structures. The proposed 11 storey building (with the 12 th storey roof-top amenity area) will enhance and build-upon the established patterns and built form of the mid and high-rise developments along St. Laurent Boulevard.

21 460 St. Laurent BRIGIL NOV Existing High Rise Node along St. Laurent Blvd. The site is located is in a suitable location on the perimeter of established residential neighbourhood. On the site, the building has a significant physical separation to both the shared property line (25.5m) and to the abutting dwellings (35.5 m at the narrowest point). The separation is to be further supplemented by both existing, off-site vegetation and proposed on-site landscape materials and fencing. The proposal recognizes and is sensitive to the existing character of the neighborhood by providing for a large separation and buffer to the lowerprofile residential neighbourhood to the west. The building s proposed rear yard along the low-rise residential neighbourhood is consistent with other medium and high-rise buildings along the west side of St. Laurent Boulevard, in large part as a result of the existing hydro corridors impacts all of the lands.

22 OLEFORD LEFORD PL PL PL 460 St. Laurent BRIGIL NOV L1 I1A 444 DUNBARTON CRT ST. ST. ST. ST. ST. LAURENT LAURENT LAURENT LAURENT LAURENT BLVD BLVD BLVD BLVD BLVD BRITTANY DR 230 R5C[874] H(33) BRITTANY DR 248 R5C H( DUNBARTON CRT ST. ST. ST. ST. ST. LAURENT LAURENT LAURENT LAURENT LAURENT BLVD BLVD BLVD BLVD BLVD GM F(1.5) R5C H(72) Existing building separation along St. Laurent Boulevard from low-rise neighbourhood It is not anticipated that the proposed high-rise building will generate undue traffic noise and/or other impacts given its location on an arterial road and on the periphery of an established residential neighbourhood. The built form and mass of the building has also been conceived to further mitigate negative impacts, in terms of shadowing, overlook and impacts to outdoor amenity space. The development will contribute to additional apartments units thereby adding to a mix of housing types and tenures in the outlying area. Street level development will include small convenience and service uses that will help to compliment adjacent residential land uses, and contribute to animation and a pedestrian-focus along St. Laurent Boulevard. Urban Design & Compatibility (Official Plan Sections & 4.11) Issues of compatibility are addressed in the Official Plan through the appropriate land use designation, in this case through the General Urban Area designation. Through the proper zoning, individual sites will be able to establish more specific permitted use lists and development regulations in a manner that achieves compatibility among surrounding uses and built form. When developing individual properties, issues such as noise, spillover of light, accommodation of parking and access, shadowing and micro-climatic conditions are all prominent considerations when assessing the relationship between the proposal and the surrounding existing

23 460 St. Laurent BRIGIL NOV neighbourhood. As such, the issue of context is important where it speaks to compatibility and design. Infill development on vacant or underdeveloped properties, such as the case with 460 St. Laurent Blvd., is encouraged in the Official Plan. New developments that are similar in use and size with adjacent buildings are easier to justify, however, compatibility could be more difficult to achieve in other situations. The Official Plan states that development parcels along arterial roads and located at the periphery of neighbourhoods may allow for more intensive development. In such cases, amendments to the zoning by-law with regards to height and increased density may be required. The proposal for 460 St. Laurent Boulevard corresponds to the aforementioned criteria and a change in the zoning is being sought in order to take advantage of the sites unique location, that is; along an arterial road, in an area already characterized by mid to high-rise buildings, but on the edge of an existing community. Urban Design deals with details related to how buildings, landscapes and adjacent public spaces look and function together. Compatibility is defined as development that is not necessarily the same as or similar to existing buildings in the vicinity but nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties. Compatible development means development that, although it is not necessarily the same 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. Generally speaking, the more a new development can incorporate the common characteristics of its setting in its design, the more compatible it will be. Nevertheless, a development can be designed to fit and work well in a certain existing context without being the same as the existing development The City's growth management strategy includes intensification of development in the urban area over the next 20 years. Allowing for some flexibility and variation that complements the character of existing communities is central to successful intensification. The proposal generally recognizes heights of the node, but at the same time provides physical and visual separation to abutting neighbourhoods, in this case 35.5m at the narrowest point to the abutting dwellings.

