The Athletic Club. Crestway Drive. Planning Rationale Report. Minto Commercial Properties Inc.

Transcription

1 The Athletic Club Crestway Drive Report Prepared for Minto Commercial Properties Inc. Paquette Planning Associates Ltd. 56 Hutchison Avenue Ottawa, Ontario K1Y 4A3 PH: FX:

2 Table of Contents Section Page 1. Background 1 2. Site Context and Existing Land Use 1 3. Planning Context 1 4. Proposal Conclusion 14 List of Figures Figure 1: Existing Land Use Figure 2: South Nepean Urban Areas 4, 5 and 6 Secondary Plan Figure 3: City of Ottawa Zoning By-law Figure 4: Proposed Site Plan List of Appendices Appendix A: Subject Property: GM9 Zoning

3 1. Background This report is intended to provide the necessary planning background and rationale in connection with the proposed development of a private recreation and athletic facility (operating under the name The Athletic Club) on the north east corner of Strandherd Drive and Crestway Drive in the community of Chapman Mills. The proposal will necessitate the approval of a zoning bylaw amendment as well as a site plan application both which have been submitted along with this report. 2. Site Context and Existing Land Use The subject property, which is 1.84 hectares in area (4.56 acres), is currently vacant and is generally flat save and except for the presence of a berm along Crestway Drive. As shown on Figure 1, the subject property is located near the intersection of Woodroffe Avenue and Strandherd Drive which, in part, serves as a community commercial centre for Chapman Mills. Existing land uses abutting the subject property include as follows: - East: a neighbourhood park known as Grovehurst Park located to the immediate east of the subject property. - South: Strandherd Drive which an existing major arterial road and planned transitway corridor; on the south side of Strandherd Drive is located the recently completed OC Transpo park and ride facility. The site immediately abutting the park and ride lot is currently under development as a 34,000 square foot commercial retail centre. - West: Crestway Drive which is an existing minor arterial road; low density residential development is located on the west side of Crestway Drive. - North: residential development, in the form of stacked town housing, is located to the immediate north of the subject property. 3. Planning Context 3.1 City of Ottawa Official Plan The subject property is designated General Urban Area in accordance with Schedule B of the City of Ottawa Official Plan. According to policy of the Official Plan the General Urban Area designation permits all types and densities of housing, as well as employment, shopping, service, industrial, cultural, leisure, park and natural areas, entertainment and institutional uses. 1

4 CR EST WA Y WO UE EN AV E FF RO OD S TO TACK WN E HO D US ES G RO VE HU RS T RESIDENTIAL SU E PR BJ OP CT ER TY RESIDENTIAL S GA I ON AT T S RK PA NG I PP O SH DR D R I I V V E E D ER DH N RA ST AL I RC E T MM V CO DE & DE RI T LO RE NT CE WOODLOT RESIDENTIAL PROJ ECT: F I GURE1 AT HL ET I CCL UB GR OV EH PA URST RK EXI ST I NG L ANDUSE

5 3.2 South Nepean Urban Areas 4, 5 and 6 Secondary Plan The subject property lies within the South Nepean Urban Areas 4, 5 and 6 Secondary Plan which in turn designates the property as Business Park. See Figure 2. As stated in section of the Secondary Plan, the Business Park designation permits sports, health and fitness recreational uses as follows: Permitted uses within the 'Business Park' designation may amongst other suitable uses acceptable to the City, include the following: offices, including ancillary retail and service uses and restaurants, where internally integrated as a component of an office building and clearly intended for the use of local businesses and employees; hotels, convention centres, and banquet halls including ancillary retail and service uses and restaurants, entertainment uses and night clubs where internally integrated as a component of a hotel, as customarily provided to cater to the needs of hotel patrons; institutional uses including government services, research and training facilities and including ancillary retail and service uses and restaurants, where internally integrated as a component of an institutional building and clearly intended for the use of local businesses and employees; sports, health and fitness recreational uses including ancillary retail and service uses and restaurants, where internally integrated as a component of the health/recreational building and clearly intended for the use of local businesses and employees; banks and financial institutions; gas bars and automobile rental establishments; private and commercial schools; and community facilities such as pocket parks and open space linkages. day care centres and places of worship. The proposed rezoning to recognize an athletic and recreational facility as a permitted use is generally consistent with the said Secondary Plan given that it recognizes this type of use in the following excerpt : sports, health and fitness recreational uses including ancillary retail and service uses and restaurants, where internally integrated as a component of the health/recreational building and clearly intended for the use of local businesses and employees; The proposal calls for the creation of a standalone athletic and recreational facility. Such a use ( as opposed to being integrated as a component of an office building) is contemplated in the Secondary Plan subject to City approval given that section 2.11 qualifies the list of permitted uses referred to with the following phrase: Permitted uses 2

