166 Huron Avenue North

Planning Rationale Zoning By-law Amendment February 8, 2021

Prepared for the Jewish Youth Library of Ottawa

Prepared by Fotenn Planning + Design 396 Cooper Street, Suite 300 Ottawa, ON K2P 2H7

February 2021

© Fotenn

The information contained in this document produced by Fotenn is solely for the use of the Client identified above for the purpose for which it has been prepared and Fotenn undertakes no duty to or accepts any responsibility to any third party who may rely upon this document.

1.0 Introduction 1

1.1 Proposed Amendment & Required Applications 1 1.2 Public Consultation Strategy 1

2.0 Site Context and Surrounding Area 3

2.1 Subject Site 3 2.2 Surrounding Context 5 2.3 Road Network 6 2.4 Transportation Network 6 2.5 Neighbourhood Amenities 8

3.0 Policy and Regulatory Review 9

3.1 Provincial Policy Statement (2020) 9 3.2 City of Ottawa Official Plan (2003, as amended) 9 3.3 New Ottawa Official Plan (Anticipated 2021 – 2046) 10

3.4 Designation By-laws 282-85 and 330-92 11

3.5 City of Ottawa Zoning By-Law 2008-250 12

4.0 Proposed Amendment 13

4.1 Definitions Discussion 13

5.0 Supporting Studies 14

5.1 Serviceability Report 14

5.2 Parking Requirement Evaluation 14

6.0 Conclusion 15

1.0 1 Introduction

Fotenn Planning + Design has been retained by the Jewish Youth Library of Ottawa to prepare this Planning Rationale in support of a Zoning By-law Amendment application to add “library” as a permitted use on the property municipally known as 166 Huron Avenue North in the City of Ottawa.

1.1 Proposed Amendment & Required Applications

The subject property is located at 166 Huron Avenue North, approximately 50 metres south of Wellington Street West and one block west of Holland Avenue in the Wellington Village neighbourhood. The property is currently developed with a three-storey detached dwelling, which is a designated heritage resource under Part IV under the Ontario Heritage Act with both interior and exterior architectural features of significance.

A Zoning By-law Amendment application is being submitted to permit a library use. The Zoning By-law Amendment (ZBLA) proposes to amend the existing Residential Third Density (R3I) zoning applicable to the site to permit a library use within the existing dwelling. The current Residential Third Density (R3I) zoning will be maintained, with the amendment only seeking to add the library as a permitted use. Further, it is requested that the required parking for a library use be permitted to be provided in tandem within the existing driveway.

The applicant is the Jewish Youth Library of Ottawa, a non-profit, charitable organization founded in 1983 with the purpose of promoting education and literacy in the community. The Jewish Youth Library of Ottawa is presently located at 192 Switzer Avenue in Ottawa, where a wide variety of programming and services are offered to the community, including daycare services, adult education, and recreational activities. The Switzer Avenue location will be maintained as the organization’s primary location, while the 166 Huron Avenue North location will house the organization’s materials and library collections while offering programming related to the library function to the general public. The library is intended to be micro in nature, with no more than 12 people anticipated on site per day and two staff members employed at the location.

1.2 Public Consultation Strategy

The City of Ottawa has developed a Public Notification and Consultation Policy for Zoning By-Law Amendment applications. The following consultation steps will be undertaken, or have been undertaken, in accordance with the Policy and Planning Act notification requirements.

/ Pre-Application Consultation Meeting o A Pre-Application Consultation Meeting was held with City Staff, a Wellington Village Community Association representative, and the applicant team on November 19, 2020.

/ Notification of Ward Councillor, Councillor Jeff Leiper o The Ward Councillor was notified of the proposal for the subject property prior to the submission of the Zoning By-law Amendment application. An Open House was hosted by Councillor Leiper and the applicant team on January 14, 2021 to discuss the proposed amendment and address questions and comments from the community.