24 460 St. Laurent BRIGIL NOV Section 4.11 The design and compatibility criteria in the Official Plan (Section ) provide a means to objectively evaluate the compatibility of infill development. The following table is an evaluation of the criteria in relation to the proposed development. COMPATIBILITY CRITERIA CONFORMITY Traffic A traffic study has been prepared evaluating the impact of the proposed development on the surrounding area. The subject property is located within an established road network and in close proximity to the City s transit system. St. Laurent Boulevard and Montreal Road are both Arterial Roads situated within a close proximity to the site. Further, this site offers vehicular connections to the 417 via St. Laurent Boulevard. No undue adverse effect on traffic is expected to be generated by this development. Vehicular Access Access to the building s underground and above ground parking is proposed to be from Dunbarton Court, with access to a signalized intersection. The existing use on the property already included outdoor, onsite parking. Given that the majority of the parking is located underground, the majority of impacts related to noise and headlight glare will be absorbed internally. Existing and proposed landscaping between the proposed outdoor parking and townhomes on Dunbarton Court will also absorb the impacts related to noise and headlight glare. Egress/ingress will be buffered from the adjacent residential dwellings via landscaping and shrubbery, protecting the existing dwelling from the impacts of noise, headlight glare and loss of privacy. A separate driveway and loading area is proposed from St. Laurent Boulevard. The width of this driveway and loading area will be built according to City standards and will run along the southern property line, abutting an existing high-rise building.

25 460 St. Laurent BRIGIL NOV COMPATIBILITY CRITERIA CONFORMITY This connection to St. Laurent Blvd. will be signed as a one-way with a Do Not Enter sign at the driveway s exit to minimize driver confusion. Parking Requirements A total of 124 parking spaces are being provided: 96 spaces underground and 28 spaces above ground, with 23 visitor parking spaces and seven (7) spaces dedicated to the commercial component. The proposed number of parking spaces exceeds the Bylaw requirement for the residential component. This will ensure that all parking demands will be accommodated on site, thereby avoiding any potential spillover parking on the adjacent residential streets. Given the neighbourhood serving nature of the proposed at-grade retail and the availability of visitor parking spaces at the rear of the building (available for off-peak sharing), sufficient commercial parking is provided on-site. Outdoor Areas Amenity The outdoor amenity areas of adjacent residents will be protected. In order to ensure there is no loss of privacy resulting from this proposal, the building is situated approximately 25.7m from the abutting property line, 35.5m to the abutting dwellings on Dunbarton Court. Balconies have been minimized and directed to the side elevations, where possible, to reduce overlooking. The west facing façade of the building will feature private outdoor amenity areas for residents. In addition to an approximate 25.7m and 35.5m 6m separation and buffer to the low-profile residential dwellings on Dunbarton Court, landscaping measures in the form of tall hedges will effectively screen the views and eliminate the potential for overlooking on these properties. The proposed building will also feature an outdoor amenity area for residents on the Penthouse Floor

26 460 St. Laurent BRIGIL NOV COMPATIBILITY CRITERIA CONFORMITY (12 th floor). This floor will not only contain the building s mechanical components, but will also feature a swimming pool, a small gym, a café, change rooms and a terrace. The amenity area is recessed from the edge of the building, to not be intrusive to the residential neighbourhood. Loading Areas, Services Areas and Outdoor Storage The proposed commercial area located on the first floor will feature a loading area for deliveries. Access to the loading area will be provided from St. Laurent Blvd. and all deliveries will be located at the south west corner of the building, away from the lower profile residential area. The abutting wall of the high-rise residential building has no windows and as such impacts will be minimal. Outdoor Storage and Service Areas are not being proposed as part of this development. Lighting The lighting of this site will meet the City s standards, with no anticipated impacts on adjacent development. Noise and Air Quality There are no anticipated significant impacts related to noise or air quality as a result of this proposal. The location of sound generating facilities, such as the building s mechanical equipment, will be installed away from nearby residences and other sensitive receptors. Air quality impacts caused by fugitive dust or other emissions have been considered during the siting and design phase. Sunlight A sun shadow study, based on the previous, taller builing concept confirms that shadows are cast primarily north and east of the subject site, impacting abutting municipal roads and a portion of

