Planning Rationale in Support of an Application for Zoning By-Law Amendment. 4495, 4499, 4509 & 4515 Innes Road City of Ottawa

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1 Planning Rationale in Support of an Application for Zoning By-Law Amendment 4495, 4499, 4509 & 4515 Innes Road City of Ottawa Prepared by: Holzman Consultants Inc. Land Development Consultants March 26, 2015

2 TABLE OF CONTENTS 1.0 Introduction Site Overview Application History Description of Proposed Development Planning Context Provincial Policy Statement Official Plan City of Ottawa Zoning By-law Recommended Zoning Plans and Technical Studies Summary and Conclusions 23 EXHIBITS A Aerial Location Map 1 B1 Site Photo 2 B2 Site Photo 2 C1 Survey Plan 4509 and 4515 Innes Road 3 C2 Survey Plan 4495 and 4499 Innes Road 4 D Site Plan (Mosque 4509 & 4515 Innes) 5 E Concept Plan (4595, 4499, 4509 & 4515 Innes) 6 F City of Ottawa Official Plan - Schedule B 10 G City of Ottawa Official Plan - Schedule E 14 H City of Ottawa Official Plan Schedule D 15 I City of Ottawa Zoning By-law Map 16

3 1.0 Introduction Holzman Consultants Inc. has been retained by the Islamic Society of Cumberland (the Owner ) to prepare a planning rationale in support of an application for Zoning By-law Amendment at 4495, 4499, 4509 and 4515 Innes Road in the Cumberland Ward of the City of Ottawa (the Subject Property ). This report provides a description of the existing conditions, an overview of the proposed development and a review of the applicable land use planning policies including the Provincial Policy Statement (PPS), the Official Plan (OP) policies, and Zoning By-law provisions. The summary and conclusions indicate that the Zoning By-law Amendment is supported by the PPS, OP and Zoning By-law and constitutes an appropriate use for the lands. 2.0 Site Overview Exhibit A Air Photo, Geo Ottawa, 2011 The Subject Property is outlined in red and consists of four properties 4495, 4499, 4509 and 4515 Innes Road, as shown on Exhibit A above. As the above air photo is from 2011, more recent updates to the site include the final construction of the mosque and the demolition of the two dwellings at 4499 and 4495 Innes Road. The Subject Property is located on the north side of Innes Road, just east of Tenth Line Road. 1

4 Exhibit B1 Site Photo (Existing Mosque) Exhibit B2 Site Photo (Current Parking Area, Site of Proposed 3 Storey Building) The Subject Properties have a combined area of 5,258.19m2 and a combined Innes Road frontage of m2. The topography is relatively flat. Access to the site is currently at the east end with a westbound right in right out private approach serving the mosque. There are also two existing private approaches serving the two undeveloped parcels. An existing 1.8m solid board fence separates the north and east sides of the mosque property from the abutting residential areas. A collection of lesser fencing is situated between the two undeveloped parcels and the dwellings to the north. There appear to be no distinctive trees on the site, with some brush in the rear yard. The properties are surrounded by the following land uses: 2

5 North: Single Family Residential Dwellings fronting on Rougemount Crescent. East: Single Family Residential Dwelling fronting on Innes Road. South: Metro Grocery Store with large surface parking area. West: 4 storey retail and office building fronting on Innes Road. Exhibit C1 Survey Plan (4509 and 4515 Innes Road) 3

6 Exhibit C2 Survey Plan (4495 and 4499 Innes Road) The Subject Properties are legally described as follows: 4495 Innes Road CON 10 S PT LOT A PIN Innes Road CON 10 S PT LOT A RP; 50R-3230 PARTS 1 AND 2 PIN and 4515 Innes Road CON 10 S PT LOT A RP 50R3230; PARTS 3 AND 5 MASJID BILAL PIN PIN PIN

