Planning Rationale in Support of an Application for:

Transcription

1 Planning Ratinale in Supprt f an Applicatin fr: Zning By-law Amendment (Majr) Official Plan Amendment Site Plan Cntrl Hendersn Blck City f Ottawa Prepared by: Hlzman Cnsultants Inc. Land Develpment Cnsultants January 31, 2017

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3 Cntents I Intrductin Purpse f Reprt Site Descriptin and Surrunding Land Uses The Prpsed Develpment... 5 II Planning and Plicy Cntext Prvincial Plicy Statement ( PPS ) City f Ottawa Official Plicies City f Ottawa Official Plan (the OP ) Sandy Hill Secndary Plan City f Ottawa Urban Design Guidelines fr Lw-rise Infill Husing City f Ottawa Zning By-law R4 Zning Applicable R4 Zning Prvisins Mature Neighburhds Overlay Sectin 141 Residential Neighburhd Cmmercial Suffix...21 III Planning Analysis Cnsistency with PPS Cnsistency with the OP Cnsistency with the Sandy Hill Secndary Plan Cnsistency with the Zning By-law Integratin with the UOttawa Master Plan Incrpratin f Gd Urban Design Principles fr Lw-rise Infill Develpment Cmpliance with Slid Waste Cllectin Guidelines Multi-Unit Residential Develpment Required Studies and Technical Material...27 IV Draft Official Plan Prvisins...27 V Draft Zning By-law Prvisins...28 VI Cnclusin and Planning Opinin...28 Exhibit A Prperties Map... 1 Exhibit B - Lcatin Map... 2 Exhibit C - Lt Cnfiguratin... 2 Exhibit D - Air and Street View Phts... 4 Exhibit E - Site Plan... 5 Exhibit F - Pedestrian Cnnectins... 7 i

4 Exhibit G - Prpsed Develpment Design... 9 Exhibit H - Official Plan Designatin...11 Exhibit I - Sandy Hill Secndary Plan Land Use...12 Exhibit J - Sandy Hill Secndary Plan: Pedestrian and Bicycle Netwrk...14 Exhibit K - Zning...15 Exhibit L - Permitted Heights (Hendersn Avenue West Side)...25 ii

5 PLANNING RATIONALE: Hendersn Blck, Ottawa I Intrductin 1 Purpse f Reprt Hlzman Cnsultants Inc. ( HCI ) has been retained by Ontari Inc., (the Applicant ), t prepare a planning ratinale in supprt f an applicatin fr Zning By-law Amendment (Majr), a Site Plan Cntrl Applicatin and an Official Plan Amendment t facilitate the cnstructin f a 33 unit, 4 strey, lw rise apartment building (the Prpsed Develpment ) n six parcels f land municipally knwn as 213 Hendersn Avenue ( 213 Hendersn ), 217 Hendersn Avenue ( 217 Hendersn ), 221 Hendersn Avenue ( 221 Hendersn ),221 ½ Hendersn Ave ( 221 ½ Hendersn ), 223 Hendersn Ave ( 223 Hendersn ) and 65 Templetn Street ( 65 Templetn ) (cllectively the Subject Prperty ) in the Sandy Hill neighburhd f Ottawa (Outlined in red in Exhibit A Prperties Map). Exhibit A Prperties Map The Applicant acquired the parcels in separate transactins frm August 2011 t June 2014 and nw frm a substantial sized crner rectangular shaped lt. 1

6 PLANNING RATIONALE: Hendersn Blck, Ottawa 2 Site Descriptin and Surrunding Land Uses Exhibit B highlights the lcatin f the Subject Prperty and Exhibit C illustrates the cnfiguratin f the Prpsed Develpment. The Subject Site is lcated n the periphery f the Sandy Hill neighburhd, directly adjacent t the University f Ottawa s Main Campus Bundary. The frntage f the Prpsed Develpment will be lcated n bth the eastern side f Hendersn Avenue and the nrthern side f Templetn Street. 213 and 217 Hendersn are currently imprved with detached single-family dwellings, 221, 221 ½ and 223 Hendersn is cnfigured, as a triplex and 65 Templetn is a vacant lt. The Subject Prperty s legal descriptins and lt dimensins are listed belw. Address Frntage (m) Depth (m) Prperty Area (m 2 ) 213 Hendersn Ave Hendersn Ave Hendersn Ave ½ Hendersn Ave Hendersn Ave Templetn Street Address PIN Legal Descriptin 213 Hendersn Ave PLAN LOT Hendersn Ave PLAN LOT Hendersn Ave PLAN PT LOT 38 E; HENDERSON AVE RP 4R24600; PARTS 1 AND ½ Hendersn Ave PLAN PT LOT 38 E; HENDERSON AVE RP 4R24600; PARTS 2 4 AND Hendersn Ave PLAN PT LOT 38 E; HENDERSON AVE RP 4R24600; PARTS 3 6 AND 7 65 Templetn Street PLAN PT LOT 38 E; HENDERSON AVE RP 4R24600; PARTS 8 TO 15 Exhibit B - Lcatin Map Exhibit C - Lt Cnfiguratin Hendersn Avenue is a suthbund ne-way street with n street parking permitted alng the west side. Hendersn Avenue is serviced n bth side f the street by public sidewalks. Templetn Street is a 2-way street that runs frm King Edward Avenue t a cul-de-sac, just t the east f Range Rad, at the Rideau River. On-street parking is permitted n the suth side and Templetn Street is als fully serviced n bth sides f the street by sidewalks. 2

