770 BRONSON AVENUE. Zoning By-law Amendment and Site Plan Control

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1 770 BRONSON AVENUE Zoning By-law Amendment and Site Plan Control Revised Planning Rationale + Design Brief August 2016

2 REVISED PLANNING RATIONALE 223 McLeod Street Ottawa, ON K2P 0Z fotenn.com 1 September 2016 Introduction FOTENN Consultants Inc. has been retained by Canada Inc. to prepare a revised Planning Rationale and Design Brief in support of a Zoning By-law Amendment and Site Plan Control application for the lands known municipally as 770 Bronson Avenue (the subject property ). The subject property is located on the southwest corner of Carling Avenue and Bronson Avenue in Ottawa and is legally described as PLAN 28 E PT LOTS 1 & 2; BRONSON W. Applications for Zoning By-law Amendment and Site Plan Control to permit a 15-storey mixed-use building with 85 residential units and commercial uses at grade were submitted in February Since the time of the original submission, the proposed development has been revised to a 6 (six) storey mixed-use building with 48 residential uses and commercial uses at grade. This Revised Planning Rationale and Design Brief addresses the revised design in the context of the City of Ottawa policy and regulatory environment. In addition to this revised Planning Rationale prepared by FOTENN Consultants Inc., the following materials have been resubmitted in support of this application: Transportation Brief; Noise Study; Stormwater Management Report; Site Plan, Elevations, and Floor Plans; and Shadow Study. Site Overview and Community Context The subject property is located at the southwest corner of the intersection of Carling Avenue and Bronson Avenue. The property has an area of approximately 900 square metres, with approximately 31 metres of frontage along Carling Avenue and 24 metres of frontage along Bronson Avenue. The subject property is generally rectangular, with a diagonal northern lot line resulting from a former right-turn slip lane on Carling Avenue. The lands are currently developed with an automobile service station. The existing garage and office are located along the western property line, with a landscaping strip at the northeast corner of the property. Surface parking comprises the balance of the property. Vehicular access is provided from both Carling Avenue and Bronson Avenue. Surrounding Area Uses The subject property is located in a mixed-use area at the intersection of two prominent arterial roads. Immediately west of the subject lands at 270 Carling Avenue is a twostorey office building, with surface parking at the rear. A low-rise residential building is located at the intersection of Carling Avenue and Cambridge Street South to the west. Further west of Cambridge Street South is a low-profile residential neighbourhood with predominantly single-detached dwellings. The planned function of the properties on the south side of Carling Avenue between Bronson Avenue and Cambridge Street South is for mid-rise development to a maximum of nine (9) storeys. PLANNINGDESIGNLANDSCAPE ARCHITECTURE

3 At 265 Carling Avenue, at the intersection of Carling Avenue and Bronson Avenue to the north, is the eight-storey Fitzsimmons office building. The surface parking lot adjacent to the office building is proposed to be developed with an 18-storey residential building, the zoning for which has received Council approval and is currently resolving its Section 37 contribution. A seven-storey residential building is located at the northwest intersection of Carling Avenue and Cambridge Street South. Directly across Bronson Avenue to the east is Glebe Collegiate High School, with the main sports field abutting Bronson Avenue. North and south of the high school is an established low-profile neighbourhood, containing predominantly single-detached dwellings. Immediately south of the subject property is 774 Bronson Avenue. Along with 551 Cambridge Street South, the combined properties create a through lot that is vacant and available for future development. Zoning has been approved and a Site Plan Agreement established for the properties, permitting a 12-storey residential use building with retail at grade along Bronson Avenue, with a six-storey residential use building along Cambridge Street South to the west. Parking for the development would be provided underground, with an open space in between the two buildings. A Minor Zoning By-law Amendment application for 774 Bronson Avenue is currently on circulation at the City of Ottawa, which proposes a 12-storey building of a different design. South of the vacant site are four narrow lots developed with low-profile office uses and associated surface parking. South of these properties, directly across from Second Avenue, is a four-storey residential use building oriented to Bronson Avenue. Figure 1: Subject property in context Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 2

4 Figure 2: Oblique showing subject site and surrounding built form Figure 3: Design context Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 3

