PLANNING RATIONALE: ZONING BY-LAW AMENDMENT

PLANNING RATIONALE: ZONING BY-LAW AMENDMENT August 2013

PREPARED BY: PREPARED FOR: 2367352 Ontario Limited FOTENN Consultants Inc. 223 McLeod Street Ottawa, ON K2P 0Z8 613-730-5709 www.fotenn.com Grading Plan, Site Servicing Plan, Storwater Report and Serviceability Brief Prepared by Kollard Associates Engineers Survey Annis, O Sullivan, Vollebekk Ltd. Transportation Study, Noise Study and Landscape Plav Novatech Engineering Consultants Ltd. Architectural Plans and Elevations Robert Martin Architects

OVERVIEW AND INTRODUCTION FOTENN Consultants Inc. has been retained by 2367352 Ontario Limited to prepare a Planning Rationale in support of the Zoning By law Amendment for the land municipally known as 87 Mann Avenue. The purpose of this rationale is to assess the proposed development against the applicable policy and regulatory framework, and determine if the development is appropriate for the site and compatible with adjacent development and surrounding community. A Site Plan Application for this site is being filed concurrently with the zoning proposal. The following materials are being submitted in support of this application along with this Rationale: One (1) CD with an electronic copy of each of the enclosed plans and reports; Concept Plan Showing Proposed Land Uses and Landscaping (20 Copies) prepared by Robertson Martin Architects; Survey Plan (2 Copies)prepared by Annis O Sullivan Vollebekk; Transportation Overview (12 Copies) prepared by Novatech Engineering; Site Servicing Study (6 Copies) prepared by Kollard Associates Engineers; Stormwater Management Report (6 Copies) Kollard Associates Engineers; Geotechnical Study (3 Copies) prepared by Paterson Group; Noise Study (3 Copies) prepared by Novatech Engineering; Building Elevations (2 Copies) prepared by Roberston Martin Architects; Sun Shadow Study (3 Copies) prepared by Robertson Martin Architects; Phase 1 ESA (5 Copies) prepared by Pinchin Environmental.

Zoning By law Amendment 2367352 Ontario Limited August 2013 2 Proposed Development The Owner is proposing to retain the existing place of worship structure and convert the building to accommodate residential apartment units. The existing place of worship is not a designated heritage building, but an important building that adds to the character of the existing neighbourhood by serving as a landmark in the community. An addition is being proposed at the rear of the church, replacing the existing garage and bringing the entire church structure to a consistent four (4) storey height. The existing single detached dwelling located at the southwest corner of the property is proposed to be demolished and replaced with a multi unit residential building. A total of 60 dwelling units are being proposed and will be accommodated between the converted church, addition and new construction, with all units being self contained. Figure 1: View east on Mann Ave Figure 2: View west on Russell Ave The proposed development (including the existing church structure) will have a maximum building height of 11.97 m. The new construction and addition to the existing church structure will match the height of the existing church. In order to maintain the same height across the entire site, the top of the flat roof matches the mid point of the peak roof which is how building height is calculated for this type of roof line. This will ensure that visually the existing church structure continues to read as the tallest structure on the site. The proposal includes extensive landscaping throughout the site, with features such as outdoor amenity spaces created though the use of benches, gardens and stone pathways. Trees will be planted along the property lines of both Russell and Mann greening the site and creating a continuous streetscape feature around the site. The interior edges of the site will be separated from adjacent properties by wood privacy fence to protect the privacy of adjacent neighbours. The amount of landscaping proposed will significantly enhance the site and contribute to creating a greener streetscape along both Mann and Russell Avenue. The proposal incorporates outdoor amenity area for the building s future residents on the rooftop of the new construction. As the new construction does not directly abut another residential use, the outdoor amenity area is appropriately located relative to the surrounding residential community. The area is

