Site Plan Control & Zoning By-law Amendment Planning Rationale PERSPECTIVE VIEWS

Transcription

1 45 Site Plan Control & Zoning By-law Amendment Planning Rationale September 2013 PERSPECTIVE VIEWS

2 45 Prepared by: FOTENN Consultants Inc. 223 McLeod Street Ottawa, ON K1Y 0T fotenn.com Prepared for: 45 Mann LP 22 St. Clair Avenue East, Suite 1200 Toronto, ON M4T 2S

3 TABLE OF CONTENTS TABLE OF CONTENTS... 1 INTRODUCTION... 2 BACKGROUND CONTEXT... 2 DEVELOPMENT PROPOSAL... 3 PLANNING APPLICATIONS... 5 SITE AND COMMUNITY CONTEXT...6 SUBJECT SITE... 6 AREA CONTEXT... 6 COMMUNITY AMENITIES... 8 ROADS AND TRANSIT... 9 PLANNING AND REGULATORY FRAMEWORK PROVINCIAL POLICY STATEMENT (2005) CITY OF OTTAWA OFFICIAL PLAN (2003, CONSOLIDATED 2011) SANDY HILL SECONDARY POLICY PLAN DESIGN GUIDELINES FOR TRANSIT-ORIENTED DEVELOPMENT CITY OF OTTAWA ZONING BY-LAW CITY OF OTTAWA ZONING BY-LAW DISCUSSION SUPPORTING STUDIES TRANSPORTATION BRIEF SITE SERVICING AND STORMWATER REPORT TREE CONSERVATION REPORT SCOPED ENVIRONMENTAL IMPACT STATEMENT GEOTECHNICAL INVESTIGATION NOISE ASSESSMENT PHASE 1 AND 2 ENVIORONMENTAL SITE ASSESSMENT CONCLUSIONS... 25

4 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT INTRODUCTION FOTENN Consultants Inc. has been retained by 45 Mann LP to prepare a Planning Rationale in support of a Zoning By-law Amendment and concurrent Site Plan Control Application for the land municipally known as 45 Mann Avenue. The intent of this rationale is to assess the proposed development against the applicable policy and regulatory framework, and determine if the development is appropriate for the site and compatible with adjacent development and the surrounding community. BACKGROUND CONTEXT The University of Ottawa, located on a 42.5 hectare campus in downtown Ottawa, is the largest bilingual (English and French) University in the world. It offers over 250 academic programs and has a current enrollment of approximately 42,000 students (85- percent undergraduates). According to the University of Ottawa, from 2002 to 2012 enrollment rose from approximately 26,000 students to 41,000 students, an increase of 58-percent. This increase in enrollment has led to a shortfall of available on-campus housing options, resulting in over 90-percent of University students residing in off-campus living arrangements. As the student demographic is typically one of low car ownership, and parking on campus is limited, a large number of students live in neighbourhoods adjacent to campus, specifically Sandy Hill, or utilize Ottawa s extensive public transit system. Sandy Hill is an established neighbourhood east of downtown Ottawa containing approximately 12,000 residents. The diverse, but cohesive, neighbourhood contains many older historic structures and includes a wide demographic mix of housing and residents. As the University of Ottawa has grown in enrollment, the pressure for student housing in the Sandy Hill neighbourhood has increased. The primary method of alleviating this pressure has been the conversion of existing single-detached dwellings within the core of the neighbourhood to rooming houses. These conversions have led to the loss of family character within established portions of the neighbourhood and complaints of poor property maintenance and noise disruptions. In response to the ongoing trend of home conversions, the City of Ottawa has recently introduced a temporary moratorium on creating new converted rooming houses within Sandy Hill and other neighbourhoods close to universities (Old Ottawa South). However, as enrollments continue to rise, and the pressure to find housing for students close to the University of Ottawa continues, solutions to the housing shortage are required. Ideally, the solution would include professionally managed, high-density student oriented housing close to the University of Ottawa campus and transit options, but outside of the core area of the Sandy Hill neighbourhood to limit intrusions and maintain existing community character. High-density developments in appropriate infill locations would make use of existing infrastructure while also alleviating pressures to convert existing dwellings or construct high-density housing in the core of the existing neighbourhood. The proposed development that is the subject of this report provides part of the solution to the existing and future student housing situation. The proposed development will intensify a current 3.5 storey apartment building site adjacent to the University of Ottawa campus and on the edge of the Sandy Hill neighbourhood by constructing a purposebuilt nine (9) storey apartment residence. By developing a site close to the University of

