PLANNING RATIONALE. 236 Richmond Road. Minor Rezoning Application

Transcription

1 PLANNING RATIONALE 236 Richmond Road Minor Rezoning Application Prepared for: Main and Main Developments Inc. 109 Atlantic Avenue, Suite 302B Toronto, ON M6K 1X4 Prepared by: Lloyd Phillips & Associates Ltd. File: 1312 June 27, 2013 Planning Rationale Page 1 of 60

2 Contents 1 INTRODUCTION SITE AND NEIGHBOURHOOD CONTEXT Site Neighbourhood Context PROPOSED DEVELOPMENT PLANNING POLICY REVIEW Provincial Policy Statement 2005 (PPS) City of Ottawa Official Plan Richmond Road / Westboro Community Design Plan Conformity to the Richmond Road / Westboro Secondary Plan Urban Design Guidelines for Traditional Mainstreets City of Ottawa Zoning By-law Exception PROPOSED MINOR ZONING AMENDMENT RATIONALE FOR MINOR ZONING AMENDMENT Planning Considerations Transportation Impact Study Site Serviceability Study Geotechnical Report Phase I Environmental Site Assessment (ESA) CONCLUSION APPENDIX A Planning Rationale Page 2 of 60

3 List of Figures Figure 1: Birds-Eye View Aerial... 4 Figure 2: Location Plan... 5 Figure 3: Air Photo... 6 Figure 4: Site Survey... 7 Figure 5: View of site from south side of Richmond Road Figure 6: View of Site from south side of Tweedsmuir... 8 Figure 7: Neighbourhood Context Plan... 9 Figure 8: Looking west down Richmond Road Figure 9: Site Plan Figure 10: North Elevation Figure 11: East Elevation Figure 12: South Elevation Figure 13: West Elevation Figure 14: Excerpt of Schedule B (City of Ottawa Official Plan Figure 15: Nearby Development Proposals Figure 16: Location of Site in relation to 600 m radius from Westboro Rapid Transit Station (future LRT station) Figure 17: Zoning Map Planning Rationale Page 3 of 60

4 1 INTRODUCTION Main and Main Developments ( Main and Main ) are the owners of the site at 236 Richmond Road ( the site ). They have acquired the property with the intention of redeveloping it to be a mixed-use, ninestorey building that is consistent with and complements the existing Mainstreet development in the Westboro/Wellington neighbourhood. The site was purchased in January of It is located in the Westboro Community and the site is located on the south side of Richmond Road at the corner of Tweedsmuir Avenue. The site has been used as a service station (Nick s Service Centre), and more recently, a used car lot. The Owner is seeking to redevelop the property and is proposing a 9 storey, mixed-use building containing ground floor retail uses with the remaining floors for residential. The site is designated Traditional Mainstreet in the Official Plan, and zoned TM[83] H(15) Traditional Mainstreet, Exception 83, with a Maximum Height Limit of 15 metres. The provisions of the By-law require a maximum building height of about 5 storeys (15 m) and as such the proposal, currently not compliant, requires a minor amendment to the Zoning to modify the performance standard for height. Main and Main have retained Lloyd Phillips & Associates Ltd. to prepare and submit a Planning Rationale for the required Minor Zoning Amendment needed to permit the proposed development at 236 Richmond Road. 236 Richmond Road Otto s Subaru LCBO Bushtukah Real Canadian Superstore Motel Figure 1: Birds-Eye View Aerial Planning Rationale Page 4 of 60

5 236 Richmond Road Figure 2: Location Plan Planning Rationale Page 5 of 60

6 2 SITE AND NEIGHBOURHOOD CONTEXT 2.1 Site The site is a square shaped property that is located at the south east corner of the intersection of Richmond Road and Tweedsmuir Avenue. The site has metres ( feet) of frontage on Richmond Road, and metres (128 feet) of frontage on Tweedsmuir Avenue. The total site area is 1, m2 (14,547 sq. ft.). The site contains a small, irregularly, shaped building towards the rear interior corner of the lot, with a narrow strip of canopy that extends north towards Richmond Road. The building originally was a service station (Nick s Service Centre) and more recently, the site has been a used car sales lot. Over half of the site is used for surface parking. There are a few small deciduous trees, and some bush, along the east property line, and a small strip of grass along the south property line. This site is located in Ward 15 Kitchissippi. It is legally described as CON 1 OF PT TWP LOT 31 PLAN;272 PT LOTS 1 & 2 RICHMOND S, PIN Nick s Service Centre is an automotive service centre that has been on this site for many years. The main portion of the building is located towards the rear corner of the site, with parking available at the front. A site visit noted two food truck vendors were also parked at this location during the lunch hour. Figure 3: Air Photo Planning Rationale Page 6 of 60

7 Figure 4: Site Survey Planning Rationale Page 7 of 60

8 SITE Figure 5: View of site from south side of Richmond Road. SITE Figure 6: View of Site from south side of Tweedsmuir Planning Rationale Page 8 of 60

9 2.2 Neighbourhood Context The site is located in the Westboro Village, and specifically within the south east section of the Richmond Road / Westboro Community Design Plan subject area. This area is characterized mainly by the older nearby residential communities and the mixed-use, retail and commercial community along Richmond Road, and further east on Wellington Street West. The nearby neighbourhoods are Westboro Beach, Champlain Park, Island Park, Hampton Park, Laurentian View, Highland Park, and Fisher Park. Figure 7: Neighbourhood Context Plan The residential neighbourhoods nearby are mostly single-detached dwellings but closer to the main roads and especially along Richmond Road, Wellington, Island Park, there is a greater presence of medium and high-rise building developments. These are mostly residential condominiums with ground floor retail or commercial. Richmond Road is a four-lane urban arterial road, with on-street parking in the outer lanes, as seen in the image below. Subject Site Figure 8: Looking west down Richmond Road. Planning Rationale Page 9 of 60

10 The Westboro neighbourhood has a multitude of restaurants, commercial offices, mixed-uses with residential, retail, and the occasional bigger-box style store that has been tailored to fit in with the context of the neighbourhood, these are notably the Real Canadian Superstore at the corner of Richmond Road and Kirkwood Avenue, Mountain Equipment Coop, and Bushtukah. There are some auto-related uses further to the east on Richmond Road (e.g. Auto-dealerships, automotive repair, and car wash places). These automotive uses, through policies for Traditional Mainstreets, are being phased out over time. A large portion of the east area of Westboro and the adjacent communities are experiencing some transition as a result of the policy directions to redevelop within the urban area, and also a result of the Westboro/Richmond Road Community Design Plan. A major element of this transition and the change of uses, building densities and styles stems from the policies of the Traditional Mainstreet designation within the City of Ottawa Official Plan. To the north of the site is Richmond Road, and the retail uses along the north side of Richmond Road (notably Otto s Subaru, Bushtukah, Swiss Pastries etc ). Beyond this is residential some instructional facilities such as the Ottawa Gymnastics Club, and the Ottawa School of Speech and Drama. To the east of the site is the LCBO store, and further east along Richmond Road is the Real Canadian Superstore (which has surface parking in the rear). There are also some institutional and religious uses further east. An existing commercial/industrial building at 175 Richmond Road is located on the north west corner of Richmond and Kirkwood Avenue. A recent zoning change for a future condominium development permits 9 storeys facing Richmond Road and 6 and 4 storeys to the north. This is pending an OMB appeal. The site is bordered on two sides by streets, and the south is bordered by the Richmond Plaza Motel which is used mainly as low-income housing. Farther to the south are mainly residential uses; single-detached, of the low-medium density variety as the lots themselves are not especially large as compared to single-detached dwellings in more suburban locations. Moving west along Richmond Road, there are additional retail and commercial uses, and some restaurants and cafés. Images of Westboro Village are presented on the following pages. Planning Rationale Page 10 of 60

