PLANNING RATIONALE APPLICATION FOR MINOR ZONING BY-LAW AMENDMENT 1872 MERIVALE ROAD AND 530/540 WEST HUNT CLUB ROAD

PLANNING RATIONALE APPLICATION FOR MINOR ZONING BY-LAW AMENDMENT 1872 MERIVALE ROAD AND 530/540 WEST HUNT CLUB ROAD Prepared by: Lloyd Phillips & Associates Ltd. File: 9905 August 2014

Table of Contents 1.0 Introduction... 4 2.0 Site Context and Details... 5 4.0 Community Context... 17 5.0 The Proposal... 19 6.0 The City of Ottawa Zoning By-law 2008-250... 22 6.1 The Current Zoning... 22 6.2 Proposed Minor Rezoning... 23 7.0 Planning Policy & Regulatory Framework... 25 7.1 Provincial Policy Statement (2014)... 25 7.2 The City of Ottawa Official Plan... 26 8.0 Planning Review and Rationale for Zoning By-law Amendment... 30 8.1 Rationale for Minor Zoning By-law Amendment... 30 9.0 Supporting Studies... 31 9.1 Site Servicing Report... 31 9.2 Transportation Overview & Parking Study... 31 10.0 Conclusion... 32 Planning Rationale Page 2 of 40

List of Figures Figure 1: Subject Properties, GeoMap Ottawa 2011... 5 Figure 2: Aerial View of Subject Properties looking north, Google Earth 2011... 6 Figure 3: Aerial View of Subject Properties looking south, Google Earth 2011... 6 Figure 4: Existing Land Uses... 7 Figure 5: Land Use and Gross leasable Floor Area... 8 Figure 6: Site Plan Approved May 2011... 16 Figure 7: Site Context... 17 Figure 8: Excerpt of Zoning emap... 22 Figure 9: Excerpt of Schedule B The City of Ottawa Official Plan... 26 Planning Rationale Page 3 of 40

1.0 Introduction Lloyd Phillips & Associates Ltd. has been retained by Kau and Associates LLP to prepare a Minor Zoning By-law Amendment application and the following Planning Rationale for the commercial property located at 1872 Merivale Road and 530, 540 West Hunt Club Road, referred to as the Mobilia Centre. The Owners of the property are seeking approval of a minor rezoning application to permit a reduced minimum parking rate for a shopping centre use. There are no new buildings or modifications proposed to the existing Site Plan that was approved in 2011 (File: D07-12-10-0289). In support of the rezoning application, a Transportation and Parking Study was prepared to evaluate whether the modified minimum parking rate is appropriate for the property. The study demonstrated that Mobilia Centre only utilizes between 32% 36% of its maximum parking supply and that the proposed reduced minimum parking rate for a shopping centre use is considered appropriate for future parking demands. The proposed minor zoning amendment is to modify the minimum parking requirement rate for a Shopping Centre from 3.6 spaces per 100 m2 of Gross Leasable Floor Area (GLFA) to 3.0 spaces per 100 m2 of GLFA. This Planning Rationale outlines the application proposal, demonstrates how the proposal is consistent with the Policy Planning Statement, and demonstrates conformity to the policies of the City of Ottawa Official Plan. Planning Rationale Page 4 of 40

2.0 Site Context and Details The subject properties are located in the southwest corner of the intersection of Merivale Road and West Hunt Club Road in the City of Ottawa. The subject site is comprised of two (2) lots and with the following municipal addresses: 1872 Merivale Road and 530/540 West Hunt Club Road. The site consists of a commercial plaza with retail and restaurant land uses. The subject site is zoned Arterial Mainstreet and the surrounding area contains a mix of land uses including Arterial Mainstreet, Institutional, and Heavy and Light Industrial. The following aerials, land use plan, and site photos serve to illustrate the properties and the surrounding area. Figure 1: Subject Properties, GeoMap Ottawa 2011 Planning Rationale Page 5 of 40

Figure 2: Aerial View of Subject Properties looking north, Google Earth 2011 Figure 3: Aerial View of Subject Properties looking south, Google Earth 2011 Planning Rationale Page 6 of 40

Figure 4: Existing Land Uses

Figure 5: Land Use and Gross leasable Floor Area

Street view looking in a south to west direction from Merivale Road of the Merivale United Church and subject site Street view looking west from Merivale Road of the south-eastern corner of the subject site Street view of Merivale Road looking south adjacent the south-eastern corner of the subject site Planning Rationale Page 9 of 40