6 W oodrofe Ave SUBJECT PROPERTY PROJECT : ATHLETIC CLUB FIGURE 2 South Nepean Urban Areas 4, 5 and 6 SecondaryPlan

7 within the 'Business Park' designation may amongst other suitable uses acceptable to the City, including the following. As such, it is evident that the Secondary Plan was not intended to identify all permitted uses but examples only. 3.3 Zoning Bylaw According to City of Ottawa Zoning By-law , the subject property is currently zoned General Mixed Use GM9 H (18.5) Zone as indicated in Figure 3. The GM zone permits a wide variety of commercial uses, including a recreational and athletic facility, as indicated below which is an extract of section 187 of Zoning Bylaw : animal care establishment animal hospital artist studio bank bank machine catering establishment 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 home-based business, see Part 5, Section 127 home-based day care, see Part 5, Section 129 instructional facility library medical facility municipal service centre office personal service business place of assembly place of worship post office recreational and athletic facility research and development centre residential care facility (By-law ) restaurant retail food store retail store 3

8 SUBJ ECT PROPERT Y PROJ ECT: F I GURE3 AT HL ET I CCL UB CI T YOFOT T AWA Z ONI NG BYL AW

9 service and repair shop shelter, see Part 5, Section 134 (By-law ) small batch brewery, see Part3, Section 89 technology industry training centre The GM9 subzone, in turn, limits the number of commercial uses on the subject property as follows: animal hospital bank bank machine community centre community health and resource centre day care diplomatic mission, see Part 3, Section 88 drive-through facility (OMB Order #PL issued March 18, 2010) emergency service instructional facility library medical facility municipal service centre office place of assembly research and development centre training centre As is evident from the list of permitted uses above, recreational and athletic facility is a permitted use in the GM zone. The addition of this use to the GM 9 zone would be consistent with the parent zoning category. As illustrated on the proposed site plan (see Figure 4), the proposal complies with the all of the performance standards of the GM9 zone presented in Appendix A of this report. 4

10 4. Proposal The proposed site plan ( see Figure 4) calls for the construction of a 3484 square meter facility and surface parking for 384 cars. The keys features of the proposed site plan are as follows: - the building is proposed to be located on the south east corner of the site in order to create a building façade along Strandherd Drive - the proposed building location on the site maximizes the separation distance between it and the adjacent residential land use to the north. - the site access is proposed to be located off Crestway approximately midway between Strandherd Drive and Grovehurst Drive which will maximize driver sightlines for optimal site access. - the proposed landscape plan provides for the necessary screening and buffering to ensure compatibility with the Grovehurst Park and the existing residential development to the north. 5. The City of Ottawa Official Plan provides a complete set of policies and guidelines to evaluate development proposals such as the one that is subject to this report. This section of the report assesses how the proposed development conforms to section 4 of the City of Ottawa Official Plan policies and guidelines as downloaded from the City of Ottawa s web site on June 26,2013. Policy 4.1 (Site-Specific Policies and Secondary Policy Plans) Comment: The subject property is located within a Secondary Plan area as discussed in the previous section of this report; Policy 4.2 (Adjacent to Land-Use Designations) Comment: The subject property is not adjacent to any significant land use feature identified in this policy; Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots): Comment: The subject property is accessible via Crestway Drive which is a minor arterial with sidewalks on both sides and Strandherd Drive which is a 4 lanes major arterial with cycling lanes and sidewalks on both sides. Transit service within the study 5

