78 UNITS CONDOMINIUM PROJECT MELKART DEVELOPMENTS Inc.
2 PLANNING RATIONALE 78 UNITS CONDOMINIUM PROJECT Proposed at 3843 Innes Road Orleans, Ontario Report Prepared for: Melkart Developments Inc. 3497 Innes Road Ottawa, Ontario K1C 1T1 Prepared by: A. Dagenais & Assoc. Inc. Consulting Engineers & Architect P.O. Box 160 931 Notre-Dame Street Embrun, Ontario K0A1W0 December 7, 2015 Our File Number: 014-510 ARC
TABLE OF CONTENTS Page 3 1.0 INTRODUCTION. 4 2.0 COMMUNITY CONTEXT 2.1 Site overview.. 4 2.2 Surrounding Uses.. 5 2.3 Transportation... 6 2.4 Description of Proposed Development... 6 3.0 SUPPORTING DOCUMENTATION 3.1 Provincial Policy Statement (2005)... 7 3.2 City of Ottawa Official Plan. 11 3.2.1. General Urban Area Designation. 11 3.2.2. Review of Development Applications and Land Use Compatibility... 12 3.3 City of Ottawa Zoning By-law 2008-250. 17 4.0 SUPPORTING STUDIES 4.1 Site Lighting Certificate. 18 4.2 Noise control Study.. 18 4.3 Transportation Brief. 18 5.0 SUMMARY..... 19 EXHIBITS A B C D E Air Photo, Subject Property Air Photo, Subject Property & Surroundings Proposed Site Plan Official Plan - Schedule B Zoning By-law 2008-250 Map
1.0 INTRODUCTION 4 This report has been prepared in support of an application for Site Plan Control. A. Dagenais & Assoc. Inc., Consulting Engineers & Architect, have been retained by Melkart Development INC. to provide new site development documentations and drawings for a 4 block condominium project to replace a previously approved 1 block condominium building. This planning rationale will demonstrate that the new project is consistent with the Provincial Policy Statement (PPS), conforms to the policies of the City of Ottawa Official Plan (OP), meets the Zoning By-law provisions and will blend in the neighborhood, respecting the concerns and requirements expressed in the original project. 2.0 COMMUNITY CONTEXT 2.1 SITE OVERVIEW Exhibit A - Air Photo, Subject Property Highlighted in Red The land that is the subject of this application is outlined in red on Exhibit A and is located on the North side of Innes Road close to Belcourt intersection in Orleans. The site legal description is RCP 905 PT Lot 27 RP 5R6751; Part 2 and has an area of approximately 7.267 hectares with 120.10m of frontage on Innes Road. A copy of the draft plan is attached to this report. The site is currently mostly vacant with seemingly abandoned residential building, setback from Innes Road and are to be demolished. Mature trees are present and the surface is mostly grass. Some of the trees will remain, others will be removed and new ones will be added as shown on the landscaping plan.
2.2 SURROUNDING USES 5 North Exhibit B - Air Photo, Subject Property Highlighted in Red and Surrounding Area The land north and west of the development site is residential (solely single dwelling units), where the land to the east is commercial (a gas station with a convenience store). The land South of the site, across Innes Road, is commercial (shopping centre). The originally approved development was a massive 4 storey high U shape building with underground parking garage. Even though the building location on the property was in respect to the zoning setback from the rear (north) property line, a comment concerning privacy was raised by the neighbors during the public hearing. Therefore the new concept was designed in respect of that comment. The proposed development is a condominium project divided into 4 blocks of 3 ½ storeys consisting of 21 units in Block A, 21 units in Block B, 18 units in Block C and 18 units in Block D, totaling 78 units. This project designed in 4 blocks will appear less massive than the original project. The proposed location of the building is set closer to Innes Road ensuring a level of privacy, peace and quiet that would be much appreciated to the north neighbors. The main access to the site is on the east bottom corner of the property, as proposed in the previous project. This access leads to the paved parking lots of 110 spaces nicely divided with islands located at the back of the buildings, 3m away from the property lines, fully landscaped and enclosed on the east and west with an existing wood board fence.