Street view looking at the commercial use building on the south-east corner of West Hunt Club Road and Merivale Road Street view of the existing buildings and parking lot on the subject site looking in a south to west direction Street view looking east from West Hunt Club Road of Thi Fusion Lounge and Bar Restaurant, which is located on the north east corner of the subject site Planning Rationale Page 10 of 40

Street view of West Hunt Club Road looking east in front of Thi Fusion Lounge and Bar Restaurant Street view of the corner of Merivale Road and West Hunt Club Road looking north Planning Rationale Page 11 of 40

Street view of the corner of Merivale Road and West Hunt Club Road looking west Street view looking south west from West Hunt Club Road of East Side Mario s on the subject site Planning Rationale Page 12 of 40

Street view looking in a south to east direction of the existing buildings located on the south western corner of the subject site Street view looking in a south to east direction of the existing buildings located on the south western corner of the subject site Street view looking in a north to east direction of the adjacent properties fronting West Hunt Club Road Planning Rationale Page 13 of 40

Site Details The total site area of the properties is 36,545.89 square meters. The property has approximately 172 meters of frontage on West Hunt Club Road and 118 meters on Merivale Road. The property is located in Ward 9 Knoxdale - Merivale. The legal description of 1872 Merivale Road is: PLAN 4M601 PT BLK 5 and its PIN is 046290945 and the legal description of 530/540 West Hunt Club Road is: NEPEAN CON 1 RF PT LOT 28; PLAN 4M601 PT BLK 8 RP; 4R6721 PARTS 3 TO 5 7 10 15; PT PARTS 1 2 8 AND 9 RP; 5R14511 PARTS 1 AND 2 RP and its PIN s are 046290831 and 046290947. Presently, the property is used for retail and restaurant uses within five (5) buildings. Within, these five building are 13 separate units, as shown on Figure 4. The existing Site Plan was granted approval in 2011 and identifies eight (8) buildings, as shown in Figure 5. The original building was built in the 1987 and currently contains a Mobilia furniture store, Bath Depot, Party City, Maytag, and Multi-Luminaire Lighting Store. There are two (2) additional buildings located on the property, which include an East Side Mario s restaurant, and the newest addition to the lot is Thi Fusion Restaurant, which was constructed in 2011. There are two (2) buildings located at 540 West Hunt Club, which were built in the last five years. The building to the north western edge of the property contains a mixture of retail and restaurant uses including: Twisted Lizard, Henry s Photos, Videos and Digital Store, the former Mondo Uomo Men s Clothing Store (now vacant), and Artic Spas. The building in the south western corner of the property consists of End of the Roll Flooring Store as well as two vacant units. The gross leasable area (GLFA) of all units on site is 11,017.34 square meters. Currently, the GLFA of all restaurant uses totals 1,331 m2, the GLFA of all retail uses totals 7,543 and the GLFA of vacant units is 2,143 m2. The vacant units and their GLFAs have been identified in Figure 4 and at this time, are the subjects of tenancy change. The future uses of these vacant spaces are yet to be defined. There are a total of 367 existing parking spaces located on site. The existing parking requirements in effect for the property are: Retail Use (Buildings 2,4,5 and 6): 1 space per 40 m2 of GFA, as per a previous minor variance application; Retail Use (Building 7): 1 space per 29.4 m2 of GFA, as per the City of Ottawa Zoning By-law (ZBL) No. 2008-250; Restaurant: 10 spaces per 100 m2 of GFA as per the City of Ottawa ZBL No. 2008-250. Access to the development is provided to/from 340 West Hunt Club Road via a signalized intersection and to/from 1872 Merivale Road via a right-in/right-out un-signalized intersection. The natural topography of the site is mostly level. The subject site is mostly paved, except for a landscapes buffer located along all edges of the properties. Young Maples and Pine trees, shrubs, grassed areas and other plantings make up these spaces. Planning Rationale Page 14 of 40

