Planning Rationale in Support of An Application for Zoning By-law Amendment

Transcription

1 Planning Rationale in Support of An Application for Zoning By-law Amendment 1330 Erindale Drive, City of Ottawa Prepared By Ian Fernie October 31, 2012 Page 1 of 45

2 Table of Contents 1 Introduction Site Overview & History Development Proposal Planning Context Provincial Policy Statement City of Ottawa Official Plan Urban Design Guidelines for Low-rise Infill Housing City of Ottawa Zoning By-law Engineering and Environmental Reviews Assessment of Adequacy of Public Services Brief Environmental Site Assessment Design Consideration Planning Review Compliance with the Provincial Policy Statement Compliance with the Official Plan Compliance with Zoning By-law Draft Zoning By-law Provisions Summary and Conclusions Page 2 of 45

3 List of Figures Figure A Excerpt of Figure B Location and Site Features Figure C Site Photos Figure D Topographical Survey Figure E Concept Site Plan Figure F Concept Building Elevations Figure G City of Ottawa Schedule B Urban Policy Plan Figure H Pre-consultation Request (City of Ottawa) Figure I Subject and Surrounding Zoning Designations Figure J City of Ottawa Schedule E Urban Road Network Figure K City of Ottawa Schedule D Rapid Transit Network Figure L City of Ottawa Schedule C Primary Urban Cycling Network Page 3 of 45

4 1 Introduction As a result of the Pre-consultation with the City of Ottawa Planning staff, a Study and Plan Identification List was produced, one of the action items on the list was to prepare a Planning Rationale in support of an application for Zoning By-law Amendment on a parcel of land municipally known as 1330 Erindale Drive in the City of Ottawa (the Subject Property ). The application proposes to change the current zoning of R1O to R2G based on the City s Zoning By-law To meet the City s requirement Ian Fernie (the Proponent ) is preparing this report. The development proposal called for by the Proponent is for one semidetached dwelling for a total of 2 residential units. The development is discussed in detail in Section 2.1. The items for consideration for this Planning Rationale are outlined in Figure A Excerpt of , subject heading 1330 Erindale Drive - Pre-Consultation Follow-up, from Kersten Nitsche, MCIP RPP, LEED GA, Planning and Growth Management Department, City of Ottawa, on August 20 th, As is the norm a Planning Rationale typically examines the relevant policies in the Provincial Policy Statement, the Official Plan and the Zoning By-law of the City of Ottawa in the context of the application as well as justification for the development proposal. 2 Site Overview & History The Subject Property is in an area of the City of Ottawa known as Copeland Park within the former City of Ottawa and consists of a rectangular parcel of land located on the west side of Erindale Drive. The Subject Property is approximately 726m2 in area. It is currently occupied by a split level bungalow detached dwelling located in the front portion of the lot. This structure was built in the late 1950 s and has been vacant for approximately a year. The reason for the extended period of vacancy was due to the fact that the property was formerly used as a marijuana grow op house. There is a double wide approach to the lot for access to the driveway and attached carport and single car garage. The structure is not designated under Part IV of the Ontario Heritage Act nor is the area within a heritage conservation district. See Figure B for the location and site features. The Subject Property is relatively flat and contains a front yard tree that is located within the public road allowance. The rear yard contains perimeter vegetation and a tree located close to the southwest corner of the dwelling, the tree overhangs the dwelling and lies under the local hydro utility wires. These can be seen on the site photos that are attached as Figure C. There is a public sidewalk on one side of Erindale Drive; the sidewalk crosses the Subject Property. It would appear that utilities, hydroelectric, bell, and cable, is located in the middle-rear of the property above ground and service to the building is overhead from the feeder line. Page 4 of 45

5 Surrounding uses include, Single, Linked-detached, and Semi-detached family dwellings, and light commercial home based businesses. The property is bordered by three principal streets; Erindale, Ainsley, and Woodside Drive, the property is also within meters of Baseline Road an Arterial road as defined in Schedule F of the Official Plan. The property is situated at the west intersection of Erindale and Ainsley Drive, the rear yard backs onto properties which are located on both Ainsley and Woodside Drive. In the immediate area surrounding and adjacent to the property the uses are predominantly semi-detached family dwellings, as you move northward on both Erindale and Woodside Drive the use tends to change to single detached family dwellings. Erindale Drive is comprised of single storey, two storey, and split level structures. There has been very little reinvestment into the dwellings on Erindale Drive and the Copeland Park area since they were constructed in the late 1950 s and 1960 s Erindale Drive is legally described as: Lot 57, Registered Plan , City of Ottawa, PIN The Plan of Survey prepared by Annis O Sullivan Vollebekk Ltd., illustrating the boundary of the Subject Property is attached as Figure D. Erindale Drive is an undivided two lane roadway. A sidewalk extends along one side. There is excellent transit service along Erindale Drive and Baseline Road in both directions weekdays, holidays and on weekends. Residents have two primary bussing choices, the 118 Regular All Day Service with service every 5 minutes at peak times on Baseline Road, or the 150 Regular All Day Service on Erindale Drive, this provides residents excellent east/west or north/south public transit choices. The Subject Property is located less than 2 km s from Baseline Station, Transitway and Park and Ride, at Baseline Road and Woodroffe Avenue. By utilizing the 118 bus route or the Park and Ride, residents will be able access the Rapid Transit Network (as defined in the Official Plan Schedule D) located at Baseline Station in mere minutes; at completion this station will provide both Light Rail Transit (LRT) and Bus Rapid Transit (BRT). The Subject Property also benefits from recent development which allows for pedestrian access to a range of amenities including grocery shopping, restaurants, etc.; a new development in the realm of real estate sales is the addition of a metric called Walk Score (r) which measures walkability, this property scores 70 out of a hundred and classifies it as Very Walkable - which means most errands can be accomplished on foot. The site is currently serviced by municipal water, sanitary and storm sewers within Erindale Drive; see Section 4.1 Site Servicing Brief for further detail. Page 5 of 45

