890-900BANK PLANNING RATIONALE JULY 2016

INTRODUCTION ...... 2 OVERVIEW ...... 2 THE SITE ...... 2 SITE LOCATION ...... 3 COMMUNITY AMENITIES: ...... 7 ROAD NETWORK AND TRANSIT: ...... 8 DEVELOPMENT PROPOSAL ...... 9 PROVINCIAL POLICY STATEMENT (2014) ...... 14 CITY OF OFFICIAL PLAN 2003, AS AMENDED ...... 15 OFFICIAL PLAN AMENDMENT 150 ...... 24 URBAN DESIGN GUIDELINES FOR DEVELOPMENT ALONG TRADITIONAL MAINSTREETS ...... 26 ZONING BY-LAW 2008-250 (TM H(15)) ...... 28 SUPPORTING PLANS/STUDIES ...... 34 CONCLUSIONS ...... 34

PLANNINGDESIGNLANDSCAPE ARCHITECTURE

INTRODUCTION

This Planning Rationale has been prepared by FOTENN Consultants Inc. on behalf of Canderel Realties Inc. in support of Zoning By-law Amendment and Part-Lot Control application. The purpose of the following document is to assess the appropriateness of the proposed mixed-use mid-rise development and the requested Zoning By-law Amendment in the context of the surrounding community and the applicable policy and regulatory framework.

OVERVIEW

THE SITE

The site is legally described as Part of Lot 24 in Block 5 (North Holmwood Avenue), Registered Plan 26085 and Part of Lots 6 and 7, Registered Plan 47389 in the City of Ottawa (referred to herein as “the site”). The site comprises two parcels, 890 and 900 , and forms an irregularly shaped development site with a total area of approximately 3,267 m². The site has approximately 89.8 metres of frontage on Bank Street as well as approximately 19 metres of frontage along Thornton Avenue and 57 metres of frontage along Monk Street.

The site consists of two (2) existing buildings, an automobile service, (Mister Muffler), and a Beer Store. Both buildings are single-storey, with a large portion of each parcel covered by surface parking as shown in Figure 1.

FIGURE 1: Subject Site

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The property at 890 Bank Street has a wide sidewalk along Bank Street with landscaping, street furniture, art installations and a light standard that form part of the Bank Street re- construction that took place in 2013. Access onto the property for vehicles is provided from both Bank Street and Thornton Avenue with depressed curb entrances. Similarly, 900 Bank Street has a large surface parking lot to its south that is accessed from Bank Street with a depressed curb entrance, while a single loading bay is provided at the rear of the property with access off Monk Street.

SITE LOCATION

The site is located in community of Ottawa, in the block bound by Bank Street to the east, Thornton Avenue to the north, Monk Street to the west and Holmwood Avenue to the south as shown in Figure 2. The Glebe is an evolving neighborhood which has a broad mix of uses including employment, recreation, retail, institutional, and neighbourhood services and facilities. The site is approximately 120 metres northwest of Lansdowne Park and faces the central transit route that runs along Bank Street. The area is characterized by an eclectic mix of buildings, uses, densities, heights and architectural styles. Gradual infilling has occurred on small, medium and large sized lots over the last decade. These changes have resulted in filling void gaps within the streetscape and contributed to the reestablishment of a defined street edge occupied by uses that serve the community.

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FIGURE 2: Map of the site and surrounding neighbourhood

The surrounding uses vary and can be described as follows:

North: On the north side of Thornton Avenue there is a two (2) storey commercial development with retail at grade and office spaces above. This mixed-use building faces Bank Street, a Traditional Mainstreet that is characterized by a pedestrian-friendly environment featuring active street frontages and an eclectic mix of uses that serve the neighbourhood as shown in Figure 3. In the same block, but fronting Monk Street are two semi-detached dwellings. There is also a local bus stop to the north of the site located on the east and west side of Bank Street servicing routes that provide local transit service to the surrounding area. Further north of the site, the Ottawa Central Station provides regional transit service to surrounding cities.

South: South of the subject site, beyond a one-storey commercial building that is located at the intersection of Bank Street and Holmwood Avenue, is the Lord Lansdowne, an eleven (11) storey retirement residence building as shown in Figure 4. A single-detached two (2) storey residential dwelling that faces onto Monk Street is also found directly south of the site. The neighbouring block to the south also features the Glebe Centre, which is a six (6) storey long-term care facility for seniors and the Abbotsford House Senior Centre, which is a three (3) storey facility that provides daytime activities. Both facilities have frontage on Bank Street and Monk Street. To the southeast is the Lansdowne Park redevelopment, which features a collection of commercial developments, a football stadium and several high-rise apartment buildings including an eleven (11) storey mixed-use building located at the kitty-corner of the proposed development. Due to the increased ceiling to floor heights on the first two (2) floors consisting of retail units, this building reads as comparable to a thirteen (13) storey residential apartment. There is also a multi-use pathway to the south of the site that runs east-west on Queen Elizabeth Driveway providing scenic views of the and connection to several parks including Browns Inlet Park and Lansdowne Park.

East: East of the subject site lies a series of one (1) and two (2) storey convenience, restaurant, and retail type uses that serve the local community that face Bank Street as shown in Figure 5. Bank Street continues to be characterized by a pedestrian-friendly environment that features an eclectic mix of uses and active street frontages. Further east, a collection of single-detached, semi-detached and townhomes face north-south onto Holmwood Avenue. These homes showcase building heights that range between two (2) to three (3) storeys. While the homes on the north side of Holmwood Avenue appear to have been built in the last 100 years, the townhomes on the south side of Holmwood Avenue are part of the recent Lansdowne redevelopment and appear to have been built in the last 2 years.

West: Directly west of the subject site, lies a row of five (5) townhomes and a single detached home that are both three (3) stories in height. These homes are located on the east side of Monk Street and contain articulated front entrances with

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significant landscaping that enhance the streetscape as shown in Figure 6. The west side of Monk Street continues to be characterized by a residential neighbourhood displaying a collection of single detached, semi-detached and low-rise apartment dwellings that range between two (2) to four (4) storeys in height. Further west of the site is the Glebe Community Centre and several schools. Dow’s Lake is also found to the far west of the site.

