Development in Sandy Hill R4 Zoning Study April 27, 2017 7:00 – 9:00 pm Objectives for tonight

• Advise you of proposed zoning changes and solicit your feedback on them. • Inform ASH’s response to the City’s proposal and develop a resolution for ASH’s AGM. • Encourage you to submit written comments and to get involved. Agenda

1. Zoning overview – Chad Rollins 2. Recent zoning changes – Chad Rollins 3. Impact on Sandy Hill – Bob Forbes 4. Proposed recommendations (City) – Tim Moerman 5. Discuss proposal – Open to the floor Section 1 Zoning Overview What is zoning?

• Zoning Bylaw implements the Official Plan • Regulates the use of land and the location of buildings Typical types of zoning

• Mixed-Use / Commercial • Residential • Institutional • Open Space and Leisure • Industrial Zoning – performance standards

• Zoning also sets performance standards like maximum height, minimum setbacks, amenity space and parking requirements, etc. Residential zoning

• Ottawa has 5 residential zones, R1 to R5. Permitted uses, density and allowable size of bldg. increase from R1 to R5. R1 - Residential First Density

• Restricts the building form to detached, single-family houses only. R2 - Residential Second Density

• Restricts the building form to detached houses and two unit buildings (duplex or semi-detached). R3 - Residential Third Density

• Allows a mix of residential buildings ranging from detached houses to triplexes and townhouses. R4 - Residential Fourth Density

• Allows a wide mix of residential buildings, from detached houses to apartment buildings of up to 4 storeys. R5 - Residential Fifth Density

• Allows a wide mix of residential buildings, from detached houses to apartment buildings 5 storeys and up. Zoning in Sandy Hill

• Commercial / mixed- use on Rideau, King Edward and part of Laurier. • Institutional zoning for uOttawa campus. • Open space and leisure zoning for parks. Zoning in Sandy Hill

• Most of Sandy Hill is zoned R4. • R5 along Besserer, Laurier, and the river. • R1 South of Somerset on Range, Marlborough and Goulburn. Section 2 Recent Zoning Changes Infill 1

• Approved in 2012 • Applies to mature neighbourhoods • Deals mostly with front of building • Introduced Streetscape Character Analysis Conversions freeze

• Special provisions – conversions did not have to meet requirements of new use (house vs. apt.) • Recognized as a problem • Interim control bylaw (moratorium) 2014 • 1-year freeze • Study carried-out Conversions bylaw

• New bylaw 2015 • Removed special provisions for conversions • Conversions still possible, but must now meet requirements of new use (house vs. apt.) Infill 2

• Approved in 2015 • Applies only inside the Greenbelt • Deals with height and setbacks • Introduced amenity space requirements Special Site Plan Control Area

• Introduced in 2016 • Interim measure for Sandy Hill only • Applies to all types of residential development • Allows planning staff to comment on all developments Section 3 Impact On Sandy Hill Sandy Hill’s Heritage

• ~ 30 designated heritage buildings • SH Cultural Heritage Character Area • 6 existing Heritage Conservation Districts • 1 National Historic (HCD) Site (Laurier House) • 3 new proposed HCDs Sandy Hill Community Projects

• Carriage House adaptive reuse – Bettye Hyde • Prime Ministers’ Row Initiative (Laurier Ave street museum) • Former All Saints Church – AllSaints Event Space Student Enrollment Ontario Universities Have Ottawa Universities Have Doubled Since 2001 Doubled Since 2001

Source: Council of Ontario Universities http://cou.on.ca/wp-content/uploads/2015/08/COU-MultiYearData-Historical-Enrolment-all-tables.xlsx Unlicensed Rooming Houses

• Very profitable if enough bedrooms • 4 units of 6 bedrooms @ $700/bedroom $700x24 = ˃$16k/month or ˃$200k/year • Not a house rented by a group of friends – Individual Leases, locks on doors – Not licenced, so no mandatory inspections • Purpose: purely to maximize landlord revenues Toronto Example