6 2.1 Development Proposal The development proposal includes the construction of a semi-detached building for a total of 2 new units and the demolition of the existing structure. Each unit would be a 2 storey structure with an attached garage at the ground level. The units will be designed so that they have the same look and feel as the surrounding single family dwellings rather than the typical semi-detached units by varying architectural elements and building materials and colours. The total gross floor area of the two units is approximately 318m2, thus the total gross floor area for each unit is approximately 159m2. Each unit will have a single driveway, separated by green space, capable of hosting 2 vehicles within the private property. The current house has a double wide driveway, by changing to a single driveway design two things are accomplished, a common look and feel with all other semi-detached dwellings in the immediate area, and a reduction to a single lane at the curb edge to reduce the hard surface area and improve the streetscape by reducing the perceived width of asphalt along the side of the road. The location of the driveways may not allow for the retention of the front yard city tree (ash) as it is offset from the center of the property, however all attempts will be made to preserve the tree and If not then plant an appropriate replacement between the two properties. The proposed development will require connection to full municipal services at the cost of the developer. The units will not be freehold ownership at the time of the re-zoning application submission; however, this does not preclude an application for consent in the future. The extra deep lot provides for an oversized rear yard and setback, the northern boundary wall will have a setback of approximately 1.4m, whereas the southern boundary wall setback will be approximately 2m. These setbacks should result in the ability to retain much of the perimeter vegetation along the rear and side lot lines while ostensibly maintaining the current separations between adjacent side residences. To represent the requested study submission Concept Plan Showing Proposed Land Uses and Landscaping, readers should review both the Concept Site Plan included in Figure E and the Topographical Survey in Figure D. Figure E shows the building location, easements, setbacks, etc. whereas Figure D shows the existing landscaping, trees, shrubbery, and building structures, although the existing building will be removed the perimeter vegetation and trees will remain. The Concept Building Elevations are included in Figure F. Included are a front, rear, and one side elevation (note both side elevations are identical). The project will require a Zoning Bylaw Amendment approval based on the current zoning requirements for the City of Ottawa. This will be discussed in detail in subsequent sections. Page 6 of 45

7 3 Planning Context 3.1 Provincial Policy Statement The Provincial Policy Statement (PPS) is the statement of the Provincial Government s policies on land use planning. It provides direction for the entire province on matters of provincial interest related to land use planning and development, and promotes the provincial policy-led planning system. The PPS is issued under section 3 of the Planning Act and all decisions affecting land use planning matters "shall be consistent with" the Provincial Policy Statement. The PPS includes policies on key issues that affect our communities, such as: the efficient use and management of land and infrastructure; protection of the environment and resources; and, ensuring appropriate opportunities for employment and residential development, including support for a mix of uses. As is also mentioned in the PPS, the vision for Ontario s land use planning system is to carefully manage land to ensure appropriate development to satisfy current and future needs. In addition, land planning must promote efficient development patterns with a mix of housing, employment, open spaces and multi-modal transportation. The PPS ultimately aims to encourage communities that are economically strong and environmentally sound and that foster social well-being. Some of the key sections/policies which the Proponent believes apply to the development proposal and encourage municipalities to support the proposal being put forward. Section 1 Building Strong Communities Section 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; e. promoting cost-effective development standards to minimize land consumption and servicing costs; Section Sufficient land shall be made available through intensification and redevelopment. Page 7 of 45

8 Section Settlement areas (Urban Areas) shall be the focus of growth and their vitality and regeneration shall be promoted. Section Planning authorities shall identify and promote opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock or areas, including brownfield sites, and the availability of suitable existing or planned infrastructure and public service facilities required to accommodate projected needs. Section Planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents of the regional market area by: b. permitting and facilitating: 2. all forms of residential intensification and redevelopment in accordance with policy ; c. directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs; d. promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed; and e. establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety. Section The use of existing infrastructure and public service facilities should be optimized, wherever feasible, before consideration is given to developing new infrastructure and public service facilities. Section A land use pattern, density and mix of uses should be promoted that minimize the length and number of vehicle trips and support the development of viable choices and plans for public transit and other alternative transportation modes, including commuter rail and bus. The PPS also addresses the need to ensure public health and safety by directing growth to defined settlement areas or areas not in close proximity to areas of risk, the Proposed Development respects these guidelines. Municipalities use the PPS to develop their official plans and to make decisions on other planning matters. As such section 3.2 below will detail specific policies regarding the proposal. Page 8 of 45

9 3.2 City of Ottawa Official Plan The following excerpts from the City of Ottawa Official Plan (OP) listed below are believed to be a representation of how the proposed development maintains a synergy with the OP and PPS. The City of Ottawa Official Plan defines its role for the growth of the City over the coming years, as such section 1.1 states; The Official Plan is one of the most important tools a City has to demonstrate a commitment to sustainability. This plan has sustainability as its primary goal where sustainable development is defined as development that meets the needs of the present generation without compromising the ability of future generations to meet their own needs. The Official Plan is not a tool to limit growth but rather to anticipate change, manage it and maintain options. The City s OP also defines a set of Guiding Principles in section 1.3, of particular interest with regard to the proposed development is the following; A City of Distinct, Livable Communities A Sense of Community - All communities look right and feel right. They have an identity that defines them and fosters pride and belonging among residents. Complete Communities - Ottawa s communities have a variety of housing choices, employment, parks and a wide range of services and facilities accessible by walking, cycling and transit. Easy Mobility - Communities are easy to get around and barrier-free for the disabled. There are wide sidewalks and recreational pathways; there is frequent, accessible transit service. The OP must also deal with the strategic direction with regard to growth; section 2 addresses the various components. In particular section 2.1 details through various metrics the expected areas of growth within each of the distinct boundaries; in particular the area inside greenbelt is detailed as follows: Population 2011 = 540, = 562, = 591,000 Households = 237, = 258, = 278,000 Employment = 457, =482, = 506,000 As is shown above, the metric for new housing projections within the greenbelt are for 22,000 and 51,000 new homes by 2021 and 2031 respectively. The following excerpts detail how the OP will address the expected greenbelt urban growth which this project would be a part of, allowing the City to meet its objectives. Section Ottawa will meet the challenge of this growth by managing it in ways that support livable communities and healthy environments. This means that growth will be directed towards key locations with a mix Page 9 of 45