11 PROJECT : ATHLETIC CLUB FIGURE 4 PROPOSED SITE PLAN

12 area is currently provided by OC Transpo Route #94. In the vicinity of the site, bus stops are currently provided along Woodroffe Avenue approximately 250 m west of the Strandherd/Crestway intersection. Policy 4.4 (Water and Wastewater Servicing): Comment: The subject property is currently connected to municipal water and wastewater facilities. The existing services are understood to be adequate in order to accommodate the proposed development; Policy 4.5 (Housing): Comment: Not applicable Policy 4.6 (Cultural Heritage Resources), Comment: Not applicable Policy 4.7 (Environmental Protection), Comment: There are no natural features on the property or adjacent to the subject property that require the application of this policy Policy 4.8 (Protection of Health and Safety): Comment: The subject property is within the Ottawa Airport Operating Influence Zone and Ottawa Airport Vicinity Development Zone but is not a noise sensitive land use. Policy 4.9 (Energy Conservation Through Design): Comment: The proposed development will encourage energy conservation through application of state of the art building practices. Policy 4.10 (Greenspace Requirements), Comment: The proposal does not trigger a need for additional green space other than the landscaping requirements of the zoning bylaw. Policy 4.11 (Urban Design and Compatibility) 1. When evaluating compatibility of development applications, the City will have regard for the policies of the site s land use designation, and all applicable Community Design Plans, Secondary Plans, or site specific policies, Council-approved design guidelines, 6

13 Provincial Environmental Assessments, and functional design plans for capital projects, as well as the Design Objectives and Principles in Section 2.5.1, and the preceding policies in Sections 4.1 through [Amendment #76, OMB File #PL100206, August 18, 2011] [Subject to Amendment #113, November 14, 2012] Comment: The subject property lies within the South Nepean Urban Areas 4, 5 and 6 Secondary Plan which in turn designates the property as Business Park. The Business Park designation, in turn, permits sports, health and fitness recreational uses as proposed as discussed in the previous section of this report. 2. In addition to those matters set out in Policy 1, above, the City will evaluate the compatibility of development applications on the basis of the following compatibility criteria. The measures of compatibility will vary depending on the use proposed and the planning context. Hence, in any given situation individual criteria may not apply and/or may be evaluated and weighted on the basis of site circumstances: [Amendment #76, OMB File #PL100206, August 18, 2011] a. Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. Generally development that has the potential to generate significant amounts of vehicular traffic should be located on arterial or major collector roadways so as to minimize the potential for traffic infiltration on minor collector roadways and local streets; Comment: The proposed development is proposed to be accessed from Crestway Drive which has sufficient capacity to accommodate the anticipated volume of traffic as discussed in the Delcan Transportation Impact Study dated August 1, b. Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite. Vehicular access and egress for development that has the potential to generate a significant amount of vehicular traffic should be oriented on streets other than local streets, wherever the opportunity exists, considering traffic safety and other transportation objectives of this Plan; [Amendment #76, OMB File #PL100206, August 18, 2011] Comment: Site access is proposed to be located off Crestway approximately halfway between Strandherd Drive and Grovehurst Drive. According to Delcan s Transportation Impact Study dated August 1, 2013, a northbound right-turn lane at the site s driveway connection to Crestway Drive is recommended. As Crestway Drive is narrowed from two northbound lanes to one, approximately 30 m south of the proposed driveway location and as there is limited space to provide a right-turn lane with appropriate storage and taper, it is recommended that the existing lane along Crestway Drive be extended approximately 30 m north to form a right-turn lane into the proposed development. Appropriate signage should be installed to advise drivers of the lane reduction before the 7