5 Figure 4: Key map of site and surrounding photos Figure 5: View west to the subject property Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 4

6 Figure 6: View of 774 Bronson Street, adjacent to the south of the subject property Figure 7: View southeast of 270 Carling Avenue, adjacent to the subject property to the west Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 5

7 Figure 8: View southeast of 270 Carling Avenue, west of the subject property Figure 9: View of 265 Carling Avenue (Fitzsimmons Building) Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 6

8 Figure 10: Glebe Collegiate Institute playing field, looking southeast Figure 11: Utility building at 247 Glebe Avenue, looking northwest Area Amenities The subject property is located in close proximity to a range of community amenities, including: Recreational amenities including Dow s Lake, the Rideau Canal, Lansdowne Park, and the Glebe Community Centre; Parks including Brewer Park, Dalhousie South Park, Capital Park, and Senator Eugene Forsey Park; Schools including Glebe Collegiate High School, Carleton University, Mutchmor Public School, Corpus Christi School, and Glebe Motessori School; Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 7

9 Retail areas including Bank Street, Bronson Avenue, and Preston Street; and, Access to the multi-use pathway along the Rideau Canal providing for an alternative mode of travel with direct and safe connections to the City s downtown, the Ottawa River, Hog s Back Park, and other points of interest. Transportation Network The subject site is located at the intersection of two prominent arterial roads, in close proximity to other opportunities for alternative transportation. Bronson Avenue and Carling Avenue are classified as Existing Arterials on Schedule E - Urban Road Network of the City of Ottawa Official Plan. Arterial Roads are described in Annex 1 as major roads that carry large volumes of traffic over the longest distances. Bronson Avenue provides a direct link to Centretown and Downtown Ottawa to the north, as well as Carleton University, Brewer Park, southern neighbourhoods, and the Airport Parkway to the south. Carling Avenue originates at Bronson Avenue and runs westward to March Road, providing access to Preston Street, Dow s Lake, the Ottawa Civic Hospital, and Westboro. Highway 417 is located approximately 350 metres to the north, providing opportunities for vehicular travel to more distant points in Ottawa. Annex 1 of the Official Plan stipulates that Bronson Avenue will be protected as a 23- metre Right-of-Way between Albert Street and Colonel By Drive. As the current road width is deficient, City Staff have confirmed that approximately 1.5 metres of the subject property will be dedicated to widen the Bronson Avenue Right-of-Way. Annex 1 protects a 44.5-metre Right-of-Way to Carling Avenue. City Staff have confirmed that a land dedication for a road widening will not be required as part of the development application. Similarly, Staff have advised that protection of a corner sight triangle at the intersection of Carling Avenue and Bronson Avenue will not be required. Both Bronson Avenue and Carling Avenue function as major corridors for public transportation. Stops for bus routes #4, 6, and 85, and 101 are located in close proximity to the subject property. Additionally, Carling Avenue is designated as a Transit Priority Corridor on Schedule D - Rapid Transit Network of the City of Ottawa Official Plan. These corridors are intended to give transit priority movement through designated lanes or signaling. The Transportation Master Plan (TMP) Update was approved by Council on November 26, The Plan illustrates the entire length of Bronson Avenue south of Carling Avenue as a Transit Priority Corridor on Map 5 (2031 Affordable Network). The TMP map indicates future direction from Council regarding public transit along Bronson Avenue. Approximately 700 metres to the west is the existing O-Train station at Carling Avenue and Preston Street. The O-Train provides service between Bayview Station to the north and Greenboro Station to the south, and is planned to integrate with the future Light Rail Transit system planned to replace the existing Transitway system beginning in Carling Avenue is classified as an On-Road Cycling Route on Schedule C - Primary Urban Cycling Network of the City of Ottawa Official Plan. Additionally, multi-use pathways adjacent to the Rideau Canal are also accessible from the subject property. The pathways provide safe opportunities for active transportation to points throughout the City of Ottawa. Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 8

10 Figure 12: Extract from Schedule D (Rapid Transit Network) Figure 13: Extract from Schedule E (Urban Road Network) Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 9