27 460 St. Laurent BRIGIL NOV COMPATIBILITY CRITERIA CONFORMITY the adjacent church parking lot. (Refer to Appendix C) The adjacent low profile community to the west will not experience undue adverse impacts. In addition, the sculpting of the building mass will lessen the shadowing impacts on the adjacent building on the east side of St. Laurent Blvd. Microclimate The building has been sited and designed to minimize any adverse effects caused by wind, snow drifting and temperatures on adjacent properties. No undue effects on the surrounding area are expected by this proposed development. Supporting Neighbourhood Services The site is well served by existing community amenities, including, but not limited to: o Community Centre & Library Richelieu Vanier Community Centre o Parks and Recreation Hemlock Park, Alvin Heights Park, London Terrace Park o Child care facility Agence de garde La Maisonnee (located on St. Laurent Blvd.) o Hospital - Montfort Hospital (located at Montreal Road and Aviation Parkway) o Schools Manor Park Public School, Educarium (419 St. Laurent), Montfort Catholic French School, Queen Elizabeth Public School, Rideau High School New residents will strengthen existing local amenities and services and will contribute to the critical mass required to attract other amenities and services to the surrounding area. Pattern of Surrounding Community The pattern of the surrounding community varies due to the site s unique location along St. Laurent Blvd. The outlying area can be characterized as having a combination of low-medium and high profile residential developments.

28 460 St. Laurent BRIGIL NOV COMPATIBILITY CRITERIA CONFORMITY The area immediately to the south includes two (2) - 7 storey apartment buildings. The area to the east, opposite St. Laurent Blvd. are higher density in nature, with mostly low rise apartment dwellings of up to four (4) storeys constructed along Brittany Drive, transitioning to twelve (12) storey apartment dwellings sitting on top of a parking structure and fronting St.Laurent Boulevard. Heights between seven (7) and twentynine (29) stories exist along the St.Laurent corridor north of Montreal Road. The lands to the west accommodate an existing low profile residential neighbourhood comprised of both attached and detached dwelling types of two (2) to three (3) stories. These residential dwellings are separated from the subject site by an existing hydro corridor and the proposed surface parking for the subject site. The land directly to the north accommodates the Presbyterian Church and associated surface parking. A Catholic church is located further north along St. Laurent Blvd. There is a possibility that this site will be re-developed in the future. In order to respond to this varying context, the proposed development incorporates a number of elements in the design to assist in achieving the appropriate relationship with the neighbouring buildings. The proposed at grade commercial component will effectively contribute to and help to facilitate a pedestrian oriented environment. As a whole, the proposed development is well integrated to the surrounding context given the site unique constraints and its location at the corner of St. Laurent Blvd. and Dunbarton Court.

29 460 St. Laurent BRIGIL NOV In terms of building height and massing, the proposed building is consistent with the planned function of the area and with the existing and approved building heights along St. Laurent Boulevard. The site is designated General Urban Area which provides for a range in forms and density. Mid and high-rise uses are permitted under the current zoning by-law, with the existing zoning permitting a six (6) storey, medium-profile building. It is important to note that an 18 metre high, six (6) storey building is permitted on most of the lands, outside of the required 7.5m rear yard setback. The form and density is restricted however, as a result of the hydro corridors, impacting approximately half of the site. In response, the form and the density have been redistributed and reconfigured in the 11 (and 12) storey building. The rear yard setback and separation has been increased (again as a result of hydro corridors), to a distance more than three (3) times the required setback to mitigate for visual impacts onto the abutting low-rise area. The proposed height is not out-of-character with other building profiles within the high-rise node, or intended heights along Arterial roadways, and no undue adverse impacts are measured on abutting properties to the east and south. The existing church and surface parking lot to the south, separated from the site by Dunbarton Court, and will not be negatively impacted. Several buildings along St. Laurent Blvd. are similar and even exceed the height of the proposed development at 460 St. Laurent Blvd. (i.e. existing 11 storey building with at-grade parking at the corner of St. Laurent Blvd. and Brittany Drive and an 18-storey high rise, designed onto a 5 storey townhouse development).

30 460 St. Laurent BRIGIL NOV Proposed Building Location in an Existing High-rise Node The building design incorporates elements which can contribute to a human scale and enhance pedestrian comfort. These features include a strong at-grade presence along St. Laurent Blvd. with main entrance doors and windows for the lobby and retail. The corner of the building will be recessed with a canopy contributing to pedestrian comfort.