Zoning By law Amendment 2367352 Ontario Limited August 2013 3 oriented towards Mann Avenue and Russell Avenue and does not have potential for direct overlook into adjacent private amenity areas. Six (6) parking spots will be provided and located at the rear of the property and accessed from Russell Avenue. Under the current zoning a total of forty (40) parking spaces are required. However, due to the sites proximity to downtown, local amenities and rapid transit, only six (6) spaces are being provided to discourage reliance on automobiles and promote other modes of transportation including use of transit, bicycle and walking. In addition, thirty (30) interior bicycle parking spaces are being provided on ground level. Access to the bicycle parking is located on the west side of the building, via a pathway off of Russell Avenue. As the existing church structure has a generous basement that spans the footprint of the building, the property owner is interested in potentially converting some of this basement space to a neighbourhood commercial use. The scale and size of the use would be limited in order to serve foot traffic from the surrounding community rather than become a destination use that draws residents from other areas. The size and scale of the commercial use would match other commercial uses that exist along Mann Avenue to the east of the site. The proposed addition to the rear of the church is designed to complement the appearance and aesthetics of the existing building. The proposed development incorporates materials sympathetic to the existing building while allowing new development to distinguish itself from the church structure by reflecting its own time and period. Overall, the development proposal enhances the existing site by introducing new construction that relates to the existing church structure in a compatible way. The development will be softened through generous landscaping proposed all around the site with particular emphasis on street edges. Further, the proposed residential use will coexist well with the existing lowrise residential neighbourhood. Planning Applications In order to proceed with the development proposal as described above, a major Zoning By law Amendment will be filed, in concurrence with a Site Plan Control Application. The Zoning By law Amendment seeks to amend provisions of the City s Comprehensive Zoning By law 2008 250. The site is currently split zoned, with the northern portion of the property zoned R4H[480] Residential Fourth Density, Subsection H, Exception 480, and the southern portion of the site zoned I1A Minor Institutional, Subzone A. As such, the zoning amendment proposes to re zone the I1A zone to an R4H zone to match the surrounding R4 zones and to allow for the proposed residential development. In addition to rezoning the institutionally zoned lands to Fourth Density Residential, the application seeks to introduce a number of other zoning changes including: To allow for small, community oriented commercial uses in the basement level of the existing building;

Zoning By law Amendment 2367352 Ontario Limited August 2013 4 To reduce the vehicle parking requirement for residential and visitors from 40 required spaces to 6 spaces, To adjust setbacks for the existing church structure; To increase the permitted maximum building height to 11.97 m from 11 m for the Residentially zoned lands at the rear; To adjust setbacks for the existing church structure; To reduce the minimum driveway width from 6.7 m to 6.2 m for double lane of traffic; To reduce the required landscape buffer for a parking lot from a residential zone from 1.5 m to 0 m; Other amendments may be identified as a result of revisions to the Site Plan through the review process. The Institutionally zoned portion of the site currently has a permitted height limit of 15 m as the abutting lands are zoned Residential Fourth Density. As a result, only the portion of the lands zoned Residential Fourth Density require a height increase to 11.97 m. However, as the entire site is being brought into a residential zone through this application, the requested height increase is being sought for the entire site despite the allowances under the currently applicable Institutional zone. Similarly, the Institutional zone permits a limited range of residential uses such as group home, retirement home, and rooming house, despite this the application seeks to rezone the entire site to a residential zone to add apartment dwelling low rise as a permitted use to allow fully self contained units. The approach to bring the site into a residential zone is consistent with the surrounding community and rear of the property and preferred approach to working within the existing institutional zoning. The residential zone allows a greater range of residential uses which are more compatible with the existing neighbourhood which is characterized by a range of dwelling types. BACKGROUND Subject Property The subject property is municipally known as 87 Mann Avenue, in the Sandy Hill area of the City of Ottawa. The property is located on the corner of Mann and Russell Avenue, east of King Edward Avenue, north of Highway 417, south of Somerset Street E and west of the Rideau River. The property has a frontage of 37.54 m on Mann Avenue, 38.56 m on Russell Avenue, and a total area of 1,453.1 m 2.