11 Figure 14: Extract from Transportation Master Plan Map 5 ( Affordable Network) Proposed Development The applicant is proposing to demolish the existing automobile service station and develop the subject property with a 6-storey mixed-use building. Commercial uses will be provided at grade, with 48 residential units above. Given its location at a prominent intersection, the building is designed to wrap the corner and mark the intersection so as to generate active uses and a sense of place. Pedestrian access to the residential and one commercial space will be on the north side along Carling Avenue, with a second commercial space on the east side of the building along Bronson Avenue, creating animation on the sidewalk. The commercial and residential entries are set in a stone podium with red brick and cement cladding residential floors above. The corner wood clad and pre finished metal element runs the height of the residential floors with large windows intended to mark the intersection at night through interior illumination. The development capitalizes on the expanse of sidewalks, and future city bike lanes at the intersection, which was created through the removal of a former right-turn slip lane on Carling Avenue. The sidewalk at the corner is proposed to be widened and landscaped with soft and hard landscaping elements, including trees, shrubs, and future City bike lanes. The development will include a total of 48 dwelling units, comprised of studio, onebedroom, and two-bedroom apartment units. Smaller units generally measure approximately 34 square metres (360 square feet), while larger units measure approximately 82 square metres (880 square feet). Two commercial spaces, measuring a total of square metres (3,093 square feet) is proposed on the first floor of the building. The first commercial occupancy is 152 square metres (1,636 square-feet) in size and wraps around the corner of the Carling Avenue/Bronson Avenue intersection, providing frontage on both streets. The second commercial occupancy is 135 square metres (1,453 square feet) in size and fronts Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 10

12 Bronson Avenue. Specific tenants have not yet been confirmed for either commercial occupancy, but the space may be appropriate for a small-scale restaurant, café, personal service business, or retail use. Public amenity spaces are incorporated into the building design to provide leisure spaces for residents. A 232 square-metre (2,497 square-foot) amenity terrace and enclosed amenity area is provided on the building rooftop. In addition, an 85.6 square-metre (921 square-foot) general purpose room and recreation space is provided in the basement. Vehicular access and egress will be gained from Carling Avenue only, as part of a rightin, right-out circulation configuration. A drive aisle will be located along the west lot line, at the rear of the building, with sufficient space for truck movement and two (2) visitor parking spaces. Access to an underground parking garage containing 16 parking spaces is proposed from the drive aisle via a car elevator to the basement level. Solid waste collection is proposed at the rear of the building on the ground floor, with waste rooms being located in the basement and brought to the surface on collection days via the car elevator. Figure 15: Proposed site plan Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 11

13 Figure 16: Proposed building elevation Bronson frontage Figure 17: Proposed building elevation Carling frontage Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 12

14 Policy Framework Provincial Policy Statement (2014) The 2014 Provincial Policy Statement (PPS), issued under the authority of Section 3 of the Planning Act, provides direction on matters of provincial interest related to land use planning and development. The Planning Act requires that decisions affecting planning matters be consistent with policy statements issued under the Act. The PPS promotes the development of strong communities, which rely on the establishment of efficient land use and development patterns and the accommodation of an appropriate range and mix of uses. The proposed development meets the applicable policies of the PPS, including: Promotes efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term [Policy a]; Accommodates an appropriate range and mix of residential, employment (including industrial and commercial), recreation, open space, and other uses to meet long-term needs [Policy b]; Promotes cost-effective development standards to minimize land consumption and servicing costs [Policy a]; Promotes land use patterns, density and mix of uses that minimize the length and number of vehicle trips and supports current and future use of transit and active transportation [Policy ]; Supports energy efficiency and improves air quality through land use and development patterns which promote the use of active transportation and transit and improve the mix of employment and housing uses to decrease transportation congestion [Policy b, c, e]. City of Ottawa Official Plan The City of Ottawa Official Plan (OP) provides a vision of Ottawa s future growth and a policy framework to guide its physical development to the year Additionally, the OP addresses matters of provincial interest as defined by the Provincial Policy Statement, and serves as a basis for a wide range of municipal activities. The subject property is designated Arterial Mainstreet on Schedule B - Urban Policy of the Official Plan. Arterial Mainstreets are planned to provide a mix of uses and have the potential to evolve, over time, into more compact, pedestrian-oriented and transit friendly places. A broad range of uses is permitted in the designation, including residential, retail and service commercial uses, offices, and institutional uses. Uses may be mixed in individual buildings or occur side-by-side in separate buildings. Policy 8 of Section encourages redevelopment and infill in the Arterial Mainstreet designation in order to optimize the use of land through intensification, in a building format that encloses and defines the street edge and provides direct pedestrian access to the sidewalk. The Official Plan supports building heights up to nine (9) storeys on Arterial Mainstreets. Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 13