FIGURE 3: View of Bank Street and mixed-use building located North of the site

FIGURE 4: View of high-rise buildings directly South of the site

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FIGURE 5: View of Bank Street directly East of the site

FIGURE 6: Residential neighbourhood on Monk Street

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COMMUNITY AMENITIES:

The site is located in an established neighbourhood with a wide range of residential and commercial uses. Retail occupies the majority of the streetscape along Bank Street with uses such as boutiques, grocery stores, restaurants, convenience stores and pharmacies. As Bank Street is designated as a Traditional Mainstreet in Schedule B of the City of Ottawa Official Plan, there are a number of community amenities located within walking distance of the subject site. Some of the community amenities (Figure 7) located in close proximity to the site include:

• Lansdowne Park Complex (TD Place, Aberdeen Pavilion, Horticultural Building); • Glebe Community Centre; • Brown’s Inlet Park; • Sylvia Holden Park; • Glebe Centre; • Abbotsford House Senior Centre; • Fire Station 12; • – Sunnyside Branch; and • 6 Elementary Schools and 2 High Schools.

FIGURE 7: Community Amenities surrounding the site

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ROAD NETWORK AND TRANSIT:

Roads: The site is well serviced with respect to the existing road network. The subject lands are located directly on Bank Street, an Existing Arterial Road as shown in Figure 8. The site is also located in close proximity to Fifth Avenue which is identified as an as Existing Collector Road on Schedule E of the City of Ottawa Official Plan. The site is also located approximately 2 km south of the Highway 417 which can be accessed by heading north on Bank Street. Moreover, the site is located approximately 500 metres north and west of the Queen Elizabeth Driveway which provides a scenic connection to the City’s central area and can be accessed by heading south on Bank Street.

FIGURE 8: Excerpt from Schedule E: Urban Road Network in the City of Ottawa Official Plan

Active Transportation: The site is ideally situated with respect to proximity to transit. As shown on Schedule D of the City of Ottawa Official Plan, Bank Street is designated as a Transit Priority Corridor. The site is located 50 metres south of several OC transportation bus stops servicing routes 1 and 7. Both bus lines offer access to the downtown. Moreover, the bus lines offer direct access to the Ottawa Central Station which is located approximately 1.5

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km north of the subject site. The site is also located in close proximity to several Societé de Transport de l’Outaouais bus stops servicing routes 450-456. These bus lines offer access between and Lansdowne Park. The site is also well serviced by city-wide and community-level multi-use pathways along the Queen Elizabeth Driveway and along the Rideau River shoreline, as identified on Schedule I of the City of Ottawa Official Plan.

DEVELOPMENT PROPOSAL

Canderel is proposing to demolish the existing one (1) storey automobile service centre and Beer Store and construct an eight (8) storey, mid-rise mixed-use development that is 26 metres in height. The proposed development is to include approximately 1,607 m2 of retail space on the ground floor, in multiple units, fronting onto Bank Street and the eastern portion of Thornton Avenue as shown in Figure 9. The remaining part of the ground floor that is not attributed to retail as well as the seven (7) storeys above will consist of a retirement residence that is operated by Amica. With a total of one hundred and sixty (160) residential units, the residence will include studios, one and two bedroom units.

FIGURE 9: Proposed Site Plan

Entrances to the retail units are proposed from Bank Street, while an entrance to the retirement residence is proposed from Monk Street. Vehicular entrance to the underground parking garage is also proposed from Monk Street. One loading bay is provided off of Monk Street as well, and is recessed and screened in order to reduce any potential negative noise and visual impacts on the surrounding residential uses; an improvement on the existing loading bay at approximately the same location. Storage, including waste removal storage for the proposed development, will be contained within the building to minimize any disruption to adjacent properties.

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The ground floor of the proposed building will include a number of smaller-scale commercial uses such as retail and restaurants, as well as the Beer Store which is expected to move into the new space. Part of the ground floor will include the lobby and administrative office of the retirement residence. The remaining seven (7) storeys will include dwelling units, and a number of amenity spaces such as a theatre, fitness room, bistro, beauty salon and arts and crafts room.

The retail portion of the proposed building frames the street edge and has been oriented toward Bank Street and Thornton Avenue, while the residential portion of the proposed development has been oriented toward Monk Street. In both cases, the proposed development creates a continuous building frontage and landscape treatment that do not currently exist. The building will be set back 2.28 metres from the existing lot line at 900 Bank Street in order to satisfy the City’s requirement for right-of-way widening from 9.22 metres to 11.5 metres, and improve pedestrian comfort on the traditional mainstreet. The right-of-way was previously widened along the frontage of 890 Bank Street so no additional widening is required along this portion of the development.

The proposed development will have a variety of landscaped areas and outdoor spaces to add visual interest, and to provide future users of the retail units with high-quality amenity space. Landscaping is proposed in the form of new street trees on both frontages to create visual interest, a neighbourhood appearance, and to break-up the percentage of coverage from hardscape materials. Outdoor patios along the northeastern and southeastern portion of the lot on Bank Street also contribute to a convivial streetscape as shown in Figure 10. This will improve on the existing development which includes very little landscaping, especially along Bank Street.

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FIGURE 10: View of proposed development and outdoor patio space

The proposed development also features several outdoor amenity spaces and balconies for residents including an outdoor patio on the first floor of the building facing Monk Street (Figure 11) and a roof terrace on the second floor which faces onto Bank Street and showcases raised planter beds, seating areas and ample vegetation. In total, 65.83 m2 of amenity space is proposed on the first floor outdoor patio, 196.5m2 of common amenity space is proposed on the second floor roof terrace; 142.2 m2 of amenity space is proposed on the communal balconies located on the second, third and fourth floors; and a total of 32 balconies are proposed for dwelling units located on the fifth, sixth, seventh and eighth floors. A three (3) metre landscaped path is also proposed along the northwest interior side yard, while a 1.5 metre path is proposed along the southern interior side yard to provide separation from the adjacent residential zones while providing access to secondary entrances/exits.