5 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT Ottawa and rapid transit, but away from the core of the existing Sandy Hill neighbourhood, both the needs of the student population and the residents of Sandy Hill can be balanced. DEVELOPMENT PROPOSAL 45 Mann LP proposes to construct a mid-rise residential building (9 storeys in height) with purpose-built suite style residence units and ground floor indoor and outdoor amenity space, on the 0.28 hectare (0.7 acre) subject site. The existing building on site, a 3.5 storey, 44 unit apartment building and associated surface parking, will be demolished. 45 Mann - Frontage The proposed development will be comprised of 136 apartment units, featuring a wide mix of living options to include furnished one-bedroom through four-bedroom configurations, for a total of 355 bedrooms (2.6 bedrooms per unit). Each apartment unit will include a common kitchen and kitchen area, and laundry area; however, each bedroom will include a private ensuite bathroom. Ground-floor units, located at the back section of the building, will include private patios.

6 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT Mann West Elevation 45 Mann Site Plan The proposed development includes a wide range of indoor and outdoor amenity areas, mainly focused on the front half of the ground floor, which cater to the anticipated student population. Indoor amenity areas that are envisioned include a fitness centre, games area, café, lounge area, and a study/business centre. A large outdoor amenity space is provided on the west side of the building, opposite the University of Ottawa Sports Complex and Mann parking structure. The outdoor amenity area includes a barbeque area, outdoor study area, seating areas, and a lounge area. Additionally, a rooftop terrace is proposed for the northwest corner of the building, providing excellent views of the area and the opportunity to view sporting events on the University of Ottawa sports field directly north of the property. The proposed development features one (1) level of underground parking, with 52 parking spaces to accommodate vehicles for residents, a motorcycle/scooter parking area, and 133 secured bicycle parking spaces. An additional 26 secure bicycle parking spaces are provided on the ground floor. Access to the garage will be provided via a six (6) metre driveway on the east side of the project site. Parking for visitors to the site can be easily accommodated at the University of Ottawa parking structure adjacent to the site or in a University surface lot across Mann Avenue from the site. Additionally, the site

7 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT is located in close proximity (within 600 metres) of both the Lees and Campus rapid transit stations and directly adjacent to the University of Ottawa. These factors, along with a VirtuCar option located across the street on the University of Ottawa surface parking lot, will alleviate the need for most residents to have a personal vehicle. The proposed development includes a central refuse area on the ground floor, along with a moving room to be used as a temporary staging space during peak periods of resident changeover (corresponding with the University calendar). The residents will generally move in and out during short periods at the beginning and end of semesters. As such, the fully-furnished units will reduce the amount of disruption associated with moving, isolating traffic to short periods and alleviating clutter and garbage from the site. From an urban design perspective, the proposed development will comprise of an animated series of facades to both create visual interest and to signal the student residence program of the building. The Mann Avenue street facade has been effectively bifurcated with an amenity space in order to re-proportion the facade into two vertical blocks. Each block has a different character, one block taller (incorporating the mechanical penthouse) with windows vertically aligned, the other with the windows staggered to create a playful checkerboard effect on the facade through careful manipulation of the bedroom windows. Further, coloured architectural panels have been used on this block to create both visual animation as well as a framing effect for the viewer. A similar design approach has been taken for the rear facade in deference to its distant view from across the sports field. Longer flanks of the building have been broken down into segments visually by vertically aligning the generous windows for all the suite living areas. The front entry along Mann Avenue incorporates a very open and transparent series of amenity spaces on the ground floor to provide a very welcoming environment from the street address. PLANNING APPLICATIONS In order to proceed with the development proposal as described above, a Minor Zoning By-law Amendment and Site Plan Control Application will be filed concurrently. The Zoning By-law Amendment seeks to amend provisions of the City s Comprehensive Zoning By-law The sites is zoned R5B [480] H(19) Residential Fifth Density, Subzone B, Urban Exception 480, Height Maximum 19 Metres in the City s Comprehensive Zoning By-law As such the following amendments to the zoning are being requested: To increase the maximum permitted building height to 28.5 metres whereas the current maximum permitted building height on the site is 19 metres; To reduce the required rear yard setback to 4.2 metres whereas the Zoning Bylaw requires a minimum of 7.5 metres; To reduce the required interior yard setbacks to 0.25 metres minimum (varies to 7.8 metres) whereas the Zoning By-law requires a minimum of 1.5 metres for the first 21 metres of lot depth, and 6 metres for the remaining lot depth; To reduce the parking rate for an apartment dwelling mid-rise from 0.5 spaces for dwelling unit with a 10-percent reduction for underground parking to 0.42 spaces per dwelling unit, with a 10-percent reduction for underground parking;