31 460 St. Laurent BRIGIL NOV Architectural Renderings of 460 St. Laurent at grade experience These design elements help to integrate the building into the existing context and helps to achieve an appropriate and reasonable transition from the existing building along St. Laurent Blvd. as well as towards the low profile residential neighbourhood to the west. The building mass has been shaped through a combination of the following: Lowering the south side of the building to be achieved by reducing the height at this corner in order to provide for a smoother transition to the lower profile building located to the south. Introducing mass and color at the centre of the building in order to break down the mass and reintroduce the neighbourhood scale. The color of the brick helps to reinforce the lower portion of the building along the south façade. Curving the recessed façade behind the floating mass permits the approach to Dunbarton to be softened and opens up new vistas. Introducing slots on the sides of the building and at the building s centre. This physically separates the side mass to be proportional with the projecting masses on neighbouring buildings. Further, slotting the central mass reinforces a similar vocabulary to the style and proportion to the line of buildings to the south. Introducing glazing on the curved portion adds a smoother transition around the corner to Dunbarton and further reinforces the scale of the central mass in proportion to the neighbouring buildings. The establishment of horizontal elements through the addition of balconies. This addition at the centre slot in the central mass further borrows from the massing and treatment of voids of the neighbouring building to the south. The introduction of these vertical elements further reduces the scale of the façade to a more human scale. Solid

32 460 St. Laurent BRIGIL NOV railings are proposed instead of glass to further highlight the horizontal elements. Clustering of windows into groups of three further reduces the scale. Adding windows of a similar size and proportion as neighbouring buildings helps the building to blend in with the surrounding environment. Further, using a similar beige brick as adjacent buildings will also provide for a smoother transition.

33 460 St. Laurent BRIGIL NOV Architectural Renderings Showing the Building s Mass These combined design elements help to integrate the building into the existing context and helps to achieve an appropriate and reasonable transition from the existing building along St. Laurent Blvd. as well as towards the low profile residential neighbourhood to the west. As a result of the proposed height and mass, this building will help to foster new views and vistas all the while creating a new point of reference for the surrounding community and the City at large. The policies of Section note that the City, in assessing development proposals, will give careful consideration as to whether the design improves the

34 460 St. Laurent BRIGIL NOV character and quality of the area and its functions. New buildings should be massed to fit harmoniously with the surrounding area and properly integrated to maintain and improve the character of well established neighbourhoods. As shown in the massing exercise in Appendix D, the proposed building integrates well to the surrounding established neighbourhood Policy 4 of Section 4.11 states that in the density target areas (Section of the OP), development will be in the form of continuous building frontages that frame the street edge and support a more pedestrian-friendly environment. The redevelopment opportunity at 460 St. Laurent Boulevard will effectively allow for a new building to be integrated into the existing building fabric. The proposed development will also frame the street edge and support a more pedestrian friendly environment. Despite the fact that the proposed development requests a height increase beyond the permitted six (6) storey height limit, new policies have been incorporated to specifically address the location, design and integration of taller buildings. Of particular interest, policy provides direction for high-rise buildings stating that these buildings may be considered in the following locations: a) Within areas characterized by high-rise buildings that have direct access to an arterial road, or d) Within areas identified for high-rise buildings where these building profiles are already permitted in the Zoning By-law. The proposal meets both of the criteria above as the site has direct access to St. Laurent Boulevard (arterial road) and it is located in an area characterized by mid and high profile buildings already permitted by the Zoning By-law. As per Policy , Building Transitions, the integration of taller buildings within an area characterized by a lower built form is an important design consideration. Development proposals must address issues of compatibility and integration with surrounding land uses by ensuring an effective transition in built form will serve to link the proposed development with both planned and existing uses. In particular, transitions should be accomplished through a variety of means including such measure as: a) Incremental changes in building height (e.g. angular planes or stepping building profile up or down); b) Massing (e.g. inserting ground oriented housing adjacent to the street as part of a high profile development or incorporating podiums);

35 460 St. Laurent BRIGIL NOV c) Character (e.g. scale and rhythm, exterior treatment, use of colour and complementary building finishes); d) Architectural design (e.g. the use of angular, cornice lines), and; e) Building Setbacks. Although the Planning Branch comments generally focus on angular planes form various preferred reference points, all of the above will be considered as treatments and/or approaches to achieve transition, compatibility and fit. The proposed 11- storey building with a partial 12 th floor amenity area will be built adjacent to the existing high-rise buildings along St. Laurent Boulevard. Larger residential buildings, such as the proposed development, are intended to be located along arterial roads. The neighbourhood adjacent to the west from the subject site is characterized by a lower built form, mostly in the form of townhomes. The hydro corridor and it s required distance will provide an effective transition and separation between the proposed development and the adjacent neighbourhood to the west. As a result, the proposal will provide a large separation distance (approximately 25.7 m) from the low profile housing to the west and therefore integrate well and be compatible with its surroundings context. Image showing the proposed building in an existing high-rise node and the buffer to the existing adjacent low-rise neighbourhood