11 North and east of the site, on north side of Richmond Road. North side of Richmond Road, across from subject property. Site Looking west down Richmond Road, subject site indicated. West side of intersection of Tweedsmuir Ave. and Richmond Rd. Mix of Traditional Mainstreet uses and building styles, west of site on Richmond Road. View looking east down Richmond Road. Planning Rationale Page 11 of 60

12 View looking north on Tweedsmuir Ave. Site is on the right. View looking west down Richmond Road. Planning Rationale Page 12 of 60

13 3 PROPOSED DEVELOPMENT The proposed development is for a nine (9) storey mixed-use building containing retail on the ground floor of the development, and the remaining floors 2 9 will be used for residential. The residential portion of the building will contain a total of 70 units, with approximately 8 or 9 units per floor. There will be a total of 4 commercial units that will face Richmond Road. Possible tenants include a bank, small food store, and a coffee shop. The proposed Gross Floor Area (GFA) of the entire building will be 6, m2 (68,015 sq. ft.) with 86% of that GFA being devoted to residential and the remainder for retail. Parking is to be provided by three levels of below-grade parking. A total of 60 stalls are being provided, whereas only 56 are required. There are 15 stalls required for retail, 29 for residential, and 12 for visitor spaces. Bicycle parking will also be provided with 29 below-grade spaces, and 4 surface spaces. Private amenity spaces through balconies will make up 420 m2, and communal spaces are provided through a lobby area and a rooftop terrace which will account for m2. The total provided amenity spaces is m2. This exceeds the Amenity Space requirements, as per Section 137. The proposed building, as stated will be a total of nine storeys, or m. Please see the following Architectural Plans prepared by Vincent P. Colizza Architects. View from Richmond and Tweedsmuir Avenue Planning Rationale Page 13 of 60

14 View from Tweedsmuir Avenue Planning Rationale Page 14 of 60

15 Planning Rationale Page 15 of 60

16 Planning Rationale Page 16 of 60 Figure 9: Site Plan

17 Planning Rationale Page 17 of 60

18 Planning Rationale Page 18 of 60

19 Planning Rationale Page 19 of 60

20 Planning Rationale Page 20 of 60

21 Planning Rationale Page 21 of 60 Figure 10: North Elevation

22 Planning Rationale Page 22 of 60 Figure 11: East Elevation

23 Planning Rationale Page 23 of 60 Figure 12: South Elevation

24 Planning Rationale Page 24 of 60 Figure 13: West Elevation

25 4 PLANNING POLICY REVIEW The following is a review of the relevant policies that affect the development of the site at 236 Richmond Road, and the related Minor Rezoning Application. Those policies to be reviewed are the Provincial Policy Statement, the City of Ottawa Official Plan, the Westboro/Richmond Road Community Design Plan, Urban Design Guidelines, and the Comprehensive Zoning By-law. 4.1 Provincial Policy Statement 2005 (PPS) The Provincial Policy Statement 2005 (PPS) provides policy direction of planning matters for the Province of Ontario. The proposal at 236 Richmond Road supports the intent and context of the PPS. The following sets out the relevant policies and sections within the PPS that are applicable to this development proposal in the Westboro / Richmond Road neighbourhood. Section 1.1 of the PPS sets out how to attain healthy, liveable and safe communities. Some of the methods for achieving this are to promote efficient development, accommodate a range and mix of residential and employment; among other uses, to avoid development and land use patterns that may cause environmental or public safety concerns, and to promote cost-effective development. The proposal at 236 Richmond Road redevelops an existing underdeveloped use, and an undesirable use for this part of the City to a more Traditional Mainstreet, mixed-use style of development with both retail and residential uses. The level of density for this project supports the policies that encourage efficient development, both land and infrastructure efficiency. Section indicates that sufficient land shall be made available through intensification and redevelopment to support an appropriate range and mix of uses in order to meet the projected needs for up to a 20 year time horizon. The City of Ottawa, as seen with the last Urban Boundary Expansion does indeed require developable land to meet the needs of the growing population. Redevelopment of existing urban serviced lands is one of the best possible methods; most efficient, and environmentally friendly, to meet the needs of the City s growth requirements. Section states that Settlement Areas shall be the focus of growth and their vitality and regeneration shall be promoted. The proposal promotes growth within the urban area by adding 70 residential units, and 4 retail units. The proposed mixed-use building replaces an automotive use which does not efficiently use land, nor is it a desirable use for this neighbourhood. Section states that land use patterns within Settlement Areas shall be based on densities and a mix of uses which efficiently use land and resources. The proposal incorporates ground floor retail uses, and residential uses on the remaining floors. Planning Rationale Page 25 of 60

26 Section states that planning authorities should identify and promote opportunities for intensification and redevelopment taking into account existing building stock, and brownfield sites, or areas with suitable infrastructure and public service facilities. The proposal for 236 Richmond Road is an intensification of density, and uses for this site. This will attract a greater variety and number of users. It should be noted that as a result of the existing automotive use, the site has been impacted and contains some contamination. The redevelopment and cleanup of this site for the proposed residential use supports Section of the PPS. Policy indicates that appropriate developments standards should be promoted to facilitate intensification, redevelopment and compact form while maintaining proper levels of public health and safety. The proposal requires some zoning modifications, and while the main amendment relates to height, other amendments are required as a result of the adjacent residential zoning to the south. Please note the use of this site is a Motel currently being used for low-income purposes (i.e. Rooming House). A Sun/Shadow study has been provided to demonstrate the minimal impact. The additional four storeys, with a stepback for the eighth and ninth storeys ensures that the proposal is sensitive to the lower heights adjacent to the development, while still maintaining the ability to complement the Westboro / Richmond Road village, taking into consideration also the areas of transition, and new proposal that have been Policy states that new development should have a compact form, mix uses and densities that allow for the efficient use of land, infrastructure and public service facilities. The proposed mixed use development will provide a reinvestment in a section of Westboro that is currently characterized by many auto-related uses. The direction for the area, both via policy and current projects is towards an increase in heights more suitable for a dense mainstreet within 600 metres of a Rapid Transit Station, minimal, if any, front yard setbacks, and notably a mix of uses within a development site. The proposal supports this PPS policy. Policy (b) states Long-term prosperity should be supported by: b) Maintaining where possible, and enhancing the vitality and viability of downtowns and mainstreets; c) Promoting the redevelopment of brownfield sites. The proposed rezoning is consistent with these policies because it will enable the redevelopment of an auto-oriented site to a mixed-use and more densely developed site than the existing use and will contribute to supporting the planned function of a Traditional Mainstreet on Richmond Road. As well, the site is a brownfield site in that it has been identified as having contamination through a Phase 1/2 Environmental Site Assessment (ESA). This is a result of the former automotive use and the redevelopment as enabled by the zoning amendment will be consistent with this policy of the PPS. Policy supports energy efficiency and air quality through land use and development patterns that promote compact form and structure of nodes and corridors, promote the use of public transit and other modes of transportation. The proposal promotes an intensification of development within a 600 Planning Rationale Page 26 of 60