10 of housing, shopping, recreation and employment locations that are easily accessible by transit and that encourage walking because destinations are conveniently grouped together. Future development, whether in new communities or in already established areas that are suited to accommodating growth, will be compact and efficient from a servicing point of view. [OMB decision #1582, June 17, 2005] By pursuing a mix of land uses and a compact form of development, the city will be able to support a high-quality transit service and make better use of existing roads and other infrastructure rather than building new facilities. This approach is based on an underlying commitment to conserving the natural environment and will result in reduced consumption of land and other resources outside of the urban boundary. Additionally section 2 of the OP lists four key areas of strategic directions, of particular interest is the following two bullets: Managing Growth The City will manage growth by directing it to the urban area where services already exist or where they can be provided efficiently Growth in the urban area will be directed to areas where it can be accommodated in compact and mixeduse development, and served with quality transit, walking and cycling facilities. The Proposed Project is within an urban area designation leveraging the existing services and lends itself well to transit, walking, and cycling. See Figures K and L. Further Section Managing Growth within the Urban Area details its promotion to intensification and support through policy. Since the early 1990s municipal governments in the Ottawa area and across North America have promoted intensification as a strategy to manage growth in a sustainable way. In principle this strategy makes the best use of existing services and facilities. It has the least impact on agricultural land, mineral resources and protected environmental areas by decreasing the pressure for urban expansions. Generally, intensification is the most costeffective pattern for the provision of municipal services, transit and other infrastructure and supports a cleaner, healthier city. More vibrant, accessible and complete communities are more compelling places to live. Communities where residents do not need to drive for everyday activities, where jobs, shopping, recreation and social activities lie within walking, rollerblading or cycling distance have far greater potential for reducing their carbon footprint and their net contribution to many of the negative consequences of our modern lifestyle, such as climate change. Consequently, the policy direction of this Plan is to promote an efficient land-use pattern within the urban area through intensification of locations that are strategically aligned with the transportation network, particularly the rapid transit network, and to achieve higher density development in greenfield locations. In accordance with the Provincial Policy Statement, this Plan contains policy direction for the establishment of minimum intensification and density targets within the urban area. Page 10 of 45

11 Within lands designated General Urban Area, opportunities for intensification exist and will be supported, although such opportunities are generally at a much smaller scale than in the land-use designations described above. Because such a large proportion of the city is designated General Urban Area, the scale of intensification will vary, depending upon factors such as the existing built context and proximity to major roads and transit. Policies Definition of Intensification 1. Residential intensification means intensification of a property, building or area that results in a net increase in residential units or accommodation and includes: a. Redevelopment (the creation of new units, uses or lots on previously developed land in existing communities), including the redevelopment of Brownfield sites; c. Infill development; Intensification Outside of Target Areas 14. The interior portions of stable, low-rise residential neighbourhoods will continue to be characterized by low-rise buildings (as defined in Section 4.11, policy 7). The City supports intensification in the General Urban Area where it will enhance and complement its desirable characteristics and long-term renewal. Generally, new development, including redevelopment, proposed within the interior of established neighbourhoods will be designed to complement the area's pattern of built form and open spaces. Building Profile 7. The following guidance is provided as a guide for the preparation of secondary plans and community design plans, and for consideration when reviewing development applications: a. Low-Rise a one to four storey building; To complete the section in the OP regarding Strategic Direction the city addresses the requirements of Building Liveable Communities (section 2.5), the OP is addressing the needs of new development to integrate with existing development (compatibility etc.), it is through the various policy defined which allows this to occur in the case of the Proposed Development Urban Design and Compatibility Urban Design Urban design is more concerned with the details relating to how buildings, landscapes and adjacent public spaces look and function together. As the City grows and changes over time, design of these elements should work together to complement or enhance the unique aspects of a community s history, landscape and its culture. Page 11 of 45

12 Compatibility In support of lively and complete mixed-use communities, the City's growth management strategy includes intensification of development in the urban area over the next 20 years and concentrating rural development in Villages. Introducing new development in existing areas that have developed over a long period of time requires a sensitive approach and a respect for a communities established characteristics,. This Plan provides guidance on measures that will mitigate these differences and help achieve compatibility of form and function. Allowing for some flexibility and variation that complements the character of existing communities is central to successful intensification. In general terms, compatible development means development that, although it 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. It fits well within its physical context and works well among those functions that surround it. Generally speaking, the more a new development can incorporate the common characteristics of its setting in its design, the more compatible it will be. Nevertheless, a development can be designed to fit and work well in a certain existing context without being the same as the existing development. Where a new vision for an area is established through a Community Design Plan or other similar Council-approved planning exercise, or where the Zoning By-law permits development that differs from what currently physically exists, addressing compatibility will permit development to evolve toward the achievement of that vision while respecting overall community character. Moving forward in the OP the city deals more specifically with the broader policies in prior sections by introducing Section 3 Designations and Land Use. By addressing use of land in specific areas of the City through land-use designations and their related policies a unified framework is created. Ultimately it is through a range of more detailed land-use zones in a zoning by-law that OP land use designations are implemented. Below relevant policy and land use designations are defined which support the proposed re-zoning. The following OP Sections (excerpts) on Uses and policies can be considered applicable, see Figure G City of Ottawa Schedule B Urban Designations; General Urban Area The General Urban Area designation permits the development of a full range and choice of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. This will facilitate the development of complete and sustainable communities. A broad scale of uses is found within this designation, from ground-oriented singlepurpose to multi-storey mixed-use; from corner store to shopping centre. Subject to the policies below, the City supports infill development and other intensification within the General Urban Area in a manner that enhances and complements the desirable characteristics and ensures the long-term vitality of the many existing communities that make up the city. Page 12 of 45