Legal Rooming Houses

• Single or multiple units, multiple bedrooms, shared facilities. Allow: – Individual Leases – Locks on doors • Licenced • Regular inspections for safety • Can be beneficial in preserving large old houses

Blackburn Avenue

Before After Henderson Ave

Before After 413 Chapel Street 515 Chapel Street 386 Chapel Street “Bunkhouse” Inventory

Source: Informal ASH Survey Impact on Community • Oversize Structures – Loss of privacy for neighbours – Loss of light to neighbours – Loss of green space • Garbage – Excessive garbage = animals, rodents, etc. – Storage for garbage and recycling often overlooked – Till now built without Site Plan Garbage Issues Impact on Community • Noise from parties & late night foot traffic • Loss of community character • Loss of diversity – some blocks badly affected • Loss of long-term residents • Lack of versatility – “bunkhouses” appeal only to one demographic, won’t be rented by anyone else Impact on Others • On City – Increased bylaw enforcement costs (noise, garbage, property standards, solid waste collection) – Decline of character of one of Canada’s most historic neighbourhoods • On the University – Decline of the University’s attractiveness and reputation (similar to Queen’s) Impact on Students • Safety risk, particularly fire – No inspections to ensure proper smoke detectors, adequate fire escapes, etc. • Security risk from many strangers living together with no supervision • Vulnerable to exploitation by landlords, particularly true for foreign students • Affordability at the expense of quality of life Impact on Population

• Sandy Hill’s population has declined in 16 of 23 census areas • Excluding Rideau St, overall 3.5% population decline (Source: Census May 10, 2016 relative to May 10, 2011) Impact on Population

• “Private Dwellings with usual occupants” in Sandy Hill have declined in 17 of 23 census areas • Excluding Rideau St: 5.2% decline (Source: Census May 10, 2016 relative to May 10, 2011) What Has Been Done? • Dealing with Symptoms – New rules around Bylaw enforcement, but Bylaw cannot keep up with reports – Zero Tolerance policy on noise – NoiseInSandyHill.ca website – Walkabout with information on noise and garbage – Collaboration on special events and special enforcement – Park clean-ups What Has Been Done?

• University Residences – 4 New off-campus residences (Friel, Henderson, Rideau, Mann) – Have (mainly) avoided side-streets – However, no new on-campus residences announced • Zoning Rule Changes (described previously) Section 4 Proposed Recommendations City Presentation

• City of Ottawa R4 Zoning Review Presentation (Tim Moerman, March 13, 2017) • Submission date extended to May 31, 2017 Section 5 Discuss Proposal Summary of proposed changes

• Limit number of • Require indoor bedrooms in garbage storage in apartments to 4 main bldg. or shed • Define and limit • Relax limits on oversized dwelling number of units in units to detached apartments buildings houses • Permit apartment • Intend to better buildings on smaller define rooming house lots Summary of proposed changes

• Reduce rear yard • Introduce Site Plan amenity space and Control in inner urban landscaped area area for buildings of requirements due to 400m2 or more garbage storage • Continue to work with requirements Committee of • Limit size of Adjustment to clarify secondary dwelling what constitutes a units and cap them at minor variance max. of 2 bedrooms ASH Board Initial Reaction

• Support many of the • Oppose any proposed changes reductions to rear • Think indoor garbage yard amenity space storage should be in and landscaped area building, not shed requirements • Support limiting size of secondary dwelling units ASH Board Initial Reaction

• Very concerned that • Prefer to maintain the there are no proposed current Special Site changes to height or Plan Control for mass Sandy Hill • Worried about impact • Convinced that rental of permitting property licensing is apartment buildings still needed on smaller lots and relaxing limits on number of units Discussion

Open to the floor Next Steps • Deadline for comment – May 31 • Check ASH website for copy of this presentation and our letter – www.ash-acs.ca • Write to Tim Moerman, our Councillor and ASH – [email protected] – [email protected] – [email protected] • Attend ASH’s AGM, May 18