36 460 St. Laurent BRIGIL NOV The proposed development meets the criteria set out in the above policies and as a result is considered appropriate for the site context. Other Official Plan Considerations As per Schedule D Primary Transit Network, St. Laurent Boulevard is designated as a Transit Priority Corridor heading north from Innes Road to Montreal Road. Montreal Road is also designated a Transit Priority Corridor heading east to Blair Road. The site is located approximately 500 metres north of the intersection of Montreal Road and St. Laurent Blvd. Typically, the City will look to encourage new residential development within in close proximity to public transit corridors and stations. Schedule E Primary Road Network, highlights St. Laurent Boulevard as an Existing Arterial road with a dedicated Right of Way of 26.0 metres between Hemlock Avenue and Montreal Road (Annex 1). Arterial Roads are also defined under Annex 1 as being the major roads of the City that carry large volumes of traffic over the longest distances. Schedule C Urban Cycling Network also identifies an on-road cycling route along St. Laurent Boulevard. Off-road multi-use pathways are identified on Schedule I Major Urban Recreational Pathways. Of benefit to the subject site, community level off-road pathways are shown north of the property along Hemlock Avenue and just west along Dunbarton Court all in close proximity to the site. 3.3 City of Ottawa Design Guidelines Urban Design Guidelines for High-Rise Housing (2009) The Urban Design Guidelines for High Rise Housing are to be used as a tool to help inform the design of any high rise development, to promote innovative and attractive design, and ultimately, to achieve appropriate high-rise built form. The design guidelines are reviewed in conjunction with any high-rise residential and/or mixed-use development proposal, and any application submitted to the city should respond effectively to their objectives. The goal of these urban design guidelines is predominantly to address the compatibility and relationship between high-rise buildings and their existing or planned context; contribute to the amenities of urban living; and create pedestrian-friendly streets, and attractive public spaces that contribute to liveable, safe and healthy communities. These objectives are achieved through a thoughtful review of the following elements of the proposal to ensure the building is achieving the optimum outcome for the neighbourhood, including: Context; Built Form; Pedestrians and the Public Realm; Open Space and Amenities; Environmental Considerations; Site Circulation and Parking; Services and Utilities.

37 460 St. Laurent BRIGIL NOV Context Guideline 1a - The proposed building will be located in an established neighborhood and will be integrated into the existing context through the proposed height, design qualities and character. The proposal will maintain a building line along the street similar to other buildings and will complement the existing pattern of streets and building morphology (with regards to shape structure, pattern and materials). Guideline 2b The proposed building at 460 St. Laurent is considered a background building and will integrate and blend in well with the fabric of the surrounding context. Guideline 4 The proposal has been designed to create a sense of transition between the existing high-rise buildings and the adjacent low-profile area. A 26 metre setback from the rear lot line that includes landscaping, parking and site circulation will effectively help to create a large buffer to the low-profile townhomes on Dunbarton Court. A massing exercise has strategically placed the taller building components on the site to help reduce the issue of visibility. Guideline 5 A large buffer between the proposed high-rise and the existing adjacent lowerprofile area will help to create a sense of transition through the use of landscaped open space, parking, site circulation, etc. Guideline 6 - The building form and mass has been distributed in a manner that is appropriate to the scale and proportion of the surrounding buildings. The building has been sensitively designed to integrate into the existing context. Guideline 8 The inclusion of an at-grade commercial component will permit this corner site to attract pedestrians. The design will have architectural details that will provide a prominent focal point at the corner of the site. Guideline 10 - The orientation and shape of the proposed building at 460 St. Laurent Blvd. will help to minimize the potential impacts of sun shadowing on nearby buildings. Due to the location of several constraints on this site, the building location has responded to the built environment. Guideline 11 The sun shadowing analysis illustrates that the proposed building will have a minimal effect on adjacent sites. (Appendix C Sun Shadowing Study) Built Form Guideline 12 The building for and mass that has been established through the design process responds to the function, context, site characteristics and the need for a mix of uses.