13 Policies 1. General Urban Area areas are designated on Schedule B. The General Urban Area designation permits all types and densities of housing, as well as employment, retail uses, service, industrial, cultural, leisure, greenspace, entertainment and institutional uses. 3. When considering a proposal for residential intensification through infill or redevelopment in the General Urban Area, the City will: a. Recognize the importance of new development relating to existing community character so that it enhances and builds upon desirable established patterns and built form; b. Apply the policies of Section and Section 4.11; c. Consider its contribution to the maintenance and achievement of a balance of housing types and tenures to provide a full range of housing for a variety of demographic profiles throughout the General Urban Area; d. Assess ground-oriented multiple housing forms, such as duplex, triplex and fourplex, as one means of intensifying within established low-rise residential communities. The prior paragraphs systematically defined the relevant components of the City s OP which provided the policies and their respective framework in order for an infill/intensification project to be compliant ; the following paragraphs describe the City policy within the OP which is used to review a development application and ensure it meets the objectives set out in the plan. Section 4 Review of Development Applications This section outlines the policies the City of Ottawa uses to review development applications in order to meet the objectives contained in this Plan. The extent to which these requirements apply varies depending on the location, land-use designation and nature of the application. The appropriate policies and studies will be identified through pre-consultation at the beginning of the design and review process. Note Figure H itemizes the pre-consultation studies requested for this particular development application. The various policies, studies and assessments that the City requires are addressed as part of its review of development applications as described in this section. These requirements apply to a range of applications, generally being those made under the provisions of the Planning Act. They include, but are not limited to, the following categories: Proposed Land-Use Changes The following applications are made to change the existing or proposed use of an area or parcel of land permitted in an official plan or zoning by-law: Official plan amendment; Zoning by-law amendment; Non-conforming use application to Committee of Adjustment. Page 13 of 45

14 Note the Proponent is requesting a Zoning by-law amendment. Section 4.11 (Urban Design and Compatibility) of the OP provides several criteria to assess the validity of new development. The following overview and policies may be considered applicable. Infill development may occur virtually anywhere in the city. Infill generally occurs on a single lot or a consolidated number of small lots, on sites that are vacant or underdeveloped. The resulting development may be similar in use and size with adjacent uses, in which case it is generally straightforward to design the infill to be compatible withor fit well with-its surroundings. Reference to City Council-approved design guidelines addressing infill housing provide guidance in this regard. However, compatibility may be more difficult to achieve in other situations. To achieve the Plan s strategic directions for managing growth, the zoning in many areas of the city, particularly areas adjacent to major roads, at the periphery of neighbourhoods and proximate to transit stations, may allow for more intensive development than has occurred in the past. In addition, an amendment to the zoning by-law may be needed to change the permitted use of the land and increase the height or density permitted. In these circumstances, the compatibility of the proposed development must be considered. Objective criteria that can be used to evaluate compatibility include: height, bulk or mass, scale relationship, and building/lot relationships, such as the distance or setback from the street, and the distance between buildings. An assessment of the compatibility of new development will involve not only consideration of built form, but also of operational characteristics, such as traffic, access, and parking. 2. In addition to those matters set out in Policy 1, above, the City will evaluate the compatibility of development applications on the basis of the following compatibility criteria. The measures of compatibility will vary depending on the use proposed and the planning context. Hence, in any given situation individual criteria may not apply and/or may be evaluated and weighted on the basis of site circumstances: [Amendment #76, OMB File #PL100206, August 18, 2011] a. Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. Generally development that has the potential to generate significant amounts of vehicular traffic should be located on arterial or major collector roadways so as to minimize the potential for traffic infiltration on minor collector roadways and local streets; The Proposed Development will add negligible traffic, the capacity as a function of the arterial and collector streets immediately accessible mitigate any increased traffic. b. Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite. Vehicular access and egress for development that has the potential to generate a significant amount of vehicular traffic should be oriented on streets other than local streets, wherever the opportunity exists, considering traffic safety and other transportation objectives of this Plan; [Amendment #76, OMB File #PL100206, August 18, 2011] Orientation of the Proposed Development is such that there should be no impact. c. Parking Requirements: The development should have adequate on-site parking to minimize the potential for spillover parking on adjacent areas. A range of parking forms, including surface, decked, and underground, should be considered taking in account the area context and character. Opportunities to reduce parking requirements and Page 14 of 45

15 promote increased usage of walking, cycling and transit will be pursued, where appropriate, particularly in the vicinity of transit stations or major transit stops in accordance with the provisions of Section 4.3; [Amendment #76, OMB File #PL100206, August 18, 2011] This proposal exceeds the requirements. d. Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures; The proposed footprint and setback location of the new development as well as keeping existing fencing and greenery will maintain adjacent outdoor amenity areas. f. Lighting: The potential for light spill over or glare from any lighting source onto adjacent light-sensitive areas should be avoided or mitigated; Typical lighting of low density housing will be used which should not affect neighbours. g. Noise and Air Quality: The development should be located and designed to minimize the potential for significant adverse effects on adjacent sensitive uses related to noise, odours, and other emissions. The development does not expect any adverse effects in this regard. h. Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures; By employing an appropriate roof design shadowing should not be an issue. i. Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting, and temperature on adjacent properties; There are no adverse impacts as a result of the Proposed Development. j. Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, parks and leisure areas. Where the proposed development itself is to contribute such services and amenities, they should be of a scale appropriate to the needs and character of the area. The Proposed Development is in close proximity to supporting neighborhood services and will not cause and impact on surrounding areas. Note the section below Design Consideration shows how policy for Urban Design and Compatibility are met, as defined in the paragraphs above, and is addressed for compatibility and compliance. Page 15 of 45