2.3 TRANSPORTATION 6 Innes Road is identified as an Existing Arterial Road on Schedule E in the City of Ottawa Official Plan. Innes Road consists of four-lanes separated by a median that extends from Belcourt Boulevard and Innes Road intersection of the existing driveway for the property at 3843 Innes Road. There are sidewalks on the North and South sides of Innes Road. Four OC transpo bus routes (94, 131, 611 and 612) pass in front of the subject property on Innes Road. Route 94 provides service along the Rapid Transit Network and extends from Millennium Station (Innes Road and Trim Road) to Tunney s Pasture. Route 131 is a regular route providing service 7 days a week in most time periods. Routes 611 and 612 provide service between 3pm and 4pm only on weekdays. The city of Ottawa Official Plan designates Innes Road as an On-Road Cycling Route on Schedule C. The 1.5m wide cycling lane s route extends along Innes Road from Trim Road to St. Laurent Boulevard. On-road cycling routes encourage an environmentally friendly mode of transportation. 2.4 DESCRIPTION OF PROPOSED DEVELOPMENT Exhibit C Proposed Site Plan
7 As shown in Exhibit C on the previous page, the purpose of a new development to replace the originally approved project concept is that pre-sales to start the project couldn t be attained. It would appear that the market at this time do not favor the quantity of 80 high end Units of Condominium, built with a concrete structure and underground parking garage. Therefore the new project of 4 smaller Part 9, wood construction buildings, combine with surface parking only, is about the same magnitude as the previous project but more suitable for the market s demand at this time. 3.0 SUPPORTING DOCUMENTATION 3.1 PROVINCIAL POLICY STATEMENT (2005) The 2005 Provincial Policy Statement (PPS) was issued under Section 3 of the Planning Act and came into effect March 1, 2005. Under the authority of Section 3 of the Planning Act, all decisions affecting planning matters shall be consistent with this policy statement. The specific policies applicable to this proposal are as follows: The term intensification is used throughout the PPS. Intensification is defined in the PPS as: Intensification: means the development of a property, site or area at a higher density than currently exists through: a) redevelopment The proposed development of the subject property meets the definition of intensification in the PPS. The redevelopment of the site will intensify the use from two triplexes and two detached dwellings (8 units) to four blocks of apartment buildings (78 units). Section 1.1 Managing and Directing Land use to Achieve Development and Land Use Patterns of the PPS includes policies regarding the management and direction of land use to achieve efficient development and land use patterns. Policy 1.1.2 states: Sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas, to accommodate an appropriate range and mix of employment opportunities, housing and other lands uses to meet projected needs for a time horizon of up to 20 years. However, where an alternate time periods has been established for specific areas of the province as a result of a provincial planning exercise or a provincial plan, that time may be used for municipalities within the area.
8 Policy 1.1.2 requires that priority be given to intensification and redevelopment, before accommodating growth in designated growth areas. The proposed development provides an opportunity for intensification and redevelopment within the City of Ottawa Urban Boundary, as identified on Schedule B of the City of Ottawa Official Plan. This opportunity for intensification will help Ottawa accommodate the projected population and housing requirements within the defined Urban Area without creating pressure to designate additional growth areas. Section 1.1.3 Settlement Areas includes policies that apply to urban areas. The Subject Property is located within a Settlement Area as defined by the PPS. Policy 1.1.3.2 states: Land us patterns within settlement areas shall be based on: a) densities and a mix of land uses which: 1. efficiently uses land and resources; 2. are appropriate for, and efficiently use, the infrastructure and public service facilities which are planned or available, and avoid the need for their unjustified and/or uneconomical expansion; and 3. minimize negative impacts to air quality and climate change, and promote energy efficiency in accordance with policy 1.8, and b) a range of uses and opportunities for intensification and redevelopment in accordance with the criteria in policy 1.1.3.3 The proposed development of four blocks of apartment buildings is a considerably more efficient use of land than two triplexes and two single family dwellings and it significantly increases the density of the subject property. The proposed development efficiently uses available infrastructure and public services including; road, public transportation, municipal water services, municipal sewage services and public health and education services. Policy 1.1.3.3 states: 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. The PPS requires that planning authorities, including the City of Ottawa, promote opportunities for intensification. Accordingly, developments such as this one should be promoted by the responsible planning authority. The proposed development efficiently uses the existing infrastructure and public service facilities and represents appropriate intensification having regard to the nature of the area.