Zoning By law Amendment 2367352 Ontario Limited August 2013 5 Figure 3: Aerial of Subject Site (in Red) at Corner of Mann Avenue and Russell Avenue As mentioned previously, the site is currently occupied by a multi storey stone church. A (1) storey stucco sided garage is located in the northwest corner of the site. The southwest portion of the site is currently occupied by a two (2) storey stone dwelling with an attached one (1) storey stone and stucco addition. Figure 4: View of Subject Site at the Corner of Russell and Mann Avenue. Currently four (4) surface parking spaces are provided in front of the one (1) storey garage and accessed off of Russell Avenue. There are three (3) trees existing on the property located along the western edge of the site. Large portions of the site along Russell and Mann are grassed. A small wrought iron fence runs along the southern and western property boundaries delineating the site from the street.

Zoning By law Amendment 2367352 Ontario Limited August 2013 6 Area Context The site and surrounding area are located in the southwest portion of the Sandy Hill neighbourhood, in close proximity to the University of Ottawa and the ByWard Market. Sandy Hill is a predominately lowrise residential neighbourhood characterized by a variety of housing forms and typologies, ranging from single family detached dwellings to low rise apartment dwellings. The property lies within 600 metres of Lees Transitway Station and is located in close proximity to the University of Ottawa. Land uses located in the area surrounding the subject property include: North The Sandy Hill low density residential neighbourhood is located to the north of the subject property. It contains a wide range of residential building types, including detached, semi detached and townhouses. Figure 5: View north on Russell Avenue East Low rise residential uses continue to the east of the site. Additionally, there is a block of one and twostorey commercial buildings with retail at grade and office uses above fronting onto Mann Avenue.

Zoning By law Amendment 2367352 Ontario Limited August 2013 7 Figure 6: View east on Mann Avenue South A townhouse complex based around Sentier Private is located south of Mann Avenue across from the subject property. South of the complex, low rise apartments front onto Wiggins Private. Figure 7: View south from the intersection of Mann and Russell Avenue

Zoning By law Amendment 2367352 Ontario Limited August 2013 8 West In addition to low rise residential uses, Viscount Alexander Public School is located west of the subject property. Figure 8: View west on Mann Avenue Community Amenities The subject property is located in an established neighbourhood benefitting from a broad range of services and amenities. Sandy Hill Park, Sandy Hill Arena, and St. Germain Park are all located within 200 metres of the site. Garderie Bernadette Child Care, Centre de l enfance Coopérative Brin d herbe Francojeunesse, and Youville Centre Day Cares are located within a 700 metre radius of the property. É.é.p Francojeunesse and Viscount Alexander Public School are located within 700 metres of the property. The University of Ottawa is located to the northwest of the property, and the ByWard Market is within walking distance to the north. The subject property is within close proximity to bicycle paths located along the Rideau Canal, within 600 metres of the Lees Rapid Transit Station and just outside of the 600 m radius of the Campus Transit Station.

Zoning By law Amendment 2367352 Ontario Limited August 2013 9 Figure 9: Community Amenities

Zoning By law Amendment 2367352 Ontario Limited August 2013 10 PLANNING AND REGULATORY FRAMEWORK Provincial Policy Statement (2005) The Provincial Policy Statement (PPS) came into effect on March 1, 2005. The PPS provides direction on matters of provincial interest related to land use planning. While local land use planning authorities are permitted and encouraged to compliment these provincial policies with their local Official Plans, local planning decisions shall be consistent with the policies of the PPS. The PPS directs development to locate within built up areas to efficiently use land with existing infrastructure where services and infrastructure are readily available to avoid the need for unjustified and uneconomic expansions. In order to meet this policy objective, planning authorities must identify and promote opportunities for intensification and redevelopment (Policy 1.1.3.3). The proposal meets the following policies, among others: Promotes efficient development and land use patterns which sustain the financial well being of the Province and municipalities over the long term (Policy 1.1.1a); Accommodates an appropriate range and mix of residential uses to meet long term needs (Policy 1.1.1b); Promotes cost effective development standards to minimize land consumption and servicing costs (Policy 1.1.3.2a); Directs development of new housing towards locations where appropriate levels of infrastructure and public service facilities are available to support current and projected needs (Policy 1.4.3c); Promotes 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 where it exists or is to be developed (Policy 1.4.3d); Promotes land use patterns, density and mix of uses that minimizes the length and number of vehicle trips and support the development of viable choices and plans for public transit where it exists or is to be developed (Policy 1.6.5.4); Supports energy efficiency and improves air quality through land use and development patters which promote the use of public transit and other alternative transportation modes and improve the mix of employment and housing uses to decrease transportation congestion (Policy 1.8.1b through 1.8.1c). The proposed development is consistent with the PPS. In particular, the proposed development is located in an area with existing infrastructure capacity that can support a multi unit residential development. The proposals proximity to downtown, local amenities and rapid transit service coupled with the reduction in parking spaces aims to minimize vehicular trips and promotes a denser and efficient land use patterns within the City s built up areas.