14 site s driveway. In addition, a median break will be required at the site driveway and a southbound left turn lane should be provided to allow for continuous flow of traffic along Crestway Drive. Based on the projected volumes and the existing adjacent median breaks/left-turn lanes along Crestway Drive, a storage length of approximately 15 m is recommended. c. Parking Requirements: The development should have adequate on-site parking to minimize the potential for spillover parking on adjacent areas. A range of parking forms, including surface, decked, and underground, should be considered taking in account the area context and character. Opportunities to reduce parking requirements and promote increased usage of walking, cycling and transit will be pursued, where appropriate, particularly in the vicinity of transit stations or major transit stops in accordance with the provisions of Section 4.3; [Amendment #76, OMB File #PL100206, August 18, 2011] Comment: The proposed site plan provides for 384 parking spaces which is in excess of zoning requirements. d. Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures; Comment: The proposed development is not required to provide amenity space according to the GM zoning provisions. e. Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearance of loading facilities, service areas (including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated using a variety of methods (e.g., location, containment, screening, berms, and/or landscaping). These uses and activities should be located away from residences where possible; Comment: The proposed development calls the creation of a small loading area on the north east corner of the building near the proposed garbage container area; this part of the site will be screened from the park as illustrated on the landscape plan. f. Lighting: The potential for light spill over or glare from any lighting source onto adjacent light-sensitive areas should be avoided or mitigated; Comment: On site lighting will not spillover onto adjacent properties g. Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions. 8

15 Comment: The proposed use is not anticipated will generate any significant noise, odours or other emissions. To this end, the applicant has submitted a stationary noise study to address any noise issues. h. Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures; Comment: The proposed building has been sited away from existing development which will avoid any shadowing problems i. Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties; Comment: The proposed building has been sited away from existing development which should mitigate the creation of any adverse microclimate. j. Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. Where the proposed development itself is to contribute such services and amenities, they should be of a scale appropriate to the needs and character of the area. [Amendment #28, July 13, 2005] [OMB decision #2649, September 21, 2006] Comment: The proposal represents a use that will contribute to the service and amenity needs of this existing neighbourhood. 3. Development proponents will indicate how the proposed development addresses the intent of the Design Objectives and Principles. The Design Considerations, set out in Annex 3, offer some ways in which the Design Objectives and Principles might be realized. The importance of each principle will be evaluated and weighted according to the specific circumstances under consideration. While all Design Objectives and Principles must be considered, not all elements will apply in all cases and not all will apply with equal importance. The City will work with the proponent and will consult with the community to best determine how the design framework will be implemented in the local context. [Amendment #76, OMB File #PL100206, August 18, 2011] Comment: The proposal is viewed as being in keeping with the applicable objectives and principles of this policy. 4. Buildings, structures and landscaping will be used to clearly define public spaces, such as streets and parks. In density target areas identified in S of this Plan, development will be in the form of continuous building frontages that frame the street edge and support a more pedestrian-friendly environment. In some parts of the city, this will mean that new development consolidates an existing building fabric through infill or redevelopment opportunities. In other cases, where there is no established building fabric 9

16 along the street, new buildings will occupy gaps in the streetscape caused by parking and/or deep building setbacks. New buildings must either be properly integrated into their existing building fabric, or help create a new building fabric.[amendment #76, OMB File #PL100206, August 18, 2011] Comment: The proposal calls for the creation of street edge along Strandherd Drive and the use of landscaping to reinforce the primary access and to provide sufficient buffering along the 2 abutting roads and existing development. 5. The City will work with development proponents to achieve the Design Objectives and Principles of this Plan through means such as the coordination and development of capital improvements within the public realm with development and redevelopment activities on adjacent properties in the private realm.[amendment #76, OMB File #PL100206, August 18, 2011] Comment: Acknowledged. 6. As the owner of many public places, public works and buildings, the City will set an example for the community through the provision of public art in municipal facilities (to include all types of municipal structures, and lands) and will encourage other public- and private-sector owners and developers to include art as a public component of their developments.[amendment #76, OMB File #PL100206, August 18, 2011] Comment: No public art is proposed. 7. The following guidance is provided as a guide for the preparation of secondary plans and community design plans, and for consideration when reviewing development applications: a. Low-Rise a one to four storey building; b. Medium-Rise a five to nine storey building; c. High-Rise a building 10 storeys or more. [Amendment #76, OMB File #PL100206, August 18, 2011 Comment: Acknowledged 8. High-rise buildings may be considered on lands within the following designations as defined on Schedule B of this Plan, provided all other policies of this Plan are met: a. Central Area; b. Mixed-use Centres and Town Centres; c. Employment Areas that are principally prestige business parks and Enterprise Areas, subject to the provision of appropriate built form transitions between the Employment or Enterprise Area and adjacent residential communities built at lower profiles; and 10

