Zoning By-law Amendment & Site Plan Control Application

1560 SCOTT Zoning By-law Amendment & Site Plan Control Application February 2014

1560 SCOTT Prepared by: FOTENN Consultants Inc. 223 McLeod Street Ottawa, ON K2P 0Z8 613-730-5709 fotenn.com Prepared for: Colonnade Development 16 Concourse Gate, Suite 200 Ottawa, ON K2E 7S8 613-225-8118 colonnadedevelopment.com

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 TABLE OF CONTENTS 1.0 Introduction... 1 2.0 Subject Property and Surrounding Area... 1 2.1 Subject Property... 1 2.2 Surrounding Area... 2 2.3 Transportation... 3 3.0 Proposed Development... 4 4.0 Policy and Regulatory Environment... 6 4.1 Provincial Policy Statement... 6 4.2 City of Ottawa Official Plan... 7 4.3 City of Ottawa Official Plan No. 150... 15 4.4 Scott Street Community Design Plan and Secondary Plan... 16 4.5 Transit Oriented Development Guidelines... 19 4.6 City of Ottawa Comprehensive Zoning By-Law... 20 5.0 Development Applications... 23 5.1 Minor Zoning By-law Amendment... 23 7.0 Conclusions... 25

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 1 1.0 INTRODUCTION FOTENN Consultants Inc. has been engaged by Colonnade Developments (who are acting on behalf of the owners) to assess the appropriateness of a new 12-storey office building. The proposed office tower is an addition to the existing Holland Cross office development at 1560 Scott Street (the Subject Property ) in Ottawa. The proposed building would replace an existing single storey portion of the complex and would make use of existing infrastructure including the parking garage and retail concourse at-grade. 2.0 SUBJECT PROPERTY AND SURROUNDING AREA 2.1 SUBJECT PROPERTY The Subject Property is located on the southeast corner of Holland Avenue and Scott Street. The location of the proposed tower is on the southeast corner of the property, at the corner of Hamilton Avenue and Bullman Street, west of Parkdale Avenue (Figure 1). FIGURE 1: SUBJECT LANDS The Subject Property is occupied by the Holland Cross office complex which consists of two, 8-storey office buildings connected by a single storey retail concourse which

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 2 extends to Hamilton Avenue, and a third, low-rise office building at the southern limit of the property. A single underground parking garage serves the entire office complex. Access to the garage is from Holland Avenue and Scott Street with exits onto Scott Street and Hamilton Avenue North. A total of 760 vehicular parking spaces are currently provided within the underground garage. An elevated pedestrian mall crosses the south end of the side and provides a pedestrian connection between Holland Avenue and Hamilton Avenue while also serving as a fire route for emergencies. Access to the first floor of the complex is also provided from the pedestrian mall, and from the corner of Scott Street and Holland Avenue. FIGURE 2: EXISTING SITE CONDITIONS The Subject Property has a total area of approximately 1.55 hectares with 107 metres of frontage on Holland Avenue, 77 metres on Scott Street, and 57.42 metres on Hamilton Avenue/Bullman Street. The property has an irregular shape. 2.2 SURROUNDING AREA The following summarizes land uses located in close proximity to the Subject Property: North North of the Subject Property, on the north side of Scott Street, is the Transitway trench which provides grade separated lanes for the City s bus rapid transit system. Further north is the Tunney s Pasture Federal Government Office Complex. Redevelopment opportunities for this complex are currently being discussed and evaluated.

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 3 East Directly east of the Holland Cross building along Scott Street are existing one-storey retail stores with surface parking. East of Hamilton Avenue North are primarily low-rise residential with some mid-rise residential development. A five-storey building is on the south-east corner of Hamilton Avenue North and Bullman Street. Development applications have been submitted for two residential high-rise buildings at south-west corner of Parkdale Avenue and Scott Street which are currently being reviewed by City staff. South To the south of the Subject Property are two and three-storey townhouse dwellings along Hamilton Avenue. Along Scott Street are medium-rise residential condominiums. These residential buildings frame an interior courtyard within the development block. Further south are additional residential land uses mixed with retail uses. FIGURE 3: EXISTING TOWNHOUSE DWELLINGS SOUTH OF THE SUBJECT PROPERTY West West of the Subject Property is an established low-rise residential neighbourhood. 2.3 TRANSPORTATION The Subject Property is located on the southeast corner of Scott Street and Holland Avenue. Scott Street is classified as an Arterial Road in the City of Ottawa Official Plan. Arterial roads are intended to function as major public and infrastructure corridors. Holland Avenue is identified as a Major Collector Road in the Official Plan intended to handle higher levels of traffic. Parkdale Avenue also acts as a north-south arterial road