8 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT To reduce the visitor parking rate for an apartment dwelling mid-rise from 0.2 spaces for dwelling unit (first 12 units exempt) to 0 spaces per dwelling unit; To reduce the drive aisle widths for two-way traffic to 6.0 metres whereas the current minimum drive aisle width for two-way traffic is 6.7 metres. Other amendments may be identified following technical circulation and as a result of Site Plan changes. SITE AND COMMUNITY CONTEXT SUBJECT SITE The subject site is located on the north side of Mann Avenue, approximately 100 metres east of King Edward Avenue and 170 metres west of Russell Avenue in the City of Ottawa s Sandy Hill community. The site is geographically located at the bottom of Sandy Hill, with elevations increasing from the site to the north and east. The subject site consists of one (1) lot of record with a lot frontage of metres, a lot depth of metres, and a lot area of 2,788 square-metres. Development on the subject site currently consists of a 3.5 storey rental apartment building with surface parking along the west side and rear of the property. There are two (2) large deciduous trees at the front of the existing apartment building. Further, there is vegetation along the east, west sides and rear of the property, both on the subject site as well as adjacent properties. AREA CONTEXT The site and surrounding area are located near the southwestern boundary of the Sandy Hill community and the southern boundary of the University of Ottawa s campus. More specifically, the subject site sits directly east of the University of Ottawa Sports Complex and directly south of an outdoor multi-sport field, both of which are owned and operated by the University. The surrounding area uses vary; however consist primarily of low-profile residential uses, institutional uses, open space, and public uses. The following identifies the land uses that surround the site: NORTH: The lands north of the site include an existing multi-sport outdoor field, which is owned and operated by the University of Ottawa for sports such as football, soccer, and rugby, among others. Access to the sports field is provided from Templeton Street to the north. Beyond the sports field to the north there are residential properties along the south side of Templeton Street.

9 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT Image 1: View to the north; Image 2: View looking south towards the site from the north EAST: The lands directly to the east of the subject site consist of a surface parking lot which services Viscount Alexander Public School. The school occupies approximately 150 metres of frontage along Mann Avenue to the east of the subject site. Beyond the school to the east there are low-rise residential properties heading towards the intersection of Mann Avenue and Russell Avenue. Image 3: View to the west looking at the subject building; Image 4: View to the immediate east SOUTH: The lands on the south side of Mann Avenue consists of a large city owned and operated surface parking lot, which allows for University parking as well as park and ride service for the use of the nearby Lees rapid transit station. Additionally, there is a second large city owned and operated parking lot to the south east that is used exclusively for the City of Ottawa Sandy Hill Arena and sports complex.

10 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT Image 5: View directly south; Image 6: View southeast towards Sandy Hill Arena WEST: The lands directly west of the subject site consist of the University of Ottawa Sports Complex and a three (3) storey above ground parking garage. The sports complex is located at the northeast corner of Mann Avenue and Kind Edward Avenue. The lands west of the sports complex are also part of the University of Ottawa campus. Image 7: View looking west at the parking garage; Image 8: View of the Sports Complex to the west COMMUNITY AMENITIES The subject site s location near the southern boundary of the University of Ottawa campus and close proximity to public transit corresponds to its proximity to a wide range of amenities located within one (1) kilometer including: Rapid Transit (Lees Station and Campus Station); University of Ottawa campus; Sandy Hill Arena; Sandy Hill Park and Community Centre; Commercial to service the University of Ottawa campus; Cycling network; and Close proximity to the Rideau Canal and Rideau River.

11 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT ROADS AND TRANSIT The subject site is well serviced with respect to the existing road network. As per Schedule F Central Area/Inner City Road Network, Mann Avenue is identified as an existing Collector Road. Further, King Edward Avenue to the west is identified as an existing Arterial Road, while Chapel Street to the east is identified as an existing Collector Road. Located to the south of the subject site, access is provided on to Highway 417, which travels east/west across the city. Beyond the subject site to the west, Colonel By Drive, a federally owned road travels primarily in a north/south direction. Excerpt from Schedule F: Central Area/Inner City Road Network in the City of Ottawa Official Plan The site is within close proximity to several bus routes that are within walking distance for occupants. More specifically, bus routes 101, 102, 16, and 5 are conveniently located near the site. In addition, two (2) Transitway stations (Campus and Lees) are located within 600 metres of the subject site providing bus rapid transit service for local residents. As per Schedule D Rapid Transit Network in the City of Ottawa Official Plan, the subject site is located to the east of a future Light Rail Transit (LRT) route with stations at Lees.