7 3.0 Application History Exhibit D Site Plan for 2 storey mosque at 4509/4515 Innes Road In 2008, the site plan was approved and construction began for the two storey mosque shown in Exhibit D. The mosque construction has since been completed. The properties at 4495 and 4499 Innes Road were obtained by the Owner. The two dwellings located at both addresses have since been demolished and the site is currently being used as a parking area for spillover parking to the mosque. 5

8 4.0 Description of Proposed Development Exhibit E Concept Plan The Subject Application consists of a zoning by-law amendment to rezone all four properties in order to permit a number of different uses, including commercial uses, religious, institutional and educational uses, and a community centre. The ultimate intention is to allow for the establishment of an institutional campus along the four parcels, with buildings that can accommodate this mix of uses. The zoning by-law amendment would consolidate the zoning between all four properties, ultimately leading to one site plan agreement for the entire site. As a consolidated zone and property, the undeveloped parcels will initially serve as accessory parking to the existing mosque until such time as the proposed 3 storey building is constructed. As noted on the concept plan, there are currently 30 parking spaces for the existing mosque. Ultimately, the plan will support 84 parking spaces (37 on the mosque property and 47 on the commercial/office/community centre property with a linked drive aisle at the rear of the properties. The existing access to the mosque will be maintained. The signalized intersection is optimally located to allow full movement into and out of the site via a middle access at 4499 Innes Road as shown on the concept plan. 5.0 Planning Context The applicable policy framework includes an examination of the Province of Ontario s land use planning directives expressed in the Provincial Policy Statement and the City of Ottawa s policies expressed in the City of Ottawa Official Plan. 6

9 5.1 Conformity with the Provincial Policy Statement The Provincial Policy Statement ( PPS ) sets out a vision for land use planning in the Province of Ontario that encourages planning and development that is environmentally-sound, economically-strong and that enhances quality of life. Land planning policies are intended to promote efficient development patterns with an appropriate mix of housing, employment, open spaces and multi-modal transportation which are appropriate for and make efficient use of existing and planned infrastructure and public service facilities. The relevant policies to the subject application are as follows. Section provides policy guidance for efficient development and land use patterns. This section states: Healthy, liveable and safe communities are sustained by: a) promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term; b) accommodating an appropriate range and mix of residential (including second units, affordable housing and housing for older persons), employment (including industrial and commercial), institutional (including places of worship, cemeteries and long-term care homes), recreation, park and open space, and other uses to meet long-term needs; c) avoiding development and land use patterns which may cause environmental or public health and safety concerns; d) avoiding development and land use patterns that would prevent the efficient expansion of settlement areas in those areas which are adjacent or close to settlement areas; e) promoting cost-effective development patterns and standards to minimize land consumption and servicing costs; f) improving accessibility for persons with disabilities and older persons by identifying, preventing and removing land use barriers which restrict their full participation in society; g) ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs; and h) promoting development and land use patterns that conserve biodiversity and consider the impacts of a changing climate. The proposed zoning by-law amendment to permit commercial, religious, institutional, educational, office and community uses in the form of an institutional campus conforms with Section as it will contribute to an appropriate range and mix of land uses within a neighbourhood that is well served by existing municipal services. Section aims to direct growth to settlement areas, like Ottawa s urban areas, with land use patterns based on the following: 7

10 a) densities and a mix of land uses which: 1. efficiently use land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; 3. minimize negative impacts to air quality and climate change, and promote energy efficiency; 4. support active transportation; 5. are transit-supportive, where transit is planned, exists or may be developed; and 6. are freight-supportive; and b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy , where this can be accommodated. In accordance with Section 1.1.3, the proposed zoning by-law amendment makes efficient use of land on an established arterial road in an area already well served by infrastructure and municipal services. The zoning by-law amendment will allow for the intensification and redevelopment of the site in a manner that is appropriate and compatible with the surrounding community. Section 1.3 covers policies aimed to promote economic development and competitiveness. In accordance with Section 1.3.1, planning authorities shall promote this by: providing for an appropriate mix and range of employment and institutional uses to meet long-term needs; providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses; encouraging compact, mixed-use development that incorporates compatible employment uses to support liveable and resilient communities; and ensuring the necessary infrastructure is provided to support current and projected needs. By permitting commercial and office uses on the Subject Property, the proposed zoning by-law amendment will promote economic development and competitiveness by providing space for employment in a manner that mixes uses and is compact, yet compatible with the surrounding community. The existing infrastructure is more than adequate to accommodate the additional permitted uses in the format proposed. In addition to Section 1.3, Section provides policy guidance for how long term economic prosperity should be supported, as follows: 8