Zoning By law Amendment 2367352 Ontario Limited August 2013 11 City of Ottawa Official Plan (2003, as Amended) Strategic Direction and Managing Growth (S.2.1) The City of Ottawa Official Plan is composed of eight Sections, each addressing a different aspect of the planned function of the City as a whole. Section 2 of the City of Ottawa Official Plan 2003 provides Strategic direction for growth and development within the City. The Plan anticipates that much of the demand for new housing after 2006 will be for smaller units such as apartments. Ottawa expects to support this growth by managing it in ways that support healthy, livable communities. Growth will be directed towards key locations with a mix of housing, shopping, recreation, and employment and which are easily accessible by transit. 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 mixed use development, and served with quality transit, walking and cycling facilities. Creating Livable Communities The City will provide opportunities to increase the supply of affordable housing throughout the rural and urban areas. Growth will be managed in ways that create complete communities with a good balance of services and facilities to meet people s everyday needs, including schools, community facilities, parks, a variety of housing, and places to work and shop. Attention to design will help create attractive communities where buildings, open space and transportation work well together. The proposed development will contribute to meeting the City s growth strategy as discussed above. Land Use Designation (S.3.6.1) The subject property is designated General Urban Area in the City of Ottawa Official Plan, 2003. The General Urban Area policy designation is intended to foster complete and sustainable communities with a range of housing types that accommodate residents at all stages in the life cycle. A wide range of uses are permitted within the General Urban Area including all types and densities of residential development, employment, retail, service, cultural, leisure, entertainment and institutional uses.

Zoning By law Amendment 2367352 Ontario Limited August 2013 12 Figure 10: Excerpt Urban Policy Plan Schedule B, Official Plan The City supports infill development within the General Urban Area, provided that the existing character of the surrounding community is recognized and the new development complements and enhances the community s desirable characteristics. When considering an application for intensification, the City assesses how the proposed development will meet the compatibility and objectives of Section 2.5.1 and the compatibility policies of Section 4.11. Further, the City will consider the proposed development s contribution to the maintenance and achievement of a balance of housing types and tenures. The proposal conforms of the land use policies of the General Urban Area as the proposed use residential use and limited neighbourhood commercial are both permitted uses. Compatibility and Community Design (S.2.5.1) Section 2.5.1 addresses Compatibility and Community Design, particularly as it relates to introducing new development in established areas. New development must be sensitive to and compatible with