7 PLANNING RATIONALE: Hendersn Blck, Ottawa The Subject Prperty directly abuts the University f Ottawa s main campus bundary and enjys clse prximity t the Mint Sprts Cmplex. It is als within walking distance t the Rideau Centre, the Byward Market and Ottawa s dwntwn cre. The surrunding area t the nrth and east is predminantly residential in character with much f it being tailred t the ff campus husing needs f University f Ottawa students. There are 3 and 3 ½ strey residential buildings alng the west side f Hendersn further nrth. The Sandy Hill Park and Cmmunity Centre is lcated a shrt distance t the east and in the sutheast is the St. Germaine Park. On the suth side f Templetn Street are several single unit residences. These residences back directly nt the Mint Sprts Cmplex ftball field (Exhibit D Air and Street View Phts). The Sprts Cmplex is a significant develpment with indr and utdr recreatinal facilities t service students and the area s residents. Hwever the Sprts Cmplex als subjects abutting residences t nise and fldlighting during games and practices. In recent years, the junctin f Hendersn Avenue and Templetn Street has witnessed the erectin f several new larger scaled buildings. Immediately acrss frm the Subject Prperty, the five-stry Centre fr Advanced Phtnics and Envirnmental Analysis (CAPEA) with a grss flr area f 4,013 m 2 was cmpleted in It is lcated n a parcel f land that is bunded by Hendersn Avenue, Templetn Street and King Edward Avenue. The CAPEA is an extensive structure that huses high technlgy labratries. The Hendersn Residence, the newest residence fr the University f Ottawa was cmpleted in The fur-strey residence is lcated next t the CAPEA and huses 172 first year residents. It des nt cntain a cafeteria. It is envisaged that essentially all f these residents will nt have private autmbiles and as such will need sme basic services that may nt be prvided within their residence. Bth sites are lcated immediately acrss frm the Subject Prperty and set precedence fr mdern architecture, increased density and demnstrate/cntribute t a need fr mre amenities t be integrated int the neighburhd t service nearby site users. In the wider neighburhd, there has been an influx f a number f new residential buildings, many pushing the envelpe fr maximum size and dwelling units thrugh cnventinal and uncnventinal means. The result is sme general cncerns raised by area residents thrugh the lcal cmmunity assciatin, Actin Sandy Hill, when new develpment prjects are advanced. Furthermre, the City f Ottawa recently apprved f a pilt prject that allws members f the cmmunity assciatin t participate in the frmal pre-applicatin cnsultatin meeting/prcess that the prpnents g thrugh when advancing a develpment applicatin. As such, fr this particular prject, such a meeting was held n Nvember 9, 2016 fllwing an initial infrmal discussin with a member f the CA in Octber

8 PLANNING RATIONALE: Hendersn Blck, Ottawa Exhibit D - Air and Street View Phts The abve referenced Hendersn Residence is nt shwn n the air pht due t its mre recent cnstructin. The Subject Prperty is als cnveniently lcated within 400 m frm the Campus Transit Statin alng the Sutheast Transitway, in fact a very shrt walk frm it. Furthermre, the Cnfederatin Line LRT is expected t be peratinal prir t the cmpletin f the prpsed develpment with a statin (the uottawa statin) lcated n the western end f the campus, alng the Rideau Canal. The uottawa LRT statin will enable the Sandy Hill neighburhd t be even mre accessible by students and the general public. Bth the current Campus Transit Statin and future uottawa LRT statin are accessible frm the Subject Prperty via a direct pedestrian link facilitated by municipal sidewalks n bth sides f Templetn Street and pedestrian pathways thrugh the University f Ottawa campus. These sidewalks and pathways are maintained and accessible year rund. 4

9 PLANNING RATIONALE: Hendersn Blck, Ottawa 3 The Prpsed Develpment Space Allcatin The Applicant s develpment prpsal cntemplates the demlitin f the existing dwellings at 213, 217, 221, 221 ½ and 223 Hendersn and the cnstructin f a 4-strey lw-rise apartment building with grund flr nn-residential use and a tw level undergrund parking garage (Exhibit E Site Plan). Exhibit E - Site Plan The grund flr f the prpsed develpment will be reserved fr nn-residential use. With a ttal grss flr area (GFA) f 346 m 2 the grund flr is prpsed t include: Small scale cmmercial area with fd curt (restaurant) services; Lunge/amenity space; Indr garbage dispsal rm; Lbby and small ffice area t serve the residential units abve; Internal lading area t service businesses and residents. 5

10 PLANNING RATIONALE: Hendersn Blck, Ottawa The remaining three flrs will be reserved fr residential units. The secnd flr will hst 12 residential units with a grss flr area f 509 m 2, the third flr, als with 12 units basts a GFA f 474 m 2 and finally, the furth flr has 9 units with a GFA f 375 m 2. The fllwing table summarizes the Prpsed Develpment s space allcatin. Streys 4 Building Height m Building Area 2337 m 2 Lt Cverage 58% Ttal Grss Flr Area 1704 m 2 First Flr (Restaurant) 218 m 2 First Flr (Office) 13 m 2 First Flr (Lunge/Amenity) 115 m 2 First Flr (Ttal) 346 m 2 Secnd Flr (Residential) 509 m 2 Third Flr (Residential) 474 m 2 Furth Flr (Residential) 375 m 2 Ttal Number f Dwelling Units 33 The tw level undergrund parking garage will prvide fr 29 parking spts t service residents and their visitrs. Bicycle parking will als be incrprated int the tw levels, 9 spts at Parking ne and 35 at Parking 2 fr a ttal f 44 spaces. A fur ring bike rack is prpsed at the crner f Hendersn and Templetn t service passerby users f the fd curt. Prpsed Setbacks The Prpsed Develpment delineates the yard alng Hendersn Avenue as a crner side yard, and Templetn Street as the frnt yard since frntage is less than that alng Hendersn Avenue. The rear yard is ppsite the frnt yard and the interir yard is the east side yard. The fllwing table utlines the setbacks fr the prpsed develpment. Frnt Yard Setback 1 m Crner Side Yard Setback 2.5 m Rear Yard Setback 7.5 m Interir Side Yard Setback 4 m The prpsed structure wuld anchr the nrtheast crner f the intersectin with an attractive crner entrance fr the grund flr use. The suthwest rientatin f the grund flr public use will create an attractive street level amenity fr residents f the building, neighbrs, and students travelling t and frm the uottawa campus. Additinal Amenities The building will be equipped with a 26.8 m 2, cled, grund level garbage rm lcated within the building envelpe. This rm will be accessible fr dispsal f slid waste and fr the purpse f srting recycling and is serviced by private pick up n a regular basis. These measures fr slid waste cllectin will cmply with the guidelines established in the City f Ottawa s Slid Waste Cllectin Guidelines fr Multi-Residential Develpment. In additin t the First Flr lunge amenity space, an additinal 163m 2 f utdr amenity space is prvided adjacent t the rear f the building. A 54 m 2 paved, utdr pati space is lcated adjacent t the prpsed building alng Hendersn Avenue. 6