16 3.2.1 Urban Design Guidelines for Low-rise Infill Housing The City of Ottawa has developed a series of guidelines to provide guidance to the Proponent when designing and reviewing certain development proposals. These guidelines have recently been revisited by the City and a new version was released May The design of the Proposed Development reviewed and incorporated many of the suggestions; some of the more critical elements are listed below. The section below, Design Statement, also describes elements of these newly released guidelines. The essence of the guidelines is captured in the introduction and is as follows: 1.0 Introduction This is a series of design guidelines for infill housing to help fulfill some of the design strategies for Ottawa as outlined in the Official Plan. It is intended as a basic framework for the physical layout, massing, functioning and relationships of infill buildings to their neighbours. Infill housing is about the development of vacant lots or portions of vacant lots in established urban areas. A vacant lot may have been vacant historically, created by a severance, or result from demolition, fire and/or some other means. Infill optimizes the efficient use of serviced lands adjacent to existing infrastructure and transportation modes. Design guidelines are a working tool to help developers, designers, property owners, utility providers, community groups, builders, Council and City staff implement policies of the Official Plan and facilitate the approvals process by highlighting the desired type of development. Applicants are encouraged to use the guidelines to come up with ideas to further improve urban infill. Note that not all of the individual design guidelines listed in this document apply or are appropriate in every infill situation and thus, the guidelines are not to be used as a checklist in evaluating proposals. Well-designed residential infill projects can integrate harmoniously into a local landscape, improving and enriching a neighbourhood, and increasing the value of the infill development itself. Good design is critical to growing cities and essential for increasing densities appropriately. The keys to good infill are recognizing the scale and visual lot pattern of the desirable neighbourhoods that exist, and those planned for the future, and not permitting the car to dominate the public realm. Designing for the needs of pedestrians and cyclists, and integrating the car appropriately into a planned urban environment, improves the quality of the city streetscape and helps create liveable cities. Liveable communities consist of a balanced environment where pedestrians, cyclists and automobiles exist supportively together to create a sense of place and local identity. These guidelines target those attributes that can guide various stakeholders into achieving quality design for infill development with regard to:. Public streetscapes. Landscape. Building design Page 16 of 45

17 . Parking and garages. Heritage building alterations/additions. Service elements Section 1.4 in the Design Guidelines addresses when they can be applied; Design guidelines are a tool to help achieve the Official Plan s goals in the areas of design and compatibility; they help implement Official Plan policies with respect to the review of development applications for infill development. 3.3 City of Ottawa Zoning By-law The development proposal is requesting a change in use for the Subject Property, currently the property has an R1O designation and the application is asking for a change to R2G. It is By-law which governs the City s Zoning By-law. Figure I depicts the subject and surrounding property zoning designations. The current zoning under by law which applies to the Subject Property is R1O Residential First Density Sub-Zone O, the bylaw defines it such; Purpose of the Zone 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. Permitted Uses (1) The following uses are permitted uses subject to: (a) the provisions of subsection 155 (3) to (6); (b) (c) (d) a maximum of three guest bedrooms in a bed and breakfast; a maximum of ten residents is permitted in a group home; and a maximum of ten residents is permitted in a retirement home, converted. bed and breakfast, see Part 5, Section 121 community garden, see Part 3, Section 82 detached dwelling Page 17 of 45

18 diplomatic mission, see Part 3, Section 88 group home, see Part 5, Section 125 home-based business, see Part 5, Section 127 home-based daycare, see Part 5, Section 129 park retirement home, converted see Part 5, Section 122 secondary dwelling unit, see Part 5, Section 133 Conditional Permitted Uses (2) The following conditional use is also permitted in the R1 zone, subject to the following: (a) (b) it is located on a lot fronting on and having direct vehicular access to an Arterial or Major Collector Road, such roads which are indicated on Schedule 3 Urban Road Network; and a maximum of seven rooming units, or a maximum of one dwelling unit and six rooming units. rooming house, converted see Part 5, Section 122 TABLE 156A R1 SUBZONE PROVISIONS (By-law ) (excerpt) I Sub- Zone II Minimum Lot Width (m) III Minimum Lot Area (m 2 ) IV Maximum Building Height (m) V Minimum Front Yard Setback (m) VI Minimum Corner Side Yard Setback (m) VII Minimum Rear Yard Setback (m) VIII Minimum Interior Side Yard Setback (m) IX Maximum Lot Coverage (And Other Provisions) O varies8 na 4,8 X End Notes (see Table 156B TABLE 156B ADDITIONAL ZONING PROVISIONS (By-law ) (excerpt) I Endnote Number II Additional Zoning Provisions 4 Minimum rear yard setback is 25% of the lot depth which must comprise at least 25% of the area of the lot, however it may not be less than 6.0 m and need not exceed 7.5 m. Despite the foregoing, on lots with depths of 15 metres or less, the minimum rear yard setback is 4 m. 8 Minimum total interior side yard setback is 3 m, with one minimum yard, no less than 1.2 m. Where there is a corner lot on which is located only one interior side yard, the minimum required interior side yard setback equals the minimum required for at least one yard. (Bylaw ) Page 18 of 45

19 It should be noted that under the provisions of the R1O zoning by-law the Proponent would be permitted to build a single detached dwelling of the same length, width, and height as the proposed rezoned dwelling. The following zoning by-laws show the proposed zone and sub-zone requested by the Proponent in this application. R2 - Residential Second Density Zone (Sec ) Purpose of the Zone The purpose of the R2- Residential Second Density Zone is to: (1) restrict the building form to detached and two principal unit buildings 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 the second density residential areas; (3) permit ancillary uses to the principal residential use to allow residents to work at home; (4) regulate development in a manner is compatible with existing land use patterns so that the detached and two principle 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 In the R2 Zone: Permitted Uses (1) The following uses are permitted uses subject to: (a) The provisions of subsection 157 (3) to (12); (b) (c) (d) a maximum of three guest bedrooms in a bed and breakfast; a maximum of ten residents is permitted in a group home; and a maximum of ten residents is permitted in a retirement home, converted. bed and breakfast, see Part 5, Section 121 community garden, see Part 3, Section 82 detached dwelling diplomatic mission, see Part 3, Section 88 duplex dwelling, see Part 5, Section 138 (By-law ) group home, see Part 5, Section 125 home-based business, see Part 5, Section 127 home-based daycare, see Part 5, Section 129 linked-detached dwelling, see Part 5, Section 138 (By-law ) park Page 19 of 45