Zoning By law Amendment 2367352 Ontario Limited August 2013 13 existing communities that have developed over a long period of time. Introducing new development in existing areas that have developed over a long period of time requires a sensitive approach and a respect for a community s established characteristics. In general terms, compatible development means new buildings that are not necessarily the same as those in the vicinity, but nonetheless enhance an established community and coexists with existing development without causing undue adverse impacts on surrounding properties. Compatible development fits well within its physical context and works well among those functions that surround it. In particular the proposed development achieves, among others, the intent of the following design objectives: To enhance the sense of community by creating and maintaining places with their own distinct identity. The proposal is maintaining the distinct identity of the site by preserving the exterior façade of the existing place of worship. The proposed addition and new construction will incorporate complementary materials to that of the church structure. This ensures maintenance of the site s distinct character and identity. To define quality public and private space through development. The proposed development provides for at grade pedestrian access to both the residential and community oriented uses. The proposal includes extensive landscape design throughout the site that creates a well defined and continuous delineation of public and private space while enhancing the streetscape. To ensure that new development respects the character of existing areas. The area surrounding the proposed development is characterized by a variety of residential dwelling units, including many low rise multi unit residential buildings. The proposed development is in keeping with the character of the surrounding neighbourhood. The proposed addition for the site is complementary to the existing place of worship that will remain as part of the development. The proposal maintains the four (4) storey height limit prescribed in the residential zoning appropriately relating to the surrounding low rise neighbourhood with respect to the height and scale. To consider adaptability and diversity by creating places that can adapt and evolve easily over times and that are characterized by a variety of choice. The proposal is to convert an existing place of worship into self contained residential units, which addresses the intent of creating adaptable places with potential to evolve in the future. The proposal also achieves a more compact form of residential development on the site. To maximize energy efficiency and promote sustainable design to reduce the resource consumption, energy use, and carbon footprint in the built environment.

Zoning By law Amendment 2367352 Ontario Limited August 2013 14 The proposal promotes sustainable development by maintaining the existing place of worship and repurposing it for another use. The proposal introduces extensive landscaping throughout the site allowing for a generous permeable area across the site reducing the amount of storm water runoff. The sites proximity to the Rapid Transit station makes the reduction in parking spaces a feasible and sustainable option promoting alterative transportation for future residents. In conclusion, the proposal is consistent with the policies of Section 2.5.1 of the City of Ottawa s Official Plan (2003, As Amended). Urban Design and Compatibility (S.4.11) The criteria in Section 4.11 Urban Design and Compatibility provide a means to objectively evaluate the compatibility of infill development. The following is an evaluation of the criteria in relation to the proposed development: Compatibility Criteria Conformity Traffic A Traffic Study has been prepared evaluating the impact of the proposed development on the surrounding area. Please refer to the Traffic Overview prepared by Novatech and submitted as part of this application for traffic analysis. The property is situated in an area with an established inner city road network and in close proximity to the City s rapid transit. Mann Avenue is a collector street which connects to a larger network of collectors such as Chapel Street and Range Road. To the west, Mann Avenue connects to existing arterial roads King Edward and Nicholas Avenue. The subject site is located just north of Highway 417. In addition, the mixed use character of the existing area is anticipated to reduce residents reliance on private automobiles. The proximity to community amenities and easy access to the rapid transit station should all contribute to a reduction in private vehicle use. Vehicular Access The site will be served by a singular driveway providing access to the surface parking lot located off of Russell Avenue. Due to the reduction in parking spaces provided, the impacts related to noise and headlight glare will be minimal. The surface parking lot is enclosed by the proposed development on the south and west sides, further minimizing any impacts for adjacent neighbours.

Zoning By law Amendment 2367352 Ontario Limited August 2013 15 Parking Requirements A total of six (6) parking spaces are being provided in a surface parking area oriented towards the new construction on site. The proposed number of parking spaces is less than required by the By law. However, the combination of 6 spaces, availability of VRTUCAR service in the area, on street parking and proximity to amenities including rapid transit, University, jobs and Byward Market will accommodate parking while promoting increased usage of walking, cycling and transit services as alternative modes of transportation. Thirty (30) indoor bicycle parking stalls are being provided on site, meeting the requirement for bicycle parking under the Bylaw. Outdoor Amenity Areas The outdoor amenity area of adjacent residents will be protected. The new construction on the southwest corner of the property does not directly abut any residents and therefore will have no opportunity for overlook into adjacent outdoor amenity space of residents in the neighbourhood. The proposed addition replacing the garage structure is oriented towards Russell Avenue with no openings to the north and away from private amenity areas of residents to reduce potential for overlook and loss of privacy. As the existing church structure is being retained and will not be relocated, the potential for overlook and loss of privacy on adjacent neighbours to the east will be mitigated through fencing and landscaping. Loading Areas, Service Areas and Outdoor Storage Service areas, such as garbage, are located in the basement level of the proposed development. There are no outdoor loading or storage areas being proposed. Lighting Lighting will meet the City s standards, with no anticipated impacts on adjacent development. Noise and Air Quality No significant impacts related to noise or air quality are anticipated as a result of this proposal. Sunlight and Microclimate A comparative sun shadow study has been completed and has been submitted with the application. The sunshadow study compares the sunshadow cast by the existing church structure with the additional sunshadow generated by the addition and