/ Notification of Wellington Village Community Association, Board Member Gillian Salmond o The Wellington Community Association was notified of the proposed development for the subject site prior to the submission of the Zoning By-law Amendment application. Gillian Salmond (Board Member and Treasurer) attended both the Pre-Application Consultation Meeting and the Open House.

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/ Community “Heads Up” to local registered Community Associations o A ‘heads up’ notification to local registered community associations will be completed by City of Ottawa during the application process.

/ Community Information Session o If requested by the Ward Councillor, the applicant team will participate in an additional community information and comment session to discuss the proposed amendment. o It is anticipated that the Ward Councillor would provide notice to residents via the ward website and newsletter, Facebook, and Twitter. o Due to COVID-19 restrictions on public gatherings, it is anticipated that the community information session would be held via an online format such as a Zoom webinar or another similar platform.

/ Planning Committee Meeting Advertisement and Report Mail out to Public o Notification for the statutory public meeting will be undertaken by the City of Ottawa.

/ Statutory Public Meeting for Zoning By-law Amendment – Planning Committee o The statutory public meeting will take place at the City of Ottawa Planning Committee.

February 2021 166 Huron Avenue North Planning Rationale

2.0 3 Site Context and Surrounding Area

2.1 Subject Site

The subject property, located in Kitchissippi Ward (Ward 15), is a rectangular interior lot with a total area of 568.72 square metres, with 17.92 metres of frontage along Huron Avenue North. Located in the Wellington Village neighbourhood, the property is currently occupied by a three-storey detached dwelling and a single storey double car garage to the rear of the site. The garage is accessed via a paved private driveway along the northern portion of the property. The remainder of the property generally contains landscaping. The property is located along a local road, which is generally characterized by low-rise detached and semi-detached dwellings. The subject property is located approximately 50 metres south of one of Ottawa’s main arterial roads and a Traditional Mainstreet, Wellington Street West, which is generally characterized by low- to mid-rise commercial buildings and mixed-use buildings with retail located at-grade.

Figure 1: View of 166 Huron Avenue North

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Figure 2: Floor Plans for 166 Huron Avenue North. Top left: Main Floor; Top Right: Second Floor; Bottom Left: Third Floor; Bottom Right: Basement.

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5 2.2 Surrounding Context

North: Immediately north of the subject property are low scale residential buildings municipally known as 162 and 160 Huron Avenue North. Further north is low- to mid-rise buildings along Wellington Street West containing retail and commercial uses at-grade and residential uses above. North of Wellington Street West is generally a low-rise residential neighbourhood containing detached and semi-detached dwellings. Further north, and less than 600 metres from the subject property, is the Tunney’s Pasture Light Rail Transit (LRT) station.

East: Immediately east of the property are low-rise detached dwellings and the rear portions of the commercial buildings along Wellington Street West. Private parking is located abutting the rear portions of these commercial buildings, located along Huron Avenue North. Further east is Holland Avenue, a Major Collector road generally characterized by low- to mid-rise residential and mixed-use buildings. Further east is a generally low-rise neighbourhood with commercial uses along Wellington Street West.

South: Immediately south of the site are low-rise detached and semi-detached residential properties along the east and west side of Huron Avenue North. Huron Avenue North terminates to the south and connects to a pedestrian pathway running east-west parallel to the north side of Byron Avenue. Further south are residential dwellings and recreational tennis courts along the south side of Byron Avenue and the Brian Kearns Fields, containing a playground and recreational fields and courts. South of this is the Fisher Park Public School and Fisher Park Community Centre, abutting the northern edge of Highway 417, the Queensway.

West: Immediately west of the subject property is a generally low-rise residential neighbourhood containing detached and semi-detached residential dwellings. This neighbourhood is bounded to the north by Wellington Street West, which is generally characterised by low- to mid-rise commercial buildings and mixed-use buildings with retail located at-grade.