27 meter radius of an existing Rapid Transit Station (Westboro Station). The development will be supportive of the future LRT stations nearby. The proposal is consistent with the policies of the PPS. The proposal promotes residential intensification at a site that is in proximity to rapid transit, employment (e.g. Tunney s Pasture), and other community amenities. The proposed development is of a mixed-use nature and provides variety of uses in a section of Westboro that will benefit from this investment; this is supportive of the PPS policies for efficiency, community development, and economic stability. Furthermore the redevelopment of site containing contamination supports Section The proposed development is representative of a broader direction to improve efficiency of land, transportation, and servicing within an urban settlement area, it will generate stimulation in the community and the residential component will support nearby businesses. Planning Rationale Page 27 of 60

28 4.2 City of Ottawa Official Plan MANAGING GROWTH SECTION 2 The City of Ottawa Official Plan, in Section 2, sets out the direction for growth and for managing growth within the City. This Section notes that growth will be directed to particular areas within the City, two of these areas are noted below. 1) The City will manage growth by directing it to the urban area where services already exist or where they can be provided efficiently. 2) Growth in the urban area will be directed to areas where it can be accommodated in compact, mixed-use development, and served with quality transit, walking and cycling facilities. Section discusses specifically how the City plans to manage growth within the Urban Area, and contains specific policies on intensification. Policy 2 indicates the following target areas for intensification: Central Area, Mixed-Use Centres, Mainstreets, and Town Centres. The proposal at 236 Richmond Road is within a Traditional Mainstreet designation and therefore is supportive of the intensification policies for the City of Ottawa. The targeted density for Richmond Road at 2031 is 200 people and jobs per gross hectare. The policies in this section also support modifications to existing zoning and Community Design Plans in order to facilitate the minimum density target. It should be noted that the City undertook a Transit Oriented Development (TOD) Study for three future LRT stations which resulted in modifications to the Zoning Bylaw and the Official Plan to increase densities and heights to support the transit node. These studies were the first of a set of studies that are planned for all future LRT stations. The Westboro Station will likely be one of these future TOD areas, since the City is currently studying the extension of the LRT west of Tunney s Pasture terminus. This includes the Westboro Station. OFFICIAL PLAN DESIGNATION SECTION The City of Ottawa Official Plan designates the site as Traditional Mainstreet (Section 3.6.3). The Traditional Mainstreet Designation contains policies as indicated below for review: Policy 1 - Traditional Mainstreets are planned as compact, mixed-use, pedestrianoriented streets that provide for access by foot, cycle, transit and automobile. Both Traditional and Arterial Mainstreets will fulfill and take advantage of their multimodal transportation corridor function. The proposed development is consistent with this policy by providing both retail and residential uses, is compact, and the design Figure 14: Excerpt of Schedule B (City of Ottawa Official Plan Planning Rationale Page 28 of 60

29 of the building frames the street and provides for walkways, street furniture and landscaping that will improve the pedestrian atmosphere. The proposed building will provide 33 bicycle spaces, four of these will be at grade, the remainder will be in the parking garage below. Policy 3 A broad range of uses is permitted on Traditional and Arterial Mainstreets, including retail and service commercial uses, offices, residential and institutional uses. Uses may be mixed in individual buildings or occur side by side in separate buildings. Where a Mainstreet abuts an Employment Area, the zoning by-law may prohibit noise-sensitive uses on the Mainstreet where appropriate. The proposed development is a mix of retail and residential uses. It is therefore applicable to and supportive of this policy. Policy 6 - New gas bars, service stations, automobile sales and drive-through facilities will not be permitted on Traditional Mainstreets in order to protect and enhance the pedestrian environment. Existing gas bars, service stations, automobile sales and drive-through facilities located on Traditional Mainstreets that are permitted under the zoning existing on the date of adoption of this Plan, will continue to be permitted in the zoning by-law as permitted uses and encouraged to redevelop over time in a manner that achieves the street s planned function and character. Through removing an existing auto-related, low-density use and replacing it with a more suitable Mainstreet use, the proposal is consistent with this policy. Policy 7 - On Traditional Mainstreets surface parking will not be permitted between the building and the street. All parking will be provided in three levels of below grade parking. This will serve both the retail customers and the residential component of the building. Policy 8 - Redevelopment and infill are encouraged on Traditional and Arterial Mainstreets 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. Any proposal for infill or redevelopment will be evaluated in light of the objectives of this Plan. This Plan supports building heights up to six storeys on Traditional Mainstreets and up to nine stories on Arterial Mainstreets. Greater building heights may be considered in accordance with policies 8 through 14 of s [Amendment #76, OMB File # PL100206, August 18, 2011] The mixed-use building proposed will have zero setback at the street edge, both along Richmond Road and Tweedsmuir Avenue. It will provide enhancements to the pedestrian realm with street furniture, trees, and a potential patio café area. The proposed building is planned at 9 storeys, which is four storeys greater than the permitted 6 storeys for a Traditional Mainstreet area. For this reason, the Planning Rationale will thoroughly review Policies 8 through 14 of Section 4.11 of the Official Plan on Page 31 of this report. In addition to the full review of Section 4.11 later in this report, a series of policy criteria are reviewed below: Planning Rationale Page 29 of 60