11 PLANNING RATIONALE: Hendersn Blck, Ottawa Inclusive Design Presently, the Subject Site is lcated in a neighburhd that is zned fr purely residential land uses. The Prpsed Develpment has been designed t prvide a seamless transitin between the immediate residential neighburhd t the nrth and east and the University f Ottawa institutinal uses t the suth and west. The Prpsed Develpment prvides high quality husing ptins that is in line with the desired residential uses fr the area. It als intrduces a nn-residential grund flr that includes a fd curt t service the needs f bth residents and the immediate neighburhd. The Prpsed Develpment will enjy pedestrian cnnectins t bth Hendersn Avenue and Templetn Street, as illustrated by Exhibit F. These walkways will be finished with paving stnes r brushed cncrete t be determined thrugh the site plan applicatin prcess. Adequate building and site lighting will prvide illuminatin in the evening hurs t ensure a safe envirnment while respecting the City s lighting plicy. Amenity areas will be prvided thrugh a cmbinatin f bth individual and cmmunal areas t meet the By-law requirements. Exhibit F - Pedestrian Cnnectins The architectural renderings (Exhibit G) depict a cnservative design. The facades f the building n Hendersn Avenue and Templetn Street are t be finished with a large amunt f glazing at the street level alng the suthern and western elevatin t take advantage f natural lighting and t prvide eyes n the street fr imprved public safety. The extensive use f glazing increases public safety by facilitating infrmal surveillance and prvides fr a seamless cnnectin between the internal cmmercial fd curt t the immediate neighburhd. A cmbinatin f architectural blck, brick veneer, precast cncrete accents and pre-finished 7

12 PLANNING RATIONALE: Hendersn Blck, Ottawa metal will be used fr the upper residential flrs; the remainder f the structure is t be clad in nn-cmbustible cement-fibre siding. The Prpsed Develpment will take advantage f its crner lt cnfiguratin and duble street frntage by prviding cnnectins t bth Hendersn Avenue and Templetn Street. The Prpsed Develpment will include a crner entrance t the cmmercial area t serve nnresidents. Additinally, the prpsed fd curt pati will serve as a lw intensive cmmunity gathering space by prviding shaded seating areas. 8

13 PLANNING RATIONALE: Hendersn Blck, Ottawa Exhibit G - Prpsed Develpment Design 9

14 PLANNING RATIONALE: Hendersn Blck, Ottawa II Planning and Plicy Cntext 1 Prvincial Plicy Statement ( PPS ) The PPS is issued under the authrity f Sectin 3 f the Planning Act. It prvides directin n matters f prvincial interest related t land use planning and develpment, and prmtes the prvincial plicy-led planning system. Accrding t the PPS, the visin fr Ontari s land use planning system is t carefully manage land t ensure apprpriate develpment t satisfy current and future needs. In additin, land planning must prmte efficient develpment patterns, which prmte a mix f husing, emplyment, pen spaces and multimdal transprtatin. The PPS ultimately aims t encurage cmmunities that are ecnmically strng and envirnmentally sund and that fster scial wellbeing. The PPS sets a time hrizn f up t 20 years during which time there shuld be a sufficient supply f land fr husing, emplyment pprtunities and ther uses t meet the demand f cmmunities. The supply f land is t be cntrlled thrugh three mechanisms: redevelpment, intensificatin and designatin f grwth areas. The PPS defines residential intensificatin as intensificatin f a prperty, site r area which results in a net increase in residential units r accmmdatin. The Prvincial Plicy Statement fcuses grwth within settlement areas which are defined as urban areas and rural settlement areas within municipalities (such as cities, twns, villages and hamlets) that are built up areas where develpment is cncentrated and which have a mix f land uses; and lands which have been designated in an fficial plan fr develpment ver the lng term planning hrizn. 2 City f Ottawa Official Plicies 2.1 City f Ottawa Official Plan (the OP ) The City cnducted a review f its Official Plan and Cuncil adpted Official Plan Amendment N. 150 ( OPA 150 ) in A number f appeals have been filed with the Ontari Municipal Bard n OPA 150 that have nt been reslved at the time f this reprt. While OPA 150 is nt in full frce and effect, develpment prpsals need t cnsider the City s intended plicy directin in OPA 150. Under OPA 150, the Subject Prperty maintains the General Urban Area designatin (Exhibit H). The General Urban Area is a brad land use designatin that permits a range f husing types as well as retail, service, emplyment, leisure, entertainment and institutinal uses. The fllwing are the key plicies f the General Urban Area as they relate t the Subject Prperty and the Prpsed Develpment: All types and densities f husing are permitted; Prpsals fr residential intensificatin shall enhance and build upn desirable established patterns and built frm; A full range f husing fr a variety f demgraphic prfiles shuld be maintained; 10

15 PLANNING RATIONALE: Hendersn Blck, Ottawa Semi-detached and ther grund-riented multi-unit husing is the desired predminant frm f develpment; Develpment applicatins will be assessed in accrdance with Sectins and 4.11 in rder t ensure apprpriate and inviting urban design and cmpatibility. Objective criteria such as height, bulk r mass, building/lt relatinships (setbacks), access and parking can be used t evaluate cmpatibility. Exhibit H - Official Plan Designatin Official Plan plicies with respect t the review f develpment applicatins fr infill develpment in the General Urban Area are mre specifically addressed in the Urban Design Guidelines fr Lw-rise Infill Husing (May 2012). These guidelines are intended t facilitate the implementatin f the plicies f the OP. One f the key bjectives in any new develpment is t create a place that is safe, accessible and is easy t get t, and mve thrugh. Accrdingly, the design guidelines address nt nly building design but streetscapes and landscaping features. The Urban Design Guidelines fr Lw-rise Infill Husing address the ntin that residential intensificatin and cmpact develpment patterns prvide benefits t the cmmunity, including: Mre efficient use f existing infrastructure and cmmunity facilities; Reduced expense n entirely new infrastructure and transit systems; Lwer energy requirements fr transprtatin due t reduced autmbile travel and mre pprtunities fr public transprt, walking and cycling; Reduced cmmuting time and stress n the envirnment; Mre cmpact develpment patterns prtect greenspace; Reduced rate f encrachment n undevelped areas; Reduced water cllectin csts in clustered and mre dense develpment; Lwer water treatment csts with larger treatment plants serving mre hmes; 11