Zoning By law Amendment 2367352 Ontario Limited August 2013 16 Supporting Services Neighbourhood new construction. Much of the sunshadow being cast is from the existing church structure. The conversion of the existing place of worship into residential dwellings will not change the shadowing or microclimate created by the existing building. The proposed four (4) storey new construction is situated a significant distance from the northern property line and at 11.97 m is lower than the 15 m height limit permitted on for Institutionally zoned lands. As such, the new construction is anticipated to cause little to no shadowing impacts on adjacent residents. The height does not exceed what is currently on the subject property, and the location of the proposed addition on the southwest corner will not cause any undue adverse impacts on adjacent properties. Additional sun shadow generated by the addition replacing the existing garage is generally consistent with the permitted zoning envelope of the R4H zone. The additional 0.97 m increase in height from 11 m to 11.97 m is not anticipated to result in significant increased sun shadow on adjacent properties. The site is well served by existing community amenities: o Sandy Hill Park o Sandy Hill Arena o St. Germain Park o Garderie Bernadette Child Care o Centre de l enfance Coopérative Brin d herbe Francojeunesse Day Care o Youville Centre Day Care o Viscount Alexander Public School o University of Ottawa o Lees Rapid Transit Station A proposed community oriented amenity space is proposed in the basement. In conclusion, the proposal is consistent with the policies of Section 4.11 of the City of Ottawa s Official Plan (2003, As Amended).

Zoning By law Amendment 2367352 Ontario Limited August 2013 17 Sandy Hill Secondary Plan The subject property is located within the boundary of the Sandy Hill Secondary Plan, which constitutes a more detailed policy direction beyond the Official Plan for select areas of the City. The intent of the Plan is to preserve and enhance Sandy Hill as an attractive residential neighbourhood for a broad range of socio economic groups. The property is designated Low Profile Residential Area in the Sandy Hill Secondary Plan. The intent of the designation is to permit low profile residential uses within the established neighbourhood. The area north of the subject property shares the same policy designation. Residential Land Use policies also promote a wide variety of housing types to accommodate all segments of the population. The proposal maintains a four (4) storey built form consistent with the applicable low rise residential designation. Secondly, the proposal to convert the existing church to a residential use brings the site into conformity with the land uses set out for this site in the Secondary Plan. As such, the Zoning By law Amendment application is consistent with the policies and objectives of the Sandy Hill Secondary Plan as the proposal will bring the land use in conformity with the Low Profile Residential designation. CITY OF OTTAWA URBAN DESIGN GUIDELINES Urban Design Guidelines for Low rise Infill Housing The Urban Design Guidelines for Low rise Infill Housing set out a basic framework for the layout, massing, functioning and relationships of infill buildings to ensure that infill developments are compatible with the character and fabric of established neighbourhoods. The guidelines address design issues for streetscapes, landscaping, building design, parking and garages, and heritage building alterations and additions. Streetscape The proposal is consistent with the streetscape guidelines as it contributes to a safe and inviting street, primarily through the use of trees along the property line creating desirable environment for pedestrians. The proposed development is retaining and converting an existing building so much of the built form on site will remain the same. New built form on site is oriented towards Russell Avenue and Mann Avenue, and designed to reflect the character of the existing building. Landscape The proposed development includes extensive landscaping features that will create a soft surface across the site. Any existing trees that will be removed to accommodate construction will be replaced with additional trees added. Shrubs, planter boxes and seating areas have been incorporated throughout the site. An attractive sidewalk edge is being created through the use of trees, shrubs, benches and pathways along the south and west property boundaries.