15 Figure 18: Extract from Official Plan Schedule B (Urban Policy) Section of the Official Plan contains policies for managing growth within the urban area. Policy 1 defines residential intensification as intensification of a property, building or area that results in a net increase in residential units or accommodation and includes redevelopment (the creation of new units, uses or lots on previously developed land in existing communities), including the redevelopment of Brownfield sites. Policy 3 stipulates that all intensification will occur in accordance with the provisions of the urban design and compatibility policies in Sections and Arterial Mainstreets are identified as a target area for intensification in Policy 4 of Section In general, Arterial Mainstreets inside the Greenbelt are designated in the Official Plan as supplementary rapid transit corridors, where the intent is to guide development toward denser and more urban forms that will support frequent transit service and prepare them for the high level of transit in the future. Policy 6 of Section contains specific density targets for the Central Area, Mixed-Use Centres, Town Centres, and Arterial Mainstreets designated on Schedule B - Urban Policy. The Plan identifies a target density of 200 people and jobs per gross hectare by 2031 for the Carling Avenue Arterial Mainstreet. Section contains a set of design objectives to achieve good urban design and compatibility. The proposed development meets the design objectives and principles of Section as follows: Enhances the sense of community by contributing to the mixed-use, high-density Arterial Mainstreet character of the Carling Avenue corridor and surrounding area. Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 14

16 Defines quality public and private spaces through development by including wide sidewalks, soft and hard landscaping features, and large windows and entrances along both Carling and Bronson Avenues to contribute to a pedestrian-friendly public realm. Creates a safe, accessible place that is easy to get to and move through by providing entrances fronting the street and adjacent to the sidewalk. Ensures that new development respects the character of existing areas by incorporating a mid-rise built form that meets the height limit in the City of Ottawa Zoning By-law. Considers adaptability and diversity by contributing to a more compact form of development and contributing to a range of housing opportunities in the area. Understands and respects natural processes and features in development design by incorporating on-site stormwater management. Maximizes energy-efficiency and promotes sustainable design by allowing users to access the site by active modes of transportation, including walking, cycling, and transit. Arterial Mainstreets are identified as a Design Priority Area in Policy 5 of Section The objectives of the Official Plan are to protect and enhance the character and sustainability of Design Priority Areas as mixed-use communities, and to provide a focus for coordinating urban design efforts and enhancements. The proposal contains several contributions to the design of the street and surrounding community, particularly the landscaped public realm and strong street presence through active entrances and glazing. The application process will include a presentation to the Urban Design Review Panel to seek further input on site design. Policy 2 of Section 4.11 contains criteria for evaluating compatibility of development proposals. The proposed development meets the established criteria: Traffic: The proposed development is not anticipated to generate significant vehicular traffic. As confirmed in the Transportation Brief, the adjacent roads have adequate capacity to accommodate the traffic generated by the proposed development. Additionally, the vehicular access configuration ensures that no users of the site will enter the Carling Avenue Bronson Avenue intersection directly. Vehicular Access: Access and egress for vehicles is provided from Carling Avenue at the northwest of the property. The right-in, right-out configuration ensures that access to and from the site does not require left turns or crossing lanes of the adjacent arterial roads. Noise and headlight glare will be generally contained within the site, particularly the underground parking garage. Parking Requirements: The proposal features 16 parking spaces for residents and two (2) for visitors. As the property is located on a Transit Priority Corridor, transit service is anticipated to be enhanced to function as a primary mode of transportation for users of the site. As street parking on neighbouring streets is time-limited, spill-over parking for residents is not an issue. Additionally, the proposed supply of bicycle parking spaces exceeds the minimum requirement, facilitating cycling for users of the site. All resident parking will be provided underground, while the two (2) visitor spaces are provided at grade. Outdoor Amenity Areas: Impacts from overlook onto surrounding outdoor amenity areas are not anticipated, as the properties to the immediate west and south have a mid-high rise planned function. Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 15