30 a. Specific building heights are established in the zoning by-law based on a Community Design Plan or other Council-approved study. The Westboro CDP and the zoning by-law specified a 15 metre height limit at this location. The consideration of greater heights in the policies of the CDP is discussed below in the review of the Westboro / Richmond Road CDP. b. The proposed building height conforms with the prevailing buildings heights or provides a transition between existing buildings. The predominant height of existing buildings nearby is one and two storeys, or about 9 metres. The zoning the Mac s Store and Gas Bar to the west permits 20 m, the zoning of the Richmond Plaza Motel. The zoning of the Superstore and the LCBO permit 15 m, and the zoning across the street, where the Otto s Subaru site is permits 15 m. It is noted that the zoning of 175 Richmond Road permits 29 m (this is pending an OMB appeal). In this context, the proposed building height limit of 32 m or 9 storeys is appropriate for this site. Furthermore, a depiction of development proposals nearby is provided below: 236 Richmond Road Figure 15: Nearby Development Proposals Planning Rationale Page 30 of 60

31 c. The development fosters the creation of a community focus where the proposal is on a corner lot, or at a gateway location or at a location where there are opportunities to support transit or at a transit stop or stations. The proposed development will potentially accommodate a bank, small food store, and a coffee shop, which is allowed by the current zoning. The additional height is appropriate because this is a corner lot and has a prominent location. The site is located within 320 metres of the Westboro Transitway Station on Scott Street, and it is reached directly north via Tweedsmuir Avenue, north of Richmond Road. d. The development incorporates facilities, services or matters as set out in Section with respect to the authorization of increases in height and density that, in the opinion of the City, significantly advance the vision for Mainstreets. The proposed increase in building height and the other minor zoning modifications adds the equivalent of four floors proposed above the fifth floor. This represents a 53% increase over the 15 metres currently permitted. As such, the proposal is a candidate for consideration under the Section 37 provisions of the Planning Act and Policy 11 of Section of the Official Plan. e. Where the application of the provisions of Section and Section 4.11 determine the additional height is appropriate. This is reviewed in greater detail in the discussion of the conformity of the proposal to Sections and Policy 9 - On Traditional Mainstreets, the minimum building height will be the equivalent of a twostorey building, except for those existing gas bars, service stations, automobile sales and drive-through facilities identified in policy 6 above. The proposed building, at 9 storeys, is consistent with this provision. As this section of Westboro Village is highly characterized by auto-related uses, or single-storey buildings that have not yet redeveloped, it is anticipated that this development will help to trigger further regeneration of this portion of Richmond Road. Policy 12 - In order to demonstrate its commitment to development on Mainstreets, the City will consider them to be priority locations for considering: o o o o o New or relocated municipal buildings and facilities or for leasing space for municipal functions; The assembly of land to ensure an adequate supply that is strategically located for redevelopment or community improvement purposes; Infrastructure and public facilities improvement strategies, including measures such as those contained in policy 12 of Section 2.5.5; The creation of comprehensive traffic and parking strategies; The creation of brownfield redevelopment strategies; Planning Rationale Page 31 of 60

32 o o o The use of techniques such as increased height and density provisions; The application of financial and regulatory incentives; Exploring partnerships between the public and private sectors. The development at 236 Richmond Road will trigger the rehabilitation of the site that currently contains some levels of contamination. Increased height and density are being proposed to facilitate intensification efforts within an urban serviced area, and to reflect the location of the site within 600 m of Rapid Transit Station. URBAN DESIGN AND COMPATIBILITY SECTION Section describes how urban design is a major component of effective planning. It addresses the details for how buildings and spaces relate to one another and how particular details of architecture and landscaping can have significant influences. Compatibility looks at how new development can fit in with older or more established neighbourhoods. This is especially important when looking at areas in transition, and developments that area a result of new policies or directions for a community. The section notes that compatible development is not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties. This section has a set of design objectives that create direction for ensuring good urban design and compatibility. The relevant design objectives are reviewed below: To enhance the sense of community by creating and maintaining places with their own distinct identity. The proposal supports the design principles of this objective by proposing a development that is consistent with the quality of a major metropolis, contains both retail and residential which helps to distinguish it from the nearby uses. Its location on a corner adds to the establishment of a distinct identity. To define quality public and private spaces through development The building is to be located at the street edge on both Richmond Road and Tweedsmuir Avenue. It will enhance and define the public environment and the inclusion of retail store fronts and a potential café patio space will enhance and enliven the community. The street edge will be further defined. To create places that are safe, accessible and area easy to get to, and move through The pedestrian spaces are well designed, even at the rezoning stage. The accesses and connections will be safe, well-lit and adequate signage will be used as necessary. The access to the below grade Planning Rationale Page 32 of 60

33 parking is off of Tweedsmuir Avenue at the south limit of the frontage which will have the least impact on pedestrian and connection spaces. To ensure that new development respects the character of existing areas The existing character represents an older Traditional Mainstreet with some auto-related uses, front yard parking, and undefined street edge. This area particularly is one identified as a Key Study Area within the Westboro / Richmond Road Community Design Plan. The proposal provides stepbacks for the 8 th and 9 th storeys of the building, and linear insets of the building face to minimize any impact of the mass of the building. While the proposal may not be similar to the existing development, it is consistent with the directions for the area and for a vibrant and well-defined Traditional Mainstreet. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. The existing site is underutilized and has been identified as having some levels of contamination from its past and current auto service station. The redevelopment of this site with a more compact, mixed-use urban form is in keeping with green building design principles, notably the category within LEED known as Sustainable Sites. URBAN DESIGN AND COMPATIBILITY (DEVELOPMENT REVIEW) - SECTION 4.11 This section is located within the Review of Development Applications section of the Official Plan, it sets out the policies (as opposed to Guidelines and Objectives as within Section 2.5.1) that relate to urban design and compatibility of new development. Policy 1 requires that new development have regard to the additional policies and plans that affect the area or the site in question. This report contains sections reviewing the Community Design Plan for the Westboro / Richmond Road area and the Guidelines for Traditional Mainstreets. Policy 2 sets out the criteria that new development will be reviewed against in terms of compatibility. These are presented. Traffic: The site is located along an urban arterial road containing four lanes, with two of those used for on-street parking. The proposal is planned to have four retail uses, and 70 residential units. The estimated traffic impact according to the Transportation Impact Report prepared by Delcan indicates that there is to be no significant impact on traffic as a result of this development. Vehicular Access: The vehicle access is provided on Tweedsmuir Avenue at the south limit of the frontage. A garage door is proposed for this access and this will limit and control glare and noise. The location off of Tweedsmuir Avenue also ensures minimal interruption along Richmond Road. Parking Requirements: Parking is to be provided through 3 levels of below grade parking. A total of 56 spaces are required, and 60 are being provided. The additional spaces make use of the design and layout Planning Rationale Page 33 of 60