History of the Development The property was originally developed in 1987 by Beaver Lumber Stores and operated a building materials/home renovation store in what is now the Mobilia furniture store. In the late 1990 s this site was acquired by Kau and Associates and re-purposed as a Mobilia furniture store, which continues today. At this time, the property consisted only of 1827 Merivale Road. In March 2003 Site Plan Approval was given for an addition to the building and an East Side Mario s restaurant. Around the same time the owner purchased 13420 m2 of the land adjacent to the west side of the property, from JDS Uniphase. This property is addressed as 530/540 West Hunt Club Road. In January 2004, a Site Plan application was made for two (2) new buildings on the lands at 530/540 West Hunt Club Road. As well, a small piece of land (277.4 m2) was transferred from Merivale United Church and added to the south side of 530/540 West Hunt Club Road. This conveyance was approved by the Committee of Adjustment and the current property boundaries and area have not changed since then. In March 2009, the Committee of Adjustment granted approval of a Minor Variance Application (D08-02-09/A-00026) to reduce the parking rate for retail uses from 1 space per 29.4 m2 of gross leasable floor area to 1 space per 40 m2. This application was supported by a parking and traffic study by Cumming Cockburn Limited (now IBI Group). In April 2011 the Committee of Adjustment refused an application to reduce the parking requirement for retail uses from 3.4 spaces per 100 m2 of gross leasable floor area to 2.5 spaces per 100 m2. The decision was appealed to the Ontario Municipal Board, and the appeal was later withdrawn. Also in April 2011, Site Plan Approval was given for a new restaurant (Thi Fusion) with a floor area of 232 m2. Although the staff report (File: D07-12-10-0289) stated that the total required parking was 353 spaces and 355 spaces were to be provided, the actual approved site plan shows 363 spaces required and 367 provided. This was the most recent approval and represents the existing conditions on the site. The following Site Plan shows the existing configuration of the subject site, which was approved by the City of Ottawa in April 2011. Planning Rationale Page 15 of 40

Figure 6: Site Plan Approved May 2011 Planning Rationale Page 16 of 40

4.0 Community Context The surrounding area contains a mix of land uses including Arterial Mainstreet, Intuitional, and Heavy and Light Industrial. The retail uses along Merivale Road can be characterized as a more automobileoriented environment with an urban fabric of larger lots and varied setbacks and large surface parking areas. The following images illustrate the subject property and the surrounding area. Figure 7: Site Context The use to the south is Institutional and consists of the Merivale United Church and Cemetery. To the east includes Merivale Road and Retail Uses zoned Arterial Mainstreet. Opposite the Thai Fusion is a newly developed office/retail mixed use building that is mostly vacant. To the north includes West Hunt Club Road and retail and restaurant uses arranged as shopping plazas similar to the subject site and zoned Arterial Mainstreet. These uses include: Boston Pizza, Blinds to Go, Burger King, RONA, Canadian Tire, the Brick, and others. To the west, includes offices of the Ottawa Roman Catholic School Board, Planning Rationale Page 17 of 40

which is zoned General Industrial. Within a 500 meter radius of the subject site, there are a few additional land uses including residential, and the Tanglewood Community Centre and Park to the north and west. As shown on Schedule E The Urban Road Network, West Hunt Club Road and Merivale Road are designated as existing major arterials. West Hunt Club Road runs in an east-west direction between Highway 416 on the west and Hawthorne Road (currently) and Highway 417 (future). Merivale Road runs in a north-south direction between Carling Avenue in the north and Prince of Wales Drive in the south. Both arterial roads adjacent to the subject site consist of a four-lane divided cross-section. Merivale (24 meters) and West Club Road (37.5 meters) are identified Rights-of-Way to be protected in Annex 1 of the Official Plan. It is understood that no road widenings are required because no new development is being proposed. The site is well served by the City of Ottawa s bus transit network along Merivale Road connecting downtown Ottawa to the south. A bus stop is located within 50 meters to the south along Merivale Road which provides service to Bus Route Numbers 116 and 176. Route Number 116 offers service from between Baseline Transitway station and Greenboro Transitway station via Woodroffe Avenue, Meadowlands Drive, Merivale Road, the West Hunt Club Business Park and Hunt Club Road. Route Number 176 is an all-day regular bus route providing service between Fallowfield Transitway station and Tunney s Pasture Transitway station via Woodroffe Avenue, Cresthaven Drive, Merivale Road, Carling Avenue and Holland Avenue. There is no transit service running in an east-west direction along the section of West Hunt Club Road adjacent the site. On Schedule D The Rapid Transit Network of the Official Plan, West Hunt Club Road and Merivale Road north of West Hunt Club Road are designated as Supplementary Transit Priority. On Schedule C Primary Urban Cycling Routes, West Hunt Club Road and Merivale road are designated as On-road Cycling Routes. Planning Rationale Page 18 of 40