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 4 connecting the Sir John A. Macdonald Parkway in the north, with Highway 417 and Carling Avenue in the south. Several local OC Transpo bus routes provide frequent bus service to and from the Subject Property along Holland Avenue and Scott Street. The Subject Property is located within 250 metres of the Tunney s Pasture Transitway station. Bus rapid transit running along the Transitway provides a rapid transit connection east to the downtown core and to Orleans beyond, and to both the south and west (Barrhaven and Kanata). Tunney s Pasture will also be the terminus station for the first phase of the light-rail construction which will replace buses with trains between Tunney s Pasture and Blair stations through a tunnel under the downtown core. Multi-use pathways along Scott Street provide pedestrian connections from the Subject Property to the Tunney s Pasture Transit Station and to the larger path system throughout the City. 3.0 PROPOSED DEVELOPMENT The owners are proposing to demolish the existing one-storey podium and construct a new 12-storey office building as an expansion of the Holland Cross office complex. The proposed building would be located on the southeast corner of the complex, adjacent to Hamilton Avenue North and Bullman Street, and just south of the existing loading area for the complex. The proposed building would have a gross floor area of approximately 16,825 square metres above grade. FIGURE 4: VIEW OF PROPOSED OFFICE BUILDING FROM HAMILTON AVENUE NORTH

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 5 The new tower will feature a single storey brick podium to match the existing Holland Cross complex. Above the first storey, the building will be a mix of spandrel and transparent glazing. The new office tower will be 12 storeys. Landscaping and streetscaping improvements are proposed along Hamilton Avenue North which includes the planting of street trees, the addition of benches and bicycle parking facilities. A two (2) metre concrete sidewalk will provide a continuous pedestrian connection along the street edge. This would connect well with the pedestrian connection through to Scott Street from Hamilton Avenue North envisioned for the area. FIGURE 5: VIEW OF EXISTING PEDESTRIAN MALL AND PARKING GARAGE EXIT The existing vehicle access to the underground parking garage at the southeast corner of the property and the existing fire route ramp onto the pedestrian mall will remain unchanged. The pedestrian stairs on the north side of the underground ramp will be altered slightly and will be covered by the upper floors of the new building. No additional vehicular parking spaces are proposed as part of the development. The existing underground parking garage, which currently provides 760 parking spaces to serve the office complex, will also serve the new addition. The capacity of the underground garage will be reduced slightly, by approximately 34 parking spaces, to accommodate the structural elements and elevator shaft for the new office building. As a result, the parking ratio for the site will be reduced from approximately 1 space per 34 square metres of gross floor area to 1 space per 58 square metres of gross floor area. Despite the new building area and the reduced number of parking spaces, the

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 6 development will still exceed the maximum number of parking spaces permitted on the site, given its proximity to the Tunney s Pasture Transit Station. Twenty-four (24) bicycle parking spaces have been added on the exterior of the building adjacent to Hamilton Avenue North. 4.0 POLICY AND REGULATORY ENVIRONMENT 4.1 PROVINCIAL POLICY STATEMENT The Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act in March 2005. It provides direction on matters of provincial interest related to land use planning and development. The Planning Act requires that decisions affecting planning matters shall be consistent with policy statements issued under the Act. The PPS promotes the efficient use of land, existing infrastructure and public service facilities to avoid the need for unjustified and uneconomical expansion. The proposed development supports the following Provincial Policy interests: Represents an efficient form of development and land use pattern [1.1.1(a)]; Assists in accommodating an appropriate range and mix of employment uses to meet long-term needs [1.1.1(b)]; Avoids development and land use patterns which may cause environmental or public health and safety concerns [1.1.1(c)]; Promotes cost-effective development standards to minimize land consumption and servicing costs [1.1.1(e)]; Proposes development within an existing settlement area [1.1.3.1]; Efficiently uses infrastructure and public service facilities which are planned or available [1.1.3.2(a)]; Provides for an appropriate mix and range of employment to meet long-term needs [1.3.1(a)]; Provides opportunities for a diversified economic base by maintaining a range and choice of suitable site for employment uses and takes into account the needs of existing and future businesses [1.3.1(b)]; Is located to take advantage of existing and planned transportation infrastructure at the intersection of two arterial roads [1.6.5.4]; Promotes long-term economic prosperity by promoting the redevelopment of a brownfield site [1.7.1(c)]; Does not conflict with identified resources such as agricultural lands, aggregate areas, or areas with an inherent environmental sensitivity [2.1]; and, Does not adversely impact public health and safety [3.1]. The PPS contains several policies regarding the concentration of growth within Settlement Areas, including the promotion of opportunities for intensification and