Zoning By law Amendment 2367352 Ontario Limited August 2013 18 Building Design (Built Form) The proposed development retains and converts an existing church making it difficult to apply a number of the guidelines to the existing church structure. However, the addition to the existing building and new construction are consistent with the guidelines for low rise infill housing. The proposed addition reflects the existing pattern of development within the area and the design is complementary to the existing church. The height of the proposed addition remains below the height of the peak roof of the existing church allowing the church structure to visually remain the most dominant structure on the property. Parking and Garages The proposal is seeking to reduce the number of required parking spaces. This will minimize the amount of paved surface on site, and allow for more landscaped, permeable space. The proposed surface parking is accessed from Russell Avenue. The proposal is consistent with the Parking and Garages guidelines. Heritage Building Alterations/Additions The existing church is not a designated heritage building; however it is a building of cultural importance. As such, some of the guidelines for heritage alternations and additions have been applied to this proposal in an effort to harmonize new and existing development on the site. The proposed development is to retain and convert the existing church and to build an addition that is designed to complement the existing building through the use of sympathetic materials and colours. The addition also complements the uses in the surrounding area, which is characterized by a range of building forms and styles. Keeping the proposed addition and new construction lower than the peak roof of the church will make the addition secondary to the church, allowing the church structure to remain dominant on the property and take precedence. Overall, the proposed development meets the intention of the Urban Design Guidelines for Low rise Infill Housing. Comprehensive Zoning By Law (2008 250) The property is split zoned with the southern portion of the subject property zoned Minor Institutional, Subzone A I1A and the northern portion of the site zoned Residential Fourth Density, Subzone H, Exception 480 R4H[480).

Zoning By law Amendment 2367352 Ontario Limited August 2013 19 Figure 11: Zoning Map Minor Institutional The purpose of the I1A zone is to permit a range of community and institutional uses within the General Urban Area policy designation. Permitted residential uses are limited, and include group home, retirement home, and rooming house. Residential Fourth Density The purpose of the R4H zone is to allow for a wide mix of residential building forms ranging from detached to low rise apartment dwellings, as well a number of other residential uses to provide additional housing choices within the General Urban Area. The R4 zone aims to regulate development in a manner that is compatible with existing land uses patters so that the mixed building form, residential character of a neighbourhood is maintained or enhanced. The northern portion of the property is also subject to an exception. Exception 480 stipulates that rooming houses are limited to 50% of gross floor area of the building. This exception does not apply in this instance as a rooming house is not being proposed as part of this proposal.

Zoning By law Amendment 2367352 Ontario Limited August 2013 20 The applicable zoning provisions of the Institutional and Residential zones are identified in the table below with areas of non compliance identified in RED in the proposed column. Zoning Mechanism I1A R4H Proposed Minimum Lot Width (m) 15 12 37.54 Minimum Lot Area 400 360 1453.1 (m 2 ) Minimum Front Yard Setback (m) 3.0 3.0 3.0 for addition 5.75 for existing Minimum Rear Yard Setback (m) Minimum Interior Yard Setback (m) 4.5 The minimum required rear setback to 25% of the lot depth but need not exceed 7.5 m. Notwithstanding the foregoing, where the rear lot line abuts the interior side lot line of an abutting lot, the minimum required rear yard setback must be the same as the required interior side yard setback of the abutting lot along each point of the shared lot line. 7.5 For any part of a building located within 21m of a front lot line the minimum required interior side yard setback is as follows: a) where the building wall is equal to or less than 11 m in height: 1.5m b) Where the building wall is greater than 11m in height: 2.5m c) Where the building contains an apartment dwelling, low rise or stacked dwelling and the side lot line abuts a residential subzone that does not permit that dwelling type: 3m and that yard must be landscaped In all other circumstances the minimum required interior side 0.4 Existing condition resulting from the church structure. The proposed new construction is setback in excess of 7.5m from the rear property line. 1.9 Existing condition as a result of the church structure.