20 retirement home, converted see Part 5, Section 122 secondary dwelling unit, see Part 5, Section 133 semi-detached dwelling, see Part 5, Section 138 (By-law ) Regulations Affecting Vertically Attached Dwelling Units (Section 138) (excerpt) 138. (1) Minimum interior side yard setback is deemed to be 0 m between individual dwelling units that are permitted to be vertically attached. (4) A semi-detached dwelling must have a vertical common wall that is 5 metres or more in depth and 2.5 metres or more in height. (By-law ) TABLE 158A R2 SUBZONE PROVISIONS I Sub- Zone II Prohibited Uses III Principal Dwelling Type G None Detached, Duplex, Linkeddetached Semidetached IV Minimum Lot Width (m) V Minimum Lot Area (m) VI Maximum Building Height (m) VII Minimum Front Yard Setback (m) VIII Minimum Corner Side Yard Setback (m) IX Rear Yard Setback Minimum (m) X Minimum Interior Side Yard Setback (m) XI Endnotes (see Table 158B) varies7 6, TABLE 158B ADDITIONAL ZONING PROVISIONS I Endnote Number II Additional Zoning Provisions 6 Minimum rear yard setback is 25% of the lot depth which must comprise at least 25% of the area of the lot, however it may not be less than 6 m and need not exceed 7.5 m. Despite the foregoing, on lots with depths of 15 metres or less, the minimum rear yard setback is 4 m. The development proposes to amend the current zoning to R2G without further amendments, in doing so, the only allowable dwelling type which can be constructed on the property because of the R2 subzone provision IV and V will be a semi-detached. Also of particular interest and importance is that the sub-zone provisions for building height, minimum front, rear, and interior yard setbacks are ostensibly identical to the current zoning and sub-zone (R1O). In affect if the proposal is approved the lot still remains with an affective building envelope of the prior R1O designation. With regard to parking, the by-law indicates the following; rates in the Zoning By-law require parking for semi-detached dwellings at a rate of 1.0 per dwelling unit. Each unit has an indoor garage and parking Page 20 of 45

21 for 1 legal spot in the driveway leading to the garage. Therefore the by-law requirements are being exceeded for the proposed development. Additional parking on the street is permitted. 4 Engineering and Environmental Reviews In keeping with the City s Official Plan, often one or more environmental or engineering studies are required to make informed decisions with regard to a development application; as a result of the preconsultation meeting the city has requested the following reports listed below. The full study reports are separate documents submitted with the entire application, however below are the conclusions and recommendations. 4.1 Assessment of Adequacy of Public Services Brief As per the request of City staff, a brief addressing Adequacy of Services was carried out by D.B. Gray Engineering at the request of the application Proponent. Mr. Gray makes the following recommendation; given the size and depth of the existing municipal storm sewer, backwater valves on the proposed storm sewer service connection are recommended. The reports conclusions are as follows: 1. Existing fire hydrants will adequately serve the proposed development. 2. It is expected that existing water distribution system will be adequate for the proposed development. 3. The increase in sanitary flows contributing to the existing municipal sanitary sewer is expected to have a negligible impact. 4. The increase in storm water flows contributing to the existing municipal storm sewer is expected to have a negligible impact. 5. Given the size and depth of the existing municipal storm sewer backwater valves on the proposed storm sewer service connection are recommended. 6. The dimensions of the property that is not encumbered by easements is approximately 15.2 m x 27.4m (50 ft x 90 ft). 4.2 Environmental Site Assessment In addition to the Servicing Brief, a Phase I Environmental Review, and if necessary a Phase 2 and 3, was requested. The Proponent retained the services of McIntosh Perry Consulting Engineers to conduct the Phase I Environmental Site Assessment (ESA). An excerpt from the Final report, Section 8.0 and 8.1; 8.0 Conclusions Page 21 of 45

22 One area of potential environmental concern is the AST area. The oil tank is empty and is no longer in use and does not pose a significant environmental risk. There was no evidence of staining or odours in the area of the tank. Due to the age of the dwelling there is a possibility of ACMs on site. Due to the former use of the property, (marijuana grow-op ) there is potential for mould at the site. 8.1 Is a Phase 2 ESA Required? A Phase 2 ESA is not required for the Subject Property for the following reasons: Only one (AST area) limited potentially contaminating activity/area of potential environmental concern was identified on, in, or under the Subject Property with potential to impact the environmental condition of the property. There was no visual or olfactory evidence of fuel impacts related to the AST. During the proposed demolition, any potential impacts would be evident. There is no evidence of impacts that could be associated with the areas of potential concern that were identified on surrounding properties. It is important to note that the Proponent, should the Development Proposal be approved, intends to demolish the existing structure due to structural concerns versus environmental. 5 Design Consideration In order to come up with a design in which the form, fit, function, and compatibility of the development would integrate with the existing character of the neighbourhood a thorough review and adoption of key fundamental components from the OP and the Urban Design Guidelines for Low-rise Infill Housing 2012 was necessary. In addition, comments from City Planning staff were incorporated as a result of the pre-consultation meeting. Prior to design, a review of the history with regard to design and architecture of the Copeland park area was carried out to allow the new design to incorporate the philosophy which was in place at the time. Copeland Park was built during the late 1950 s and early 1960 s primarily by a builder by the name of A. B. Taylor Construction. Of note when A. B. Taylor construction built the Copeland Park sub-division was their change in architectural style and innovative construction methods. Architecturally Copeland Park was a reflection of both Traditional and Mid-Century Modern (MCM) design; the proposed development also incorporates this philosophy as is shown in the Concept Front Elevation diagram found in the Figure F. In terms of innovation in construction A. B. Taylor Construction took part in a case study on the benefits of Modular Co-ordination In Building, they were chosen to build the modular home with the purpose of investigating the possible increase in efficiency of erection and improvement of quality, and to evaluate the probable reduction in costs of producing houses by use of the modular co-ordination system. Page 22 of 45

23 As an example of architectural style the following on-line blog ( by Architectural Historian Saul, depicts and describes the style of the area and era, below are two sketches from the site which show how the new development proposal is in keeping with the Streetscape and Built Form of the past, but with its own stylistic blending. Page 23 of 45