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 7 redevelopment where they can be accommodated. The PPS defines intensification as; the development of a property, site or area at a higher density than currently exists through: a. Redevelopment, including the reuse of brownfield sites; b. The development of vacant and/or underutilized lots within previously developed areas; c. Infill development; and, d. The expansion or conversion of existing buildings [6.0]. The proposed development is consistent with the policies of the Provincial Policy Statement. It promotes intensification and the efficient use of land where infrastructure and public service facilities already exist. The proposal also promotes economic development competitiveness in providing employment uses including offices and retail. Finally, the proposal will develop a parcel of land with excellent access to a major rapid transit station that will be the western terminus of the first phase of light rail transit in Ottawa. Proximity to this station provides opportunities for sustainable transportation to the proposed development. 4.2 CITY OF OTTAWA OFFICIAL PLAN The City of Ottawa Official Plan is composed of eight sections, each addressing a different aspect of the planned function of the City as a whole. Section 2 of the Official Plan provides Strategic Directions for growth and development within the City. Ottawa s employment is expected to grow by about 170,000 by 2031 with nearly half of that growth anticipated to occur inside the Greenbelt. To accommodate this growth, it is necessary to intensify the existing employment areas. The City plans to meet this growth challenge by managing it in ways that support liveable communities and healthy environments. More specifically, the Plan pursues strategic directions in four key areas, two of which are relevant to the proposal: 1. Managing Growth a. The City will manage growth by directing it to the urban area where services already exist or where they can be provided efficiently; b. Growth in the urban area will be directed to areas where it can be accommodated in compact and mixed-use development, and served with quality transit, walking and cycling facilities. 2. Creating Liveable Communities a. Growth will be managed in ways that create complete communities with a good balance of facilities and services to meet people s everyday needs, including schools, community facilities, parks, a variety of housing and places to work and shop;

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 8 b. Attention to design will help create attractive communities where buildings, open space, and transportation work well together; These strategic directions are developed further in the policies of Section 2.2 (Managing Growth) and 2.5 (Building Liveable Communities), as discussed below. MANAGING GROWTH The City anticipates that approximately 90 percent of the growth in population, jobs and housing will be accommodated within the urban area. Concentrating growth within the urban area makes efficient use of existing services and infrastructure and allows for a pattern and density of development that supports transit, cycling, and walking as viable and attractive alternatives to private automobiles. Section 2.2.2 deals specifically with the management of growth within the urban area and recognizes that intensification is generally the most cost-effective pattern of development for the provision of municipal services, transit, and other infrastructure. Consequently, the Plan directs growth to locations with significant development potential, specifically those designated as Central Area, Mixed-Use Centres, Employment Areas, Enterprise Areas, Developing Communities, and Mainstreets. By directing growth to the specific land use designations, the stability of neighbourhoods within the General Urban Area designation is enhanced. Employment intensification means intensification of a property, building, or area that results in a net increase in jobs and/or gross floor area and may occur by: - Redevelopment of existing employment uses at a higher density (e.g. the creation of an office building that replaces a lower-density use on previously developed land); - Expansion of existing employment uses (e.g. a manufacturing plant expanding its operations on site) - Infilling of vacant or underutilized land within employment areas; - Replacing uses with a low number of employees with uses having a higher number of employees. The proposed development would redevelop a portion of the Subject Property, presently used for employment uses, at a higher density. This would also serve to expand the existing employment uses on the site. As a result, the proposed development is considered as employment intensification in the Official Plan. Policy 4 of Section 2.2.2 identifies designated Mixed-Use Centres as target areas for intensification. Section 2.2.2(5) through 2.2.2(11) of the Official Plan outlines intensification targets and minimum densities for specific areas of the city. Figure 2.3 in Policy 6 of Section 2.2.2 sets a minimum target density for the Tunney s-quad Mixed Use Centre as 250 people and jobs per gross hectare by 2031, compared to an existing density of 207 people and jobs per gross hectare.

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 9 All new development within the boundary of the Mixed-Use Centre is required to meet the above density targets. Policy 8 states that exceptions to this requirement may be considered where a proposed development is providing a transition within the Mixed-Use Centre adjacent to a low-density residential community. The proposed development provides a high density of jobs within the Tunney s-quad Mixed-Use Centre that will help to achieve the density target for the area. The proposed 12-storey building will contribute to an increased overall density, while maintaining an appropriate relationship with the surrounding uses. Policy 21 states that the City will encourage intensification of jobs within areas designated Mixed-Use Centre within the Official Plan in accordance with the intensification target described above. Policy 22 also states that Major Office Development (consisting of over 10,000 square metres of gross leasable area) is to be located in areas with existing or planned higher order transit services specifically those served by light-rail transit. These major office developments are intended to support and increase the ridership of the primary rapid transit network. As such, the City may set maximum limits for the provision of on-site parking, require parking to be located underground, or waive minimum parking requirements. As mentioned above, the Subject Property is located adjacent to the Tunney s Pasture Transitway station. This station is presently a stop along the City s bus rapid transit network, but will be converted to the western terminus of the Confederation light rail line (currently under construction) in the coming years. The expansion of the existing Holland Cross office complex will increase the gross leasable floor area available within proximity of this rapid transit network. As such the proposed development will help encourage ridership on the City s transit system. LAND USE DESIGNATION The Subject Property is designated Mixed-Use Centre on Schedule B of the City of Ottawa Official Plan (Figure 6). The Mixed-Use Centre designation, outlined in Section 3.6.2 of the Official Plan, identifies areas that have been identified as strategic locations on the rapid-transit network and lie adjacent to major roads. These Centres are identified as areas with high potential to achieve compact and mixed-use development, and to accommodate substantial growth. Mixed-Use Centres should be characterized by a broad variety of transit-supportive land uses such as offices, secondary and post-secondary schools, hotels, hospitals, large institutional buildings, community and leisure centres, daycare centres, retail uses, entertainment uses, services (such as restaurants), high- and medium-density residential uses and mixed-use developments.