34 of the parking garage and also ensures that no spillover parking will occur on Tweedsmuir Avenue. Bicycle spaces are also being provided to meet the requirements of the By-law. Outdoor Amenity Areas: The site is not located adjacent to any private or public outdoor amenity spaces, with the exception of the public sidewalk. The pedestrian spaces along Richmond Road will be enhances by the proposal. The proposed development will include balconies and a rooftop patio which provides adequate outdoor amenity space. Loading Areas, Service Areas, and Outdoor Storage: The loading and service areas, especially in relation to the retail uses are proposed to be located in the below grade garages. They will not cause disruption or be unsightly. Lighting: The proposed use being partially residential is a light sensitive use, and it does share a property line with a residential zone. The proposed building will ensure light spillover is addressed. This will be evaluated during Site Plan Control. Noise and Air Quality: There is no anticipated impact from noise or dust resulting from the proposed buildings and its proposed uses. A Noise Study will be prepared for the Site Plan Control. Sunlight: A Sun/Shadow Study has been prepared and the shadowing is particularly noted in December, and at 4 p.m. during the spring and fall solstice. The shadow of the building extends across Richmond Road, but it is very narrow in shape. There is some impact on the property to the north, however this use is retail, and a large portion of the lot is used for parking and is not amenity or residential space. The impact of shadowing is minimal and does not affect any sensitive uses. Microclimate: The development is not anticipated to have any adverse effects related to wind, snow drifting, or temperature changes on adjacent properties. Supporting Neighbourhood Services: The development will provide amenities through the proposed retail; which may consist of a banking institution, a health food store, and a café. There are a number of public and community facilities in the vicinity to support the 70 residential units. The majority of the policies within this section of the Official Plan discuss methods and ways to ensure adequate urban design and compatibility. The proposed development is consistent with new proposal and submissions for redevelopment for this community. The project at 236 Richmond Road will incorporate a variety of colours and materials to ensure that the building is intriguing and recognizable. The ground floor retail uses will further define it, and the space along Richmond Road. Stepbacks are proposed for the 8 th and 9 th storeys, and vertical insets of the building are also proposed to provide interest and mitigate the visual impact of the building. In the discussion of Building Profile, the proposed building would be defined as a Medium Rise building. The direction for a Traditional Mainstreet is generally to permit 6 storeys (also Medium Rise) and additional height can be attained if certain provisions are also met, such as proximity to a Rapid Transit Station. It should also be noted that High-Rise buildings can also be considered in the Traditional Mainstreet designation, provided that they meet the provisions of Policy 9 and 10. Planning Rationale Page 34 of 60

35 As the requested minor zoning amendment is to permit additional storeys, Policies 9 and 10 are particularly relevant. Policy 9 indicates that high-rise buildings (and obviously high medium-rise buildings) may be considered in the following location: within 600 metres of a rapid transit station as identified on Schedule D. The proposed development is located approximately 320 metres from the Westboro Station, and is close proximity to two other rapid transit stations. Please see the following map which identifies the subject property in relation to the nearby rapid transit stations. 600 M RADIUS FROM WESTBORO STATION Site Figure 16: Location of Site in relation to 600 m radius from Westboro Rapid Transit Station (future LRT station). Policy 9 also identifies locations that are at corners, or may have significant opportunities to support transit, or areas where there is a built form transition occurring (see Policy 12). This report has commented that this area is one that is undergoing some transition. The image presented earlier in this report identifies the recent proposals and the evidence of this transition. Policy 10 simply states that increased building heights on Mainstreets may be considered in the same circumstances as described in Policy 9 above. This Policy would essentially allow greater building heights within the Medium Rise building profile spectrum. Policy 12 below is important review for this proposal as it is building profile that is different than the existing context. As such, this policy is reviewed below. Planning Rationale Page 35 of 60

36 Building Transitions 12. Integrating taller buildings within an area characterized by a lower built form is an important urban design consideration, particularly in association with intensification. Development proposals will address issues of compatibility and integration with surrounding land uses by ensuring that an effective transition in built form is provided between areas of different development profile. Transitions in built form will serve to link proposed development with both planned, as well as existing uses, thereby acknowledging that the planned function of an area as established though Council-approved documents such as a secondary plan, a community design plan or the Zoning By-law, may anticipate a future state that differs from the existing situation. Transitions should be accomplished through a variety of means, including measures such as: a. Incremental changes in building height (e.g. angular planes or stepping building profile up or down); The proposed building includes horizontal and vertical stepbacks and insets. The variation of the building face this way mitigates the impact of the height. b. Massing (e.g. inserting ground-oriented housing adjacent to the street as part of a high profile development or incorporating podiums along a Mainstreet); The ground floor retail, and its separate design, distinguishes it from the middle body of the building form and therefore draws the eye to the components of the building that are at street level. The top two floors of the building are stepped back 1.0 metre and different materials and colouring is used here to further breakup the height. c. Character (e.g. scale and rhythm, exterior treatment, use of colour and complementary building finishes); Building finishes, colour, texture, and structure ensure that the building height is mitigated and remains interesting. The lower section of the building frames the street space and will add vibrancy to the space. d. Architectural design (e.g. the use of angular planes, cornice lines); and Particularly with this building, the integration of glazing and architectural details that are carried both across the building, in line with the balconies and down from top to bottom that create visual interest and create segments of building as opposed to a single mass. e. Building setbacks. Consistent with the direction for a Traditional Mainstreet, there is no front yard setback. The pedestrian space along Richmond Road and Tweedsmuir Avenue are wide enough to ensure safe and efficient movement. The design of the separation between the retail on the ground floor and the residential on the upper floors create a visual setback. Planning Rationale Page 36 of 60

37 The rear yard consists of the extension of the below grade parking garage, particularly the section of the driving aisle. This has been enclosed to mitigate the impacts of emissions and light pollution. The building proper is setback 5.2 metres which is sufficient to ensure no impacts between the proposed mixed-use building and the adjacent residential use. The use of transitions may vary according to such factors as the size of the development area, the planned intensity of use in the immediate area, the size of the lower-profile area, the street widths and the analysis of impacts on adjacent areas. The surrounding area is mainly used for retail and/or commercial uses, including auto-related uses. The proposed development would have no impact on these uses. The residential zone to the south is currently occupied by a Motel which serves low-income residents, and based on the zoning is believed to be a Rooming House. This building is setback towards the rear of the lot. The proposed building will have the garage extend into the rear yard but the building proper will have a 5.2 metre setback. This is sufficient to address any concerns of impact between the two properties Richmond Road / Westboro Community Design Plan The Westboro Community Design plan (the CDP) was approved by City Council in June, The implantation of the CDP was done by way of Official Plan Amendment 70 and Zoning By-law Amendment These planning initiatives put in place the current TM Traditional Mainstreet zoning, with a 15.0 m height limit. The site is located within Sector 6, East Village, which extends from Tweedsmuir Avenue to Island Park Drive, on both sides of Richmond Road. Section 6.7 of the CDP states: Maximum building heights in this sector should be four storeys where lots depth are shallow (less than approximately 45 metres) and back on to low-rise residential areas and up to six storeys where lot depths are deeper, as per the rationale for Sector 2, Woodroffe North. The site has frontage of m on Richmond and meters on Tweedsmuir. The Tweedsmuir frontage is the depth, because the TM Zone requires that Richmond Road is the frontage, regardless of the actual dimensions. The zoning of the Motel at 238 Tweedsmuir Avenue is R4N[776]S195 and the maximum building height is 11m. Section 8.2 Westboro Village and East Village Guidelines set out several Streetscape and Built Form Guidelines. Streetscape Create a strong edge on the street by aligning buildings on the front property line or with the average setback of adjacent buildings, provided that this setback relates to the overall character of the Village. Planning Rationale Page 37 of 60