9 Policy 1.1.3.4 states: Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety. The development proposes a dwelling type that will result in intensification of the subject property. The city of Ottawa Official Plan provides policies that encourage intensification. The City of Ottawa Zoning By-Law 2008-250 was passed by Council on June 25, 2008. The Zoning By-Law generally reflects the existing usage and was not updated to reflect intensification policies of the Official Plan nor does the By-Law establish appropriate development standards that promote and facilitate intensification and redevelopment of the subject property. Section 1.4 Housing includes policies addressing the density of housing, the range of housing types, and the need of housing to meet projected demands. Policy 1.4.3 states: 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: 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. Policy 1.4.3 (d) requires municipalities, including the City of Ottawa, to promote densities that efficiently use land for housing. The proposed apartment dwelling uses the land, infrastructure and public services that are available for the subject property. There is a general lack of apartment-style housing options to meet the needs of the community. Furthermore, the development of this site will support the use of alternative transportation modes. The subject property is located along the Transit Priority Corridor. In addition, Innes Road is an On-Road Cycling Route and provides for an alternative transportation mode. The On-Road cycling route is identified as part of the Primary Cycling Transportation Network which is shown on Schedule C of the Official Plan. With respect to Policy 1.4.3 (e) the City of Ottawa Official Plan includes policies for residential intensification. As previously discussed, the recently passed City of Ottawa Zoning By-Law has not established development standards to promote intensification for the subject property. The proposed development does not affect the public health and safety of the community.
10 Section 1.6 Infrastructure and Public Service Facilities includes policies addressing the efficient use of existing infrastructure where they are available. Policy 1.6.2 states: 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. The subject property has access to adequate existing infrastructure and public services. This optimizes the use of the existing infrastructure, and does not necessitate the development of new or extended infrastructure of public service facilities. Policy 1.6.2 states: 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. The subject property has access to adequate existing infrastructure and public services. This optimizes the use of the existing infrastructure, and does not necessitate the development of new or extended infrastructure or public service facilities. Policy 1.6.4.1 states: Planning for sewage and water services shall: a) direct and accommodate expected growth in a manner that promotes the efficient use of existing; 1. municipal sewage services and municipal water services, The subject property has access to existing water, sanitary and storm sewer services along Innes Road. One lateral will be extended to the subject property for each of the services. The lateral will be grouped together in order to minimize road cuts. Section 1.6.5 Transportation Systems includes policies addressing public transportation. Generally, transportation systems should be safe, facilitate movement, and should be efficiently used. Policy 1.6.5.2 states: Efficient use shall be made of existing and planned infrastructure. The subject property is located on an existing Arterial road. The proposed development makes efficient use of the existing physical infrastructure, and will not require any road improvements.
11 Policy 1.6.5.4 states: 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 increase in density of the subject property supports the use of public transit. The subject property is located along a Transit Priority Corridor. Innes Road is identified in the City of Ottawa Official Plan in Schedule C - Primary Urban Cycling Transportation Network as an On-Road Cycling Route. 3.2 CITY OF OTTAWA OFFICIAL PLAN The City of Ottawa Official Plan was adopted by City Council on May 14, 2003 and modified by the Minister of Municipal Affairs on November 10, 2003. There have been numerous modifications and amendments approved by City Council and the Ontario Municipal Board. For the purposes of this planning rationale, the consolidated online version of the City of Ottawa 2007 Official Plan (the Official Plan ) was used for reference. 3.2.1 General Urban Area Designation The subject site is located within the urban boundary of the City of Ottawa, as shown on the Urban Policy Plan (Schedule B of the Official Plan). Schedule B shows that the subject site is located in an area designated 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. Exhibit D Excerpt from Schedule B, City of Ottawa Official Plan Under Section 2.2.2 of the City of Ottawa Official Plan, Within the designated urban area, growth will be directed to locations with significant development potential. In addition, the Official Plan states that within the General Urban Area, opportunities for intensification exist and will be supported. The proposed development is consistent with the General Urban Area policies that encourage residential intensification through infill or redevelopment.