16 PLANNING RATIONALE: Hendersn Blck, Ottawa Mixed dwelling types encurage peple t stay in the same cmmunity, as their husing needs change. King Edward Avenue is designated as an Existing Arterial rad n the Inner City Rad Netwrk (Schedule F f the OP). Schedule K t the OP des nt identify any envirnmental cnstraints fr the Subject Prperty. The intended develpment cnfrms t the City f Ottawa Official Plan plicies cntained within Vlume Sandy Hill Secndary Plan The Subject Prperty is lcated within the area f the Sandy Hill Secndary Plan (the Secndary Plan ) where it is designated Lw Prfile Residential (Exhibit I). The Sandy Hill cmmunity is bunded by Besserer Street t the nrth; the Rideau River t the east, the Queensway and the Hendersn Street ff-ramp t the suth, Nichlas Street, the Rideau Canal and a line jining the tw t the west, and Laurier Avenue and King Edward Avenue t the nrthwest. Exhibit I - Sandy Hill Secndary Plan Land Use The main bjectives f the Secndary Plan are: T preserve and enhance Sandy Hill as an attractive residential neighburhd, especially fr family living; T prvide fr a brad range f sci-ecnmic grups; T accept a mdest increase in ppulatin, primarily as a way f husing sme f the grwth in the Central Area labur frce. 12

17 PLANNING RATIONALE: Hendersn Blck, Ottawa The Secndary Plan als acknwledges the cmmercial and institutinal functins f Sandy Hill that serves a wider area, such as the mainstreet mixed use area alng Rideau Street and the University f Ottawa. The purpse f the Residential Land Use designatin, as referred t in the Secndary Plan is: T preserve and enhance the existing stck f gd husing; T distinguish amng types f new husing n the basis f scale, and t lcate the different types in areas apprpriate t them; T prvide a wide variety f husing, including accmmdatin fr lw-incme peple, the elderly, the handicapped and thers with special needs; T permit public uses that cmplement the residential nes in type and intensity; and The Secndary Plan als sets ut certain site develpment criteria, which are relevant t the Prpsed Develpment: T ensure that the scale, frm, prprtin and spatial arrangement f new develpment cause minimal intrusin n the sunlight, air and aspect enjyed by existing adjacent develpment. Wherever pssible, such new develpment shall cntribute t the verall physical envirnment; T ensure that new develpment shall prvide fr internal and external n-site amenity areas; T enhance develpment with landscaping, especially fr parking and lading areas and as a buffer between dissimilar land uses; T ensure that new infill develpment alng the eastern side f King Edward Avenue is f a scale that transitins dwn frm the larger university buildings t the smaller residential buildings f Sandy Hill. It is imprtant t nte that a site-specific amendment t the Residential Land Use plicies f Sectin a. f the Sandy Hill Secndary Plan was intrduced in This amendment expanded the list f permitted uses n a particular site t include institutinal and cmmercial as well as residential uses n a sequence f cntiguus parcels. This is precisely what the Prpsed Develpment aims t achieve. Thrugh an Official Plan Amendment, this prject aims t intrduce a suitable, nn-intensive cmmercial use in the frm f a fd curt/restaurant that wuld benefit the residents f the building, students destined t and frm the University f Ottawa campus and the adjacent residential cmmunity. Exhibit J indicates that Templetn Street is designated as bth a Pedestrian Netwrk and a Bicycle Netwrk. Templetn Street is currently serviced n bth sides by sidewalks and nstreet bicycle linkages. These plicies/existing infrastructure assist in prviding the ratinale fr the intended develpment. 13

18 PLANNING RATIONALE: Hendersn Blck, Ottawa Exhibit J - Sandy Hill Secndary Plan: Pedestrian and Bicycle Netwrk With the intrductin f the mix f uses within the prpsed building, this requires an amendment t the Sandy Hill Secndary Plan, hence the need fr the Official Plan Amendment. 2.3 City f Ottawa Urban Design Guidelines fr Lw-rise Infill Husing The City f Ottawa has established a set f Urban Design Guidelines fr Lw-rise Infill Husing in rder t guide the physical layut, massing, functining and relatinships f infill buildings. Well-designed infill husing shuld be cmpatible with the existing landscape, raise the value f the infill develpment itself and increase densities apprpriately. These guidelines are applied t all infill develpment under the OP s General Urban land use designatin. The Urban Design Guidelines utline several bjectives, including: Enhance streetscapes; Prvide new husing designs that ffer variety, quality and a sense f identity; Emphasize frnt drs and windws rather than garages; Create at grade living spaces that prmte interactin with the street. The Guidelines als intrduce several benefits f intensificatin, including: Mre efficient use f existing infrastructure and cmmunity facilities; Reduced expense n entirely new infrastructure and transit systems; Lwer energy requirements fr transprtatin due t reduced autmbile travel and mre pprtunities fr public transprt, walking and cycling; Mixed dwelling types encurage peple t stay in the same cmmunity, as their husing needs change. It is ur view that mre pprtunity exists t intrduce strng architectural design fr the prpsed single building rather than the three individual buildings that were previusly apprved fr the subject prperties. Therefre, the Prpsed Develpment takes int cnsideratin the principles utlined in the Urban Design Guidelines fr Lw-rise Infill Husing and applies them t the prpsed architectural design. 14

19 PLANNING RATIONALE: Hendersn Blck, Ottawa 3 City f Ottawa Zning By-law The City f Ottawa Zning By-law was adpted by Cuncil n June 25, 2008 and it harmnized 36 zning by-laws frm the frmer municipalities. The Subject Prperty is designated R4H[480] - Residential Furth Density, Subzne H, Exceptin 480 with Mature Neighburhd Overlay (Exhibit K). Exhibit K - Zning 3.1 R4 Zning The purpse f the Residential Furth Density zne is t allw a wide mix f residential building frms ranging frm detached t lw-rise apartment dwellings, in sme cases limited t fur units, and in n case mre than fur streys, in areas designated as General Urban Area and t regulate develpment in a manner that is cmpatible with existing land use patterns s that the mixed building frm, residential character f a neighburhd is maintained r enhanced. The permitted uses in the R4 zne are: apartment dwelling, lw rise bed and breakfast (see Part 5, Sectin 121) cmmunity garden (see Part 3, Sectin 82) detached dwelling diplmatic missin (see Part 3, Sectin 88) duplex dwelling, see Part 5, Sectin 138 (By-law ) grup hme (see Part 5, Sectin 125) hme-based business (see Part 5, Sectin 127) hme-based daycare (see Part 5, Sectin 129) linked-detached dwelling (see Part 5, Sectin 138)(By-law ) 15