5.0 The Proposal The existing parking requirements for the property are based on the buildings use of retail or restaurant. The existing parking rates for the property are as follows: Retail Use (Buildings 2,4,5 and 6): 1 space per 40 m2 of GFA, as per a previous minor variance application; Retail Use (Building 7): 1 space per 29.4 m2 of GFA, as per the City of Ottawa Zoning By-law (ZBL) No. 2008-250; Restaurant: 10 spaces per 100 m2 of GFA as per the City of Ottawa ZBL No. 2008-250. Assuming full occupancy of the existing mix of uses the parking requirement for the properties are 363 parking spaces. The total parking provided is 367 spaces. Based on the results of the Transportation and Parking Study prepared by IBI Group dated August 13, 2014, the current parking demand of the site only utilizes between 32% 36% of its maximum parking supply. Currently, there is a potential for an additional 2,143 m2 as two units on site are vacant. The uses of these units are yet to be defined. A change of retail to restaurant use would require additional parking spaces be provided and would result in a modified parking lot plan as defined in the Site Plan Agreement. The definitions of Gross Floor Area and Gross Leasable Floor Area in the zoning by-law are: Gross floor area means the total area of each floor whether located above, at or below grade, measured from the interiors of outside walls and including floor area occupied by interior walls and floor area created by bay windows, but excluding; (a) floor area occupied by shared mechanical, service and electrical equipment that serve the building; (By-law 2008-326) common hallways; corridors; stairwells, elevator shafts and other voids; steps and landings; (By-law (b) 2008-326) (c) bicycle parking; motor vehicle parking or loading facilities; (d) common laundry, storage and washroom facilities that serve the building or tenants; (e) common storage areas that are accessory to the principal use of the building; (By-law 2008-326) (f) common amenity area and play areas accessory to a principal use on the lot; and (By-law 2008-326) (g) living quarters for a caretaker of the building. (surface de plancher hors oeuvre brute) Gross leasable floor area means the total floor area designed for tenant occupancy and exclusive use, measured from the interiors of outside walls excluding floor area occupied by party walls and excluding: (a) floor area occupied by mechanical, service and electrical equipment that serve the building; Planning Rationale Page 19 of 40

(b) hallways; corridors; stairwells, elevator shafts and other voids; steps and landings; (c) pedestrian malls serving as a common area between stores; (d) administration or management offices; (e) bicycle parking; motor vehicle parking or loading facilities; (f) common washroom facilities that serve the building or tenants; (g) storage areas that are accessory to the principal use of the building; and (h) living quarters for a caretaker of the building. (superficie brute de location) In this case, the actual floor areas are the same because there are no common floor areas to be deducted, which would apply for an indoor mall. The proposed minor rezoning application is to permit a modified minimum parking rate of 3.0 spaces per 100 m2 of GLFA for a shopping centre use. The ZBL specifies a minimum parking rate of 3.6 spaces per 100 m2 of GLFA for shopping centres located in the suburban area. The proposal is seeking a slightly reduced parking rate of 0.4 spaces per 100 m2 of the GLFA. Under the current ZBL rate for Shopping Centre use, there would be a requirement to provide 389 parking spaces. The shopping centre minimum parking rate would apply for all commercial uses. This would permit a consistent minimum parking rate for all uses, and allow for more flexibility of uses within building units, while complying with the parking standards. As demonstrated in Section 6 of this report, the subject property complies with all aspects of the definition of a shopping centre as stated in the ZBL. The proposed minimum parking rate of 3.0 parking spaces per 100 m2 of GLFA/GFA would require 324 parking spaces be provided for the 10,811 m2 of GFA within the existing building units. This would result in a surplus of 43 parking spaces provided on the property. In support of the minor rezoning application, a Transportation and Parking Study was prepared by IBI Group to evaluate whether the proposed modified minimum parking rate under the shopping centre designation is appropriate for the property. The analysis compared estimated future parking demand based on the existing parking demand rate recorded on the site with estimates based on industry standard rates. The study concluded that the proposed minimum parking rate of 3.0 spaces per 100 m2 GLFA/GFA is appropriate for the subject property as a shopping centre use. Similar to other shopping centres within Arterial Mainstreet designation, the property Owner will oversee and ensure an appropriate mix of uses and tenant occupancy within the building units. Planning Rationale Page 20 of 40

The site layout and parking configuration of the existing site will remain unchanged. The existing layout is considered appropriate and offers effective vehicle circulation and sufficient parking. The features on-site will continue to comply with the existing zoning by-law as well as respect the character of the surrounding area. Planning Rationale Page 21 of 40

6.0 The City of Ottawa Zoning By-law 2008-250 6.1 The Current Zoning The current zoning of the subject site is AM Arterial Mainstreet under the City of Ottawa Comprehensive Zoning By-law 2008-250. The zoning provisions for the AM Zone can be found in Appendix A. Figure 8: Excerpt of Zoning emap According to the City of Ottawa Zoning By-Law 2008-250, this zone is intended to: 1) accommodate a broad range of uses including retail, service commercial, offices, residential and institutional uses in mixed-use buildings or side by side in separate buildings in areas designated Arterial Mainstreet in the Official Plan; and 2) impose development standards that will promote intensification while ensuring that they are compatible with the surrounding uses. Planning Rationale Page 22 of 40