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 10 FIGURE 6: OFFICIAL PLAN DESIGNATIONS GENERAL URBAN AREA MIXED USE CENTRE SUBJECT PROPERTY Policies 7 through 10 of Section 3.6.2 support the intention of Mixed-Use Centres as mixed-use, compact areas that enhance opportunities for walking, cycling and transit and provide opportunities for a variety of activities. The proposed development contributes to a compact mixed-use centre with additional employment opportunities contributing to the overall intensification target for the area. The proposed building is within 400 metres of the Tunney s Pasture transit station the area in which the highest form of development is intended to occur. As mentioned above, the existing Holland Cross Office complex, as well as the proposed addition to the complex have excellent connectivity to the street, to the transit station and to the surrounding area. A future pedestrian connection has been identified between Hamilton Avenue North and Scott Street. Though only an anticipated connection presently, the proposed development will improve the streetscape along Hamilton Avenue with street trees and additional landscaping elements while also providing additional bicycle storage. The existing pedestrian mall provides a connection for pedestrians across the site and will also be improved as part of the development to animate the space and make it more comfortable for users. This space has the potential to become a valuable privately owned public space within the site. Though well connected to the rapid transit network, the Subject Property is also situated on an arterial roadway (Scott Street) and Major Collector (Holland Avenue). Multi-use pathways along the north side of Scott Street provide opportunities for cycling and walking in proximity to the site and an east-west connection to other paths in the City. Finally, the addition of office space in the area will continue to help support local business and encourage a variety of uses within the Mixed-Use Centre. Existing retail uses within the Holland Cross complex will be supported by additional employment uses

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 11 on the site. BUILDING LIVEABLE COMMUNITIES Section 2.5 proposes that Ottawa s communities be built on the basics of good housing, employment, ample greenspace and a sense of history and culture. It also proposes to create more liveable communities by focusing more on community design and by engaging in collaborative community building, particularly around Mixed-Use Centres and Mainstreets. Section 2.5.1 (Urban Design and Compatibility) sets out design and compatibility objectives, principles, and policies applicable to intensification and infill development within the urban area. Compatible development is development that, although it is not necessarily the same as or similar to existing buildings in the area, nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties. In other words, it is development that fits well within the physical context and works well among the functions that surround it. The City influences the built environment through the use of design objectives within Section 2.5.1 that are broadly stated and are intended to be applied to all land use designations starting at the city-wide level and working down to site-specific basis. Design principles provide further detail on how each of the objectives may be achieved. The proposed development meets the following objectives: - To enhance the sense of community by creating and maintaining places with their own distinct identity. The proposed development will provide streetscaping improvements along Hamilton Avenue North which will contribute to a more comfortable pedestrian experience along the street and will support the intention of providing a pedestrian connection through to Scott Street in the future. In addition, the pedestrian mall which presently separates the office complex from the condominium buildings and townhouses to the south will be renovated to make the space more comfortable for use by employees and to also create an urban park setting for the surrounding residents. This will include additional plantings and landscaping to create a more comfortable space in different weather conditions. - To define quality public and private spaces through development. The proposed development makes improvements to both the public streetscape along Hamilton Avenue North and to the privately owned public pedestrian mall connection between Hamilton Avenue and Holland Street. The proposed development will also act as a buffer between the residential areas to the south,

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 12 and the existing loading areas on the north side of the proposed building. - To create places that are safe, accessible and are easy to get to, and move through. Again, the proposed development provides improved pedestrian connections between Hamilton Avenue and Holland Street and along Hamilton Avenue North. Connections through the development will also be provided through the buildings, connecting to the existing retail concourse and through to the Tunney s Pasture Transit Station. These improvements and new connections will allow people to move safely and easily through the site. - To ensure that new development respects the character of existing areas. The proposed development seeks to integrate more modern architecture into the existing office towers and residential buildings while maintaining an appropriate built form and transition. The one-storey brick podium on the proposed building creates a pedestrian scale along the street while tying the materials of the newer development with those of the existing office complex. The glazing of the upper floors will create a more interesting building. Given that the proposed development is an office building, any potential overlook into adjacent amenity areas will be generally limited to work hours. Given the location of the Subject Property within a Mixed-Use Centre, the proposed development is subject to review of the Urban Design Review Panel (UDRP). A preconsultation meeting with the UDRP was held on July 4, 2013. A formal review with the UDRP will follow after the submission of the development applications. COMPATIBILITY Compatibility of scale and use requires a careful design response that appropriately addresses impact generated by infill or intensification. Section 4.11 provides criteria that can be used to objectively evaluate the compatibility of infill or intensification developments. The proposed development meets the compatibility objectives set forth in Section 4.11 in the following ways: TRAFFIC: VEHICULAR ACCESS: A Community Transportation Study/Transportation Impact Study has been prepared to assess the impacts of the proposed development on the surrounding road network. The findings of this report support the proposed expansion. No changes to the existing vehicular access to the Subject Property are proposed as part of the development. Existing access to the underground parking garage will continue from both Holland