11 a) promoting opportunities for economic development and community investment-readiness; b) optimizing the long-term availability and use of land, resources, infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities; c) maintaining and, where possible, enhancing the vitality and viability of downtowns and mainstreets; d) encouraging a sense of place, by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources and cultural heritage landscapes; e) promoting the redevelopment of brownfield sites; f) providing for an efficient, cost-effective, reliable multimodal transportation system that is integrated with adjacent systems and those of other jurisdictions, and is appropriate to address projected needs to support the movement of goods and people; g) providing opportunities for sustainable tourism development; h) providing opportunities to support local food, and promoting the sustainability of agri-food and agri-product businesses by protecting agricultural resources, and minimizing land use conflicts; i) promoting energy conservation and providing opportunities for development of renewable energy systems and alternative energy systems, including district energy; j) minimizing negative impacts from a changing climate and considering the ecological benefits provided by nature; and k) encouraging efficient and coordinated communications and telecommunications infrastructure. The proposed zoning by-law amendment will enable the subject property to be optimized for commercial and community investment. Although the new proposed 3 storey building is at the concept stage only, the building will complement the existing mosque and neighbouring commercial office building. 5.2 Conformity with the City of Ottawa Official Plan The City of Ottawa Official Plan ( OP ) was adopted in 2003 and provides a vision for future growth of the city and a policy framework to guide future development. The OP recently underwent a 5-year review and Official Plan Amendment (OPA) No. 150 was approved by Council in December It is the policies of OPA 150 that will be analyzed with respect to the Subject Application. 9

12 Section General Urban Area Designation Exhibit F : Schedule B of the Official Plan, Urban Policy Plan The Subject Property is designated General Urban Area on Schedule B of the Official Plan. It is therefore subject to the policies of Section for the General Urban Area designation (see Exhibit F above). The General Urban Area designation permits the development of conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses in order to facilitate the development of complete and sustainable communities. The proposed zoning by-law amendment seeks to broaden the permitted uses on the site to include commercial, office, religious institutional and educational and community centre uses. All of these uses are permitted within the General Urban Area. Policy 3 states that the maximum building height in the General Urban Area is four storeys and that building height will be evaluated based on compatibility with the existing context and the planned function of the area. The existing mosque and the 3 storey proposed building are both under the maximum building height permitted by the designation. The 3 storey proposed building is compatible with the existing neighbourhood context and is situated directly to the east of an existing 4 storey commercial office building that also fronts on Innes Road. Any potential impacts to the residential areas to the north can be mitigated by orienting the building close to the street frontage to take advantage of the depth of the lot and the rear yards of the dwellings so that shadow impacts are minimal. 10