17 Loading Areas, Service Areas, and Outdoor Storage: Loading and garbage areas for the commercial uses in the building are contained within and behind the building, reducing any associated visual, noise, or odour impacts. Lighting: The lighting planned for the building will meet municipal standards and will be designed to avoid impacts on neighbouring uses. Noise and Air Quality: The development is designed to ensure that any impacts related to noise and odours are contained within the building. Sunlight: As confirmed in the revised Shadowing Study prepared by Robertson Martin Architects, the majority of shadowing from the proposed development will fall on adjacent Rights-of-Way and high-density development, and will not cause undue adverse impacts. Microclimate: As confirmed by the original wind study prepared by Gradient Wind Engineering, the proposed development is not anticipated to cause significant negative impacts on microclimate. Supporting Neighbourhood Services: As outlined in Section 2.3 of this Planning Rationale, the proposed development is located nearby a diverse range of community amenities and services. The revised mid-rise proposal meets the intent of the City of Ottawa Official Plan, including Sections 2.2.2, 2.51, and City of Ottawa Official Plan Amendment 150 In 2013, the City of Ottawa updated its Official Plan, resulting in numerous changes to its land use policies. The Ministry of Municipal Affairs and Housing issued approval of Official Plan Amendment (OPA) 150 in April 2014, but the Amendment is currently under appeal before the Ontario Municipal Board (OMB). Until the OMB renders its decision, the current policies of the City of Ottawa Official Plan 2003, as amended, remain in full force and effect. Although the envisioned density remains at 200 people or jobs per gross hectare on the Carling Avenue Arterial Mainstreet, OPA 150 establishes this density as a requirement, rather than a target. OPA 150 also assigns height limits for target intensification area designations. Policy 10 of Section specifies that the distribution of appropriate building heights will be determined by: a. The location in a Target Area for Intensification or by proximity to a Rapid Transit station or Transit Priority corridor, with the tallest building heights generally located closest to the station or corridor; and b. The design and compatibility of the development with the surrounding existing context and planned function, as detailed in Section 4.11, with buildings clustered with other buildings of similar height. Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 16

18 A new Policy 11 requires that, unless a secondary plan states otherwise, building heights up to nine (9) storeys will predominate along Arterial Mainstreets. Revisions to Section 4.11, renamed Urban Design and Compatible Development, contain more robust policies related to building and site design. Policy 5 requires proponents to also demonstrate how the design of the development fits with the existing desirable character and planned function. Revised Policy 6 contains new design requirements for principal entrances, windows, and other architectural elements. Policy 7 outlines considerations for corner sites, including strong architectural elements, design possibilities for both street facades, and robust landscaping and pedestrian facilities. Revised Policy 9 of Section 4.11 states that proposals will be assessed based on Councilapproved design guidelines, as well as: a. Building height, massing and scale permitted by the planned function of adjacent properties as well as the character established by the prevailing pattern of abutting development and development that is across the street; b. Prevailing patterns of rear and side yard setbacks, building separation and landscaped open spaces and outdoor amenity areas, as established by existing zoning where that pattern is different from the existing pattern of development; c. The need to provide a transition between areas of different development intensity and scale. Policy 12 specifies that building height and massing transitions will be accomplished through a variety of means, including incremental changes in building height, massing, or building setbacks and step-backs. The proposed development meets the new policies contained in OPA 150. As the section of Bronson Avenue abutting the subject property is a designated Transit Priority Corridor in the 2013 Transportation Master Plan, the proposal meets Policy 10 of Section The proposed mid-rise building also fits within the existing and planned function of the surrounding properties. Additionally, the massing and design of the building meets the new design policies in Section by wrapping the corner, providing a base podium with active uses at grade, providing a strong corner architectural element, and providing expanded sidewalks and landscaping. City of Ottawa Comprehensive Zoning By-law The subject property is currently zoned Arterial Mainstreet Subzone 1, Maximum Height 27.5 metres (AM1 H[27.5]). The purpose of the zone is to 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 the Arterial Mainstreet Official Plan designation. Specifically, the Arterial Mainstreet zone permits a range of uses, including mid-high rise apartment dwellings, retail store, retail food store, restaurant, bank, bar, convenience store, personal service business, post office, recreational and athletic facility, and training centre. The AM1 subzone restricts most commercial uses to 50% of the permitted floor space index. Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 17