The permitted non-residential include: amusement centre, amusement park, animal care establishment, animal hospital, artist studio, automobile dealership, automobile rental establishment, automobile service station, bank, bank machine, bar, broadcasting studio, car wash, catering establishment, cinema, community centre, community garden, community health and resource centre, convenience store, day care, diplomatic mission, drive-through facility, emergency service, funeral home, gas bar, hotel, instructional facility, library, medical facility, municipal service centre, museum, nightclub, office, park, parking garage, personal service business, place of assembly, place of worship, post office, production studio, recreational and athletic facility, research and development centre, residential care facility, restaurant, retail food store, retail store, school, service and repair shop, small batch brewery, sports arena, technology industry, theatre, and training center. The permitted residential include: apartment dwelling, low rise, apartment dwelling, mid-high rise, bed and breakfast, converted dwelling, dwelling unit, group home, home-based business, home-based day care, planned unit development, retirement home, retirement home, converted, rooming house, rooming house, converted, rooming unit, stacked dwelling, and townhouse dwelling. Existing Minimum Parking Space Rates There are currently 367 parking spaces on site. The minimum required parking spaces for the site is determined by the internal use of each building. The existing parking requirement rates in effect for the subject site are: Retail Use (Buildings 2,4,5 and 6): 1 space per 40 m2 of GFA, as per a previous minor variance application; Retail Use (Building 7): 1 space per 29.4 m2 of GFA, as per the City of Ottawa Zoning By-law (ZBL) No. 2008-250; Restaurant: 10 spaces per 100 m2 of GFA as per the City of Ottawa ZBL No. 2008-250. 6.2 Proposed Minor Rezoning The existing AM zoning of the subject site is to remain and the proposed minor rezoning application is to permit a modified minimum parking rate for a shopping centre designation from 3.6 parking spaces per 100 square meters of GLFA to 3.0 parking spaces per 100 square meters of GLFA. The subject site complies with the Zoning By-law definition of a shopping centre as shown below: Shopping centre means a group of predominantly commercial and service occupancies that: (a) (b) is designed, developed and managed as a unit whether by a single owner or a group of owners or tenants acting in collaboration; is either in a single building or in multiple buildings on the same lot or abutting lots, and shall be considered as one lot for zoning purposes; (OMB Order, File #PL080959 issued June 1, 2010) (c) is made up entirely of uses permitted or lawful non-conforming on the site; (d) has a minimum size greater than a cumulative total of 2,000 square metres of gross leasable floor Planning Rationale Page 23 of 40

area; and has either:(i) a common parking lot or parking garage or a combination thereof; or(ii) a group of parking lots or parking garages or a combination thereof which are managed as a unit by the same owner, owners or tenants of the commercial and service occupancies required in subparagraph (a) above, and are on the same lot or lots as the commercial and service occupancies required in subparagraph (a) above. (centre commercial) The zoning provisions of the AM Zone permit a shopping centre use. Section 101 Minimum Parking Space Rates Table 101 of Section 101 sets out the minimum number of parking spaces required for a shopping centre land use. The subject site is located in Area C on Schedule 1 and is located 600 meters outside of a rapid transit station; therefore the parking park is 3.6 per 100 square meters of gross leasable floor area. Planning Rationale Page 24 of 40

7.0 Planning Policy & Regulatory Framework 7.1 Provincial Policy Statement (2014) The Provincial Policy Statement 2014 (PPS) provides policy direction of planning matters for the Province of Ontario. As outlined below, the proposal is consistent with the applicable sections of the Provincial Policy Statement 2005. Part V Policies, Section 1.0 Building Strong Communities, of the PPS, states that Ontario s long term prosperity for healthy, liveable and safe communities will be achieved by promoting efficient land use and development patterns. Subsection 1.1.1 a) promotes efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term. The policies related to Section 1.6.7, Transportation Systems, state that Transportation systems should be safe, facilitate the movement of people and goods, and are appropriate to address projected needs. Section 1.7, Long-Term Economic Prosperity, states that Long-term economic prosperity should be supported by: a) optimizing the long-term availability and use of land, resources, infrastructure and public service facilities. The proposed parking rate reduction would permit a more efficient land use development pattern which sustains the financial well-being on the City over the long term. Furthermore, the proposed change would continue to facilitate the movement of people and goods appropriately. Planning Rationale Page 25 of 40