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 13 Avenue and Scott Street while exits from the garage will remain from Scott Street and Hamilton Avenue North. The impact of these entrances/exits is not anticipated to be altered significantly as a result of the proposed development. PARKING REQUIREMENTS: OUTDOOR AMENITY AREAS: LOADING AND SERVICE AREAS, OUTDOOR STORAGE: LIGHTING: NOISE AND AIR QUALITY: SUNLIGHT: MICROCLIMATE: SUPPORTING NEIGHBOURHOOD SERVICES: The proposed development will make use of the existing underground parking garage which services the Holland Cross development. Approximately 24 spaces will be removed from the garage to allow for support columns and elevator shafts to service the new building. A total of 760 spaces will remain to service the development. The proposed development will provide improved publicly accessible outdoor amenity areas for employees and patrons of the Holland Cross development and for the community at large. The existing loading and service areas that presently service the Holland Cross development will remain unchanged. The proposed office building will act as a greater buffer between the loading area and the residential buildings to the south. Lighting will be designed and installed to provide a safe and secure environment while meeting the City s requirements and ensuring no significant impacts on adjacent properties. A Stationary Noise Feasibility Study for the proposed development was prepared which determined that the noise generated by the proposed development could be mitigated through design considerations and selection of appropriate equipment. With these measures in place, the proposed development is expected to be compatible with the surrounding land uses. A sunshadowing impact study has been prepared and submitted as part of the submission package. As demonstrated in this study, shadowing impacts as a result of the proposed development will not be significant and are expected to be limited, primarily, to the parking area and loading area to the north of the new building. For a short period during the summer solstice, the proposed building will cast shadows to the southeast onto the apartment building on the southeast corner of Hamilton Avenue North and Bullman Street. These impacts are for less than two (2) hours during the day. No significant microclimate impacts are anticipated as a result of the proposed development. The proposed development is located within an established neighbourhood with many neighbourhood facilities and amenities. Retail uses on the ground floor provide service commercial uses for employees of the office building. Additional retail opportunities and

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 14 amenities are provided along Wellington Street West to the south and along Parkdale (e.g. the Parkdale Market) southeast of the Subject Property. Tunney s Pasture Transit station and regular local transit service along Holland Avenue and Scott Street provide excellent connectivity to the Subject Property from elsewhere in the City. BUILDING PROFILE Policies 7 through 10 of Section 4.11 provide guidance on building profile as it relates to urban design and compatibility. Policy 8 states that high-rise buildings defined as building higher than ten (10) storeys will be considered within Mixed-Use Centres, provided that, as per Policy 10, one of the conditions listed in Policy 9 is met. In the case of the Subject Property, several of the criteria were met including: - Within areas characterized by high-rise building that have direct access to an arterial road, or; - Within 600 metres of a rapid transit station as identified on Schedule D; The Subject Property is located within a Mixed-Use Centre in an area characterized by high-rise buildings within the Tunney s Pasture Federal Government Office Complex and along Parkdale Avenue. It is also located within just 250 metres of the Tunney s Pasture Transit Station which will be upgraded to a light-rail transit station in the coming years. Additionally, and as discussed in Section 4.4 below, a new Community Design Plan for Scott Street District was approved by City Council on January 22, 2014. This CDP and the accompanying Secondary Plan envisioned an 18 storey office building at the location of the proposed building. BUILDING PROFILE AND COMPATIBILITY Policy 11 of Section 4.11 outlines architectural and urban design considerations that the City will evaluate for new high-rise building proposals. Considerations include: - How the scale, massing, and height of the proposed development relates to adjoining buildings and the existing and planned context for the surrounding area in which it is located; - How the proposal enhances existing or creates new views, vistas and landmarks; - The effect on the skyline of the design of the top of the building; - The quality of architecture and urban design, particularly as expressed in Councilapproved design guidelines; and, - How the proposal enhances the public realm, including contribution to and interaction with its surroundings at street level (e.g. the provision of publicly accessible landscaped area, amenity space and pedestrian respite areas, street trees, public art, active land use frontages, legible entrances and views to the street, canopies, awnings and colonnades for continuous weather protection).