FIGURE 11: View of the proposed development along Monk Street

An underground parking garage located below the proposed development provides a total of fifty four (54) parking spaces which exceeds zoning requirements. The underground parking garage will be accessed through a proposed two-way ramp that will be located beside the proposed outdoor patio space along Monk Street. In addition, a designated drop-off zone for vehicles is offset along the eastern portion of Monk Street and directly facing the main entrance of the proposed retirement residence. A bicycle parking rack containing 20 spaces is also provided in the underground parking garage.

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FIGURE 12: View of the proposed development along Bank Street

In response to the neighborhood context, the massing of the building has been broken up with the use of a variety of materials. The building façade along Bank Street has been designed with a row of commercial units typical to what would be found along a traditional mainstreet as shown on Figure 12. This pedestrian friendly façade includes ample glazing, offset window designs, articulated entrances, varied setbacks and two (2) outdoor patios. This is further supported by providing a stepback above the second floor. Significant landscaping is also provided to enhance the streetscape along the eastern and western portion of the proposed development. These features include the introduction of trees, shrubs and planters. Lastly, a maximum building height of six (6) storeys along the northern portion of the property provides a gradual increase in the actual building height and represents a transition between the low-rise commercial and residential units to the north and the high-rise residential and mixed-use buildings to the south (Figures 13, 14 & 15).

The proposed development will require an amendment to the City of Ottawa Zoning By- law.

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FIGURE 13: Building Elevations along the southern property line (Monk Street to Bank Street)

FIGURE 14: Building Elevations along the northern property line (Monk Street to Bank Street)

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FIGURE 15: Building Elevations along the eastern property line (Bank Street)

POLICY AND REGULATORY FRAMEWORK

PROVINCIAL POLICY STATEMENT (2014)

The Provincial Policy Statement, under the authority of Section 3 of the Planning Act, provides policy direction on matters of provincial interest related to land use planning. As such, decisions affecting planning matters shall be consistent with policy statements issued under the act.

A fundamental tenet of the PPS is the intensification of built-up areas to efficiently use land with existing infrastructure and public service facilities to avoid the need for unjustified and uneconomic expansion. As a result, planning authorities must identify and promote opportunities for intensification and redevelopment [Policy 1.1.3.3].In addition to meeting the fundamental tenet of the PPS of concentrating growth within the urban area where infrastructure is available, the proposed development meets the following Provincial Policy interests:

• Promotes efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term [Policy 1.1.1.a]; • Promotes cost-effective development standards to minimize land consumption and servicing costs [Policy 1.1.1.e]; • Ensuring that necessary infrastructure, electricity generation facilities and transmission and distribution systems, and public service facilities are or will be available to meet current and projected needs [Policy 1.11g];

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• Within settlement areas, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas [Policy 1.1.2] • Identifies and promotes opportunities for intensification and redevelopment where this can be accommodated taking into account existing building stock and areas [Policy 1.1.3.3]; • Appropriate development standards should be promoted which facilitate intensification, redevelopment and compact form [policy 1.1.3.4] • Directs 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 [Policy 1.4.3.c];

The proposed development is consistent with the Provincial Policy Statement as:

• The proposal capitalizes on an opportunity for redevelopment and intensification within the City’s built-up area.

• The proposed development promotes intensification and new housing in an area where public transit is currently available.

• The proposed development promotes densities that contribute to more sustainable land use patterns and contribute to the range and mix of residential housing types.

CITY OF OTTAWA OFFICIAL PLAN 2003, AS AMENDED

The City of Ottawa Official Plan is composed of eight (8) 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. It is expected that two-thirds of the added housing stock located outside of the will be in the form of single- detached homes, while in the Greenbelt, one-third of housing growth will be in the form of apartments.

Ottawa expects to support this growth by managing it in ways that support healthy, liveable communities. Growth will be directed towards key locations with a mix of housing, shopping, recreation and employment and which are easily accessible by transit. The City anticipates that 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.

In order to meet these and other objectives of the Official Plan, the City has committed to pursuing strategic directions in four (4) key areas, two (2) of which are applicable and relevant to this proposal.

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.

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• 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 Liveable Communities • Growth will be managed in ways that create complete communities with a good balance of facilities and services 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.

2.2.2 Managing Growth within the Urban Area

The policy direction of the City’s Official Plan is to promote an efficient land-use pattern through intensification of locations that are strategically aligned with the transportation network and in particular the rapid transit network. This section discusses the opportunities that exist for intensification and generally that the City will support such intensification.

The scale of intensification on Traditional Mainstreets will depend on factors such as existing built context, building transition and proximity to major roads. To achieve compatibility between existing and planned built form, emphasis will be placed on good urban design and architecture.

3.0 Land Use Designations

The property is designated Traditional Mainstreet on Schedule B – Urban Policy Plan in the City of Ottawa Official Plan as shown in Figure 16. The objective of the Traditional Mainstreet designation is to encourage more dense and mixed-use development that supports, and is supported by, increased walking, cycling and transit use. A broad range of uses are permitted on Traditional Mainstreets, including retail and service commercial uses, offices, residential and institutional uses. Uses may be mixed in individual buildings or occur side by side in separate buildings.

With respect to building height, the Official Plan outlines that Traditional Mainstreets will support building heights of up to six (6) storeys, although greater heights may be contemplated in accordance with criteria in Section 4.11 of the Plan. Additionally, greater building heights may be considered in locations that are characterized by high-rise buildings that have direct access to an arterial road and where appropriate building transition is achieved. The Official Plan encourages intensification along Mainstreets through the redevelopment of such sites as vacant lots, parking lots, gas stations, and former automobile sales lots.

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FIGURE 16: Excerpt from Schedule B: Urban Policy Plan in the City of Ottawa Official Plan

As stated in the above noted policy, applications in the Traditional Mainstreet will be evaluated according to the criteria of Section 2.5.1 – Compatibility and Community Design and Section 4.11 – Urban Design Compatibility. Further to these policies the proposed development should relate to the existing community character to enhance desirable established patterns and built form.