Figure 3: Context Map, subject property indicated

February 2021 166 Huron Avenue North Planning Rationale

6 2.3 Road Network

The subject property is located on the west side of Huron Avenue North, which is a local road that terminates at a pedestrian pathway to the south. Vehicular parking is generally permitted on both sides of Huron Avenue North for a limited two hour time period, however is not permitted on the west side of the street between December 1 and March 31. The subject property is located approximately 50 metres to the south of Wellington Street West, designated as an Arterial Road per Schedule E of the Ottawa Official Plan. Further, the subject property is located one block west of Holland Avenue, designated as a Major Collector Road. The intended function of Arterial and Collector roads are as major corridors in the urban communities, accommodating multi-modal transit modes including vehicle, pedestrian, bicycle, and public transportation. Arterial and Collector roads are designed to meet the needs of these users through the provision, where appropriate, of sidewalks, cycling lanes, and transit stops.

Figure 4: Schedule E, Urban Road Network, subject property indicated

2.4 Transportation Network

The subject site is well-connected with respect to the transit, cycling, and the pedestrian network. The subject property is located within 600 metres of the Tunney’s Pasture LRT station, located to the north of the property.

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Figure 5: A 600 metre radius from Tunney's Pasture LRT Station, subject site indicated

OC Transpo bus transit also serves the site, with Routes 11 and 51 running along Wellington Street West, and Route 80 along Holland Avenue. Three OC Transpo bus stops are located within 100 metres from the site, including: / Bus stops for the east-west connection of Routes 11 and 51 at the intersection of Harmer Avenue and Wellington Street West; / Bus stops for the east-west connection of Routes 11 and 51 at the intersection of Holland Avenue and Wellington Street West; / Bus stops for the north-south connection for Route 80 at the intersection of Holland Avenue and Wellington Street West; and, / Bus stops for the north-south connection for Route 80 at the intersection of Holland Avenue and Byron Avenue.

Figure 6: OC Transpo Bus Transit Network Map, subject property indicated

February 2021 166 Huron Avenue North Planning Rationale

8 The subject property is well served by the greater cycling network. Schedule C of the Official Plan describes the nearby cross-town bikeway along Scott Street, spine routes along both Wellington Avenue West and Holland Avenue, and a multi-use pathway abutting the northern edge of Byron Avenue. These cycling accesses allow bicycle connections to the greater urban cycling network and rapid transit routes, promoting multi-modal transportation. The site is also well served by city-wide and community-level multi-use pathways throughout the neighbourhood, providing access to nearby amenities, parks, and greenspaces.

Figure 7: Official Plan Schedule C Urban Cycling Network, subject site indicated

2.5 Neighbourhood Amenities

Considering its location in the established Wellington Village neighbourhood, the subject property is within close proximity to many nearby public amenities, including a variety of small and locally oriented commercial uses such as restaurants, retail shops, neighbourhood services, and public spaces. The surrounding neighbourhood benefits from close proximity to schools, community facilities, recreational facilities, parks, greenspace and trails.

A non-exhaustive list of neighbourhood amenities illustrates the wide range of uses, and include:

/ Major commercial and retail business both directions along Wellington Street West and Holland Avenue; / Recreational facilities including outdoor courts, sports fields, playgrounds, and private gyms; / Parks including Fisher Park, Parkdale Park, McCormick Park, Hintonburg Park, Reid Park, and Byron Linear Tramway Park, many of which include outdoor recreational facilities and community oriented amenities; / Community Centres such as the Fisher Park Community Centre, the Hintonburg Community Centre, and the BaoBaB Community Centre; and, / Public schools including Fisher Park Public School, Elmdale Public School, and Connaught Public School.