7.2 The City of Ottawa Official Plan Subject Properties Figure 9: Excerpt of Schedule B The City of Ottawa Official Plan Section 3.6.3 Mainstreets The subject site is designated as Arterial Mainstreet on Schedule B on the City of Ottawa Official Plan. The function of the Mainstreet designation is to permit as a mixed-use corridor with the ability to provide a wide range of goods and services for neighbouring communities and beyond. Mainstreets are defined in the Official Plan as "streets that offer some of the most significant opportunities in the City for intensification through more compact forms of development, a lively mix of uses and a pedestrian-friendly environment. Planning Rationale Page 26 of 40

Furthermore, Mainstreets generally developed after 1945, designated as Arterial Mainstreets, typically present an urban fabric of larger lots, larger buildings, varied setbacks, lower densities and a more automobile-oriented environment, often within a divided cross section of four or more lanes. They generally do not provide on-street parking. Parking lots are often located between the buildings and the street, and the predominant existing land use is single-purpose commercial. The proposed minor rezoning for the subject properties is consistent with the policies and intent of the Official Plan. Section 2.3.1 Transportation Section 2.3.1 identifies policies that relate to transportation planning. Policies 44-47 discuss parking and ensure that the City maintains the following strategic objectives: To produce short-term parking that supports the needs of local businesses, residents, institutions and tourism destinations To support intensification and minimize the amount of land devoted to parking through measures such as parking structures and arrangements to share parking among land users To ensure, through application of the Parking Management Strategy, and other related initiatives, the overall coordination and management of: municipal parking needs and supply; parking programs; pricing; parking needs of cyclists, motorcyclists, carpools, and other nonauto users; TDM initiatives and opportunities; allocation of parking revenues; and regular communication and consultation with stakeholders. [Amendment #76, OMB File #PL100206, August 18, 2011] To update, as appropriate, the City s cash-in-lieu of parking policy to ensure fair and equitable application across the city. These policies are consistent with the proposed decrease in parking rate of 3.0 per 100 square meters for a shopping centre. As demonstrated in the Transportation and Parking Study, the decreased parking rate is appropriate for the existing and future vehicle demands of the site at full occupancy. Section 2.5.1 - Urban Design Compatibility The policies for compatibility of Section 2.5.1 set out Design Objectives and Principles pertaining to compatibility. The proposed minor zoning amendment to change the minimum required parking rates of the site will not impact the compatibility and design policies of the Official Plan Section 2.5.1. The existing Site Plan layout and number of provided parking spaces for the use of the shopping centre remains consistent with the policies of this section. Section 4.0 Review of Development Applications: This section outlines the policies the City of Ottawa uses to review development applications in order to meet the objectives contained within the Official Plan. Planning Rationale Page 27 of 40

Section 4.1 Site-Specific Policies and Secondary Policy Plans There are no site-specific policies or secondary policy plans included in the City of Ottawa Official Plan that are applicable to this property. Section 4.2 Adjacent Land Use Designations There are no land use designations as shown on Schedule B of the City of Ottawa Official Plan in proximity to the subject property that would trigger special requirements. Section 4.3 Walking, Cycling, Transit, Roads and Parking Lots Policy 5 of Section 4.3 indicates that a transportation study is required. A Transportation Overview and Parking Study was prepared By IBI Group dated August 13, 2014 and is included with this application package. As previously noted, the configuration of the existing parking scheme will not change from the Site Plan Approval that was approved in 2011. Depending on the future tenancy and redevelopment of the buildings, the Owner may need a Site Plan Control Revision application. Section 4.4 Water and Wastewater The proposal will have no change to the existing services. The Planning Department has confirmed that an assessment of adequacy of public services is not required for the rezoning application. Please see Appendix B for confirmation. Section 4.5 Housing The provisions of this section are not applicable to the subject property. Section 4.6 Cultural Heritage Resources No cultural heritage resources are located on or adjacent to the subject property. Section 4.7 Environmental Protection There are no applicable studies/assessments required for this specific rezoning application. Section 4.8 Protection of Health and Safety The subject site is not affected by labels on Schedule K of the Official Plan including flood plains, well head protection or unstable soil. As defined by the City of Ottawa Official Plan, the subject property land is not within a noise-sensitive area. Policy 4.8.8 of this section discusses personal safety of public spaces. The proposal will not change the safety and security of the existing parking lot. Planning Rationale Page 28 of 40