38 460 St. Laurent BRIGIL NOV Guideline 13 The lower portion of the building has been designed to support a human-scaled streetscape and a quality pedestrian environment, through the use of detail, materials and landscaping. Guideline 14 - The at-grade commercial component will also use fenestration to help augment the pedestrian level façade. The use of clear windows and doors will make the building s first floor higly transparent and accessible. Guideline 17 The pedestrian entrance at-grade will be accessible, clear, prominent, and weather protected. It will be clearly distinguishable from the sidewalk. Guideline 18 The proposed building will have architecturally detailed facades where appropriate. The proposal does not have any blank walls (Appendix B Building Elevations) Guideline 22 The balconies of the proposed building have been conceived to avoid a close balcony-to-balcony relationship to adjacent the building. Guideline 24 The top of the building will be stepped back and provide residents with a communal outdoor amenity space. Pedestrians and the Public Realm Guideline 25 The proposed building will include streetscaping features that will conform to City standards. At this time, a conceptual Site Plan has been developed and as such an in depth analysis will be further explored at the time of Site Plan Approval submission. Guideline 26 In accordance with the City of Ottawa s standards, a Landscape Plan that addresses tree planting will be developed at the time of Site Plan Approval. Guideline 27 to 34 At this time, it is premature to consider specific in-depth design features such as street furniture, site coverage and weather protection measures, the principles of CPTED (Crime Prevention through Environmental Design), the location of arcades and canopies, etc. An in depth analysis will be further explored at the time of Site Plan Approval. Open Space and Amenities Guideline 36 The location of the tower has addressed the sun, wind and views. Open spaces. The building will offer Open Spaces at the front and corner of the building. These spaces, along with a substantial open area in the rear of the building, will help to foster outdoor active uses that animate and support outdoor activities.

39 460 St. Laurent BRIGIL NOV Guideline 40 An outdoor/indoor communal space for residents will be located on the roof of the building. This communal space will be sufficient in size and is accessible to everyone in the building. Environmental Considerations Guideline 42 The proposed building s orientation will maximize the potential for daylighting in order to minimize the need for artificial lighting and to benefit from passive solar gain. Guideline 44 - The site will feature landscaped areas and will also incorporate architectural elements that will help to minimize funneling and the creation of undesirable microclimates. Site Circulation and Parking Guideline 52 The site layout will include a direct, safe and continuous pedestrian walkway to be built to City standards. Guideline 53 The public sidewalk will be continuous along the property line in order to provide pedestrians with a safe walkway. Guideline 54 Walkways and driveway surfaces will be distinguishable through various paving treatments. Guideline 55 The proposal will feature a vehicle drop-off zone which meets the need of residents, visitors and commercial spaces at the side of the building. Guideline 56 The location of the outdoor parking area, the drive lanes and below-grade parking garage entrance will not be adjacent to the street. Guideline 57 - The site will feature a landscape buffer that is at least 3 metres along the surface parking area, including trees, shrubs and other screening elements as required. Guideline 58 The location of the garage entry point is internal to the block and will not interfere with pedestrian flow. Service and Utilities Guidelines 61 to 68 - All service and utilities will be well integrated into the design of the building. For example, the building s mechanical and electrical component is to be located on the roof of the building and concealed by using materials complementary to the building s design. The exact location of service and utilities such as utility meters and recycling areas within the building or internal to the site will be further analyzed at the time of Site Plan Approval.

40 460 St. Laurent BRIGIL NOV The proposed development at 460 St. Laurent has regard for and is consistent with the Urban Design Guidelines for High Rise Housing. Again, an in-depth analysis will be further explored at the time of Site Plan Approval submission. 3.4 City of Ottawa Comprehensive Zoning By-law ( ) As per the City of Ottawa Comprehensive Zoning By-law , the site is zoned General Mixed Use with a Floor Space Index (FSI) of 1.5 [GM F (1.5)]. The purpose of the General Mixed-Use Zone is to allow residential, commercial and institutional uses, or mixed-use development in the General Urban Area, in a compatible form to the surrounding neighbourhood. The current Automotive use is an existing non-conforming use within the GM zone. The zone limits commercial uses to well defined areas where they will not affect the development of the designated Traditional and Arterial Mainstreets as viable mixed-use areas and permit uses that serve or draw from broader areas than the surrounding community. In addition to the numerous uses permitted in the General-Mixed Use Zone, an Apartment Dwelling - Mid to High-Rise is listed as a permitted use under the current zone. For reference, the City defines a residential tower to be medium-rise when designed between four (4) and nine (9) stories, and high-rise for any tower above nine (9) stories. Despite the fact that the high-rise use is permitted, the building height is restricted to 18m, or 6-storeys. In addition, the By-Law requires that any proposal for residential use within the GM zone must: Comply with the zoning provisions outlined in the table below (Table 187); Completely enclose all storage within a building; And refer to the zoning provisions listed under Part 2 General; Part 3 Special Use and Part 4 Parking and Loading. Table 187 GM Zone Provisions I ZONING MECHANISMS (a) Minimum lot area (b) Minimum lot width (c) Minimum front yard and corner side yard setbacks II PROVISIONS No minimum No minimum 3 m (d) Minimum interior side yard (i) for a non-residential or mixed-use building, from any portion of a lot line abutting a 5 m