17 d. Traditional and Arterial Mainstreets, provided the provisions of policy 10 below are satisfied. [Amendment #76, OMB File #PL100206, August 18, 2011] Comment: Not applicable 9. In addition to provisions in policy 8 above, high-rise buildings may be considered in the following locations, provided all other policies of this Plan have been met: a. Within areas characterized by high-rise buildings that have direct access to an arterial road, or; b. Within 600 metres of a rapid transit station as identified on Schedule D, or; c. Where a community design plan, secondary plan, or other similar Councilapproved planning document identifies locations suitable for the creation of a community focus on a strategic corner lot, or at a gateway location or on a terminating site to strategic view, or a site that frames important open spaces, or at a location where there are significant opportunities to support transit at a transit stop or station by providing a pedestrian and transit-oriented mix of uses and activities, or; d. Within areas identified for high-rise buildings where these building profiles are already permitted in the Zoning By-law approved by Council, or; e. Within areas where a built form transition as described in policy 12 below is appropriate. [Amendment #76, OMB File #PL100206, August 18, 2011] Comment: Not applicable 10. Building heights greater than those identified in Section on Mainstreets may be considered in the same circumstances as described in policy 9 above. [Amendment #76, OMB File #PL100206, August 18, 2011] Comment: Not applicable 11. A high-rise building will be considered both as an example of architecture in its own right and as an element of urban design sitting within a wider context. In this regard, the City will consider proposals submitted for High-Rise buildings in light of the following measures: a. 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; b. How the proposal enhances existing or creates new views, vistas and landmarks; c. The effect on the skyline of the design of the top of the building; d. The quality of architecture and urban design, particularly as expressed in Council-approved design guidelines; and 11

18 e. 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). [Amendment #76, OMB File #PL100206, August 18, 2011] Comment: Not applicable 12. A high-rise building will be considered both as an example of architecture in its own right and as an element of urban design sitting within a wider context. In this regard, the City will consider proposals submitted for High-Rise buildings in light of the following measures: a. 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; b. How the proposal enhances existing or creates new views, vistas and landmarks; c. The effect on the skyline of the design of the top of the building; d. The quality of architecture and urban design, particularly as expressed in Council-approved design guidelines; and e. 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). [Amendment #76, OMB File #PL100206, August 18, 2011] Comment: Not applicable 13. A high-rise building will be considered both as an example of architecture in its own right and as an element of urban design sitting within a wider context. In this regard, the City will consider proposals submitted for High-Rise buildings in light of the following measures: a. 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; b. How the proposal enhances existing or creates new views, vistas and landmarks; c. The effect on the skyline of the design of the top of the building; d. The quality of architecture and urban design, particularly as expressed in Council-approved design guidelines; and 12

19 e. 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). [Amendment #76, OMB File #PL100206, August 18, 2011] Comment: Not applicable 14. A high-rise building will be considered both as an example of architecture in its own right and as an element of urban design sitting within a wider context. In this regard, the City will consider proposals submitted for High-Rise buildings in light of the following measures: a. 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; b. How the proposal enhances existing or creates new views, vistas and landmarks; c. The effect on the skyline of the design of the top of the building; d. The quality of architecture and urban design, particularly as expressed in Council-approved design guidelines; and e. 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). [Amendment #76, OMB File #PL100206, August 18, 2011] Comment: Not applicable 13