24 With regard to innovation, the proposal carries on in the spirit of the original builder in its method of building design, construction, and use of land. For example Modular co-ordination is evident in almost every component of the construction process i.e. roofing trusses, flooring trusses, brick, windows, insulation, siding, etc Or in land use, the builder was using tract housing concepts to leverage economies of scale, to build and provide services, whereas this proposal is using intensification to leverage already existing services. As part of the review process the plans were modified to accommodate the garage and driveways on the exterior sides of each unit versus the interior. This allowed conformance with all other semidetached dwellings in the area, a brake in hard pack landscaping between units, and space for on-street parking between units. When considering the proposal a great deal of effort was given too designing a solution which would seamlessly integrate with the existing surroundings; this was accomplished by maintaining (ostensibly) current setbacks of the existing home, applying a similar architectural style, and maintaining a building envelope in keeping with the surrounding area. Page 24 of 45

25 With regard to the City s Design Guidelines, the proposal incorporated the following elements (note only elements relevant to this phase of the project (re-zoning) are incorporated, this does not preclude the use of the design guidelines in the latter phases); First a few important excerpts providing context. This is a series of design guidelines for infill housing to help fulfill some of the design strategies for Ottawa as outlined in the Official Plan. It is intended as a basic framework for the physical layout, massing, functioning and relationships of infill buildings to their neighbours. Design guidelines are a working tool to help developers, designers, property owners, utility providers, community groups, builders, Council and City staff implement policies of the Official Plan and facilitate the approvals process by highlighting the desired type of development. Well-designed residential infill projects can integrate harmoniously into a local landscape, improving and enriching a neighbourhood, and increasing the value of the infill development itself. Good design is critical to growing cities and essential for increasing densities appropriately. The keys to good infill are recognizing the scale and visual lot pattern of the desirable neighbourhoods that exist, and those planned for the future, and not permitting the car to dominate the public realm. Designing for the needs of pedestrians and cyclists, and integrating the car appropriately into a planned urban environment, improves the quality of the city streetscape and helps create liveable cities. Liveable communities consist of a balanced environment where pedestrians, cyclists and automobiles exist supportively together to create a sense of place and local identity. In general, the aim of the guidelines is to help create infill development that will: Enhance streetscapes Support and extend established landscaping Be a more compact urban form to consume less land and natural resources Achieve a good fit into an existing neighbourhood, respecting its character, and its architectural and landscape heritage Provide new housing designs that offer variety, quality and a sense of identity Emphasize front doors and windows rather than garages Include more soft landscaping and less asphalt in front yards Create at grade living spaces that promote interaction with the street Incorporate environmental innovation and sustainability Design Elements that are maintained or incorporated in the proposal: Page 25 of 45

26 2.0 Streetscape: 2.1 Contribute to an inviting, safe, and accessible streetscape by emphasizing the ground floor and street façade of infill buildings. Locate principal entries, windows, porches and key internal uses at street level. 2.2 Reflect the desirable aspects of the established streetscape character. 2.3 Expand the network of public sidewalks, pathways and crosswalks, to enhance pedestrian safety. 3.0 Landscape: 3.3 Design buildings and parking solutions to retain established trees located in the right-of-way, on adjacent propert1ies, and on the infill site. 4.0 Built Form: Another important component of a development which is designated infill is the attention to Built Form ; the Guidelines describe it as such: Infill development by its nature is contemporary construction within an historic context, a stylistic blending of new with existing. The existing context, character and pattern of an established neighbourhood can be recognized, while at the same time, allow for the evolution of architectural style and innovation in built form. Infill development should be a desirable addition to an existing neighbourhood. This does not mean imitating historical styles and fashions of another era, or conversely creating a total contrast in fabric or materials, but rather recognizing the established scale and pattern of the context and the grain of the neighbourhood. Again, relevant points which were taken into account when designing the proposal Ensure new infill faces and animates the public streets Locate and build infill in a manner that reflects the existing or desirable planned neighbourhood pattern of development in terms of building height, elevation and the location of primary entrances, the elevation of the first floor, yard encroachments such as porches and stair projections, as well as front, rear, and side yard setbacks In cases where there is a uniform setback along a street, match this setback in order to fit into the neighbourhood pattern and create a continuous, legible edge to the public street Avoid the arrangement of units where the front of one dwelling faces the back of another Determine appropriate side and rear separation distances between existing homes and new infill homes/ infill housing blocks to ensure appropriate light, view, and privacy. Consider how building height, site orientation and the location of windows affect views, sunlight and privacy Maintain rear yard amenity space that is generally consistent with the pattern of the neighbouring homes. Do not break an existing neighbourhood pattern of green rear yards by reducing required rear yard setbacks Design infill in a manner that contributes to the quality of the streetscape, and that considers the impacts of scale and mass on the adjacent surrounding homes. Page 26 of 45

27 4.3.1 Design all sides of a building that face public streets and open spaces to a similar level of quality and detail Design infill to be rich in detail and to enhance public streets and spaces, while also responding to the established patterns of the street and neighbourhood Provide primary building entrances that are inviting and visible from the street Locate front doors at an elevation that reflects the dominant and desirable pattern of door heights in the neighbourhood. A first floor elevation that is the average of that of the surrounding homes, allows for better compatibility with the neighbourhood pattern of doors, entries, porches and landscape. 5.0 Parking and Garages: 5.1 Limit the area occupied by driveways and parking spaces to allow for greater amounts of soft landscape in the front and rear yard. 5.6 Where access to a garage is at the front, design infill so that the proportional relationship between the width of the garage and the width of the lot is similar to the pattern of the neighbourhood. 6 Planning Review 6.1 Compliance with the Provincial Policy Statement After a thorough review of the PPS with regard to this particular proposal some key policy would seem to support an application. The PPS at a high level discusses the efficient use of land and infrastructure, protection of the environment and resources, and a provision for providing appropriate opportunities for residential development. The proposal by its very nature, leverages existing infrastructure, does not consume new lands or resources, and is in keeping with policy direction with regard to being considered as an appropriate opportunity for residential development. More specifically the project conforms to various sub-sections of Building Strong Communities section 1.1.1, section 1.6.2, and section ; it is also felt that the PPS also encourages the City to promote the proposal through the policy in sections 1.1.2, , , and (b, 2). Of further note is section of the PPS and its discussion regarding minimizing vehicle trips and leveraging public transit etc., the proposal site is well positioned to leverage arterial roads and close by mass transit as is depicted in the Figure J and K. The proposal based on review of the PPS would appear to fit well and does not appear to be in conflict with its direction. 6.2 Compliance with the Official Plan After a review of the Official Plan the proposed project would appear to help the City meet its objectives with reducing urban sprawl through sound and well managed intensification. The immediate and Page 27 of 45