41 460 St. Laurent BRIGIL NOV I ZONING MECHANISMS II PROVISIONS setbacks residential zone (ii) for a residential use building 1. for a building equal or lower than 11 metres in height 2. for a building higher than 11 metres in height 1.2 m 3 m (e) Minimum rear yard setback (iii) all other cases (i) abutting a street (ii) from any portion of a rear lot line abutting a residential zone (iii) for a residential use building (iv) all other cases No minimum 3 m 7.5 m 7.5 m No minimum (f) Maximum building height (g) Maximum floor space index 18 m 2, unless otherwise shown (h) Minimum width of landscaped area (i) abutting a street (ii) abutting a residential or institutional zone (iii)other cases 3 m 3 m No minimum (i) minimum width of landscaped area around a parking lot see Section 110 Landscaping Provisions for Parking Lots Under the current GM F (1.5) zone on the property, a maximum building height of 18.0 metres (6 storeys) is permitted. In addition, a Floor Space Index of 1.5 is also applied on the subject site. Based on a site area of 2,537.6 m², the maximum total floor area is calculated to be 3,806 m² [2,537.6 m² x 1.5 (FSI)]. The minimum rear yard setback is 7.5m from the west property line, and the abutting residential neighbourhood. The By-Law requires a 3.0m landscape buffer within this building

42 460 St. Laurent BRIGIL NOV setback. The distance between the existing hydro corridor to the western property line is approximately 25.5m. As a result of the existing hydro corridor, separation of the building from the west property line will exceed the 7.5m By-Law requirement as the design will need to respect the existing on-site constraints. As such, additional height and/or floor area on this property requires a Minor Zoning By-Law Amendment. Parking Provisions for Residential uses Parking rates as per Section 101, Table 101 of the Comprehensive Zoning Bylaw for an apartment dwelling mid to high rise within Area B on Schedule 1 are listed as follows: Apartment dwelling, mid-high rise: 0.5 parking spaces per dwelling unit (126 x 0.5 = 63 spaces) Visitor parking is also a consideration with residential project with the rate subject to use, outlined in Section 102, Table 102 of the By-law. For the first twelve (12) units of each residential use, no visitor parking is required. Beyond twelve units the visitor parking rate varies as follows: Apartment dwelling, mid-high rise 0.2 visitor parking spaces per dwelling unit up to a maximum of 300 units beyond which no further visitor parking is required. (114 x 0.2 = 23 spaces) Bicycle Parking must also be provided within any new residential mid-high rise apartment dwelling, with the rate outlined in Section 111, Table 111A of the By-Law as follows: Apartment dwelling, mid-high rise: 0.5 bicycle spaces per dwelling unit (126 x 0.5 = 63 bicycle parking spaces) The proposed development includes 126 units. As per the provisions of Tables 101 and 102, the proposal requires 63 spaces for residents and 23 spaces for visitors. The number of required parking totals 86 spaces. The total number of required bicycle spaces 63. The proposed development will include 96 parking spaces on two underground parking levels and 28 outdoor spaces to be located on the western portion of the property. The total number of parking spaces being proposed is 124 spaces. This amounts to an extra 38 spaces, seven (7) of which will be dedicated for the

43 460 St. Laurent BRIGIL NOV proposed commercial uses. In addition, 128 bicycle parking spaces will be provided as part of this development, far exceeding the required 63 spaces. Conceptual Outdoor Parking Layout showing 28 Spaces

44 460 St. Laurent BRIGIL NOV Conceptual Underground Parking Layout Level 1 Conceptual Underground Parking Layout Level 2