13 Any potential impacts generated by the 3 storey building height, the location of the parking lot, and any mitigation measures considered necessary will be analyzed at the time of site plan control. As per Policy 5, The General Urban Area permits uses that may generate traffic, noise or other impacts that have the potential to create conflicts with the surrounding residential community. These types of uses are often large and serve or draw from broader areas. The City will ensure that anticipated impacts can be adequately mitigated or otherwise addressed. Such uses will be directed to: a. Locations along the rapid-transit system, or an arterial or major collector road with sufficient capacity to accommodate the anticipated traffic generated and where frequent, all-day transit service can be provided; b. Suitable locations on the perimeter of, or isolated from, established residential neighbourhoods. In this regard, existing or proposed building orientation, massing and design, and the presence of mitigating circumstances such as distance, changes in topography, or the presence of features such as significant depths of mature forest may be taken into account. The Subject Property is ideally located on an arterial road and is surrounded by commercial, retail and office development. The property is located at the perimeter of a residential area but is more identifiable with the non-residential uses along Innes Road. The commercial, office, institutional and community uses proposed will generate some traffic, which can easily be accommodated by the arterial road and the use of the signalized intersection. Parking in the rear yard will be adequately screened from the residential area to the north as was the case with the development of the existing mosque in order to minimize noise and aesthetic impacts. The proposed uses are appropriate for a site on the perimeter of a residential area and provide a buffer/transitional use to more intensive commercial uses to the south of the site. Section Designing Ottawa and Section Urban Design and Compatible Development Sections and 4.11 seek to ensure that new development incorporates a high quality of community and urban design and is compatible with surrounding land uses. Section outlines 7 design objectives to be evaluated with respect to the new development. The design objectives are as follows: 1. To enhance the sense of community by creating and maintaining places with their own distinct identity. 2. To define quality public and private spaces through development. 11

14 3. To create places that are safe, accessible and are easy to get to, and move through. 4. To ensure that new development respects the character of existing areas. 5. To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice. 6. To understand and respect natural processes and features in development design. 7. To maximize energy-efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint of the built environment. Although no actual construction or design is proposed at this time, the Zoning Bylaw Amendment complies with Section in that it will enhance the community with important religious, community and institutional uses, creating an institutional space with a distinct identity and a mix of uses. The design details will be submitted and reviewed at the site plan control stage. The Subject Property is easily accessible via the existing intersection and has multiple access points from Innes Road. Circulation throughout the site will be safe and easy with vehicles moving through the entrances and rear drive aisles and pedestrians being able to easily access the site from the Innes Road sidewalk. The Subject Development, which is located at the perimeter of a residential area and is within a commercial area with frontage on an arterial road, is of a scale and use that is respectful of the residential area to the north and is appropriate for the commercial context it is situated within. The mixed use nature of the proposed development will create a space that can easily adapt over time and is characterized by a variety of choice from commercial to institutional. As per Policy 2 and based on the General Urban Area designation, the proposed development will not require review by the Urban Design Review Panel. In addition to the design objectives of Section 2.5.1, a development proponent must also implement the policies of Section 4.11 into their proposal which make reference to objective criteria that can be used to evaluate compatibility of development applications including height, bulk or mass, scale relationship, building/lot relationships, and the distance between buildings. The OP aims to achieve compatibility through appropriate land use designations and the corresponding Zoning By-law. The proposed expanded uses for the Subject Property are compatible with surrounding development and will provide convenient access to commercial, community and institutional uses within the neighbourhood. Similar commercial developments have occurred along Innes Road and institutional uses are common within and adjacent to residential neighbourhoods in the General Urban Area. The existing and proposed heights are appropriate for the neighbourhood context as this portion of Innes Road evolves into a mixed use neighbourhood with a more compact form. 12