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9 3.0 Policy and Regulatory Review

3.1 Provincial Policy Statement (2020)

The Provincial Planning Statement (PPS) is a policy document issued under the Planning Act which provides direction on matters of provincial interest related to land use planning. All decisions on planning matters “shall be consistent with” the PPS. Generally, the PPS recognizes that “land use must be carefully managed to accommodate appropriate development to meet the full range of current and future needs”. To respond to current and future needs, the PPS contains policies related to building strong, healthy communities, with the provinces’ long-term prosperity and social well being dependant on promoting efficient land use and development patterns. Policies within this section state that healthy, liveable and safe communities are sustained by:

/ promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term (1.1.1.a); and / promoting the integration of land use planning, growth management, transit-supportive development, intensification and infrastructure planning to achieve cost-effective development patterns, optimization of transit investments, and standards to minimize land consumption and servicing costs (1.1.1.e).

Further, the PPS states that long-term economic prosperity should be supported by: / encouraging a sense of place by promoting well-designed built form and cultural planning, and by conserving features that help define character, including built heritage resources (1.7.1.e).

Under Section 2.6, the PPS provides policy direction related to Cultural Heritage and Archeology and states: / 2.6.1: Significant built heritage resources and significant cultural heritage landscapes shall be conserved.

In achieving the vision of the PPS, policies promote efficient land use patterns, cost-effective development patterns, and supporting transit and active transportation. Further, policies within the PPS promote conservation of significant built heritage resources.

The proposed amendment is consistent with the Provincial Policy Statement, 2020. As this application seeks only to permit a library use on site, the proposal is supportive of goals within the PPS related to efficient land use patterns, transit-supportive land uses, and encouraging a sense of place by promoting built form and cultural planning. Further, the application conforms to policy directions related to heritage by conserving a significant built heritage resource.

3.2 City of Ottawa Official Plan (2003, as amended)

The subject site is designated as General Urban Area on Schedule B of the Official Plan (Figure 8). The General Urban Area permits a full range and choice of housing types in combination with conveniently located employment, retail, service, cultural, entertainment and institutional uses. A broad range and scale of uses are supported within the General Urban Area.

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Figure 8: Schedule B, Urban Plan Policy, with subject site indicated

The General Urban Area permits uses that may generate traffic or other impacts that may create conflict with the surrounding residential community. However, these impacts are mitigated when the use is located on the Rapid Transit and Transit Priority network (Policy 7). Further, the City encourages the provision of small, locally oriented service uses which complement adjacent residential land uses, which are of a size and scale consistent with the needs of nearby residential areas. These uses should be compatible and complement surrounding land uses, be conveniently located, be situated to take advantage of nearby pedestrian and cycling patterns and be of a size and scale which does not result in large volumes of traffic from outside the immediate area (Policy 8).

The subject property is a designated Part IV heritage property under the Ontario Heritage Act and is subject to the policies in Section 4.6.1 related to Heritage Buildings. Policies contained within this section favour the retention of cultural heritage resources, and discourage their alteration, relocation, and demolition.

The proposed Zoning By-law Amendment is supported by City of Ottawa Official Plan policies. Specifically, policies within the Official Plan related to a mix of uses in close proximity to transit and the provision of locally-oriented services which compliment residential uses support the permission of a library use at the subject site. Considering the micro scale of the use, and its location near to transit and cycling facilities and the boundary of the General Urban Area and a Tradition Mainstreet, the use is compatible to existing nearby built forms, densities, and range of uses. Further, the proposed amendment conforms to policies related to heritage as the amendment does not propose alterations or modifications to the building and conserves a cultural heritage resource.

3.3 New Ottawa Official Plan (Anticipated 2021 – 2046)

The City of Ottawa is currently undertaking the preparation of a new Official Plan, to apply to a 25-year planning horizon from 2021 to 2046. A draft of the new Official Plan was released on November 20, 2020, which describes the City’s approved key overarching policy directions, oriented around “Five Big Moves” which include:

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/ Growth Management; / Mobility; / Urban and Community Design; / Climate, Energy and Public Health; and / Economic Development.