45 460 St. Laurent BRIGIL NOV Parking Requirements for Commercial uses Conceptual Underground Parking Layout Level 3 In response to community comments related to on-site parking and other factors including marketability of commercial leases, the portion of the building allocated to at-grade retail has been reduced to 277 m², oriented to the intersection of St. Laurent Boulevard and Dunbarton Court. While still providing the opportunity for animated commercial uses, including restaurants and retail, and personal services business, the area of the commercial uses is proportionate to the area of the building, providing sufficient first floor area for the lobby, elevator and other building features and seven (7) apartment units. Section 101 of the City s Zoning By-law also requires parking for the commercial component of the proposed development. Although leasing will confirm the exact tenant mix, the parking provisions for the commercial component will assume a retail store as the use (2.5 spaces / 100 m²). With a total 277 m² of Gross Floor Area for the commercial component, the total number of required parking is seven (7) stalls. Given the neighbourhood serving nature of the proposed at-grade retail and the availability of visitor parking spaces at the rear of the building (available for off-peak sharing), sufficient commercial parking will be provided on-site.

46 460 St. Laurent BRIGIL NOV DEVELOPMENT APPLICATION 4.1 Zoning By-law Amendment Application At this time, the as-of-right maximum building height currently supported by the GM zone is 18.0 metres (subject to meeting the FSI requirements), equivalent to approximately 6 storeys. In order to proceed with the proposed development, a Minor Zoning By-law Amendment is required to change the current General Mixed Use Zone with a Floor Space Index (FSI) of 1.5 [GM F (1.5)] to provide an exception for additional height to a maximum of 40.0m (11 storeys, 12 storeys including the rooftop amenity space and permitted mechanical area) and/or a revised FSI of 4.52, under the existing General Mixed Use Zone. 5.0 MUNICIPAL AND COMMUNITY CONSULATATION In addition to on-going discussions with Municipal Staff and in anticipation of the application, Brigil and FoTenn Consultants have advised the Ward Councillor, and representatives of the Cardinal Glen Community Association (CGCA). The building concepts were reviewed and discussed with the CGCA. 6.0 CONCLUSION The proposed building is to be built in an area, along St Laurent Boulevard, that is characterized by a mixture of uses and residential form. St. Laurent Boulevard itself is classified as a four lane, undivided arterial roadway and identified as a Transit Priority Corridor. The existing building heights, the current zoning and the planned function of this area all support the redevelopment of the subject property in order to achieve greater utilization of this property. Given the surrounding context of the site and the anticipated development of the St. Laurent Boulevard corridor, a Minor Zoning By-law Amendment to increase the permitted building height from 18m to 40m would provide for good planning. The existing hydro corridor contributes to a greater separation to the existing low profile residential community to the west and also provides for an opportunity to facilitate extra landscaping measures in order to help mitigate any negative impacts derived from an increase in building height. These design features will help integrate the proposed building within the surrounding built form and help to provide a transition to the existing low-profile residential area to the west and the higher density apartments to the south and east. Further, a well-designed 40m maximum building height at this location will help to create visual interest at the intersection of St. Laurent Boulevard and Dunbarton Court. Lastly, by retaining the GM zone, the development can also provide for opportunities for ground floor retail uses to service the surrounding residential neighbourhood and encourage pedestrian activities at street level.

47 460 St. Laurent BRIGIL NOV The potential redevelopment of 460 St. Laurent Boulevard is a unique opportunity to provide for high-rise infill in an established neighbourhood. The proposed development will help to reinforce the residential character of the surrounding neighbourhood all the while helping to maintain and create new opportunities for commercial/retail uses and neighbourhood amenities. In summary, the proposed Zoning By-law Amendment to increase the maximum building height is consistent with the Provincial Policy Statement (2005) and is in conformity with the City of Ottawa s Official Plan policies and intent and provisions of the Comprehensive Zoning By-law. It is our professional opinion that the proposed Zoning By-law Amendment represents good land use planning, is appropriate for the site and is in the public interest. Prepared by: Reviewed by: Matthew McElligott MCIP RPP Planner FoTenn Consultants Inc. Miguel Tremblay MCIP RPP Senior Planner and Manager Development Planning FoTenn Consultants Inc

48 APPENDIX A CONCEPTUAL SITE PLAN 460 St. Laurent BRIGIL NOV

49 460 St. Laurent BRIGIL NOV APPENDIX B BUILDING ELEVATIONS FRONT (EAST) ELEVATION

50 NORTH ELEVATION 460 St. Laurent BRIGIL NOV

51 BACK (WEST) ELEVATION 460 St. Laurent BRIGIL NOV

52 SOUTH ELEVATION 460 St. Laurent BRIGIL NOV