12 Section 3.6.1 states the following: 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; The establishment pattern and built form of this area consists of low-rise residential dwellings to the North and West. To the East is an Esso gas bar, car wash and convenience store. A major retail commercial development exists on the south side of Innes Road. The proposed development of the subject site consists of 4 blocks of 3 ½ storey apartment dwellings. The proposed buildings will serve two purposes. First, it will act as a transition between the existing single family dwellings to the North and the existing retail commercial development on the South side of Innes Road. Second, the proposed buildings will act as a physical buffer between the existing low-rise residential development and the traffic and noise on Innes Road. In this case, the proposed new development will enhance the established pattern and built form. 3.2.2 Review of development applications and land use compatibility Section 4.11 of the Official Plan discusses issues of compatibility in reviewing planning applications. Designations such as General Urban Area permit a broad range of uses with non-specific development policies; therefore it is necessary for zoning by-laws to establish more specific uses that can be permitted and the corresponding performance standards. Policy 4.11.1 of the Official Plan states that: When evaluating compatibility of development applications, the City will have regard for the policies of the site s land use designation and all applicable Community Design Plans, Secondary Plans, Plans for Transit Oriented Development Areas approved by Council, or site specific policies, Councilapproved design guidelines, Provincial Environmental Assessments, and Principales in Section 2.5.1 and the preceding policies in Sections 4.1 through 4.10. The proposed development respects the following policies: Relating to Policy 4.1 (Site-Specific Policies and Secondary Policy Plans), the subject site is not located within a Secondary Plan Area;
13 Relating to Policy 4.2 (Adjacent to Land-Use Designations), the subject site is not adjacent to a significant habitat or wetland; Relating to Policy 4.3 (Walking, Cycling, Transit, Road and Parking Lots), the subject site is accessible to several transit routes and fronts onto a designated Existing Arterial Road complete with sidewalks and cycling lanes; Relating to Policy 4.4 (Water and Wastewater Servicing), the subject property is currently connected to municipal water and wastewater facilities. The existing storm sewer services are adequate and can accommodate the proposed development; Relating to Policy 4.5 (Housing), the proposed apartment will be constructed in accordance with the requirements of Section 2.2.3 which requires that land uses intensify within existing areas of development; Relating to Policy 4.6 (Cultural Heritage Resources), the existing buildings are not on the Ottawa Heritage Reference List; Relating to Policy 4.7 (Environmental Protection), there have been no environmental features identified on the site; Relating to Policy 4.8 (Protection of Health and Safety), the subject site is not affected by designations on Schedule K of the Official Plan (flood plains, wellhead protection or unstable soils); Relating to Policy 4.9 (Energy Conservation Through Design), the proposed development will encourage energy conservation through the orientation of South facing windows; Relating to Policy 4.10 (Greenspace Requirements), the proposal will include the construction of a new set of buildings. The south sides of the proposed buildings will have the required setbacks from Innes Road and all other property lines. There are substantial areas of soft landscaping which will provide additional greenspace. Policy 4.11 Urban Design and Compatibility: To demonstrate compatibility of the proposed use with existing uses adjacent to the subject property, this planning rational gives consideration to the various objective criteria listed in Section 4.11.2 of the Official Plan as follows: a. Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated. The proposed development will include 4 blocks of multiple unit apartment buildings. Innes Road is an existing Arterial Mainstreet and has the ability to accommodate traffic generated by users of the site. A Traffic Impact Brief has been prepared by Novatech Engineering Consultants Ltd. Section 4.2 of this report provides a synopsis of the Traffic Impact Brief.