Zoning By law Amendment 2367352 Ontario Limited August 2013 21 yard setback is 6m. Minimum Corner Yard 4.5 3 4.5 Setback (m) Maximum Height (m) 15 11 11.97 for Residentially Zoned Lands Maximum Lot No Maximum N/A 58% Coverage (%) Endnote 2 N/A Maximum number of permitted dwelling units per apartment building, low rise is four (4), and a maximum of four (4) pairs of units, totaling eight (8) units, in a stacked dwelling. 60 Despite Section 161 (8), where an apartment building low rise, of four units or stacked dwelling of up to eight units is not within a Planned Unit Development, no landscaped area is required. Requested Zoning By law Amendment The requested Zoning By law Amendment seeks to amend zoning on this property from Minor Institutional (I1A) to Residential Fourth Density, Subzone H. The new zoning would permit apartment dwelling, low rise on the institutionally zoned lands. An exception will also be sought to allow for a small scale community oriented use in the basement amenity space, to deal with the parking deficiency, bring the existing church structure into compliance with the By law and increase the height to 11.97 m. The exception for the 11.97 m maximum building height is largely triggered by the technical calculation of average grade as set out in the By law. As shown in Figure 12 below, there is a significant grade change on the site sloping significantly from east to west resulting in an 11.97 m building height. It is noteworthy that the height is set by the existing church structure and the height of the new construction and addition are being matched to this existing building.

Zoning By law Amendment 2367352 Ontario Limited August 2013 22 Figure 12: Elevation showing grade change The requested R4H zone is similar to the zoning of the surrounding area, much of which is zoned Residential Fourth Density. The proposed multi unit residential use already exists throughout the Sandy Hill neighbourhood, and would integrate well into its surroundings. A number of variances are being sought to bring the existing church structure into conformity with the By law which split zoned the property despite the fact that the church use has remained on site for approximately 50 years. As a result many of the aspects associated with the proposal are an existing condition. The proposed addition and the new construction have been assessed against the City s compatibility criteria and it has been determined that the proposal will not result in undue adverse impact on adjacent community.

Zoning By law Amendment 2367352 Ontario Limited August 2013 23 CONCLUSIONS The proposed Zoning By law Amendment is appropriate for the following reasons: The proposal is consistent with the Provincial Policy Statement (PPS), which encourages new development to locate within the built up area where services and infrastructure are readily available. The subject site is designated General Urban Area in the City of Ottawa Official Plan (OP) (2003, Consolidated 2011). The intent of the designation is to permit a full range of housing types that meet the needs of all ages and segments of the population. The proposed use is permitted and meets the intent of the General Urban Area policies. The proposed development was evaluated against Section 2.5.1 Urban Design and Compatibility and Section 4.11 Urban Design. As discussed in the rationale, the proposal is not anticipated to cause undue adverse impacts with respect to sunshadowing, traffic and loss of privacy of adjacent neighbours among others. The proposal is consistent with the Low Rise Residential policies set out in the Sandy Hill Secondary Plan. The designation supports residential uses on the property and the proposed development will bring the site into conformity with this policy intent. A Zoning By law Amendment is requested to change the zoning on the site to Residential Fourth Density, Subzone H, with exceptions, which reflects the zoning that exists in the surrounding neighbourhood matching the type of uses already permitted elsewhere in the neighbourhood. Given the small units size, the development is anticipated to target singles, young professionals, and students looking to live in proximity to school and work reducing the demand for off street parking. As such, the proposed parking reduction is not expected to result in a significant overflow on City streets. Additionally, bicycle parking will be provided in accordance with the By law and supplemented by access to VRTUCAR service in the neighbourhood and proximity to transit. The proposed development represents thoughtful repurposing of an existing structure which no longer serves its purpose built function. Rather than demolishing the building, the building will be renovated and converted to a residential use that is compatible with the surrounding community. The building will be added on in a complimentary fashion allowing for a successful integration into the existing fabric with no undue adverse impacts on the surrounding community. Based on the above, the proposal represents good planning and is in the public interest.

Zoning By law Amendment 2367352 Ontario Limited August 2013 24 Prepared By: Katherine Grechuta, MCIP RPP LEED AP Senior Planner