The proposed development conforms to the policies of City of Ottawa Official Plan as:

• The proposal achieves development that takes advantage of existing infrastructure, and is situated in an area that promotes a complete community with a good balance of facilities and services.

• The proposed development will intensify a site with surface parking and automobile-oriented uses that is underutilized and not in conformity with the Traditional Mainstreet designation.

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• The proposal builds upon desirable established patterns and built form while contributing to the variety of housing options available in the neighbourhood. Although the built form immediately south and east of the site displays retail and residential buildings of two (2) to three (3) storeys, it is important to consider that the permitted heights are much greater and there are two (2) eleven (11) storey buildings located directly south of the site.

• As the proposed development is located directly on a Traditional Mainstreet, it provides an ideal location for intensification that will support existing and future services in the neighbourhood.

• The building format of the proposed development will enclose and define the street edge at the corner of and along Bank Street and Thornton Avenue.

• The proposal is conveniently located with respect to concentrations of residential development and popular pedestrian and cyclist routes.

• The proposed development is ideally located on Bank Street which is highlighted as an Existing Arterial Road and a Transit Priority Network on Schedule E and respectively in Schedule D of the City of Ottawa Official Plan.

Section 2.5.1 Building Liveable Communities

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. The Plan recognizes that 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.

Compatible developments are developments that, although not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhance the established character of a community and coexist with existing development without causing undue adverse impact on surrounding properties.

The City influences the built environment through the use of design objectives set out in Section 2.5.1 that are broadly stated and intended to apply to new development.

The proposed development meets the following applicable objectives in Section 2.5.1 of the Official Plan:

• Enhances the sense of community by creating and maintaining places with their own distinct identity; • Define quality public and private spaces through development; • Creates places that are safe, accessible and easy to get to, and move through; • Ensures respect for the character of the existing area; and • Considers adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice.

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The proposed design program successfully achieves the following:

1. It enhances the sense of community and creates a sense of identity:

• The architectural design of the proposed building exhibits high quality materials and interesting architecture. • The proposal will help achieve the planned function of Bank Street as a traditional mainstreet through appropriate and context-sensitive development. • The proposed development reflects a thorough understanding of the commercial character of Bank Street and respects the character of the residential neighbourhood to the west.

2. It defines quality public and private spaces:

• The development proposal orients the principal retail façade of the building to Bank Street with a slightly reduced setback, while orienting the principal residential façade and main entrance to Monk Street. • The development proposal uses architectural elements such as building massing, varied setbacks as well as landscape features such as planters to accentuate the building entrances. • The proposed parking area is concealed underground. • The proposed development provides users of the retail units with quality amenity spaces through the provision of two (2) outdoor patios. • The proposed building provides occupants with quality amenity space in the roof terrace area that will exhibit additional landscaping such as planters and a sun shade trellis, the communal patio spaces and private balconies. • The proposal encourages a continuity of street frontage along a traditional mainstreet, Bank Street through massing at the street edge, landscape treatment, and quality architecture. • The proposal minimizes noise impacts that could potentially adversely impact nearby residents by orienting the retail uses to the mainstreet and not Monk Street.

3. It creates places that are safe, accessible and are easy to get to and move through:

• The proposed building has been designed to be universally accessible. • The proposed building has been designed with significant glazing into the living areas of units that will maximize overlook into the surrounding public spaces supporting the notion of ‘eyes on the street’. Lighting for the proposed building will be strategically located and oriented to ensure safety for building residents at all points of ingress and egress. • The proposal makes efficient use of the existing public transportation on Bank Street to encourage active transportation and transit use.

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4. It respects the character of existing areas:

• The development proposal creates a sense of human scale through architectural massing and extensive detailing on the main level of the building to provide greater visual interest in the pedestrian realm. This is achieved through the use of outdoor patios, and a variety of material finishes including wood, wood-like material, masonry of different colors, concrete and glazed doors. • The design of the front building façade along Bank Street is intended to read like a row of commercial units to reflect the mainstreet character to the north and south, while the front building façade along Monk Street is intended to read like a residential building in response to the surrounding neighbourhood. • The proposed development integrates street tree planting to create a uniform streetscape. • The building design, with a recessed/reduced seventh and eighth storey, provides an excellent transition from the two (2) and three (3) storey mixed-use buildings to the north to the neighbouring eleven (11) storey high-rise buildings to the south.

5. The proposal considers adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice

• The proposed development helps to achieve a more compact urban form by developing within the built-up area. • The development accommodates the needs of a range of people at different life cycle stages.

As discussed earlier in this report, the proposed development is located at the interface between a Traditional Mainstreet and a residential neighbourhood. Additionally, the subject site is located in a key transition point along Bank Street, with retail units that range between one (1) to four (4) storeys to the north and the Lansdowne Park development to the south, which is punctuated with high-rise mixed-use buildings that range between eleven (11) to seventeen (17) storeys. Although Bank Street displays buildings that exhibit such a large range in building height, most Traditional Mainstreet redevelopment sites are up to six (6) storeys in height, consistent with the policy framework.

Within the last decade, more intense development forms such as mid-high rise apartments and mixed-use buildings have been constructed along this portion of Bank Street as a result of the Lansdowne Park redevelopment. Additionally, the Lord Lansdowne retirement residence and the Glebe Centre provide precedence for re- development projects that have occurred along Monk Street. The proposed development addresses the street’s low-rise residential character to the west, and the low-high rise character to the south while seeking to establish a strong standard for new development with high-quality design. Though the property is not included in the Lansdowne Park redevelopment, it serves as an ideal transition from the adjacent mid-high rise development to the south to the low-rise development context within the residential neighbourhood and along Bank Street to the north. The proposed development contributes to a continuity of building height promoting a coherent urban fabric that

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takes advantage of the width of Bank Street to locate height and density on a major arterial road and close to active transportation and amenities.