15 In order to facilitate the achievement of compatibility through design, Policy 5 states: Compatibility of new buildings with their surroundings will be achieved in part through the design of the portions of the structure adjacent to existing buildings and/or facing the public realm. Proponents of new development will demonstrate, at the time of application, how the design of their development fits with the existing desirable character and planned function of the surrounding area in the context of: a. Setbacks, heights and transition; b. Façade and roofline articulation; c. Colours and materials; d. Architectural elements, including windows, doors and projections; e. Pre- and post-construction grades on site; and f. Incorporating elements and details of common characteristics of the area. The components of Policy 5 will be incorporated into the future design of the proposed building and dealt with at the site plan control stage. The uses proposed through the zoning by-law amendment fit with the character and planned function of the area. In order to create buildings that accentuate the public realm, Policy 6 requires that applications for new development: a. Orient the principal façade and entrance(s) of main building(s) to the street. Where a building abuts more than one street, the building façade and entrances will be oriented in order of priority to the arterial, collector and local street; b. Include windows on the building elevations that are visible from public spaces; c. Use architectural elements, massing, and landscaping to accentuate main building entrances. In accordance with Policy 6, the newly proposed building will be oriented to Innes Road. Windows and architectural elements will be incorporated at the site plan control stage in order to comply with this policy. Policy 8: Developments that include loading facilities, service areas, mechanical equipment (including roof-top), vents and metering devices should incorporate these requirements into the building design in such a way that they cannot be seen from, and their operation does not impact, the public street, pedestrian and cycle pathways or adjacent ground-oriented residences. This may be achieved through: a. Containment, with a preference to using the same architectural detail, style and materials as the proposed development; and/or b. Screening (e.g. trees, landscaped berms, decorative walls and fences). The elements referred to in Policy 8 will be located to minimize exposure to the public realm during the site plan control stage. 13

16 Policy 9: Where no approved secondary plan exists with established massing criteria, the City will assess the appropriateness of the proposal relying upon its approved Design Guidelines, as applicable, and the following criteria: a. Building height, massing and scale permitted by the planned function of adjacent properties as well as the character established by the prevailing pattern of abutting development and development that is across the street; b. Prevailing patterns of rear and side yard setbacks, building separation and landscaped open spaces and outdoor amenity areas as established by existing zoning where that pattern is different from the existing pattern of development; c. The need to provide a transition between areas of different development intensity and scale as set out in policy 12 of this section. There is no secondary plan and no design guidelines to guide massing for the Subject Property; however, the massing will be similar or less to other buildings along Innes Road. Section 4.3 Walking, Cycling, Transit, Roads and Parking Lots According to Section 4.3 of OPA 150, the City, when reviewing development applications, will assess the adequacy of the transportation network to meet the needs of the proposed development. Exhibit G : Schedule E of the Official Plan, Urban Road Network As per Schedule E of the Official Plan, the Subject Property fronts on an existing arterial road. The property is located across the street from a shopping centre with a large grocery store and surface parking area. A signalized intersection has been installed to accommodate the shopping centre development, which can 14

17 also facilitate access into and out of the Subject Property. This portion of Innes Road is further designated a cross-town bikeway on Schedule C (Primary Urban Cycling Network) of the OP. The property is therefore well served by a transportation network for vehicles, pedestrians and cyclists and is more than adequate to support the needs of the proposed additional uses. Exhibit H : Schedule D of the Official Plan, Rapid Transit and Transit Priority Network As per Schedule D of the OP, the Subject Property is located along a Transit Priority Corridor. The OP encourages intensification of properties on Transit Priority Corridors. The Zoning By-law Amendment to broaden the uses on the Subject Property will allow for responsible and appropriate intensification in accordance with this policy goal. 15

18 5.3 Conformity with the City of Ottawa Comprehensive Zoning By-law No Exhibit I Zoning Map (GeoOttawa, Subject Properties outlined in blue) As per Exhibit I above, the Subject Property is zoned R1HH which is a Residential First Density Zone and 4499 Innes Road (the sites of the proposed 3 storey commercial/office/community centre building) are zoned with two different zoning exceptions (1173 for 4495 Innes Road and 1171 for 4499 Innes Road). The site of the existing mosque is zoned with exception number The purpose of the R1 Residential First Density Zone is to: (1) restrict the building form to detached dwellings in areas designated as General Urban Area in the Official Plan; (2) allow a number of other residential uses to provide additional housing choices within detached dwelling residential areas; (3) permit ancillary uses to the principal residential use to allow residents to work at home; (4) regulate development in a manner that is compatible with existing land use patterns so that the detached dwelling, residential character of a neighbourhood is maintained or enhanced; and (5) permit different development standards, identified in the Z subzone, primarily for areas designated as Developing Communities, which promote efficient land use and compact form while showcasing newer design approaches. 16