20 PLANNING RATIONALE: Hendersn Blck, Ottawa park planned unit develpment (see Part 5, Sectin 131) retirement hme, cnverted* (see Part 5, Sectin 122) retirement hme* rming huse, cnverted* (see Part 5, Sectin 122) rming huse*, secndary dwelling unit (see Part 5, Sectin 133) semi-detached dwelling (see Part 5, Sectin 138) (By-law ) stacked dwelling (see Part 5, Sectin 138) (By-law ) three-unit dwelling twnhuse dwelling (see Part 5, Sectin 139)(By-law , , ) 3.2 Applicable R4 Zning Prvisins The relevant R4 prvisins are as fllws; Sectin 161 Zne Prvisins Subsectin (8) Under R4 Zne Prvisins, Sectin 161 (8) states that: Thirty percent f the lt area must be prvided as landscaped area fr a lt cntaining an apartment dwelling, lw rise, stacked dwelling, r retirement hme, r a planned unit develpment that cntains any ne r mre f these dwelling types. Hwever under Table 162B Additinal Prvisins states that: Despite Sectin 161 (8), where an apartment building, lw-rise f fur units r stacked dwelling f up t eight units is nt within a Planned Unit Develpment, n landscaped area is required. Since the Prpsed Develpment is a 33 unit apartment, n landscaped area is required. Sectin 161 Zne Prvisins Subsectin (12) Alternative Setbacks fr Urban Areas Sectin 161 Subsectin 12.a.iii states that: Except fr a lt cntaining a Planned Unit Develpment, the minimum setback frm any rear lt line r interir side lt line is 1.2 metres; hwever, a further yard abutting bth the interir lt line and the rear lt line must be prvided: Fr any lts with a lt depth greater than 25 metres: an area equal t 30 per cent f the lt depth by 30 per cent f the lt width, at a minimum. The calculated requirement resulting frm this prvisin is: Rear Yard Alternative Setback Area m 2 Interir Side Yard Alternative Setback Area m 2 The Prpsed Develpment s prvided areas are: Rear Yard Alternative Setback Area m 2 Interir Side Yard Alternative Setback Area m 2 The prpsed develpment meets the Alternative Setbacks perfrmance standards in terms f the rear yard, but is just shy fr the interir side yard by m 2. Sectin 162 R4 Subznes In Subzne H, retirement hmes and rming huses are prhibited uses. This is nt relevant t the prpsed develpment. 16

21 PLANNING RATIONALE: Hendersn Blck, Ottawa Exceptin [480] Exceptin 480 (intrduced thrugh By-law and ) prvides that a dwelling unit is an additinal permitted use at the Subject Prperty and that a rming huse shall be limited t 50% f grss flr area f the building. The latter is nt relevant fr the prpsed develpment. Zning By-law Perfrmance Prvisins The perfrmance prvisins fr lw-rise apartment dwellings in the R4H subzne are as fllws: Perfrmance Prvisins Required Prvided Minimum Lt Width (m) 12 m m Minimum Lt Area (m 2 ) 360 m m 2 Maximum Building Height (m) 11 m m Minimum Frnt Yard Setback (m) 3 m 1 m Minimum Crner Side Yard Setback (m) 3 m 2.5 m Minimum Rear Yard Setback (m) 25% f lt depth (8.61m) 7.5 m up t 7.5m Minimum Interir Side Yard Setback (m) Fr any part f a building lcated within 21 metres f a frnt lt line the minimum requirement is 2.5 m where the building wall is greater than 11 m in height. In all ther circumstances the minimum is 6m. 4 m The Prpsed Develpment meets and n several ccasins prvides mre than the minimum setbacks required by the City. Hwever it des exceed the maximum permitted height and des nt meet the minimum requirements fr frnt, crner and interir side yard setbacks. The H Subzne als prvides that the Maximum number f permitted dwelling units per apartment building, lw-rise is fur (4), and a maximum f fur (4) pairs f units, ttaling eight (8) units, in a stacked dwelling. The prpsed develpment basts a ttal f 33 units distributed ver three streys and des nt meet the maximum number f permitted units under the zning by-law. Amenity Space The Zning By-law als establishes ther perfrmance standards such as required amenity area fr each dwelling unit and parking prvisins. Amenity area is defined as the ttal passive r active recreatinal area prvided n a lt fr the persnal, shared r cmmunal use f the residents f a building r buildings, and includes balcnies, patis, rftp gardens and ther similar features, but des nt include indr laundry r lcker facilities. Fr the Prpsed Prperty, the amenity area fr a mixed use building requirements wuld apply. The prvisins frm Table 137 f the Zning By-law are as fllws: 17

22 PLANNING RATIONALE: Hendersn Blck, Ottawa I Land Use Mixed Use Building, with 9 r mre dwelling units r rming units II Ttal Amenity Area 6m 2 per dwelling unit, and 10% f the grss flr area f each rming unit III Cmmunal Amenity Area A minimum f 50% f the required ttal amenity area IV Layut f Cmmunal Amenity Area Aggregated int areas up t 54 m 2, and where mre than ne aggregated area is prvided, at least ne must be a minimum f 54 m 2 Based n the Prpsed Develpment fr the Subject Prperty, 198 m 2 f ttal amenity area and 99 m 2 f cmmunal amenity area wuld be required. The Prpsed Develpment prvides 278m 2 f cmmunal amenity area with 115m2 prvided as cmmunal n the grund flr. Parking As the Subject Prperty lies in Area X f Schedule 1A, the parking requirements include the fllwing prvisins: In the case f a building cntaining residential uses, n ff-street mtr vehicle parking is required t be prvided under this sectin fr the first twelve dwelling units and the parking requirements under Table 101 apply nly t dwelling units and rming units in excess f 12. The By-law als sets ut the requirements fr visitr parking spaces based n Table 102. The prvisins include: Within Area X, n visitr parking spaces are required fr the first twelve dwelling units n a lt. The Prpsed Develpment is als required t prvide parking spaces fr users f the nnresidential use under the general parking prvisins. Hwever, it is ur intent t apply fr a Zning Amendment t include the Residential Neighburhd Cmmercial Suffix. As a part f the Suffix prvisins, parking fr nn-residential uses is permitted. This prvisin supersedes the requirements utlined in Sectin 101 f the Zning By-law. Therefre, parking fr nnresidential uses have nt been included in the fllwing parking calculatins. The City f Ottawa encurages undergrund parking in rder t minimize disturbance t pedestrian flw. Sectin 101 f the Zning By-law states that: where all parking spaces prvided r required fr a permitted land use are lcated belw grade in the same building as that land use, the parking required by Table 101 fr that land use may be reduced by the lesser f: 10 per cent f the required parking spaces; r 20 parking spaces 18