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 15 The proposed building will form an addition to the existing Holland Cross Office complex which includes two (2) existing eight (8) storey office towers connected by a single storey retail podium. To the southwest are two nine (9) storey condominium buildings and across Scott Street, within the Tunney s Pasture Federal Government office complex are twenty-seven (27) and thirteen (13) storey office buildings. Along Parkdale Avenue to the east, several high-rise residential developments have been approved while others are presently being considered by the City. The context of the area as a Mixed-Use Centre with excellent connectivity to the Tunney s Pasture rapid transit station makes it an ideal location for high-rise buildings. Significant improvements are also proposed to the public realm along Hamilton Avenue North and on the privately maintained pedestrian mall which serves as a pedestrian link between Holland Avenue and Hamilton Avenue North. These improvements will create a more comfortable pedestrian experience and will allow greater connectivity throughout the neighbourhood. 4.3 CITY OF OTTAWA OFFICIAL PLAN NO. 150 In 2013, the City of Ottawa reviewed its Official Plan which resulted in numerous changes to policy references and to land use designations. Ottawa Council adopted Official Plan Amendment (OPA) 150 to implement the changes in December 2013 and it is currently with the Ministry of Municipal Affairs and Housing (MMAH) for the Minister s Decision and final approval. For the purposes of this Planning Rationale, the current policies of the City of Ottawa Official Plan 2003, Consolidated May 2013 remain in full force and effect and have been reviewed and analysed for the proposed development. Although OPA 150 is not yet in full force and effect, the new policies relevant to the proposed development have been taken into consideration as the intended direction of City Council and are described below: - The previous density targets for land use designations, such as the Tunney s-quad Mixed Use Centre were revised from Targets to Requirements. The density requirement remains at 250 people and jobs per gross hectare; - Policy 6 of Section 2.2.2 has also revised to require all new development within the Mixed-Use Centre to meet the minimum density requirements as set out; - In Mixed-Use Centres, maximum buildings heights have been set at 12 storeys, unless a Secondary Plan is in place which permits greater heights. Taller buildings are generally envisioned closer to transit stations. The proposed development is within a Mixed-Use Centre area and will offer the potential for a significant density of jobs per gross hectare. The proposed building height of 12 storeys is consistent with the maximum building heights permitted by the OPA given that no Secondary Plan is currently in force (though one has been approved by Council on January 22, 2014 as discussed below in Section 4.4).

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 16 4.4 SCOTT STREET COMMUNITY DESIGN PLAN AND SECONDARY PLAN Throughout 2013, the City undertook the Scott Street District Community Design Plan (CDP) to guide development within the area and implement the strategic directions of the Official Plan. This CDP was presented to the Ottawa City Council on January 22, 2014 for adoption as a Secondary Plan. Though not yet in full force and effect, the proposed development has been considered in light of the completed CDP and Secondary Plan. The vision of the two documents was to concentrate any future tall building in the Mixed- Use Centre (MUC) node south of Scott Street between Holland and Parkdale Avenues, provide for opportunities for a mix of uses along Holland and Parkdale Avenues outside of the MUC node, recognize the stable, low-rise neighbourhoods within the area and provide a vision for the future of Scott Street. The CDP provides detailed direction on the placement of future high-rise building in the MUC area. These tall buildings are anticipated to develop over a long period of time. The Secondary Plan policies and schedules provide a framework for the minimum requirements for tall building locations, separation distances, and maximum building heights. The area will not be rezoned according to the CDP or Secondary Plan meaning that all tall building proposals will be required to proceed through a Zoning By-law Amendment process. The Subject Property is designated Mixed Use Centre on the proposed Schedule A of the Secondary Plan and is shown as a potential location for a tall building, up to 18 storeys in height, at the location of the proposed office tower (Figure 7). FIGURE 7: DRAFT SCOTT STREET DISTRICT CDP PROPOSED HEIGHT MAP UP TO 25 STOREYS UP TO 18 STOREYS UP TO 12 STOREYS

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 17 Relevant policies for the MUC designation in the Secondary Plan are in Section 4.1 and applicable policies are summarized below: - Development on lots with frontage along Hamilton Avenue North and Bullman Street will have building setbacks that provide a minimum 5 metres for sidewalks, shared cycling lands and landscaped boulevards which may include a combination of public and private property; - The location of tall buildings is laid out on Schedule B. These towers will generally have a podium and tower form; - High-rise buildings will have a minimum setback from rear and interior lot lines of 11.5 metres. Minor Reductions in these setbacks may be considered provided that the separation distances as specified are met; - Proposals for non-residential high-rise buildings without any residential component and with separation distances less than 23 metres may be considered provided that the following criteria are met: o Demonstrate that the potential future high-rise buildings on adjacent lots can continue to be developed and meet the minimum required separation distances and setback distances (23 metres); o Shadowing impacts and privacy issues such as overlook on adjacent lots is not significantly increased; o The requirements of the policies in section 4.1 are satisfied; - Non-residential high-rise buildings are permitted to have a floor-plate of 2,000 square metres for the tower portion of the building; - The tower portions of high-rise buildings will not have blank facades. The podium portions of high-rise buildings facing the street will have window and door entrances that occupy at least 50% of the building facade. It should be noted that there are provisions with respect to an angular plane being used to determine building heights for specific properties within the Community Design Plan/Secondary Plan. These provisions do not apply to the Subject Lands. The proposed development is generally consistent with the proposed Scott Street District Secondary Plan. The proposed building height is 12 storeys, where the Secondary Plan identifies the proposed location of the new building on the Subject Property as suitable for an 18 storey building. The proposed building also has a typical floor plate of approximately 1,710 square metres and features heavy glazing on the ground floor along the street. The proposed office building does not meet the proposed building setback requirement of 11.5 metres from an interior side yard or rear yard along the southern property line. However, significant separation is provided consistent with the existing building separation. The reduced setback will not result in increased overlook from the office building into the amenity areas, and will not result in additional shadow impacts on the residential units to the south.