Section 4.11 Urban Design and Compatibility

The criteria in Section 4.11 can be used to objectively evaluate the compatibility of infill or intensification developments. The proposed development meets the compatibility objectives (as they relate to design) in the following ways:

Table 1. Demonstrating compliance with Section 4.11.

COMPATIBILITY PROPOSED DEVELOPMENT CRITERIA

Vehicular Access . Vehicular access is not provided into the site from Bank Street or Thornton Avenue in order to enhance the pedestrian experience of the Traditional Mainstreet. The proposed building is to be built to the street edges. . Access/egress to the parking garage is provided off Monk Street. The underground parking area will ensure that the overall public realm is improved.

Traffic . As per the Transportation Report prepared by Parsons, there are no existing traffic operational issues in the vicinity of the site which would be impacted by the proposed development; . The proposed development is likely to generate an acceptable number of vehicular trips, and any delays outside of rush hour that are considered acceptable for a Traditional Mainstreet;

Parking . Modestly exceeding zoning requirements, the development Requirements proposes 54 parking spaces in the underground parking garage primarily to serve the proposed retirement home and the larger retail use (Beer Store). . The development proposes 20 bicycle parking spaces. Service Areas . Services and storage for the proposed development will be contained in the underground parking garage while waste removal will be contained on the ground floor and are designed to minimize any disruption to adjacent properties.

Lighting . Lighting will be designed and installed to provide a safe and secure environment, without impacting (glaring) onto adjacent properties.

Sunlight . A sun shadow analysis comparing impacts on surrounding properties of a 15 metre (as-of-right) massing and the proposed building demonstrated that the proposed development is not anticipated to have more significant shadow impacts on surrounding properties than the as-of-right massing as impacts are mitigated by the building stepbacks.

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Noise and Air . The Noise Study prepared by State of the Art Acoustik Inc. Quality identifies ways through which noise impacts can be mitigated.

Microclimate . No microclimate impacts are expected as a result of the proposed development.

Policy 8, 9 and 10 in Section 4.11 states that high-rise buildings may be considered on lands within Traditional Mainstreets and in the following locations, provided all other policies of this Plan have been met:

• Within areas characterized by high-rise buildings that have direct access to an arterial road, or; • Within 600 metres of a rapid transit station as identified on Schedule D; or • Within areas identified for high-rise buildings where these building profiles are already permitted in the Zoning By-law approved by Council, or; • Within areas where a built form transition is appropriate [Policy 12].

As depicted in Figure 17, the proposed development will enhance the streetscape on Bank Street, Monk Street and Thornton Avenue, while supporting the planned function of the neighbourhood which is defined by a variety of uses, and architectural styles. The building height, though higher than its immediate neighbouring properties to the west and north, is lower than the properties to the south. The appropriateness of this height transition is particularly obvious when one considers the eleven (11) storey buildings to the south. Through the stepping back of the 3rd, 5th, and 7th storeys, the design effectively respects and incrementally transitions between the adjacent properties, particularly the planned function in the area. The proximity to high rise buildings make the subject lands relatively unique within the Glebe and Bank Street as lands further south would not be able to respond as easily to the height exceptions in the policy framework noted above.

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FIGURE 17: View of the proposed development along Monk Street

As shown above, the subject property is also located along an Existing Arterial Road as identified in Schedule E of the City of Ottawa Official Plan and although it is not in close proximity to a rapid transit station, Bank Street is identified as a Transit Priority Corridor on Schedule D of the City of Ottawa Official Plan rendering it an ideal location for intensification.

The building has been oriented and positioned to meet the front yard setback patterns of the adjacent residential developments along Monk Street and the mixed-use developments along Bank Street creating a continuous street frontage which does not currently exist. Additionally, the building has also been oriented and positioned to meet the general side yard setback pattern of the adjacent residential developments, including the abutting properties at 27 Monk Street and 35 Monk Street, both of which appear to be built relatively close to the side lot lines. Although the proposed side yard setback is not atypical of the street, an attempt has been made to address privacy and overlook concerns by pulling the building back on the third and seventh floor. Additionally, glazing has been reduced on the first two (2) floors overlooking the neighbouring townhomes and the communal balconies on the third and fourth floor that face Monk Street are significantly pulled back as shown in Figure 17.

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The proposed development meets the policies of General Urban Area in the City’s Official Plan, including the Urban Design and Compatibility criteria in Sections 2.5.1 and 4.11.

OFFICIAL PLAN AMENDMENT 150

In 2013, the City of Ottawa reviewed its Official Plan which resulted in numerous changes to policy references and to land use designations. City Council adopted Official Plan Amendment No. 150 (OPA 150) to implement the changes in December 2013 and it was approved by the Ministry of Municipal Affairs and Housing (MMAH) on April 24, 2014. OPA 150 has received several appeals, which are all ongoing as of the writing of this document.

For the purposes of this Planning Rationale, the current policies of the City of Ottawa Official Plan 2003 (Consolidated May 2013) remain in full force and effect and have been reviewed and analysed for the proposed development. Although OPA 150 is subject to appeals and may still change, the general directives and policies in the Plan have been considered, recognizing that they represent Council’s direction.

Section 2.2.2 – Managing Intensification within the Urban Area

Intensification policies in Section 2.2.2 of the Official Plan have been amended to include direction for the location of taller buildings. Intensification is targeted towards areas along rapid transit networks, in areas with a mix of uses.

As discussed above, Bank Street is designated as a Transit Priority Corridor on Schedule D of the City of Ottawa Official Plan. The proposed development will therefore advance the City’s objectives for managing intensification within the Urban Area by introducing a mid-rise mixed-use building along a designated transit priority corridor while contributing to the existing mix of uses in the surrounding neighbourhood.

Section 3.6.3 – Mainstreets

The subject site maintains its Traditional Mainstreet designation in OPA 150. The proposed development will improve on the existing built form at the site and advances the City’s objectives for Traditional Mainstreets. It contributes to the definition and enclosure of the street, significantly improving on the existing building and extensive surface parking.