23 PLANNING RATIONALE: Hendersn Blck, Ottawa In the case f the Prpsed Develpment, the undergrund parking qualifies fr a 10% reductin in parking space requirements. Regular Mtr Vehicular Parking Ttal Residential 33 Units Bylaw Requirements Parking Area: X First 12 Residential Units = 0 Remaining Residential Units = 0.5x21 = 10.5 Spaces = 11 Spaces Grand Ttal Parking Required Grand Ttal Parking Prvided Ttal Regular Parking Requirement = 11 Spaces Visitr Mtr Vehicular Parking First 12 Residential Units = 0 Remaining Residential Units = 0.1 x 21 = 2.1 Spaces = 2 Spaces Undergrund Parking Discunt at 10% = 13x0.9 = 11.7 Spaces = 12 Spaces 12 Spaces 29 Spaces Bicycle parking Bylaw Requirements Residential Requirements 0.5 per dwelling unit = 0.5 x 33 = 16.5 Spaces Required = 17 Spaces Required Fast Fd Requirements 1/250 m 2 G.F.A Fast Fd At 218 m 2 n spaces are required = 0 Space Required Grand Ttal Bicycle Parking Required 17 Spaces Grand Ttal f Bicycle Parking Prvided 44 Spaces (9 at Parking 1 35 at Parking 2) The fllwing regulatins apply t the prpsed undergrund parking garage under By-law N Aisle and Driveway Prvisins: A driveway prviding access t a parking garage with mre than 20 parking spaces must have a minimum width f 3 metres fr a single traffic lane; All driveways and aisle prviding access t r lcated within a parking garage must have a minimum vertical clearance f bstructins in accrdance with the building cde. The Prpsed Develpment meets the required number f vehicular parking spaces. Furthermre, due t the prime lcatin f the subject site and its prximity t the University Campus, Dwntwn and the future LRT statin, residents are likely t use alternative frms f transprtatin such as cycling and public transit. The develpment takes this int cnsideratin and have prvided ample bicycle parking fr residents (undergrund parking) and visitrs (utdr rack) t encurage active transprtatin. 19

24 PLANNING RATIONALE: Hendersn Blck, Ottawa The Prpsed Develpment als includes an abve grund, internal lading space fr cmmercial and resident use alng Templetn Street. The lading space cmplies with the requirements listed under By-law N and are as fllws: Land Use Up t 350m m m m 2 All ther nresidential uses Residential Uses Nne required The regulatins fr vehicle lading spaces are listed belw: I Zning Mechanism II Standard Size Space Minimum Width in metres f Driveway Single 3.5m Accessing Lading Space traffic lane Minimum width in metres f Aisle Accessing m Lading Space, by Angle f Lading Space Minimum width in metres f lading space 3.5m Minimum Width in metres f Lading Space Other 7m cases Minimum Vertical Clearance in metres fr 4.2 Lading Space Permitted Lcatin f Lading Space Permitted in all lcatins ther than in a required frnt yard r required crner side yard, r in a required yard abutting a residential zne. 3.3 Mature Neighburhds Overlay The purpse f the Mature Neighburhds Overlay is t regulate the character f lw-rise residential develpment in rder t recgnize and reflect the established character f the streetscapes within the area f the Overlay. Sectin 139 utlines the prvisins fr the Mature Neighburhd Overlay. Althugh the Subject Site is lcated within a Mature Neighburhd Overlay area, the perfrmance standards are mainly applicable t residential dwellings and nt t mixed-used buildings like the prpsed develpment. The prvisins that are applicable are as fllws: In the case f an apartment dwelling, lw-rise, stacked dwelling, apartment dwelling, midrise r apartment dwelling, high-rise with mre than 12 dwelling units, the parking required is calculated based n the ttal number f dwelling units, excluding the first 12 dwelling units. In the case f an apartment dwelling, lw-rise, a stacked dwelling, an apartment dwelling, mid-rise r an apartment dwelling, high-rise, the maximum permitted width fr a driveway is: 6 m fr 20 r mre parking spaces. N persn may park a mtr vehicle n a walkway, r prtin f a walkway. A Streetscape Character Analysis is typically required when building in a Mature Neighburhd, hwever the Prpsed Develpment is exempt due t Subsectin c.i., which states a Streetscape Character Analysis is nt required fr any part f an apartment dwelling that is fur streys r 14.5 m r less. 20

25 PLANNING RATIONALE: Hendersn Blck, Ottawa The Prpsed Develpment is able t meet all applicable prvisins f the Mature Neighburhds Overlay. 3.4 Sectin 141 Residential Neighburhd Cmmercial Suffix The intrductin f the limited cnvenience cmmercial use(s) n the grund flr wuld be cnsistent with and address the purpse f the Residential Neighburhd Cmmercial suffix. The purpse f the suffix is t: regulate develpment in a manner that is cmpatible with existing land use patterns s that the residential character f a neighburhd is maintained r enhanced; allw a variety f small, lcally-riented cnvenience and service uses that cmplement adjacent residential land uses, and are f a size and scale cnsistent with the needs f nearby residential areas; prvide cnveniently lcated nn-residential uses predminantly accessible t pedestrians, cyclists and transit users frm the surrunding residential neighburhd; and prvide cnveniently lcated nn-residential uses predminantly accessible t pedestrians, cyclists and transit users frm the surrunding residential neighburhd; and Permitted nn-residential uses based n the suffix are: artist studi cnvenience stre instructinal facility medical facility persnal service business restaurant retail fd stre retail stre Specific t the Prpsed Develpment s grund flr fd curt/restaurant, the fllwing prvisins must be met: A restaurant use must: be ancillary t and lcated in the same building as anther permitted nn-residential use; and, nt have any assciated seating area within the building exceed 15 square metres. A permitted nn-residential use may nly be lcated n the grund flr, basement, r bth f a residential use building; Despite the definitin f residential use building, a nn-residential use is permitted within a residential use building, and where a nn-residential use is included within a residential use building, the type f dwelling applicable t the building shall be determined based n the number f and cnfiguratin f the dwelling units; The cumulative ttal f all nn-residential uses in a building must nt exceed a grss flr area f 100 square metres, except in the case f a semi-detached r twnhuse dwelling, where the maximum f 100 square metres applies t each principal dwelling unit; Despite sectin 101, n parking spaces are permitted in assciatin with a nn-residential use, hwever mtr vehicles may be parked in a driveway leading t a parking space assciated with the dwelling; Sectin 85 des nt apply, and an utdr cmmercial pati is permitted subject t the fllwing: it is lcated n a crner lt; 21