12 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT Excerpt from Schedule D: Rapid Transit Network in the City of Ottawa Official Plan Image illustrating the proximity to nearby Rapid Transit routes/stations

13 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT PLANNING AND REGULATORY FRAMEWORK PROVINCIAL POLICY STATEMENT (2005) The Provincial Policy Statement (PPS) came into effect on March 1, The PPS provides direction on matters of provincial interest related to land use planning. While local land use planning authorities are permitted and encouraged to compliment these provincial policies within their local Official Plans, local planning decisions shall be consistent with the policies of the PPS. The PPS directs development to locate within built-up areas to efficiently use land with existing infrastructure and where services and infrastructure are readily available to avoid the need for unjustified and uneconomic expansions. In order to meet this policy objective, planning authorities must identify and promote opportunities for intensification and redevelopment [Policy ]. The proposal meets the following policies, among others: Promotes efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term [Policy a]; Accommodates an appropriate range and mix of residential, employment, commercial and open space uses to meet long-term needs [Policy b]; Ensures that necessary infrastructure and public service facilities are or will be available to meet current and projected needs [Policy g]; Efficiently uses the infrastructure and public service facilities which are planned or available [Policy a]; Identifies and promotes opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock and areas [Policy ]; Directs development of new housing towards locations where appropriate levels of infrastructure and public service facilities are available to support current and projected needs [Policy c]; Promotes densities for new housing which efficiently use land, resources, infrastructure and public service facilities and support the use of alternative transportation modes and public transit where it exists or is to be developed [Policy d]; Promotes land use patterns, density and mix of uses that minimize the length and number of vehicle trips and support the development of viable choices and plans for public transit and other alternative transportation modes. [Policy ]; Supports energy efficiency and improves air quality through land use and development patterns which promote the use of public transit and other alternative transportation modes and improve the mix of housing uses to decrease transportation congestion [Policy b through c].

14 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT The proposed development is consistent with the Provincial Policy Statement in that: The proposal capitalizes on an intensification opportunity of an underdeveloped site within the City s built-up area where services are readily available. The proposed development proposes to intensify a site situated in proximity to the University of Ottawa, rapid transit and other amenities contributing to the creation of complete communities and development patterns that are more sustainable over the long term. The proposed development promotes densities that contribute to more sustainable land use patterns and contribute to the range and mix of residential housing types. CITY OF OTTAWA OFFICIAL PLAN (2003, CONSOLIDATED 2011) The Challenge Ahead (Section 2.1) The City of Ottawa Official Plan (2003, as amended) 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 direction for growth and development within the City. The Plan anticipates that the number of households in Ottawa will increase faster than the rate of population growth and that approximately 145,000 new homes may be needed by The majority of that demand is expected to be satisfied with smaller units such as apartments. The City plans to meet the challenge of accommodating this growth by managing it in ways that support liveable communities and healthy environments. This means that growth will be directed towards key locations with a mix of housing, shopping, recreation, and employment locations that are easily accessible by transit and that encourage walking. The City anticipates that by pursuing a mix of land uses and a compact form of development, it will be able to support a high-quality transit service and make better use of existing roads and other infrastructure. In order to meet these and other objectives of the Official Plan, the City has committed to pursuing strategic directions in four (4) key areas, two (2) of which are applicable and relevant to this proposal. Managing Growth (Section 2.2) The City will manage growth by directing it to the urban area where services already exist or where they can be provided efficiently. Growth in the urban area will be directed to areas where it can be accommodated in compact and mixed-use development, and served with quality transit, walking and cycling facilities. Building Liveable Communities (Section 2.5) The City will provide opportunities to increase the supply of affordable housing throughout the rural and urban areas.

15 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT Growth will be managed in ways that create complete communities with a good balance of facilities and services to meet people s everyday needs, including schools, community facilities, parks, a variety of housing, and places to work and shop. Attention to design will help create attractive communities where buildings, open space and transportation work well together. Managing Growth within the Urban Area (Section 2.2.2) The Official Plan promotes efficient land-use patterns through intensification of locations strategically aligned with the transportation network and in particular the rapid transit network. 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. c. Infill development; d. The conversion or expansion of existing industrial, commercial, and institutional buildings for residential use; and e. The conversion or expansion of existing residential buildings to create new residential units or accommodation, including secondary dwelling units and rooming houses Central Area Land Use Designation