20 6. Conclusion The proposed rezoning conforms to the General Urban Area policies of the Official Plan which permits such a use. The proposed rezoning to recognize the proposed use (i.e. athletic and recreational facility) is generally consistent with South Nepean Urban Area Secondary Plan: Areas 4, 5 and 6 as discussed in section 3 of this report. The proposed site plan conforms to policy 4 of the Official Plan as discussed in section 5 of this report. The proposed site plan can be accommodated in compliance with the applicable zoning standards of the GM9 zone as discussed in section 3 of this report... 14

21 Appendix A: GM9 Zoning GM - General Mixed Use Zone (Sec ) Purpose of the Zone The purpose of the GM General Mixed-Use Zone is to: (1) allow residential, commercial and institutional uses, or mixed use development in the General Urban Area and in the Upper Town, Lowertown and Sandy Hill West Character Areas of thecentral Area designations of the Official Plan; (2) limit commercial uses to individual occupancies or in groupings in well defined areas such that they do not affect the development of the designated Traditional and Arterial Mainstreets as viable mixed-use areas; (3) permit uses that are often large and serve or draw from broader areas than the surrounding community and which may generate traffic, noise or other impacts provided the anticipated impacts are adequately mitigated or otherwise addressed; and (4) impose development standards that will ensure that the uses are compatible and complement surrounding land uses In the GM Zone, Permitted Non-Residential Uses (1) The following non-residential uses are permitted subject to: (a) the provisions of subsections 187(3), (4) and (5). animal care establishment animal hospital artist studio bank bank machine catering establishment 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

22 Permitted Residential Uses home-based business, see Part 5, Section 127 home-based day care, see Part 5, Section 129 instructional facility library medical facility municipal service centre office personal service business place of assembly place of worship post office recreational and athletic facility research and development centre residential care facility (By-law ) restaurant retail food store retail store service and repair shop shelter, see Part 5, Section 134 (By-law ) small batch brewery, see Part3, Section 89 technology industry training centre (2) The following residential uses area permitted subject to: (a) the provisions of subsections 187(3), (4) and (5); and (b) a maximum of ten guest bedrooms in a bed and breakfast. apartment dwelling, low rise apartment dwelling, mid-high rise bed and breakfast, see Part 5, Section 121 dwelling unit group home, see Part 5, Section 125 townhouse dwelling, see Part 5, Section 138 (By-law ) (By-law ) 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 )

23 Zone Provisions (3) The zone provisions are set out in Table 187 below. TABLE GM ZONE PROVISIONS I ZONING MECHANISMS (a) Minimum lot area (b) Minimum lot width (c) Minimum front yard and corner side yard setbacks (d) Minimum interior side yard setbacks (i) for a non-residential or mixed-use building, from any portion of a lot line abutting a residential zone (ii) for a residential use building 1. for a building equal or lower than 11 metres in height 2. for a building higher than 11 metres in height II PROVISIONS No minimum No minimum 3 m 5 m 1.2 m (iii) all other cases No minimum (e) Minimum rear yard (i) abutting a street 3 m setback (ii) from any portion of a rear lot line abutting a 7.5 m residential zone (iii) for a residential use building 7.5 m (iv) all other cases No minimum (f) Maximum building height 18 m (g) Maximum floor space index 2, unless otherwise shown (h) Minimum width of (i) abutting a street 3 m landscaped area (ii) abutting a residential or institutional zone 3 m (iii)other cases No minimum (i) minimum width of landscaped area around a parking lot see Section 110 Landscaping Provisions for Parking Lots 3 m

24 (4) Storage must be completely enclosed within a building. (5) For other applicable provisions, see Part 2 General Provisions, Part 3 Special Use provisions, and Part 4 Parking and Loading Provisions. GM SUBZONES 188. In the GM Zone, the following subzones apply: GM9 SUBZONE (9) In the GM9 Subzone: the uses listed under subsection 187(1) are not permitted and the following (a) non-residential uses only are permitted: animal hospital bank bank machine community centre community health and resource centre day care diplomatic mission, see Part 3, Section 88 drive-through facility (OMB Order #PL issued March 18, 2010) emergency service instructional facility library medical facility municipal service centre office place of assembly research and development centre training centre