14 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. Given the design of the site, headlight glare, noise and loss of privacy are not expected to be issues for abutting residential properties. c. Parking Requirements: The development should have adequate on-site parking to minimize the potential for spillover parking on adjacent areas. The proposed residential use of the subject property requires 110 parking spaces. All spaces will be provided at grade. The zoning by-law requirements for the apartment s residents and visitors will be met and spillover parking on adjacent properties should not be an issue, given both the quantity of parking provided and the location of the property relative to the surrounding neighborhood. d. Outdoor Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize and undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures. A landscape buffer will be used to respect the privacy of the adjacent residential properties to the north and west of the subject site. In addition, landscaping and other design measures will be considered in order to respect the amenity areas of the adjacent properties. e. Loading Areas, Service Areas, and Outdoor Storage: The operational characteristics and visual appearances of loading facilities, service areas including garbage), parking and areas for the outdoor storage of goods or materials should be mitigated using a variety of methods (eg, location, containment, screening, berms, and/or landscaping). There will be no outdoor storage. The garbage will be stored in a 1.835m high enclosure and the service areas will be located in between two buildings along the south property line. The landscaping plan will include the use of landscaping materials and fencing to screen the property from the neighbours.
15 f. Lighting: The potential for light spill over or glare from a lighting source onto adjacent light sensitive areas should be avoided or mitigated. Lighting from the proposed buildings will be controlled through the Site Plan Approval process so as to minimize potential for light spillover on adjacent properties. A lighting spillage brief has been prepared. There are no service areas located on the west and north sides of the property adjacent to existing residential development. 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. It is expected that the proposed development will not generate noise, odours and other emissions. h. Sunlight: The development should minimize shadowing on adjacent properties, to the extent predictable, particularly on outdoor amenity areas, through the siting of buildings or other measures. A Sun Shadow Study has not been prepared since the proposed buildings meet the height requirement for the zoning. i. Microclimate: The development should be designed to minimize adverse effects related to wind, snow drifting and temperature on adjacent properties. The proposed development has been designed to minimize adverse effects related to the weather. Wind, snow and temperature differences should not occur. j. Supporting Neighborhood 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. Currently, there are well established services and amenities within the neighborhood. The proposed development will be able to take advantage of the existing neighborhood schools, parks and leisure areas that are within the community. The Monfort Hospital is located approximately 10km from the subject property. There are eight schools located within less than 2km of the subject property. Within 2.5km of the subject property, there are 10 community parks. There are two fire stations located within 3km of the subject site.
16 The proposed use, when evaluated against the above-noted compatibility criteria, is compatible with existing uses. The proposed use will fit well within the diverse physical character of Innes Road and will be appropriate in the context of other uses in the immediate vicinity. The proposed zoning amendment conforms to the compatibility requirements of Section 4.11 of the Official Plan. Building Transitions: Integrating taller buildings within an area characterized by a lower built form is an important design consideration The existing residential developments to the north and west are low rise detached dwellings. The property to the east is a gas bar, car wash and convenience store. The property on the south side of Innes Road has been developed as a major retailcommercial lands. The retail commercial development is of a larger scale. This property is zoned Arterial Mainstreet Zone (AM) in the City of Ottawa Zoning By-law 2008-250. The permitted height of the AM Zone is between 11m and 25m, depending on the location of adjacent residential properties. The AM Zone allows for buildings with higher heights along the south side of Innes Road. The buildings heights and massings for the proposed apartment dwellings is appropriate for the area context. The transition in building heights is advantageous because the proposed apartment dwellings will act as a buffer between the low-rise residential development to the North and the large scale intensity of the commercial development along the south side of Innes Road. The subject site is an ideal transitional property between the development to the north and the development on the South side of Innes Road. Intensification inside stable, low-rise neighbourhoods The proposed development varies from the existing pattern of low rise single family dwelling within the surrounding community. This is an Innes Road project in terms of orientation and, therefore, similar height, massing, proportion, street setback and distance between buildings for the proposed development in relation to that of the existing residential area would not be expected. The proposed design will compensate for the variation from the pattern of the area by providing landscaping buffers. In addition, the building has been designed with larger than required setbacks on all sides. With this in mind, the setback of the building will ensure that the existing adjacent residential properties to the North maintain their privacy.