26 PLANNING RATIONALE: Hendersn Blck, Ottawa it is lcated in the frnt yard, crner side yard, r bth and is cmpletely visible and accessible frm a public street; it des nt exceed an area f 10 square metres; and, it des nt exceed an elevatin higher than the existing average grade, unless lcated n a platfrm with a walking surface n higher than 0.3 metres abve grade; Strage and refuse cllectin must be cmpleted enclsed within a building; and, A building accessry t a nn-residential use must be lcated in the rear, interir, r interir side yard. (By-law ) Out f the prvisins listed abve, the Prpsed Develpment des nt cmply with tw prvisins. First, the cumulative ttal f nn-residential uses exceed the 100 m 2 maximum. The current G.F.A f the fd curt/restaurant is 218 m 2. Secnd, the utdr pati exceeds the maximum area f 10 m 2, at 54 m 2. As stated, the intrductin f small, lcally-rientated cnvenience and services uses wuld cmplement the adjacent residential uses and be limited in size f a prtin f the grund flr flrplan nly. The building/structure will cntinue t respect the character f the neighburhd that has been evlving thrugh many f the recent residential infill prjects, the new uottawa residence and the CAPEA building acrss the street. Therefre, the Residential Neighburhd Cmmercial Suffix is highly apprpriate and desirable fr the Prpsed Develpment. There are n ther current zning prvisins that are relevant t the applicatin fr zning bylaw amendment t implement the Prpsed Develpment plan. III Planning Analysis 1 Cnsistency with PPS It is ur pinin that the prpsed Zning By-law amendment will facilitate the develpment f the Subject Prperty in a manner that is cnsistent with the intent f the brad plicies in the PPS. The Prpsed Develpment cntemplates residential intensificatin and redevelpment in a settlement area that will prvide the neighburhd with an apprpriate frm f husing and cnvenience retail that is an efficient use f land, resurces, public service facilities and infrastructure. 2 Cnsistency with the OP The General Urban Area permits the frm f husing that is being prpsed by the Applicant and assists in achieving the grwth management and husing stck plicies in the OP. The OP prvides that grund riented multiple husing are a desirable means f intensifying within established lw-rise residential cmmunities; and while we wuld acknwledge that the Prpsed Develpment may be cnsidered a deviatin frm grund-riented develpment, it is nnetheless cmpatible as it fits within the fabric and character f the area, especially with the new lw-rise apartment dwelling lcated acrss frm the Subject Prperty, and will nt cause undue adverse impact n surrunding prperties. In ur pinin it will enhance the cmmunity by ffering a frm f apartment husing and cnvenience nn-residential that is in shrt supply. 22

27 PLANNING RATIONALE: Hendersn Blck, Ottawa In terms f the assessment f the Prpsed Develpment in the cntext f Sectins and 4.11 f the OP, the scale f the prject is apprpriate especially in light f the rapidly evlving built frm alng King Edward Avenue and the west side f Hendersn Avenue. Further evaluatin f the specific design f the building will be undertaken and is apprpriate at the Site Plan Cntrl applicatin stage f the apprval prcess. Furthermre, walkways have been designed such that there is a seamless integratin f the pedestrian walkways frm the private entrances t each f the street frntages that are enjyed by the Prpsed Develpment. The lighting f the walkway arund the Subject Prperty will be designed in a manner that minimizes light spillage. The Prpsed Develpment is neither a disturbing r nxius use and adverse impacts are cnsequently nt expected in this regard. While the Prpsed Develpment prvides bth indr and utdr amenity areas, the lcatin f the Subject Prperty is within a shrt walking distance t Saint Germaine Park and the recreatinal trails that hug the banks f the Rideau River and the Rideau Canal. As well, given the demgraphic f the prspective tenant base f the Prpsed Develpment, it is reasnable t assume that the recreatinal facilities and amenity areas at the University f Ottawa campus will be an exciting additin t the n-site amenity areas at the Subject Prperty. Other scial/cmmunity activities will take place in the Sandy Hill Cmmunity Centre lcated nearby the Subject Prperty. The prpsed develpment will include sufficient undergrund parking as well as a secure bicycle strage area fr bth residents f this structure and ptentially ther users in the area that is underserved by daily parking. In additin t this, the fd curt cmpnent n the grund flr prvides a cnvenience pprtunity fr area residents, including thse residing in the Hendersn Residence acrss the street t find suitable fd service. Furthermre, the Subject Prperty enjys an urban lcatin that is well serviced by pedestrian walkways and prximity t an extensive rapid transit netwrk. A limited amunt f n-street parking is als available in the immediate neighburhd. The Applicant has engaged prfessinals t prduce the necessary reprts and studies addressing issues such as traffic and shadwing in rder t ensure that adverse impacts in relatin t existing develpments are minimized. 3 Cnsistency with the Sandy Hill Secndary Plan The prpsed zning amendment is entirely cnsistent with the intent f lw-prfile residential land use designatin f the Subject Prperty in the Secndary Plan, certainly in massing and design. The Applicant is cgnizant f the cncern that the Prpsed Develpment shuld be f a scale and design that is cmplementary t the area and accrdingly the Applicant will respect the recmmendatin f the reprts and studies that are cmmissined in supprt f the applicants fr fficial plan and zning by-law amendment and fr site plan cntrl. The prpsed building height is a minr deviatin frm the current maximum height limit under the existing zning, while still respecting the maximum number f flrs defined in a lw-rise residential use. The intrductin f the nn-residential cmpnent is cnsistent with the new directin t intrduce cnvenience nn-residential uses in established neighburhds t reduce the dependency n vehicles fr lnger trips fr cnvenience gds and services. 23