19 In accordance with Section 155, the following land uses are permitted: bed and breakfast, subject to a a maximum of three guest bedrooms and Part 5, Section 121 community garden, subject to Part 3, Section 82 detached dwelling diplomatic mission, subject to Part 3, Section 88 group home, subject to a maximum of 10 residents and Part 5, Section 125 home-based business, subject to Part 5, Section 127 home-based daycare, subject to Part 5, Section 129 park retirement home, converted, subject to a maximum of 10 residents and Part 5, Section 122 secondary dwelling unit, subject to Part 5, Section 133 a rooming house, converted is permitted subject to Section 155(2). The exceptions permit the following additional uses and require compliance with the following provisions Innes Road 1173 I Exception Number II Applicable Zones Exception Provisions III Additional IV Land Uses Land Uses Prohibited Permitted V Provisions 1173 R1HH[1173] -all uses in the R1HH zone, or - apartment dwelling, low rise - park - apartment dwelling, low-rise permitted subject to the provisions of exception [1170], except minimum lot area 5,500 m 2 - maximum lot coverage apartment dwelling, low-rise 40% 17

20 4499 Innes Road 1171 I Exception Number II Applicable Zones Exception Provisions III Additional IV Land Uses Land Uses Prohibited Permitted V Provisions 1171 R1HH[1171] - all uses in the R1HH zone, or -place of worship or -apartment dwelling, lowrise -park -place of worship, apartment, low rise and park are subject to the provisions of exception [1170] except minimum lot area as follows: i) place of worship 3,750 m 2 ii) apartment dwelling, low rise and park 5,500 m 2 - maximum lot coverage apartment dwelling, low rise 40% It is important to note that a place of worship is already a permitted use for the property at 4499 Innes Road. Furthermore, the low rise apartment permission allows significant density and the proposed concept plan proposes less. 4509/4515 Innes Road 1170 I Exception Number II Applicable Zones Exception Provisions III Additional IV Land Uses Land Uses Prohibited Permitted V Provisions 1170 R1HH[1170] - all uses in the R1HH zone, or place of worship - minimum lot area for place of worship and residential uses 2,000 m 2 - minimum lot width 30 m - minimum front yard setback 6 m - minimum interior side yard 18

21 setback 3 m - minimum corner side yard setback 6 m - minimum rear yard setback 6 m - building spacing 3 m - maximum lot coverage 35% - maximum building height 9 m or as shown on zoning map - maximum number of storeys 2 ½ The above land uses are permitted subject to the following provisions in Table 156A as well as the provisions of Part 2 General Provisions, Part 3 Specific Use Provisions, Part 4 Parking, Queuing and Loading Provisions and Part 5 Residential Provisions. I Su b- Zon e II Minim um Lot Width (m) III Minim um Lot Area (m 2 ) IV Maxim um Buildin g Height (m) V Minim um Front Yard Setbac k (m) VI Minim um Corner Side Yard Setbac k (m) VII Minim um Rear Yard Setbac k (m) VIII Minim um Interio r Side Yard Setbac k (m) IX Maximu m Lot Coverag e (And Other Provisio ns) X End Not es (see Tabl e 156 B) HH % The R1HH subzone and corresponding urban exceptions do not provide an appropriate set of uses and performance standards for a property located on an evolving arterial road and a transit priority corridor in an area that is intensifying with commercial retail and office uses and beginning to achieve a more compact form. The set of uses proposed through this zoning by-law amendment will allow for an existing and proposed development to make efficient use of the land and infrastructure by providing commercial, office, religious institutional, educational and community centre uses in the form of an institutional campus. It is relevant that 3 out of the 4 parcels already recognize the site for religious institutional uses. The Zoning By-law Amendment will complete this vision. 19