19 The proposed development requires relief from some of the zoning provisions currently in place. The table below outlines the performance of the proposal against the applicable provisions: Table 1: Zoning performance standards evaluation Mechanism Provision Proposal Compliance Minimum lot area Minimum lot width Minimum front yard setback Minimum corner yard setback Minimum interior side yard setback Minimum rear yard setback Maximum building height Maximum floor space index Minimum width of landscaped area Maximum rate of permitted floor space index devoted to nonresidential uses Minimum width of driveway (2- way) No minimum m 2 No minimum m No minimum m No minimum 0 m No minimum 0 m No minimum 0 m 27.5 m 24.9 m 3.5 if >= 80-percent of required parking provided below grade 2.0 if < 80-percent of required parking provided below grade 3.24 (73-percent of current required parking provided below grade) *Note: if parking reduction variance approved the required parking below grade increases to 89- percent No minimum 0 m No greater than 50% of the maximum permitted floor space index may be used for the non-residential uses <50% 6.7 m 6.0 m Minimum width of drive aisle in parking garage (2-way) 6 m 6.0 m Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 18

20 Mechanism Provision Proposal Compliance Minimum required residential parking spaces Minimum required visitor parking spaces Commercial parking requirements Commercial loading requirements Minimum required bicycle parking Minimum required amenity area 0.5 spaces per dwelling unit (first 12 units exempt): 18 spaces required 0.1 per dwelling unit, first 12 units exempt: 4 required 0 required for first 500 m 2 of any occupancy 16 parking spaces provided 2 parking spaces provided 0 provided None if <350 m 2 None 0.5 per dwelling unit + 1 per 250m 2 of gross floor area (48 x 0.5 = 24; 287/250 = 1): 25 spaces required 6 m 2 per dwelling unit, 50% of which must be communal (48 x 6 = 288 m 2 ) Proposed Zoning By-law Amendment 29 spaces 317 m 2 communal space, plus private amenity space for each unit Based on the evaluation in Table 1, relief is required from the following provisions. A sitespecific Exception Zone is proposed for the Zoning By-law Amendment, including the following provisions: Maximum floor space index increased from 2.0 to Minimum width of a two-way driveway to be reduced from 6.7 m to 6.0 m. Minimum required residential parking spaces reduced from 0.5 spaces per dwelling unit (first 12 units exempt) to 0.45 per dwelling unit (first 12 exempt). Minimum required visitor parking spaces reduced from 0.1 spaces per dwelling unit (first 12 units exempt) to 0.05 spaces per dwelling unit (first 12 units exempt). Conclusion It is our professional opinion that the proposed Zoning By-law Amendment and Site Plan Control applications are appropriate, represent good planning, and are in the public interest. The proposal is consistent with the Provincial Policy Statement (PPS) by providing efficient and appropriate development on lands within the urban boundary that contributes to the range of housing options available in the community. The proposed development conforms to the Official Plan s vision for managing growth in the urban area, and meets the policies for Arterial Mainstreets. The proposal responds to Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 19

21 its context by contributing to an appropriate built form transition between the high-rise planned function to the north, and the mid-rise planned function to the immediate west along Carling Avenue. The development meets the urban design and compatibility objectives, principles, and policies in Sections and 4.11 of the Official Plan. The proposed development meets the overwhelming majority of the City of Ottawa Zoning By-law requirements, including building setbacks and maximum height. The required variances are minor in nature. Supporting studies confirm that the proposal is functional and appropriate. Sincerely, Jaime Posen, M.Pl Planner FOTENN Consultants Inc. Carl Furney, MCIP RPP AICP Senior Planner FOTENN Consultants Inc. Revised Planning Rationale & Design Brief 770 Bronson Ave Canada Inc 20