28 PLANNING RATIONALE: Hendersn Blck, Ottawa It is ur pinin that the Prpsed Develpment will enhance the existing stck f husing in the area in a manner that satisfies the demand fr nn-grund rientated husing units that will be well integrated int the fabric f the area which is well suited due t strng pedestrian and public transprtatin systems. 4 Cnsistency with the Zning By-law The current zning recgnizes the intended built frm. The marginal exceeding f the maximum building height is necessitated due t the grund flr nn-residential use and lading bay that results in a required flr t ceiling height that when cmbined with a standard flr t ceiling height fr residential uses, results in a building height greater than what is currently envisaged by the Zning. This small increase will be mitigated by the presence f the similar height buildings lcated immediately acrss Hendersn Avenue as well as by the tpgraphy f Hendersn Avenue which slpes dwn dramatically frm the nrth t the Subject Prperty. The height f the prpsed building will nt be ut f character with the height f buildings lcated nrth f the site. Exhibit L demnstrates the permitted heights f buildings in n the west side f Hendersn Avenue. This assists in demnstrating that the Prpsed Develpment height is indeed cmpatible with the existing and permitted land use patterns in the area. 24

29 PLANNING RATIONALE: Hendersn Blck, Ottawa Exhibit L - Permitted Heights (Hendersn Avenue West Side) 25

30 PLANNING RATIONALE: Hendersn Blck, Ottawa The established built frm fabric in the surrunding area des nt generally meet the required building setbacks. The type f tenure in the surrunding residential area is f mainly rental accmmdatins used substantially by students that d nt wn private vehicles. The amenity space prvisins are intended t prvide fr sme amunt f private amenity when desired. In the case f the Subject Prperty and intended develpment, the ccupants will likely have easy access t University and public facilities in the lcal area that augments thse lcated n site. The City recently cmpleted a study n intrducing limited cnvenience cmmercial uses int established residential areas. It is ur view that since the subject prperty was nt identified fr study, it was nt included in the areas that were subsequently rezned. It is ur planning pinin that the lcatin and ther attributes described abve cnclude that it is an extremely suitable candidate fr the intrductin f such nn-residential uses. As such, a zning amendment t the current R4H[480] is required t address the fllwing prvisins: Maximum permitted height Minimum frnt, crner side and interir side yard setbacks Alternate Urban Area Setback fr the interir side yard Maximum permitted number f units in a single building Permitted Nn-residential uses thrugh the Residential Neighburhd Cmmercial Suffix Maximum permitted utdr pati space Maximum area fr nn-residential use 5 Integratin with the UOttawa Master Plan The UOttawa Master Plan delineates the west side f Hendersn Avenue, acrss frm the Subject Site as Mid-Prfile Residential, which allws fr a maximum f 380 beds. The Prpsed Develpment integrates with the UOttawa Master Plan s streetscape and prvides fr a variety f husing that cmplement the University s plans as sme will likely be rented by students. Furthermre, the Prpsed Develpment is in line with the UOttawa Master Plan s gals f creating a street netwrk that accmmdates all types f mbility including walking, cycling, driving and public transit. The Prpsed Develpment is serviced by sidewalks and is situated in an ideal lcatin that allws future residents t seamlessly cnnect with the University s pedestrian and pathway netwrks. The Prpsed Develpment als includes extensive prvisins fr bicycle strage t encurage active transprtatin and allw residents t take advantage f their prximity t nt just the University, but the Byward Market and Ottawa s Dwntwn cre via the Crkstwn bridge ver the Rideau Canal. 6 Incrpratin f Gd Urban Design Principles fr Lw-rise Infill Develpment The Prpsed Develpment adheres t many f the gd urban design principles utlined in the Urban Design Guidelines fr Lw-rise Infill Develpment. With active frntages n tw sides, the Prpsed Develpment will enhance the streetscape by utilizing glazing n bth Hendersn Avenue and Templetn Street t fster an inviting, safe and accessible streetscape by emphasizing the grund flr and street façade f infill buildings. The Develpment als prvides fr pedestrian scale, dwnward facing lighting that cntributes t safety and visibility, while minimizing spillage nt neighburing prperties. 26

31 PLANNING RATIONALE: Hendersn Blck, Ottawa Additinally, the Prpsed Develpment takes int accunt the applicable guidelines fr Building Design. The Prpsed Develpment hlds t a high standard, particularly alng the sides f the building frnting nt public streets by aviding large blank walls and incrprating extensive glazing fr an integrated and cntinuus grund flr design. The Develpment als eliminates the need fr surface parking at the site by incrprating an undergrund garage t service residents with vehicles and bicycles. The entrance and exit ramp will be paved with different material than the walkways t highlight pedestrian accesses t address safety/cnflict cncerns. In additin, the building wall will have a view screen fr exiting vehicles t see pedestrians and the intersectin f Templetn/Hendersn. 7 Cmpliance with Slid Waste Cllectin Guidelines Multi-Unit Residential Develpment The grund flr/site plan fr the Prpsed Develpment depicts the integratin f the service elements (lading areas, garbage and recycling strage int the design f the building s that they are nt visible frm the street and/r adjacent public spaces. It generally cmplies with the guidelines laid ut fr lw-rise multi-unit residential buildings. In additin, by prviding an indr, full-service garbage dispsal and recycling rm, the Prpsed Develpment will help enhance the general aesthetic and cleanliness f the Sandy Hill neighburhd by eliminating the need fr utdr garbage bins which are susceptible t spillage and verflw. This is a significant advantage ver the previus develpment that cntained 3 individual buildings that culd nt practically cntain internal refuse rms fr each building and hence had exterir refuse areas in the rear yards abutting adjacent residential dwellings. 8 Required Studies and Technical Material Frm the pre-cnsultatin with the City f Ottawa, and the fllw-up with revised Identificatin List received n December 16, 2016, the fllwing studies have been cmpleted in supprt f the required applicatins fr Official Plan Amendment, Zning By-law Amendment, and Site Plan Cntrl: Assessment f Adequacy f Public Services / Site Servicing Study / Brief Getechnical Study Transprtatin Overview Strmwater Management Reprt Planning Ratinale Design Brief Phase 1 Envirnmental Site Assessment Tree Cnservatin Reprt (cmbined with Landscape Plan) The Applicant has engaged prfessinals t prepare the required reprts and the required technical plans that have been submitted in supprt f the applicatins fr the Zning By-law Amendment, Site Plan Cntrl and OPA Amendment. IV Draft Official Plan Prvisins 1. Amend Sectin a. f the Sandy Hill Secndary Plan t permit limited cnvenience cmmercial uses within the grund flr at 213, 217, 221, 221 ½, 223 Hendersn Avenue, 65 Templetn Street in additin t residential uses. 27