Section 4.9 Energy Conservation Through Design The provisions of this section are not applicable to the subject property. Section 4.10 Green Space Requirements The provisions of this section are not applicable to the subject property. Section 4.11 Compatibility Section 4.11 of the Official Plan relates more specifically to the compatibility of the proposed development with the surrounding context and community. Section 4.11.2 evaluates the compatibility of development applications on the basis of the following compatibility criteria: a. Traffic: A traffic study was prepared by IBI Group dated August 13, 2014. The report evaluated the impact of the proposed development on the surrounding area. The conclusions of this report are discussed in Section 9.5 of this report. b. Vehicular Access: The two existing parking lot vehicular entry-exit points will not change. c. Parking Requirements: The proposed minimum parking rate of 3.0 spaces per 100 m2 GFA is considered appropriate for the subject property. d. Outdoor Amenity Areas: There will be no change to the existing outdoor amenity areas. e. Loading Areas, Service Areas, and Outdoor Storage: There will be no change to the existing loading areas, service areas, and outdoor storage on the site. f. Lighting: There will be no change to the existing lighting features on the site. g. Noise and Air Quality: The proposed parking rate reduction and the increase of restaurant uses is not anticipated to cause any undue adverse effects on the noise and air quality of the site. h. Sunlight: The proposal is not anticipated to cause adverse effects on sunlight. i. Microclimate: The proposal is not anticipated to cause adverse effects on the microclimate on site. j. Supporting Neighbourhood Services: There will be no change to the existing supporting neighbourhood services. Planning Rationale Page 29 of 40

8.0 Planning Review and Rationale for Zoning By-law Amendment 8.1 Rationale for Minor Zoning By-law Amendment As concluded in the Transportation and Parking Study, the proposed minimum parking rate of 3.0 spaces per 100 m2 GLFA is considered appropriate for the subject property. The proposed minor zoning by-law amendment complies with the ZBL definition of shopping centre; and conforms to the policies of the Provincial Policy Statement and the City of Ottawa Official Plan. Based on the current parking demand, Mobilia Centre only utilizes between 32 % 36 % of its maximum parking supply. As expressed in this report, the proposed minimum parking requirement rate achieves a more efficient land use and better utilizes the existing parking scheme of the site while continuing to provide accessible and conveniently located parking spaces for customers. The site layout and configuration of the existing parking on the site is consistent with the short and longterm goals of the City of Ottawa and is not anticipated to cause negative impacts to the transportation network and the surrounding community. The change in parking space rate will permit more flexibility of internal uses while complying with the parking standards. The advantage of establishing one specific parking rate for all retail, commercial and restaurants uses based on the shopping centre designation is to allow the Owner to know up front how many spaces will be required for all uses. Planning Rationale Page 30 of 40

9.0 Supporting Studies 9.1 Site Servicing Report The City of Ottawa Planning Department agreed that an adequacy of public services is not required for the rezoning application as there are no new buildings or modifications proposed and the existing services will remain adequate. Please see Appendix B of this report for confirmation. 9.2 Transportation Overview & Parking Study A Transportation Overview & Parking Study was prepared by IBI Group dated August 13, 2014 in support of the minor rezoning application. The study concluded: The proposed minimum parking rate of 3.0 spaces per 100 m2 GLFA/GFA is considered appropriate for the subject property, based on a shopping centre use. Based on the current parking demand, Mobilia Centre only utilizes between 32% 36% of its maximum parking supply. Based on the existing parking demand rates, the total parking demand from the fully occupied units is estimated to be 165 vehicles during the weekday peak period and 148 vehicles during the Saturday peak period, which can be easily accommodated within the 367 existing parking spaces provided. By comparison, under the average parking demand rates from the Institute of Transportation Engineers (ITE) publication, which is based on data from surveys conducted at shopping centers of varying sizes throughout the US and Canada, the fully occupied buildings are estimated to generate up to 308 vehicles and 346 vehicles during the weekday and Saturday peak periods. This demand can be adequately accommodated by the existing supply of 367 parking spaces on the site. Based on the existing trip generation rates recorded at the site, the vacant space within the existing buildings on the property has the potential to generate an additional 62 vehicles during the weekday afternoon peak hour and an additional 74 vehicles during the Saturday peak hour. It is considered that the additional site generated trips can be adequately accommodated by the two access intersections. Planning Rationale Page 31 of 40

10.0 Conclusion This Planning Rationale has been prepared for a minor zoning by-law amendment application for a reduced minimum parking rate requirements based on the use of a shopping centre, as defined by the City of Ottawa Zoning By-law. The Transportation and Parking Study that was prepared supports this request. No changes to the existing Site Plan, which was approved by the City of Ottawa in 2011, will be required as a result of the decrease parking rate. The proposed minor zoning amendment is consistent with the existing land use, compatible with the surrounding uses and would respect the character of the surrounding area. Furthermore, the development is consistent with the intent of the Planning Policy Statement and the City of Ottawa Official Plan policies. In conclusion, the proposal is an appropriate and desirable land use development that demonstrates good planning and is therefore recommended for approval. Lloyd Phillips, MCIP RPP lloyd@lloydphillips.com Jill Stewart, LEED GA jill@lloydphillips.com Planning Rationale Page 32 of 40