Sections 2.5.1 & 4.11

While Section 2.5.1 remains largely unchanged in OPA 150 except to provide more flexibility in how its objectives are addresses, Section 4.11 has been significantly modified. As such, Table 2 below assesses the proposed development with regards to the relevant policies of the revised Section 4.11.

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Table 2. Demonstrating compliance with Section 4.11 according to OPA 150.

COMPATIBILITY PROPOSED DEVELOPMENT CRITERIA

Views The profile of the building will not impact on any protected views [Policy 2,3,4]

Building Design The design of the development fits with the existing desirable character and planned function of the surrounding area [Policy 5]: • Setbacks, heights, façades and architectural elements contribute to a high-quality design appropriate for the development context of the property [Policy 5];

• The building provides a continuous street wall and frames the mainstreet sidewalk in accordance with the Urban Design Guidelines for Traditional Mainstreets;

• The building’s principle retail façade and main entrances are oriented towards Bank Street and significantly glazed where visible from the public realm. The entrances to the individual retail units are accentuated by glass doors, varied setbacks, projections and modern signage. The building’s principle residential façade and main entrance are oriented towards Monk Street and further accentuated by glass doors, projections, an outdoor seating area that is enclosed with a trellis, and signage. Various materials and landscaping have also been provided on the façade and in the front yard to emphasize the pedestrian realm of the development [Policy 5d];

Service areas have been designed so that they cannot be seen from the public street or from neighbouring residential properties. Instead, they are located underground or recessed into the building; away from the public realm [Policy 8]. Transition, The mid-rise height of the proposed development ensures that a Building Height, gradual transition from the low-rise nature of the residential Massing and neighbourhood to the west and north, to the high-rise nature of the Scale neighbouring mixed-use development to the south [Policy 9a, Policy 11].

To further enhance this transition, the building includes a variety of materials including glass, wood, wood-like material and masonry of different colors, sizes, textures and precast to reflect its surroundings and stepbacks at the third and seventh levels. The actual building also experiences a gradual increase in height as the seventh and eighth floor are pulled back significantly towards the south and the adjacent high-rise buildings [Policy 12].

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Outdoor Undesirable overlook impacts on existing adjacent private amenity Amenity Area spaces are minimized by stepping back the third and seventh floors. Communal and private balconies have been strategically located such that there are no overlook impacts on the adjacent townhomes to the northwest and to the south. Additionally, north facing and south facing windows have been minimized on the first two (2) floors of the proposed building providing privacy for the residents of the adjacent townhome to the northwest and the single detached dwelling to the south.

Combinations of communal and private amenity spaces are provided, including the atrium, balconies and patio areas [Policy 15, 16]. Design Priority The site is located in the Bank Street Traditional Mainstreet Design Areas Priority Area.

The proposed building meets high design standards where it meets the public realm: the first storey has a taller height to accommodate modern ground floor commercial demands, the facade is parallel to the street and has transparent glazing permitting views into and out of ground-floor active uses, the building has architectural treatments including projections to interface with the public realm, and facade treatments to accentuate the transition between floors and interior spaces [Policy 18a,b,c,d,f].

Lighting, signage and façade treatment are designed to accentuate the public right-of-way and contribute to the mainstreet character of Bank Street [Policy 18(e,f,g)];

The portion of the development which forms part of the public realm includes wide sidewalks and street trees to improve the public realm [Policy 19];

The proposed development defines and encloses the public street, and relates appropriately to the street with proposed outdoor patios and active ground floor use [Policy 20].

The proposed development continues to meet the relevant policies in OPA 150, including the urban compatibility criteria in Sections 2.5.1 and 4.11.

URBAN DESIGN GUIDELINES FOR DEVELOPMENT ALONG TRADITIONAL MAINSTREETS

The Urban Design Guidelines for Development along Traditional Mainstreets were approved by City Council in 2006 and were initiated to provide urban design guidance at the planning application stage in order to assess, promote and achieve appropriate development along Traditional Mainstreets. Site specific context and conditions as well as other relevant planning studies were reviewed in conjunction with the following guidelines for all streets designated Traditional Mainstreet in the City of Ottawa’s Official Plan. The objectives of the design guidelines are to:

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• Promote development that will enhance and reinforce the recognized or planned scale and character of the streets; • Promote development that is compatible with, and complements its surroundings; • Achieve high-quality built form and strengthen building continuity along Traditional Mainstreets; • Foster compact, pedestrian-oriented development linked to street level amenities; and • Accommodate a broad range of uses including retail, services, commercial uses, offices, residential and institutional uses where one can live, shop and access amenities.

The following guidelines are applicable to the proposed development:

⁄ Align streetwall buildings with the existing built form or with the average setback of the adjacent buildings in order to create a visually continuous streetscape;

⁄ Provide or restore a minimum 2.0 metre wide concrete sidewalk and locate to match approved streetscape design plans for the area. Where there is no approved streetscape plan, match the existing context. Provide a boulevard for street furniture, trees, and utilities; next to the sidewalk where possible;

⁄ Use periodic breaks in the street wall or minor variations in building setback and alignment to add interest to the streetscape and to provide space for activities adjacent to the sidewalk’

⁄ Locate streetscape elements in the boulevard clear of the unobstructed 2.0 metre sidewalk, including trees, paving, benches, newspaper boxes, bicycle parking, and parking metres;

⁄ Cluster or group streetscape elements and utilities wherever possible to minimize clutter. Coordinate tree and street light locations with above and below-grade utilities;

⁄ Create attractive public and semi-public outdoor amenity spaces such as green spaces with trees, pocket parks, courtyards, outdoor cafes, seating and decorative pools or fountains;

⁄ Ensure sufficient light and privacy for residential and institutional properties to the rear by ensuring that new development is compatible and sensitive with adjacent uses with regard to maximizing light and minimizing overlook;

⁄ Use clear windows and doors, to make the pedestrian level façade of walls facing the street highly transparent, and locate active pedestrian-oriented uses at-grade;