38 The podium level of the building aligns with the wall of the LCBO store to the east and reinforces the edge established by that building. Maintain a ground-level orientation of buildings, and a direct relation to the sidewalk. The proposed building places the entrances of the ground floor commercial uses facing Richmond Road. At street corners, create a variation in the building alignment by increasing the setback in order to provide a wider sidewalk or a semi-public amenity area, especially at major intersections, such as Golden, Churchill, Athlone, Tweedsmuir and Kirkwood. The podium of the proposed building has a series of steps from east to west that provide increases in setbacks and a wider sidewalk on Richmond while maintaining an overall building setback line with the LCBO store. The upper stories are setback from the podium edge. This building configuration creates a series of mini plazas on the sidewalk along the Richmond frontage, at the corners of Richmond and Kirkwood and along the Tweedsmuir frontage. Locate streetscape elements outside of the unobstructed two-metre wide sidewalk, and minimize clutter by grouping elements such as benches, newspaper boxes, bicycle racks and trees. The stepped podium façade along Richmond enables compliance with this guideline. Built Form Create well-designed, quality buildings to blend with the rhythm and alignment of storefronts, upperstorey windows and cornice lines of the roofs of existing buildings. The proposed building is surrounded by existing commercial buildings and development. The tops of the podium structure of the east end of the building are slightly higher than the west end. This provides a design centre point to the horizontality of the rest of the podium to the west, and it aligns generally with the roofline of the LCBO store. Maintain the regular rhythm of individual storefronts; if needed subdivide the façade of long buildings in multiples of a single storefront. The stepped setbacks of the podium on Richmond Road express individual storefront forms. Use periodic breaks in the street wall or minor variations in building setback and alignment to add interest to the streetscape, provide space for activities adjacent to the sidewalk. The stepped setbacks of the podium on Richmond Road provide the desired variations in the street wall and enable opportunities from sidewalk level activities. Maintain the distinction between ground floor and upper levels. The ground floor should be characterized by the presence of display windows and recessed entrances, making the façade transparent and pedestrian oriented; upper floors should be more opaque with articulated openings in the façade. Planning Rationale Page 38 of 60

39 The residential portion of the building above the podium has variable setbacks that are determined by the stepped setbacks of the podium façade. This creates a clear distinction between the podium and the upper levels. The street façade presents an abundance of glazing that enhances so it is easy to see displays and activity within the building. The upper floors have a mix of opacity and transparency and treatment of these changes above the seventh storey. Generally the balconies of the residential units are carved out of the overall building form. Relate the proportions of new construction to those of neighbouring buildings, but always ensure a continuity of a minimum building height of two storeys. The proposed building relates the podium to the one and two storey setbacks of the existing commercial buildings. The upper section, proposed for a total of nine stories, relates to the height limit of 20 meters, which is permitted in the TM Zone of 256 Richmond Road (Mac s Store), on the west side of Richmond and Tweedsmuir. Minimize space between buildings; when a side yard is necessary to provide pedestrian or vehicular access or for parking, minimize the interruption of the streetscape and enhance this space with proper landscaping, an architectural fence or a low wall to restore a continuity in the building line and/or mitigate the visual impacts of parking. The proposed setback on the east side is 1.2 m, to provide emergency exits. The ventilation grilles have been placed in this space to free up more publically accessible and viable space around the rest of the building. All parking is below grade and the entrance is placed at the back of the building facing Tweedsmuir Avenue. If the proposed height of a building exceeds three storeys, step the additional storeys back as per the provisions of the draft TM zone, starting from the third floor. In this case, the step back occurs at 6.7 m above grade. Locate taller buildings at major intersections, such as Golden, Churchill, Athlone, Tweedsmuir and Kirkwood, provided that the lot depths are sufficient to accommodate such buildings. The site is located at the intersection of Richmond and Tweedsmuir and the proposed zoning is to enable a taller building than the current zoning. The depth of the lot (measured in the centre) is approximately 35.0 m. This is less than the desired 45.0 m and this is made up by the setbacks of the residential portion above the podium at the back of the building, which varies from 5.5 to 6.5 m. Select facing materials that relate to those traditionally used in the Village, such as stone, brick and stucco; avoid metal cladding and mirrored glass, especially at the ground floor level. The materiality of proposed building conforms to this guideline. Ensure that the architectural features of a building respond to the actual history and character of the street. Planning Rationale Page 39 of 60

40 The proposed architectural features express a traditional building form of a street-oriented base, framed by the podium, a mid-section that has alternating vertical bands of brick and glass, and a top section that is primarily glass and metal framing. Each of these sections is defined by the light horizontal bands. The tops of the corners and the mid-section are capped by projecting canopies and the coloring of the underside of the canopies is linked to the coloring of the brick. These colored textures and the dark framing of the glass unify the building. When building on corner sites, continue the level of architectural detailing on both facades of the building. The architectural treatments of the proposed building wraps around the corner from Richmond along Tweedsmuir, while presenting a clear mixed commercial / residential façade to Richmond and a more residential façade to Tweedsmuir. This residential façade continues on the south and east sides. This building will be seen on all for side and the architecture of these sides has been designed for this. Use only wall-mounted, window or projecting signs; when more than one sign is applied to a building, they should relate to one another in terms of type, colour and placement. This will be addressed at the time of the tenant occupancies. Design buildings to accommodate signage; use signs to accentuate architectural features rather than hide them. The design of the podium is a series of arches with horizontal lintels surrounding columns that provide places from signage while maintaining the legibility of the architectural forms. Use externally lit signage, as it is a common feature in the Village. This will be addressed at the time of the tenant occupancies. For buildings that front on Madison and Danforth, ensure an appropriate articulation of the façade of the building, and minimize the impact of entrance ramps and garage doors on the street. This guideline is not directly relevant because of its location. However the garage door that leads to the underground parking garage from Tweedsmuir has been placed at the extreme south end of the frontage to avoid breaking up the Tweedsmuir façade. Ensure existing dwellings to the north and south of Richmond retain adequate sunlight and privacy and minimize overlook. The shadow study indicates minimal impact to existing residential to the north and south of Richmond. Most of the balconies are oriented to the north (Richmond Road) and the south, where there is a motel. Parking and Landscaping Provide only the minimum number of parking stalls required by the Zoning By-law, taking into account the presence of parking on the street. Planning Rationale Page 40 of 60