Appendix A AM Arterial Mainstreet (Section 185-186) Planning Rationale Page 33 of 40

Purpose of the Zone The purpose of the AM Arterial Mainstreet Zone is to: (1) accommodate a broad range of uses including retail, service commercial, offices, residential and institutional uses in mixed-use buildings or side by side in separate buildings in areas designated Arterial Mainstreet in the Official Plan; and (2) impose development standards that will promote intensification while ensuring that they are compatible with the surrounding uses. 185. In the AM Zone: Permitted Non-Residential Uses (1) The following non-residential uses are permitted subject to: (a) (b) the provisions of subsections 185(3) to (5), and amusement park being located within a building; amusement centre amusement park animal care establishment animal hospital artist studio automobile dealership automobile rental establishment automobile service station bank bank machine bar broadcasting studio car wash catering establishment cinema community centre community garden, see Part 3, Section 82 community health and resource centre convenience store day care diplomatic mission, see Part 3, Section 88 drive-through facility emergency service funeral home gas bar hotel instructional facility Planning Rationale Page 34 of 40

Permitted Residential Uses library medical facility municipal service centre museum nightclub office park parking garage personal service business place of assembly place of worship post office production studio recreational and athletic facility research and development centre residential care facility (By-law 2011-273) restaurant retail food store retail store school service and repair shop small batch brewery, see Part 3, Section 89 sports arena technology industry theatre training center (2) The following residential uses are permitted: apartment dwelling, low rise apartment dwelling, mid-high rise bed and breakfast, see Part 5, Section 121 converted dwelling, see Part 5, Section 122 (Subject to By-law 2014-189) dwelling unit group home, see Part 5, Section 126 home-based business, see Part 5, Section 127 home-based day care, see Part 5, Section 129 planned unit development, see Part 5, Section 131 retirement home retirement home, converted, see Part 5, Section 122 rooming house rooming house, converted, see Part 5, Section 122 rooming unit stacked dwelling, see Part 5, Section 138 (By-law 2010-307) townhouse dwelling, see Part 5, Section 138 (By-law 2012-334) (By-law 2010-307) Planning Rationale Page 35 of 40

Zone Provisions (3) The zone provisions are set out in Table 185 below. TABLE 185 - AM ZONE PROVISIONS (a) Minimum lot area (b) Minimum lot width (c) Front yard and corner side yard (d) Minimum interior side yard (e) Minimum rear yard (f) Maximum building height (g) Maximum floor space index I ZONING MECHANISMS (i) non-residential or mixed-use buildings (ii) residential use building Minimum Minimum (i) abutting a residential zone (ii) all other cases (i) abutting a street No minimum No minimum No minimum 3 m 7.5 m No minimum 3 m (ii) rear lot line abutting a residential zone 7.5 m (iii) for a residential use building (iv) all other cases 7.5 m (i) in any area up to and including 20 11 m metres from a property line abutting a R1, R2 or R3 residential zone (By-law 2011-124) (ii) in any area up to and including 20 metres from a property line abutting a R4 zone (By-law 2011-124) (iii) in any area over 20 metres and up to and including 30 metres from a property line abutting a R1, R2, R3 or R4 zone (Bylaw 2011-124) (iv) more than 30 metres from a property line abutting a R1 R4 zone (v) in all other cases (i) if 80% or more of the required parking is provided below grade (ii) in all other cases No minimum 15 m II PROVISIONS 20 metres, or as shown on the zoning map 25 metres, or as shown on the zoning map 25 metres, or as shown on the zoning map 3.5 2, unless otherwise shown Planning Rationale Page 36 of 40

(h) Minimum width of landscaped area (i) abutting a residential zone (ii) in all other cases (i) Minimum width of landscaped area around a parking lot 3 m No minimum, except that where a yard is provided and not used for required driveways, aisles, parking, loading spaces or outdoor commercial patio, the whole yard must be landscaped see Section 110 Landscaping Provisions for Parking Lots (4) Outdoor storage is permitted subject to: (a) being located in an interior side yard or rear yard; (5) (b) (c) being completely enclosed and screened from a public street, and from residential or institutional zone; and the provisions of subsection 185(4) (b) above does not apply to automobile dealership. For other applicable provisions, see Part 2 General Provisions, Part 3 Special Use provisions, and Part 4 Parking and Loading Provisions. Planning Rationale Page 37 of 40

Appendix B Email Confirmation Adequacy of Services Report not Required Planning Rationale Page 38 of 40

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