⁄ Setback the upper floors of taller buildings to help achieve a human scale and more light on the sidewalks;

⁄ Locate mixed-use development by concentrating height and mass at nodes and gateways;

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⁄ Highlight buildings on corner sites, where two public streets intersect, with special treatment such as a corner entrance. Continue on the same level of architectural detailing around both sides of the building;

⁄ Design pedestrian walkways of materials such as concrete or unit pavers that are easily maintained for safety;

⁄ Select trees, shrubs and other vegetation considering their tolerance to urban conditions such as road salt or heat. Give preference to native species of the region that are of equal suitability;

⁄ Plant street trees between 6.0 to 8.0 metres apart along public streets. Plant trees in permeable surface areas, with approximately 10.0 square metres of soil area per tree;

⁄ Enclose all utility equipment within buildings or screen them from both the traditional mainstreet and private properties to the rear. These include utility boxes, garbage and recycling container storage, loading docks, ramps, air conditioner compressors, utility meters and transformers;

⁄ Design buildings to include defined spaces to accommodate signs that respect building scale, architectural features, signage uniformity and established streetscape design objectives; and

⁄ Provide lighting that is appropriate to the street character and mainstreet ground- floor use, with a focus on pedestrian areas.

The proposed development meets the general direction and overall intent of the applicable policies within the Traditional Mainstreet guidelines.

CITY OF OTTAWA ZONING BY-LAW 2008-250 (TM H(15))

The site is zoned TM H(15) – Traditional Mainstreet, with a height limit of 15 metres, in the City of Ottawa’s Comprehensive Zoning By-law 2008-250 as shown in Figure 18. The proposed development requires a Zoning By-Law amendment from TM H(15) to TM [XX] H(26) with site specific exceptions.

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FIGURE 18: Excerpt from GeoOttawa demonstrating the site`s existing TM H(15) zoning

The Traditional Mainstreet zone permits a wide range of uses including: retail, service commercial, office, residential and institutional, including mixed-use buildings.

The purpose of the TM zone is to: / Accommodate a broad range of uses including retail, service commercial, office, residential and institutional uses, including mixed-use buildings but excluding auto-related uses, in areas designated Traditional Mainstreet in the Official Plan; / Foster and promote compact, mixed-use, pedestrian-oriented development that provide for access by foot, cycle, transit and automobile; / Recognize the function of Business Improvement Areas as primary business or shopping areas; and / Impose development standards that will ensure that street continuity, scale and character is maintained, and that the uses are compatible and complement surrounding land uses.

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The following table (Table 3) summarizes the proposal’s compliance with the existing TM H(15) zoning. Areas of non-compliance are noted with an ‘x’.

MECHANISM REQUIREMENT PROPOSED COMPLIANCE

MINIMUM LOT No Minimum 89.88m  WIDTH:

MINIMUM LOT No Minimum 3,267m2  AREA:

MAXIMUM FRONT YARD SETBACK 3m 2.28m  (Bank Street):

th 3m setback above MINIMUM FRONT 2m setback above 4 nd 2 floor (along Bank  YARD SETBACK floor Street); 2m setback ABOVE 4TH above 2nd floor FLOOR: (along Monk Street)

MAXIMUM HEIGHT: 15m 26m 

MINIMUM REAR YARD SETBACK 0m 1.45m  (Monk Street):

3m between a mixed- 0m (abutting non- MAXIMUM use building and a residential use INTERIOR SIDE  non-residential use building to the south YARD: building along Bank Street)

MINIMUM CORNER 3m; with a 2m setback SIDE YARD th 0m; with a 1.46m above the 4 floor nd (Thornton Avenue): setback above 2  floor

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MECHANISM REQUIREMENT PROPOSED COMPLIANCE

3m (abutting residential dwelling  MINIMUM to the north) 3m for mixed-use INTERIOR SIDE abutting residential YARD: 1.5m (abutting residential dwelling  to the south)

3m abutting residential zone (may be reduced MINIMUM WIDTH to 1m where a OF LANDSCAPED 3m  minimum 1.4m high AREA: opaque fence is provided)

0.25/dwelling unit (40 spaces required)

MINIMUM PARKING 1/100m2 of GFA used SPACES for medical, health or 54  (Section 101): personal services (1 space required)

2.5 per 100m2 of retail GFA after 500m2 (5 spaces required)

MINIMUM WIDTH OF DRIVEWAY 6m 6.7m  (Section 107):

MINIMUM BICYCLE 0.25/dwelling unit (40 spaces required) PARKING SPACES 20  (Section 111): 1 per 250m2 of retail GFA (3 spaces required)

MAXIMUM HEIGHT OF OUTDOOR No higher than 2m Located at ground PATIO ABOVE  above ground level level GROUND LEVEL (Section 85):

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MECHANISM REQUIREMENT PROPOSED COMPLIANCE

MINIMUM WIDTH OF LOADING 3.5m 4.9m  SPACE (Section 113):

MINIMUM LENGTH OF LOADING 7m 17.8m  SPACE (Section 113):

An outdoor commercial patio that is not physically separated by a building from another OUTDOOR lot, must be located at COMMERCIAL least 30 metres from a 14m  PATIOS lot in a residential zone (Section 85): and be screened and physically separated from that same lot by a structure, that is 2 metres or more in height.

The proposed development will require relief from the following sections of Zoning By- law 2008-250:

• Table 197, which requires: An interior side yard setback of 3.0m on the south side of the proposed o development abutting the existing residential building, whereas 1.5m is provided.

• Table 197, which requires: A corner side yard setback of 3m; with a 2m setback above the 4th floor, o whereas 0m; with a 1.46m setback above the 2nd floor is provided.

• TM H(15) height provision, which requires: A maximum permitted height of 15m, whereas 26m is provided. o

• Section 111 which requires: 0.25 bicycle parking spaces per dwelling unit or rooming unit and 1 bicycle o parking space per 250m2 of retail, whereas 20 are provided.

• Section 85 which requires:

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30 metres separation distance between a lot in a residential zone and an o outdoor commercial patio space, whereas 14m is provided.