16 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT Excerpt of Schedule B - Urban Policy Plan in the City of Ottawa Official Plan. The subject site is designated General Urban Area on Schedule B Urban Policy of the Official Plan and is located immediately north of the Lees Station Area Transit-Oriented Development (TOD) future Mixed-Use Centre. Policy 14 of Section supports intensification outside of target areas, including the General Urban Area. Opportunities for intensification are promoted in the following cases: a) Lands within 600 metres of future or existing rapid-transit stations with potential to develop as compact, mixed-use and pedestrian-friendly cores; b) Lands that are no long viable for the purpose for which they were intended, such as older industrial areas, exhausted quarries, or abandoned transportation corridors that are not planned for open space or designated as Recreational Pathways; c) Lands where the present use is maintained but the addition of residential uses or other uses can be accomplished in a complementary manner, such as underutilized shopping centre sites; d) Lands currently or formerly used a parking lots or other extensive storage purposes; e) Lands where records indicate existing contamination due to previous commercial or industrial use, but which can be made suitable for development if cleaned up. To achieve compatibility between existing and planned built form and ensure intensification is successful, emphasis will be placed on good urban design and architecture. Sections and 4.11 provide policy direction for Urban Design and set out the compatibility criteria intended to guide development. The proposed development meets the intent of the policies of Section of the Official Plan and supports the City s intensification goals. The 136 unit development is located within 600 metres of two existing rapid transit stations (Campus and Lees), satisfying a criteria of intensification within the General Urban Area. The proposed development s location adjacent to the Lees Station TOD area will provide for a continuation of a compact, high-density, pedestrian-oriented area of the City. By introducing an intensification opportunity, increasing the existing 44 units to 136 units, outside of the low-rise residential character of the Sandy Hill neighbourhood, intensification can be successfully achieved without compromising the fabric of the existing neighbourhood. General Urban Area Policies (Section 3.6.1) The General Urban Area designation is intended to permit a full range of residential building types to accommodate the needs of all ages, incomes, and life circumstances, along with conveniently-located employment, retail, service, cultural, leisure, entertainment, and institutional uses. Proposals for residential intensification through infill or redevelopment in the designation must: 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);

17 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT 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. The proposed development is located on the edge of the established Sandy Hill neighbourhood, and is directly adjacent to the University of Ottawa campus. As the core of the family-oriented Sandy Hill neighbourhood is experiencing pressures for student housing, the development provides an opportunity to both contribute to the balance of housing types in the area and to alleviate the pressures within the neighbourhood. The area immediately adjacent to the proposed development does not include any lowprofile residential uses, instead comprised of University related and public related uses. As such, the proposed development does not impact the existing neighbourhood character Urban Design and Compatibility Section addresses Compatibility and Community Design, particularly as it relates to introduction of new development in established areas. New development must be sensitive to and compatible with existing communities that have developed over long periods of time. Introducing new development in existing areas that have developed over a long period of time requires a sensitive approach and a respect for a communities established characteristics. In general terms, compatible development means development that, although it is not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties. It fits well within its physical context and works well among those functions that surround it. The proposed development achieves, among others, the following design objectives and principles set out in Section 2.5.1: 1) Enhances the sense of community by creating and maintaining places with their own distinct identity. Being located near the corner of King Edward Avenue and Mann Avenue, at the bottom of Sandy Hill, the development site is highly visible from points south of the University of Ottawa campus and Sandy Hill and will function as a visual landmark to the entry of the area. As such, the front elevation of the building has been designed with strong architectural features, including a long building face, a split frontage with two distinct designs, and a clear first floor to animate activities within the building. As the southern end of the University of Ottawa Campus is devoid of a heavy residential component, the proposed student apartments will help to animate and enliven the south end of the campus and Sandy Hill neighbourhood. 2) The proposal defines quality public and private space through development. The proposed development will replace the existing surface parking lot with underground parking, allowing for more usable open space on the site. The front setback of the building will be maintained, allowing for landscaping along the street and at the front of the property. The proposal also incorporates a large outdoor amenity area along the western portion of the building. The building will frame and enclose this space, providing a sense of intimacy and allowing activities to be focused towards campus

18 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT buildings and away from the established neighbourhoods and community features to the east. 3) The proposal contributes to the creation of a place that is safe, accessible and easy to get to and move through. The proposed development includes a main central entrance on the ground floor, and includes open amenity and lounge areas near the entrance to provide natural surveillance. Significant glazing is also proposed for the ground floor front of the building and along the building wall framing outdoor amenity spaces. The building design is intended to be easily navigable, with a central core and common layout. The site location is directly linked to the University of Ottawa campus, providing an easy link to activities on campus. The site is also within walking distance to neighbourhood amenities and to two rapid transit stations. 4) The proposal ensures that new development respects the character of the existing area. The proposed development location is adjacent to the University of Ottawa and located at the bottom of a hill at King Edward Avenue and Mann Avenue. The site is surrounding by recreational facilities associated with the University of Ottawa and a public school. No adverse impacts are anticipated to any of the surrounding uses from the development. In addition, due to its location at the bottom of a hill, the building height will not have an adverse visual impact on the core of the residential neighbourhood. 45 Mann proposed building in background as shown from the intersection of Mann Avenue and Chapel Street.