22 A consolidated zone for all four parcels will harmonize the performance standards amongst the existing mosque and the proposed 3 storey building and will enable the sharing of drive aisles and parking/driveway circulation between the four parcels. Compliance with Part 2 General Provisions, Part 3 Specific Use Provisions, Part 4 Parking, Queuing and Loading Provisions has already been demonstrated through the site plan approval process for the mosque (as well as for the R1HH[1170] zoning). Future compliance with these sections, as well as compliance with the performance standards of the proposed zoning, will be demonstrated at the time of site plan control for the proposed 3 storey building. 5.4 Recommended Zoning The PPS, OP and site context support a rezoning of the subject property that will permit a broadened set of uses to create an institutional campus for the Subject Property. The zoning eventually proposed should include performance standards that will strike a balance between the existing mosque to the east and the existing commercial/office building to the west in terms of setbacks, building height, etc. As this portion of Innes Road intensifies, a number of the properties are zoned or have been rezoned to an appropriate General Mixed Use Zone or Subzone. The General Mixed Use Zone permits the following commercial and institutional uses that are appropriate for the Subject Property in accordance with the existing and proposed development. animal care establishment animal hospital artist studio bank bank machine catering establishment community centre community garden 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 20

23 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 This zoning includes all of the intended uses for the institutional campus. The provisions of the GM Zone are captured in Table 187 copied below. I ZONING MECHANISMS II PROVISIONS (a) Minimum lot area No minimum (b) Minimum lot width No minimum (c) Minimum front yard and corner side yard setbacks 3 m (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 5 m (ii) for a residential use building 1. for a building equal or lower than 11 metres in height 1.2 m 21

24 2. for a building higher than 11 metres in height 3 m (iii) all other cases No minimum (e) Minimum rear yard setback (i) abutting a street 3 m (ii) from any portion of a rear lot line abutting a residential zone 7.5 m (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 landscaped area (i) abutting a street 3 m (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 The existing mosque already complies with the above performance standards. The neighbouring 4 storey retail office building is zoned GM15 (allows additional 22

25 automobile uses) and is permitted a height of 15m with some prescribed landscaping provisions as per the site specific Schedule S285. As a result, it also likely conforms to the majority of the performance standards listed above. It is therefore our view that the GM zone uses and performance standards are appropriate for the Subject Property in that the existing mosque already complies, the uses are appropriate, and the performance standards will enable the creation of a building that meshes well with the existing structures to the east and west in terms of the Innes Road streetscape. 6.0 Plans and Technical Studies The background studies that have been prepared in support of the development application for the subject property are as follows: (1) Concept Site Plan, SP, Susan D. Smith Architect, December 2014, (2) Serviceability Report, EXP, March 20, 2015, (3) Survey Plan, 4509 and 4515 Innes Road, MMM Geomatics, March 2012, (4) Survey Plan, 4495 and 4499 Innes Road, Farley, Smith and Denis Surveying Ltd., September Summary and Conclusions 1. The application for zoning by-law amendment is consistent with the PPS as it will broaden the set of uses permitted on the Subject Property, thereby making efficient use of the land and available infrastructure as well as contributing to a strong and diversified economic base. 2. The application for zoning by-law amendment recommends a number of additional permitted uses that are permitted by the General Urban Area Official Plan designation. 3. The proposed new development is compatible with the surrounding community context and respectful of the residential area to the north. 4. The broadened set of uses will take advantage of the Subject Property s location on an arterial road and transit priority corridor in an area that is growing with respect to commercial uses. 5. The property is well served by pedestrian and cycling linkages that will encourage modes of active transportation for access to the site. 6. A broadened set of uses will enable to Subject Property to more easily adapt and change over time. 7. The proposed uses are appropriate for a site located on the perimeter of a residential area and will provide a buffer/transition to the more intensive commercial uses to the south. 8. The General Mixed Use Zone permits uses and possesses performance standards that are appropriate for the site, common for the area, and practical for the existing and proposed structures. 23

26 Based on the above noted rationale the application for Zoning By-law Amendment is appropriate and represents sound land use planning. Prepared by; William S. Holzman, MCIP, RPP President Holzman Consultants Inc. March 26,

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