17 3.3 CITY OF OTTAWA ZONING BY-LAW 2008-250. Exhibit E Excerpt from City of Ottawa Zoning By-law 2008-250 As per Exhibit E above the subject property is zoned R4Z Residential Fourth Density Zone with a Z Subzone. The proposal is a development of apartment dwelling (low rise). The R4 Zone permits: - apartment dwelling, low rise), - home-based daycare - semi-detached dwelling - bed and breakfast, - linked-detached dwelling - stalked dwelling - community garden, - park - three unit dwelling - converted dwelling, - planned unit development - townhouse dwelling - detached dwelling, - retirement home, converted, - diplomatic mission - retirement home, - duplex dwelling, - rooming house, converted, - group homes - rooming house - home-based business - secondary dwelling unit
18 The R2N Zone on the west and north side of the subject property consist of, and permits single family dwellings, semi-detached dwellings and duplexes and does not permit apartments dwellings. The LC6 Zone on the east side consists of commercial uses and do not permits residential uses. The properties located on the south side of Innes Road are zoned AM; Arterial Mainstreet Zone. Permitted residential uses in the AM Zone includes an apartment dwelling, low rise and apartment dwelling, mid-high rise and allows for commercial uses and mixed-use projects. The building height for the AM Zone ranges from 11m to 25m. 4.0 SUPPORTING STUDIES 4.1 Site Lighting Certificate The existing residential properties to the north and west have amenity areas which back onto the proposed development. A Site lighting study was prepared in order to observe the impact of the lighting spillage cast by the proposed development onto the amenity areas of the adjacent residential properties. The City of Ottawa Zoning By-law 2008-250 describes amenity areas as the total passive or active recreational area provided on a lot for the personal shared or communal use of the residents of a building or buildings, and includes balconies, patios, rooftop gardens and other similar features, but does not include indoor laundry or locker facilities. 4.2 Noise Control Study Section 4.8.7, of the City of Ottawa Official Plan states that Noise studies may be required for proposed development adjacent to transportation corridors Novatech Engineering has prepared a noise study as required by this policy of the Official Plan. The noise study concluded that noise concerns related to Innes Road can be readily addressed through building construction features. 4.3 Transportation Brief The transportation brief determines the transportation impacts of the proposed development. It evaluates existing intersection capacity, estimates site generated traffic, and reviews on-site design. It also identifies provisions for non-auto travel
modes, addresses potential community concerns and conformance with Transportation Demand Management initiatives. 19 The Brief concluded that no roadway modifications are required to accommodate the proposed development. The brief also concluded that the proposed on-site parking meets the minimum requirements of the City s Zoning By-law. Neighborhood and parking infiltration is not anticipated. In addition, the findings of the Transportation Brief show that the proposed development can be accommodated by the local transportation network. 5.0 SUMMARY This report by A. Dagenais & Assoc. Inc. for a residential development at 3843 Innes Road, has been reviewed from a planning point of view, including being consistent with the Provincial Policy Statement. The proposed development provides an opportunity for intensification and redevelopment within the City of Ottawa Urban Boundary. The proposed development is appropriate intensification and should be promoted by the City of Ottawa as is required by the Provincial Policy Statement. The proposal as been designed to meet the requirements of the R4Z Zone. The proposal is considered appropriate development for the subject property, having regard to the nature of the existing and proposed land uses in the vicinity of the subject property with no impact on abutting and adjacent properties. Should you have any questions, please do not hesitate to contact the undersigned. Sincerely Yours, Alain Dagenais, P.Eng.
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