19 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT ) The proposal considers adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. Although the proposed development is targeted to students, the units vary in size from one-bedroom to four-bedrooms, allowing variety and choice and the ability to convert the building into the future to a non-student population. Additionally, by providing a housing option for students as demand raises, the community of Sandy Hill will be able to adapt to the changing demographics without compromising the core of the existing neighbourhood Urban Design and Compatibility The criteria in Section 4.11 provide a means to objectively evaluate the compatibility of infill development. The following is an evaluation of the criteria in relation to the proposed development. COMPATIBILITY CRITERIA Traffic Vehicular Access Parking Requirements CONFORMITY A Traffic Brief has been prepared evaluating the impact of the proposed development on the surrounding area. Traffic impacts are anticipated to be low, as rates of car ownership among students are generally low and the University of Ottawa, transit options, and neighbourhood services are all in easy walking distance to the site. Vehicular access to the site and underground parking garage will be provided from Mann Avenue. The entrance to the parking garage and for other activities (garbage, moving, etc) has been placed on the eastern side of the project site, with the garage ramp set back down the property line to provide a longer driveway and safer egress onto the street. A total of 52 parking spaces are being provided in the underground parking garage, less than required in the Zoning Bylaw. However, rates of vehicle ownership are generally low amongst students and the site is located in close proximity to the University of Ottawa, neighbourhood services, and two rapid transit stations. It should also be noted that 159 bicycle spaces, much higher than the Zoning By-law requirement, are being provided for residents and visitors. Additionally, parking is available for additional residents and visitors at the adjacent University of Ottawa parking deck (Mann) if needed. As such, parking spillover into neighbouring streets is not anticipated. Outdoor Amenity Areas The proposed development includes over 950m 2 of outdoor amenity area, including a large amenity area on the ground and a rooftop terrace. Both the ground amenity area and the rooftop terrace have been strategically located on the western side of the building, closest to the existing University of Ottawa parking garage and sports facility and away from the public school and residential neighbourhoods to the east to alleviate disruptions and noise.

20 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT Loading Areas, Service Areas and Outdoor Storage Lighting Noise and Air Quality Sunlight and Microclimate Supporting Neighbourhood Services Garbage and service areas are proposed for the internal ground floor of the building, adjacent to the driveway access for easy access. As the majority of the building residents are projected to be students, and the units are furnished, deliveries to the building will be infrequent and typically occur over a short period of time during University changeover (semester end, etc). There is no dedicated loading area required and no outdoor storage is applicable to the site. Lighting will meet the City s standards, with no anticipated impacts on adjacent development. A Noise Study was conducted for the proposed development. No significant impacts related to noise or air quality are anticipated as a result of this proposal. A sun shadow study has been submitted as part of this application. Shadowing impacts are anticipated to be limited, especially when compared to as-of-right development options. The majority of shadows will fall onto parking surfaces to the east of the subject site. The subject site is located near an established neighbourhood that is well served by community and service amenities. New residents will strengthen existing amenities and will contribute to the critical mass required to attract other amenities to the area. SANDY HILL SECONDARY POLICY PLAN The subject site is located inside the planning area of the Sandy Hill Secondary Plan, which constitutes a more detailed policy direction beyond the Official Plan. The general policies of the Secondary Plan are to preserve and enhance the existing neighbourhood, provide for a broad range of socio-economic groups, accept a modest population increase, and to co-ordinate both the local functions of Sandy Hill and functions that serve a wider area. Schedule J designates the subject site Medium-Profile Residential Area. The residential land use designations are generally intended to preserve and enhance the stock of good housing, provide a wide variety of housing, and distinguish among types of new housing on the basis of scale and to locate different types of housing in areas appropriate to them. A Medium-Profile designation in a plan is typically translated to a mid-rise built-form, which in Ottawa is defined as five (5) to nine (9) storeys.

21 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT Extract Sandy Hill Secondary Plan Schedule J Section of the Secondary Plan outlines policies for the new site development. Specific applicable policies include minimal intrusions (sunlight, air, aspect) to neighbouring properties, the inclusion of amenity spaces, and using landscaping to enhance the development, especially for parking and loading areas. The proposed development is consistent with the Sandy Hill Secondary Plan in that: The proposed development meets the general and residential policies of the Sandy Hill Secondary Plan by providing a varied housing option at a location and appropriate scale within the neighbourhood. The proposed nine-storey height is consistent with the policy direction for a Medium-Profile building on the project site. The proposed development does not adversely impact adjoining land uses, and the development includes landscaping and amenity features greater than those required in the City of Ottawa Zoning By-law