41 The required parking for all of the proposed development is 56 spaces and 60 spaces are provided. This is only 4 spaces over the minimum. Locate surface parking in the rear yard with vehicular access off side streets and laneways; where properties are landlocked in the middle of a block and no other alternative exists, parking can be provided in side yards and driveways may be off Richmond. All parking is below grade and the entrance to the garage is located off Tweedsmuir Avenue. Provide a minimum three-metre wide landscaped area along the edge of a parking lot fronting on a public street. Not applicable Provide a minimum three metre landscape area, which may include a solid wall or fence in addition to planting, at the edges of sites adjacent to residential or institutional properties. The property containing the existing motel to the south is zoned residential. The proposed building will have a plant strip at the edges of the property with the wall of the parking garage behind this. The cladding of this wall is to match the light masonry cladding of the rest of the podium of the building. In the East Village where the street wall is discontinuous due to larger lots and varied setbacks: incorporate front yards with the streetscape and consider the creation of public plazas complementing the street animation; plant trees at the edge of the building line to complement the alignment of trees between the sidewalk and the street. The proposed development provides street trees on Richmond Road and Tweedsmuir Avenue. The variable stepped setbacks of the podium at street level allow space for activities such as an outdoor patio. Based on this detailed review, the proposed building that would be enabled by the zoning change, complies with virtually all of the design guidelines Conformity to the Richmond Road / Westboro Secondary Plan The Richmond Road / Westboro Secondary Plan was adopted by way of Official Plan Amendment 70, as an implementation measure for the CDP. Policy Richmond Road and Scott Street Traditional Mainstreets states: Redevelopment and infill are encouraged on Richmond Road and Scott Street Traditional Mainstreets in order to optimize the use of land through increased building height and density. Any proposal for infill or redevelopment will be evaluated in light of the objectives of this Secondary Plan. This Plan supports building heights generally in the range of four to six storeys. Greater building heights will be considered in any of the following circumstances: Planning Rationale Page 41 of 60

42 Specific building heights are established in the zoning by-law based on the Richmond Road/Westboro Community Design Plan or other Council-approved study; The proposed zoning amendment seeks to increase the height permitted under the current zoning. The proposed building height conforms with prevailing building heights or provides a transition between existing buildings; The proposed building height of 32.5 metres and nine storeys is appropriate for this site having regard for the permitted height of 20 metres on the Mac s convenience store and gas bar property on the west side of Tweedsmuir. The development fosters the creation of a community focus where the proposal is on a corner lot, or at a gateway location or at a location where there are opportunities to support transit at a transit stop or station; The proposed rezoning will permit a building that will be a focal point along this part of Richmond Road and it is located on the corner of Richmond Road and Tweedsmuir Avenue, which is one of the key intersection locations identified in the CDP. The site is approximately 320 metres south of the Westboro Transitway Station with a direct access route north on Tweedsmuir. The site also has regular bus service. The development incorporates facilities, services or matters as set out in Section of the Official Plan with respect to the authorization of increases in height and density that, in the opinion of the City, significantly advance the vision for Mainstreets; The increase in height and density enables this proposal to be a candidate for consideration under the provisions of Section 37 of the Planning Act and Section of the Official Plan. The proposed development will significantly advance the vision for Mainstreets on this part of Richmond Road with a new mixed-use development. Where the application of the provisions of Section and Section 4.11 of the Official Plan determine that additional height is appropriate. The review of the proposal has been addressed in the discussion of Section and Section 4.11 of the Official Plan. Section Land Use Strategy and Maximum Building Height Ranges, sets out policy directives for each sector s land use character and appropriate general building height range. Planning Rationale Page 42 of 60

43 The site is located in Section 6 East Village. This section is under appeal to the OMB. The key policies that are relevant are: Encourage the evolution of East Village to a more traditional mainstreet character as an extension of Westboro Village and a link to the West Wellington traditional mainstreet east of Island Park Drive, recognizing the varying character of the existing buildings and lot and block sizes. Maintain maximum building heights at a maximum of four storeys where lots are less than 45 metres in depth and back onto low-rise residential areas, and generally up to six storeys on lots of greater depths. In this case the land use is a true mixed-use with the ground floor commercial uses that could include a bank, food store, and coffee shop, with residential on the upper floors. The site is a redevelopment of an auto oriented land use to one that maintains the intent of the Traditional Mainstreet. Although the lot is less than 45 m, this is compensated for by the setback of the main building from the rear lot line. It is also notable that the depth of the Mac s Convenience store property on Tweedsmuir Avenue is approximately 28 m which is less than the 39 m of frontage on Tweedsmuir for this site. This property has a 20 m, or 6-storey height limit. The proposed height limit compares well with other existing and proposed developments on Richmond Road and West Wellington Street. The differences in the height that will be formed by the pairing of the proposed 9 storey building on this site and the potential 6 storeys on the Mac s store property contribute to the varying character of the existing buildings and lot and block sizes Urban Design Guidelines for Traditional Mainstreets The City has produced a set of Urban Design Guidelines for Developments along Traditional Mainstreets. The purpose of these guidelines is to provide urban design guidance at the planning application stage in order to assess, promote and achieve appropriate development along Traditional Mainstreets. The guidelines are organized under seven different categories including: Streetscape, Built Form, Pedestrians and Cyclists, Vehicles and Parking, Landscape and Environment, Signs, and Servicing and Utilities. The proposed development meets the following applicable design guidelines, among others: Streetscape Guideline 1 states that the alignment of streetwall buildings should be consistent with the existing built form or with the average setback of the adjacent buildings in order to create a visually continuous streetscape. The proposed setbacks of the development are consistent with the surrounding context. Planning Rationale Page 43 of 60

44 Guideline 3 states that the streetscape plan match the existing context. The proposal provides for street furniture, trees, and utilities next to the sidewalk and provides a store frontage zone for potential canopies, outdoor patios or merchant displays. Guideline 4 recommends using minor variations in building setbacks and alignment to add interest to the streetscape, and to provide space for activities adjacent to the sidewalk. The proposed development accomplishes this guideline. Guideline 5 states that streetscape elements, including trees, paving, benches, bicycle parking should be clear of the sidewalk. The proposal meets these intentions. Guideline 6 discusses creating attractive public and semi-public outdoor amenity spaces such as green spaces with trees, pocket parks, courtyards, outdoor cafés, seating and decorative pools or fountains. The proposal includes semi-public amenity space in the frontage zone of the building, which consists of trees, space for outdoor seating and other decorative streetscaping components. Guideline 7 states that the proposal should minimize streetscape cluster by coordinating the placement of each feature. The proposal considers the placement of the existing utility poles and the placement of trees. Built Form Guideline 8 recommends a building design that is rich in architectural detail and that respects the rhythm and pattern of the existing or planned, buildings on the street. Through design elements such as windows, front doors, cornice lines, and material, the redevelopment provides rich architectural detail that respects the existing community context. Guideline 9 states that the proposal ensures sufficient light and privacy for properties to the rear. The proposed new development is compatible and sensitive with adjacent uses by minimizing light and privacy. Guideline 11 specifies the use of clear windows and doors, to make the pedestrian level façade of walls facing the street highly transparent, and locate active pedestrian-oriented uses at-grade. The proposal consists of a highly visible street-level storefront. Guideline 12 outlines that upper floors of taller buildings should be set back to help achieve a human scale and more light on the sidewalks. The proposed residential units on the upper floors are setback achieving a human scale environment. Guideline 13 outlines that residential units should be located above the level of vehicular traffic in a mixed-use building and should provide shared entrances to units that are clearly accessible from the street. The proposed building complies with this guideline. Guideline 14 recommends locating mixed-use development by concentrating height and mass at nodes and gateways. The proposal is located at an intersection, which is an appropriate location for taller buildings on traditional mainstreets. Planning Rationale Page 44 of 60