28 surrounding area (of Copeland Park) has seen no significant change to residential housing since the late 1950 s and early 1960 s. As a function of time, development in the surrounding area makes the subject properties proximity to services, amenities, and mass public transit desirable; as a function of these changes it is believed that the OP policy encourages infill as the next logical step for development of this area to leverage these desirable components. The location of the Subject Property is appropriate for the intended use and built form based on the context of the immediate neighbourhood and the surrounding land uses. As per the OP policy the proposed development is also in keeping with the idea of a mix and range of housing types and tenures. The application for zoning bylaw amendment would address in part the guiding principles outlined in Section 1.1 and 1.3, the City s growth management strategy outlined in Section 2.1 and 2.2.2, and the policies of the General Urban Area designation contained in Section The details of the design of the project discussed in the Design Consideration of this report respect Section of the OP, and meet the criteria outlined in Section 4.11 as evidenced through an examination contained in Section 5 of this report. The proposed development addresses most of the applicable guidelines in the Urban Design Guidelines for Low Rise Infill Housing (2012) adopted by City Council to help guide and evaluate these types of development projects. 6.3 Compliance with Zoning By-law An amendment to the Zoning By-law is required to accommodate the proposed development. It is important to note that the current RIO zoning on the Subject Property permits a range of uses and dwelling envelope sizes, the proposal is intentionally trying to use the R1O zoning as a guideline to stay within the Use and Built Form of the surrounding homes for compatibility. The proposed amendment to an R2G sub-zone would be appropriate for the site. The intended semidetached dwelling type is a listed permitted use in that zone. The large yards, both front and rear, and the building shape and design would comply with all of the zone provisions and maintain a maximum building height that is common amongst the existing and adjacent zones and built form. Additionally the proposal intends to stay within the norms for both front and side yard setbacks of the adjacent and surrounding dwellings. The proposed development would provide in excess of the minimum required onsite parking supply by providing 4 parking spaces for the 2 residential units. This is to ensure that the proposed development will have no negative impact on the surrounding uses from spill over parking. Page 28 of 45

29 7 Draft Zoning By-law Provisions Below are the details of the required Zoning Bylaw Amendment: 1. The Subject Property known as 1330 Erindale Drive as shown on Figure B be rezoned from R1O Residential First Density Subzone O to R2G Residential Second Density Subzone G. 8 Summary and Conclusions The proposed development complies with the City s Official Plan in terms of meeting the objectives for the growth strategy within the Greenbelt, efficient development, and the design and compatibility policies and criteria, and the relevant urban design guidelines. The proposed development utilizes many of the suggested design guidelines to create an infill that is appropriate for the Subject Property in the context of the sites location. The proposed development suggests a re-zoning which is compatible with adjacent properties and restricts the footprint and envelope of the new dwelling so that is in keeping with surrounding dwellings. The proposed development will have minimal impact on the surrounding residential community. The proposed development has been vetted through the preparation of technical studies; they have concluded the appropriateness and suitability of the Subject Property for the intended use. The proposed development would be compatible with the neighbourhood and add an attractive infill residential dwelling to the neighbourhood replacing a former marijuana grow house. The proposed development complies with the Provincial Policy Statement with respect to land use development patterns within a Settlement Area including providing for a mix of residential types of uses and efficient development. As both the owner and Proponent of the application for re-zoning it is my opinion that the development be approved, this will allow the City to achieve its objectives with regard to the OP and will result in a positive outcome for both the Subject Property and the adjacent properties, the whole community in this particular case will benefit particularly considering what the Subject Property was most recently used for. Prepared by; Ian Fernie Owner and Applicant Page 29 of 45

30 Figure A Excerpt of Good afternoon Ian, As a follow-up to our meeting of last week regarding the proposed rezoning of 1330 Erindale Drive from R1O to R2G for the development of a semi-detached dwelling, please consider the following: - This will be a major zoning by-law amendment. You can find the application form online here: _application/index.html - I have attached the list of required plans and studies for the submission to this . - For the Planning Rationale, please include a discussion on how this meets the Official Plan policies for compatibility, infill within a stable neighbourhood, and the general policies for the General Urban Area. You can find information on what elements may be included within a Planning Rationale online here: e/index.html As discussed at the meeting, your proposed development of a semi-detached dwelling will better meet the policies in the OP for compatibility if it is designed so that the garages are either side of the house (as opposed to the interior). This will increase green space, hopefully enable you to maintain the tree in the front yard, and provide enough space between driveways for onstreet parking if it is permitted. Also, this conceptual design is more in keeping with existing semi-detached dwellings to the south that have open parking or carports on each end of the dwelling. Page 30 of 45

31 Figure B Location and Site Features Page 31 of 45

32 Figure C Site Photos East View Front Subject Home West View - Rear Yard Subject Home Page 32 of 45

33 South Side Side Yard and Adjacent Dwelling North Side Side Yard and Adjacent Dwelling Page 33 of 45

34 Page Intentionally Left Blank Page 34 of 45

35 Figure D Topographical Survey Page 35 of 45

36 Figure E Concept Site Plan Page 36 of 45

37 Figure F Concept Building Elevations Front Elevation Page 37 of 45

38 Rear Elevation Page 38 of 45

39 Side Elevation (North/South Side Mirror Image Page 39 of 45

40 Figure G City of Ottawa Schedule B Urban Policy Plan Page 40 of 45

41 Figure H Pre-consultation Request (City of Ottawa) Page 41 of 45

42 Figure I Subject and Surrounding Zoning Designations Page 42 of 45

43 Figure J City of Ottawa Schedule E Urban Road Network Page 43 of 45

44 Figure K City of Ottawa Schedule D Rapid Transit Network Page 44 of 45

45 Figure L City of Ottawa Schedule C Primary Urban Cycling Network Page 45 of 45