22 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT DESIGN GUIDELINES FOR TRANSIT-ORIENTED DEVELOPMENT The intent of these guidelines is to provide an urban design standard for assessing, promoting and achieving appropriate Transit-Oriented Development (TOD) within the City of Ottawa. TOD is defined as a mix of moderate to high-density transit-supportive land uses located within an easy walk of a rapid transit stop or station that is oriented and designed to facilitate transit use. The guidelines are to be applied for all development within a 600 metres walking distance of a rapid transit stop or station. The proposed development is within 600 metres of two rapid transit stations, Lees and Campus. Not every guideline will apply to every development and as such, the intent is not to use the guidelines as a checklist but to demonstrate a general adherence to the design direction provided in these documents. The proposed development meets the following applicable design guidelines: The proposed development provides a transit-supportive land use, apartments, within 600 m walking distance of a rapid transit station or stop (Guideline 1); High density is being located as close as possible to transit (Guideline 8); The proposed development will provide a highly visible landmark near the intersection of Mann Avenue and King Edward Avenue (Guideline 12); The building has been set back 3 metres from the front property line to provide space for pedestrian activities and landscaping (Guideline 13); Clear windows and doors are being used on the ground floor in order to provide ease of entrance, visual interest and increased security through informal viewing (Guideline 15); The proposed development provides ample bicycle parking close to building entrances and visible from the interior of the building (Guideline 29); The proposed development includes parking reductions (Guideline 32); Underground parking is being provided (Guideline 39). The proposed development generally meets the design direction provided in the Transit-Oriented Development Guidelines.

23 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT CITY OF OTTAWA ZONING BY-LAW The subject site is zoned R5B [480] H(19) Residential Fifth Density, Subzone B, Urban Exception 480, Height Maximum 19 Metres in the City of Ottawa Zoning By-law Zoning Map- City of Ottawa Comprehensive Zoning By-law The purpose of the R5 Residential Fifth Density zone, among others, is to allow a wide mix of residential building forms ranging from detached to mid-high rise apartment in areas designated General Urban Area in the Official Plan. As a result, a range of residential uses is permitted with the R5 zone including the proposed mid-rise apartment dwelling. A mid-rise is defined as any building between five (5) and nine (9) storeys in height. Exception 480 limits a rooming house or a rooming house, converted to 50-percent or less of the gross floor area of a building. The applicable Residential Fifth Density zone provisions are summarized in the table below. Areas of non-compliance with respect to the proposed development have been identified in the table.

24 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT Table 164A R5B Subzone, Parking, and Amenity Provisions Zoning Compliance Zoning Mechanism Provisions Provided Compliance Minimum Lot Width (m) Minimum Lot Area (m²) 675 2,788 Maximum Building Height (m) x Minimum Front Yard Setback (m) Minimum Interior Side Yard Setback (m) Minimum Rear Yard Setback (m) Minimum Area of Landscaped Open Space Resident Vehicle Parking Requirements Visitor Vehicle Parking Requirements Bicycle Parking Requirements Amenity Space m for the first 21 metres of lot depth, 6m for the remaining lot depth. 25% percent of lot depth not to exceed 7.5 m Variable from 0.25m to 7.8m 4.2 x 30% 30.9% 0.5 per dwelling unit : 10-percent reduction if parking is underground (Total required: 61 spaces) 0.2 spaces per dwelling unit after the first 12 units (Total required: 25 spaces) 0.5 per dwelling unit (Total required: 68 spaces) 6m 2 per dwelling unit (Total required 816m 2 ) with a minimum of 50-percent as communal space and one area greater than 54m 2 52 spaces (0.42 per dwelling unit plus 10- percent reduction for all underground parking) None 1.17 per dwelling unit: 159 spaces 1,039.9m m 2 (94%) communal space Additional amendments may be identified following staff review, technical circulation and as a result of Site Plan revisions. x x x