45 Guideline 17 - specifies providing pedestrian weather protection such as colonnades, individual canopies, awnings and balconies. The proposal has incorporated storefront colonnades. Pedestrian and Cyclist Guideline 18 discusses providing bicycle parking in visible locations near building entrances and pedestrian walkways. Bicycle parking is provided in a visible location that minimizes conflict with pedestrians. Guideline 19 States to locate front doors to face the mainstreet and be directly accessible from the public sidewalk. The proposal accomplishes this guideline. Guideline 20 Discusses designing pedestrian walkways of materials such as concrete or unit pavers that are easily maintained for safety. The pedestrian walkway of the proposal uses concrete unit pavers which provides a smooth safe surface and helps define the space. Vehicles and Parking Guideline 23 - specifies providing only the minimum number of required car parking spaces. The proposal provides only an additional four spaces beyond the required parking as per the zoning. This is done to ensure there will be no spillover parking on Tweedsmuir Avenue, especially considering the already well-used street parking, as noted by Delcan in their Traffic Brief. Guideline 27 - stipulates locating surface parking in the rear yard with vehicular access off side streets and laneways. The proposal provides parking spaces underground with a vehicular access off the side street, Tweedsmuir Avenue. Landscape and Environment Guideline 28 specifies to select trees, shrubs and other vegetation considering their tolerance to urban conditions such as road salt or heat. Native species of the region that are of equal suitability should be given preference. The vegetation types have not yet been confirmed for the proposal, but the selection process will be addressed and reviewed during the Site Plan Control stage. Guidelines 32 discusses the implementation of green building technologies. The proposed building provides exterior glazing that will achieve allow for solar gain. Development materials have not yet been defined and will be addressed later in the design process. Signs Guideline 33 to 36 discusses the design, features, and placement of retail signage. The details of signage will be addressed later in the design process. Planning Rationale Page 45 of 60

46 Servicing and Utilities Guidelines 38 discusses enclosing all utility equipment within buildings or screening them from both the traditional mainstreet and private properties to the rear. The placement of the utility equipment is located in the underground parking. The proposed development achieves and supports many of the Urban Design Guidelines as discussed above. The project details and urban design components will become further defined as a result of the Site Plan process. Planning Rationale Page 46 of 60

47 4.3 City of Ottawa Zoning By-law The site is zoned TM[83] H(15 Traditional Mainstreet, Exception 83, maximum height of 15 metres. Figure 17: Zoning Map The Traditional Mainstreet zone s purpose is to: (1) accommodate a broad range of uses including retail, service commercial, office, residential and institutional uses, including mixed-use buildings but excluding auto-related uses, in areas designated Traditional Mainstreet in the Official Plan; (2) foster and promote compact, mixed-use, pedestrian-oriented development that provide for access by foot, cycle, transit and automobile; (3) recognize the function of Business Improvement Areas as primary business or shopping areas; and (4) impose development standards that will ensure that street continuity, scale and character is maintained, and that the uses are compatible and complement surrounding land uses. Planning Rationale Page 47 of 60

48 ZONING PROVISIONS: I ZONING MECHANISMS II PROVISIONS (a) Minimum lot area (b) Minimum lot width (c) Maximum front yard setback No minimum No minimum 2 m, subject to the provisions of subsection 197(4) below. (d) Interior side yard setbacks (i) Maximum 3 metres between a non-residential use building or a mixed-use building and another non-residential use building or mixed-use building, except where a driveway is provided, in which case the setback must be a maximum of 6 metres where the driveway leads to a parking area of 20 or more spaces The maximum setback provisions of row (d)(i) above do not apply to the following cases and the following minimum setbacks apply: (ii) Minimum (1) 3 metres for a non-residential use building or a mixed-use building abutting a residential zone, and (2) 1.2 metres for a residential use building (e) Minimum corner side yard setback (f) Minimum rear yard setback (g) Building height (i) rear lot line abutting a residential zone (ii) rear lot line abutting a public laneway (iii) for residential use building (iv) other cases (i) minimum (ii) maximum (h) Maximum floor space index All other cases - no minimum (maximum setback provisions of row (d)(i) apply in these cases) 3 m, except for any part of a building above 15 metres for which an additional 2 metre setback must be provided 7.5 m 4.5 m 7.5 m No minimum 6.7 metres for a distance of 20 metres from the front lot line as set out under subsection 197(5) below (1) 20 metres but not more than 6 storeys, except where otherwise shown on the zoning maps (2) where the building height is greater than four storeys or 15 metres, at and above the fourth storey or 15 metres whichever is the lesser a building must be setback a minimum of 2 metres more than the provided setback from the front lot line as set out under subsection 197(5) below, and from the a corner side lot line (3) no part of a building on a lot with a rear lot line abutting an R1, R2, R3 or R4 Zone may project above a 45 degree angular plane measured at a height of 15 metres from a point 7.5 metres from the rear lot line, projecting upwards towards the front lot line (see illustration below). (By-law ) No maximum Planning Rationale Page 48 of 60

49 (i) Minimum width of landscaped area (i) abutting a residential zone (ii) in all other cases (j) minimum width of landscaped area around a parking lot 3 m; may be reduced to one metre where a minimum 1.4 metre high opaque fence is provided No minimum, except that where a yard is provided and not used for required driveways, aisles, parking or loading spaces, the whole yard must be landscaped see Section 110 Landscaping Provisions for Parking Lots The proposed uses of Residential, apartment dwelling, mid-high rise is permitted, and the proposed retail and commercial uses are also permitted. The full list of permitted residential and non-residential uses can be found in Appendix A Exception 83 The following table sets out the additional provisions and permitted or prohibited uses that apply to this site. I Exception Number II Applicable Zone III Additional Land Uses Permitted IV Land Uses Prohibited Exception Provisions V Provisions This exception zone indicates some automobile uses are permitted, this enables the existing uses to be in conformity with the zoning. Planning Rationale Page 49 of 60