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 18 In the CDP, additional policies were added to Section 4.2.1 (Tall Buildings) following presentation of the plan to the Planning Committee. This included that tall buildings should have regard for the townhouses on Panorama and Craftsman Private...New office buildings located on the eastern side of Holland Cross immediately north of the existing townhouses should have regard for the sensitive nature of this interface between residential uses and high-rise office uses. During the development review process, including the City of Ottawa Urban Design Review Panel process, new buildings proposed in this location should demonstrate the following: - The existing at-grade servicing and loading facility on the east side of the building is enclosed or the design of a new building provides a buffer between this loading area and the townhouses. - The building envelope does not encroach into the existing mid-block connection between Hamilton and Holland Avenues. - The existing east-west mid-block connection is maintained and enhanced through the development process. Any new building should be located as far north as possible. - Any new loading and servicing, exterior ventilation and exhaust, air conditioning equipment or other mechanical devices should not face the townhouses. - The south façade of the building should include a setback or architectural treatment at the second floor to help provide a transition between a future building and the townhouses. Consideration should be given to a green roof on the setback at this level. - Cross sections including the mid-block connection, proposed building and townhouses should be provided to assess the relationship between the new building and the townhouses. - A wind study should confirm that the new building will not create significantly adverse wind conditions on the walkway or the townhouses. - Mirrored reflective glass should not be used on the south façade. Similar to the existing Holland Cross buildings, punched window openings set into a masonry material wall should be considered on the south facade. - An interior and exterior lighting plan should be developed to ensure a reasonable level of light spillage the new building onto the townhouses. With regards to the pedestrian mall connection, the CDP was revised to state that the existing mid-block connection between Holland Avenue and Hamilton Avenue within the Holland Cross development is an important link for pedestrians and cyclists and will become even more important for people living and working in the area once the LRT is operational. It should be preserved and enhanced with any future development on the site. The proposed development will act as a buffer between the existing loading area and the townhouses to the south. A noise study has also been completed as part of the current

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 19 development applications which confirms that any impact from the proposed ventilation equipment associated with the new building will be appropriately mitigated. The proposed building will also maintain and improve the pedestrian connection between Hamilton Avenue and Holland Avenue with additional landscaping. The proposed building does not utilize a podium and tower form given the low height of the building. Brick is used on the ground floor to tie the proposed building into the rest of the complex and to create a pedestrian scale to the building on the ground floor. More modern curtain wall architecture, typical for office buildings, is proposed above the ground floor. The building has been designed with careful attention paid to the relationship to the residential buildings to the south. Though the Scott Street District Secondary Plan and Community Design Plan are not yet in force, the proposed development is generally consistent with the policies and design guidelines proposed within them. 4.5 TRANSIT ORIENTED DEVELOPMENT GUIDELINES City Council approved the Transit Oriented Development Guidelines on September 26, 2007. The Guidelines provide a framework for assessing, promoting and achieving appropriate Transit-Oriented development in the City of Ottawa. The guidelines are to be applied to all development located within 600 metres walking distance of a rapid transit stop or station. The proposed development satisfies many of the guidelines, the most applicable of which are: - Provide transit supportive land uses within a 600 m walking distance of a rapid transit stop or station. Transit-supportive land uses encourage transit use and transportation network efficiency as they: o Establish high residential and/or employee densities, o Create travel outside of the am/pm peak periods, o Promote reverse-flow travel, o Attract and generate pedestrian and cycling traffic, o Provide extended hours of activity throughout the day and week Examples of transit-supportive land uses include restaurants, offices, and other commercial and institutional uses [Section 1, Guideline 1]; - Create a multi-purpose destination for both transit users and local residents through providing a mix of different land uses that support a vibrant area community and enable people to meet many of their daily needs locally, thereby reducing the need to travel. Elements include a variety of different housing types, employment, local services and amenities that are consistent with the policy framework of the Official Plan and the City s Zoning By-law. The mix of different uses can all be within one building and/or within different buildings within close proximity of one another [Section 1, Guideline 3];