The proposed mixed-use mid-rise building maintains the general intent and purpose of the Zoning By-law as it is a permitted use in the current TM H(15) zoning and generally achieves the provisions of the TM zone. Generally, relief from the By-law is being requested due to the constrained nature and irregular shape of the site and the interest in orienting the entrance to the retirement home on Monk Street.

The requested relief from the required minimum side yard setback abutting the residential development along the south side of the proposed development is relatively minor and, efforts have been taken to reduce impacts on adjacent properties by providing a blank wall on the first two (2) floors, providing stepbacks at the third and seventh levels, and providing a screen through proposed landscaping. The By-law requires a 3 metre setback between the abutting residential building, whereas a setback of 1.5 metres is provided.

The requested relief from the corner side yard setback on Thornton Avenue and above the fourth floor is relatively minor and efforts have been taken to ensure that a portion of the building is setback on the corner of Bank Street and Thornton Avenue and that the building stepback occurs on the second floor resulting in a continuous streetscape and frontage with neighbouring retail units along the mainstreet. As shown above, although the By-law requires a stepback above the fourth floor of 2 metres, a stepback above the second floor of 1.46 metres has been provided. Additionally, part of the corner side yard setback at ground level exceeds the required setback, providing sufficient space for a convivial outdoor patio space along the mainstreet. As shown above, although the By- law requires a corner side yard setback of 3 metres, the space dedicated to the outdoor patio results in a 5 metre corner side yard setback.

The requested relief from the required separation distance between the proposed outdoor commercial patio on the northwest corner of the subject property and the neighbouring residential properties is relatively minor and efforts have been taken to ensure that the wall separating both uses is 7.7 metres in height, which is significantly higher than the required two (2) metres. As shown above, although the By-law requires a separation distance of 30 metres, 14 metres is provided.

The requested relief from the required minimum bicycle parking spaces is relatively minor. As shown above, the By-law requires that forty three (43) bicycle parking spaces be provided, while the proposed building provides a total of twenty (20). In consultation with the retirement home operator, bicycle parking demands are very minor so there spaces are expected to sufficiently serve demand of mostly employees and retail patrons. Efforts have been taken to satisfy this provision by ensuring that proposed vehicle parking spaces modestly exceed zoning requirements. Additionally, ample bicycle parking spaces are provided along Bank Street.

Finally, the requested relief from the maximum permitted height is relatively minor. As shown in Figure 19, the as-of-right zoning permits a maximum building height of five (5) storeys. Although the proposal seeks to increase the permitted height to eight (8) storeys, the increase only represents a 10-15% increase in permitted floor area and building envelope due to the significant increased setbacks and stepbacks facing Bank Street, Thornton Avenue and Monk Street. The envelope is what truly dictates number of people within the building and what has the greatest potential to generate impacts such

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as privacy overlook and sunshadowing and loss of greenspace. Given that the proposed development provides greater setbacks than those required in the zoning provisions and significant stepbacks on the storeys above the second floor, the as of-right massing would have more impact on the neighbouring properties. Furthermore, the seventh and eighth storey are only located along the southern portion of the building transitioning to building heights to the south that are eleven (11) storeys and greater.

FIGURE 19: As-of-right zoning of the site

The proposed development generally meets the intent of the TM zone, but requires relief from select setback and height provisions.

SUPPORTING PLANS/STUDIES

A number of independent plans and studies (in addition to the Site Plan and Elevations) have been prepared in support of the proposed Zoning By-law Amendment application. Subsequent to our review of these materials and our discussions with these sub- consultants, it is clear to FOTENN that these studies support the proposed development. Please refer to these plans/studies in the submission package.

CONCLUSIONS

In assessing the appropriateness of the Zoning By-law Amendment application, it is FOTENN’s professional opinion that the applications represent good land use planning, are appropriate for the site, and are in the public interest for the following reasons:

CONSISTENT WITH THE PROVINCIAL POLICY STATEMENT The proposed development is consistent with the Provincial Policy Statement which promotes the efficient development of serviced, underutilized lands located within

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settlement areas. The redevelopment of the site will add a mix of uses and residential density to the City’s built-up area, in a location amply served by rapid transit and active transportation networks.

CONFORMS TO THE CITY OF OTTAWA OFFICIAL PLAN The site is designated Traditional Mainstreet in the Official Plan. The Mainstreet designation permits a broad range of uses, including retail and service commercial uses, offices, residential and institutional uses. The proposed development contributes to the intended mixed-use character of Bank Street and intensifies a previously underutilized site.

The proposed development fulfills the compatibility objectives and design principles outlined in Section 2.5.1 and the compatibility criteria outlined in Section 4.11.

MEETS APPLICABLE DESIGN GUIDELINES The proposed development meets applicable design guidelines. The proposed building is designed to a high standard of architectural quality and detail and meets the guidelines for development on Traditional Mainstreets.

MAINTAINS THE GENERAL INTENT OF THE ZONING BY-LAW The site is zoned Traditional Mainstreet (TM). The proposed mixed-use building, comprising ground-floor retail and mid-rise residential, is permitted in a TM zone.

The proposed development meets or exceeds the vast majority of the performance standards and the purpose and intent of the TM zoning, but exceeds the permitted height of 15 metres on the site.

REPRESENTS GOOD PLANNING Overall, the proposed development advances several key policy objectives at the Provincial and Municipal levels. It optimizes the use of serviced lands within the existing urban boundary by adding significant residential intensification and a mix of uses on a site located directly on a mainstreet, in close proximity to transit, and other public services.

Based on the above analysis, the proposed development represents good planning and is therefore in the public interest.

Should you have any questions regarding the following Planning Rationale or submission materials, please do not hesitate to contact the undersigned at 613-730-5709 ext.226 or ext. 224 respectively.

Yours truly,

Ted Fobert, MCIP RPP Ghada Zaki, BLA MUP Partner I Urban Planner Urban Planner FOTENN Consultants Inc. FOTENN Consultants Inc.

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