25 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT CITY OF OTTAWA ZONING BY-LAW DISCUSSION In determining the minor amendments to the Zoning By-law, several factors regarding the site location, surrounding context, building siting, and building design were analyzed. The following provides a rationale for specific changes requested as part of the Minor Zoning By-Law Amendment. Building Height The proposed development requires an amendment to raise the permitted height from 19 metres (six to seven storeys) to 28.5 metres (nine storeys). There are several reasons why the amendment to the requirements for building height is proposed. First, the site is designated Medium-Profile residential in the Sandy Hill Secondary Plan, translating to a mid-rise building. A mid-rise building is defined in Ottawa as a building between five (5) and nine (9) storeys in height. Second, the surrounding context of the subject site is non-residential in nature, and therefore height related impacts to neighbouring residents are not anticipated. The site is bounded by University of Ottawa recreation buildings and facilities, including a parking garage, and the Viscount Alexander Public School. Third, the subject site is located within 600 metres to two rapid transit stations (Lees and Campus). Policy direction in the Official Plan dictates that the areas within 600 metres of rapid transit are desirable from an intensification and increased density standpoint. Lastly, the subject site is located at the bottom of a hill near the intersection of King Edward Avenue and Mann Avenue. When viewing the building from other locations in the neighbourhood, which are higher in grade, the building height is tempered substantially. Yard Setbacks The proposed development requires variances to both interior side yard and rear yard setbacks. The intent of the required side and rear yard provisions is to provide a strong street wall while providing ample back yard and rear side yards for activities and privacy in residential neighbourhoods. In the case of the proposed development, the subject site is not in a typical residential neighbourhood, and is directly adjacent to an athletic field, and two parking lots. The proposed development rear yard abuts the University of Ottawa Sports Complex athletic field. As such, the proposed setback of 4.2 metres is not anticipated to create a loss of privacy or any adverse impacts. The proposed development design meets the intent of the interior side yard provisions by providing a strong street wall, but then opening up to a long side yard of up to 7.8 metres to be used as amenity space on the west side and a drive aisle on the east side. It should be noted that the institutional zones abutting the subject site have required 7.5 metre yard buffers, which will allow for a gap between the proposed development and any adjacent proposed buildings in the future. Parking Reductions The proposed development provides 52 parking spaces in an underground parking garage, all for residents. As the proposed development is intended for a student population, and the site is within easy walking distance to campus, transit, and community amenities, car ownership is anticipated to be low. Ample parking is also available in adjacent the University of Ottawa parking deck (Mann) to serve both longterm (residents) and short-term (visitors) demand. The proposed development also includes 159 bicycle parking spaces, which is over twice the amount required for a development of this type.

26 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT SUPPORTING STUDIES TRANSPORTATION BRIEF IBI Group has prepared a transportation brief in support of the proposed development. It concludes that the proposed development is expected to have a negligible vehicular impact on the adjacent road network. SITE SERVICING AND STORMWATER REPORT David Schaeffer Engineering Limited (DSEL) has prepared a Functional Servicing Report to assess the existing environment and recommend strategies for municipal servicing and stormwater features of the proposed development. The report concludes that there is enough water and sanitary capacity to support the proposed development, and that the proposed stormwater management features are sufficient for the site. TREE CONSERVATION REPORT FOTENN prepared a tree inventory and conservation report for the proposed development. A total of 23 trees were identified on the subject site and directly adjacent areas. At the initial stage, it is anticipated that two (2) trees on site and will be retained. SCOPED ENVIRONMENTAL IMPACT STATEMENT Kilgour and Associates prepared a Scoped Environmental Impact Statement (EIS) to assess the potential for the presence of species-at-risk on the subject site, most notably the Chimney Swift and Barn Swallow. The results of the Scoped EIS noted that the site is not a current habitat for either species. Recommended measures include screening the existing structure s chimney and filling any holes in trees on site. GEOTECHNICAL INVESTIGATION Exp. prepared a Geotechnical Investigation report, which concludes that the subject site is suitable for the proposed structure. NOISE ASSESSMENT HGC Engineering (GME) has prepared a Noise and Vibration Study for the proposed development. The results of the study note that road traffic noise excesses on some facades of the building are anticipated. Mitigation measures will include central air conditioning, glazing assemblies with sound insulation performance, and warning clauses in all tenancy agreements. PHASE 1 AND 2 ENVIORONMENTAL SITE ASSESSMENT A Phase I ESA was completed by.exp, which concludes that select areas of environmental concern are present and that a Phase II ESA should be conducted..exp conducted a Phase II ESA in July, The results of the assessment were that the site is suitable for the continued use as a residential property, with mitigation strategies recommended to remove some of the impacted fills from the site during redevelopment.

27 PLANNING RATIONALE: 45 MANN AVENUE ZONING BY-LAW AMENDMENT SEPT CONCLUSIONS The proposed 136 unit, nine-storey residential development provides part of the overall solution to the current and future housing demands for students at the University of Ottawa while protecting the core character of the Sandy Hill neighbourhood. By intensifying an existing residential site adjacent to the University of Ottawa campus, close to transit, and on the edge of the Sandy Hill neighbourhood, the balance of student needs and community needs can be met with no adverse effects. Based on the review herein the proposed development is found to be: Consistent with the Provincial Policy Statement; Consistent with the policy intent of the City of Ottawa Official Plan; Consistent with the Sandy Hill Secondary Plan; Consistent and compatible with surrounding land uses and built form. The proposed development represents, in our opinion, good land use planning and reflects appropriate development for the site that is consistent with the broad policy directions of the PPS, the City of Ottawa Official Plan, the Sandy Hill Secondary Plan, and the intent of the City of Ottawa Zoning By-law Carl Furney MCIP, RPP, AICP Senior Urban Planner Phil Busby BAA Urban Planner & Designer