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 20 - Locate the highest density and mixed uses (apartments, offices, etc.) immediately adjacent and as close as possible to the transit station. This could be provided within one building or within several adjacent buildings. Consider the Official Plan s Implementation Mechanisms by Authority under the Planning Act (Section 5.2) and the City s Housing First policy [Section 2, Guideline 8]; - Orient buildings toward transit stations and provide direct pedestrian access that minimizes conflict with vehicles. Look for opportunities to face buildings to the station, integrate them with the station and connect them to the station [Section 2, Guideline 10]; - Set large buildings back between 3.0 and 6.0 metres from the front property line, and from the side property line for corner sites, in order to define the street edge and to provide space for pedestrian activities and landscaping [Section 3, Guideline 13]; - Provide architectural variety (windows, variety of building materials, projections) on the lower storeys of buildings to provide visual interest to pedestrians [Section 3, Guideline 14]; - Use clear windows and doors to make the pedestrian level facade of walls facing the street highly transparent in order to provide ease of entrance, visual interest, and increased security through informal viewing [Section 3, Guideline 15]; - Design pedestrian connections that are convenient, comfortable, safe, easily navigable, continuous and barrier-free and that lead directly to transit [Section 4, Guideline 16]; - Design ground floors to be appealing to pedestrians, with such uses as retail, personal service, restaurants, outdoor cafes, and residences [Section 4, Guideline 28]; - Encourage underground parking or parking structures over surface parking lots. Locate parking structures so that they do not impede pedestrian flows and design them with active street-level facades, including commercial uses and/or building articulation, non-transparent windows or soft and hard landscaping [Section 5, Guideline 39] - Provide quality benches, tree guards, street lighting, bicycle racks, and garbage receptacles. A Maintenance and Liability Agreement may be required for the installation of non-standard streetscape material in the public right-of-way [Section 6, Guideline 48]; The Subject Property is approximately 250 metres from the Tunney s Pasture Transit Station. The proposed development advances several of the Transit Oriented Development Guidelines. 4.6 CITY OF OTTAWA COMPREHENSIVE ZONING BY-LAW The Subject Property is zoned Mixed-Use Centre Zone, Subzone 12, Exception 22, Floor Space Index 3.0, Subject to Schedules 99 and 100 (MC12[22] F(3.0) S99,100) in the City of Ottawa Comprehensive Zoning By-law (Figure 8).

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 21 The purpose of the MC zone is to accommodate a combination of transit-supportive uses such as offices, secondary schools, hotels, hospitals, large institutional buildings, community recreation and leisure centres, day care centres, retail uses, entertainment uses, services uses such as restaurants and personal service businesses, and high- and medium-density residential uses in a compact and pedestrian oriented built form. Subzone 12 of the MC zone prohibits several uses including: amusement centre, bar, nightclub, parking garage, parking lot, shelter, sports arena, and townhouse dwelling on the Subject Property. FIGURE 8: CITY OF OTTAWA ZONING BY-LAW Urban Exception 22 in the Zoning By-law is also applicable to the Subject Property and states that: - Retail stores are permitted only at grade; - Commercial uses are limited to 1.0 floor space index; - Commercial uses are to be located only within Area Y on Schedule 99; - Parking lot and day care uses are only permitted to be located within Area Z on Schedule 99; - Maximum building heights are according to Schedule 100; - A minimum 6 metre yard setback is required;

1560 SCOTT STREET PLANNING RATIONALE FEBRUARY 2014 22 - The required landscaped area may be located on a podium within Area Z on Schedule 99; - Parking is prohibited in the required yards adjacent to Holland Avenue; and that; - Existing yards are deemed to be in conformity provided they were lawfully established prior to March 4, 1998. The proposed expansion to the Holland Cross office complex is a use permitted by the current zone provisions. A Minor Zoning By-law Amendment is required to amend some performance standards within the MC zone. The table below compares the applicable zoning provisions with the standards required by the proposed development: MECHANISM MC12[22] ZONE PROPOSED MINIMUM LOT WIDTH: No minimum N/A MINIMUM LOT AREA: No minimum 15,506m 2 MINIMUM YARD SETBACK: 6m 6.37m/7m MAXIMUM FLOOR SPACE INDEX: MINIMUM BUILDING HEIGHT: MAXIMUM BUILDING HEIGHT: MINIMUM WIDTH OF LANDSCAPED AREA: MINIMUM PARKING SPACE RATES: MAXIMUM PARKING SPACE RATES: 3.0 2.73 6.7m N/A 27m (89.35 metres above sea level) No minimum Office: 0.75/100m 2 of GFA Retail: None Existing: 25,548/100*0.75 = 192 New: 16,825/100*0.75 = 126 Total: 192 + 126 = 318 spaces Office/Retail: 1.0/100m 2 of GFA Existing: 25,548/100 = 256 spaces New: 16,825/100 = 168 spaces Total: 256 + 168 = 424 spaces 49.15m (111.5 metres above sea level) 6m or greater 726 spaces 726 spaces