Among these Big Move policy directions are cross-cutting issues, which include: Regeneration; Healthy and Inclusive Communities; and, Culture. The draft new OP provides direction and policies addressing these issues including encouraging the development of 15-minute neighbourhoods; improving existing and providing new public amenities and services within 15-minute neighbourhoods; and, creating spaces and places for culture to live, grow and innovate.

The proposed amendment conforms with the overarching policy direction of the draft new Official Plan. Specifically, the proposed amendment contributes to the goals of the draft new OP by introducing a new cultural and publicly accessible amenity space in the neighbourhood. As the application seeks only a change of use and does not propose alterations to the subject property, the amendment is supported by the direction of the new Official Plan.

3.4 Designation By-laws 282-85 and 330-92

The subject property is designated as a cultural heritage resource under Part IV of the Ontario Heritage Act. The property was designated in 1985 (By-Law 282-85) with interior features designated in 1992 (By-Law 330-92).

The statement of significance states that the two- and a half storey brick building was designed in the Prairie Style by architect Francis Conroy Sullivan and was constructed in 1915. The exterior of the building and scenic character and condition of the property are protected by an Ontario Heritage Trust conservation easement agreement. The property holds associative value with architect Frank Conroy Sullivan as a highly regarded architect in the City of Ottawa and a pupil of renowned architect Frank Lloyd Wright. Further, the property’s architectural value is found within character defining elements exemplifying the property as a rare residential example of the Prairie architectural style in Canada. Which generally include the buildings architectural patterns, materiality, window and door openings and surrounds, construction elements, and ornamentation.

The original designation by-law 282-85 was amended to include interior features of significance, as described in by-law 330-92. This bylaw states that the principal rooms of the 166 Huron Avenue North are recommended for designation as they exemplify Sullivan’s talents and reflect his interest in geometric forms, contrasting of texture and colour, and his preference for strong vertical accents. Elements of these spaces to be included in this designation are: / the paneled vestibule and entrance hall that feature doors enlivened by panes of opaque coloured glass in a geometric pattern; / the central staircase which is distinguished by a tall newel post with geometric Prairie-style details; / the living room including the mantle, plate rail, window frames and pocket doors which feature geometric glazing with panes of opaque stained glass; / the dining room including the wooden ceiling beams and plate rail; and, / the main floor den including its doors and mantle.

Other interior spaced and details are not to be included in this designation.

The zoning by-law amendment will conserve elements of significance at 166 Huron Avenue North and does not propose alterations to any exterior or interior features of the building.

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12 3.5 City of Ottawa Zoning By-Law 2008-250

The site is currently zoned as Residential Third Density [R3I]. The purpose of the Residential Third Density zone is to allow a mix of residential building forms and uses in the General Urban Area. This zoning regulates development in a manner that is compatible with existing land use patterns to maintain or enhance the residential character of a neighbourhood.

Table 1 demonstrates the permitted uses on the site: Table 1: Permitted Uses

/ bed and breakfast / linked-detached dwelling / detached dwelling / park diplomatic mission / planned unit development / duplex dwelling / retirement home, converted / group home / secondary dwelling unit / home-based business / three-unit dwelling / home-based daycare / townhouse dwelling

Note that as a library use is not permitted within the R3I zone, this application seeks to amend the Zoning By-law to permit a library as an additional land use within the zoning for the site.

To accommodate parking requirements for the proposed use, vehicle parking will be provided at a rate of 1.25 spaces per 100m² of gross floor area (per Zoning By-law 2008-250, Section 101, Table 101). The existing building has a total GFA of 271.53m², therefore 3 spaces are required to be provided for the proposed use. These spaces will be accommodated in tandem in the driveway along the northern edge of the site. As no alterations are proposed at the site, the proposal is compliant with all other zoning provisions.

February 2021 166 Huron Avenue North Planning Rationale

13 4.0 Proposed Amendment

The proposed Zoning By-Law Amendment for 166 Huron Avenue North seeks to add a library use and any accessory use as permitted uses at the subject property. The site is currently zoned Residential Third Density (R3I) which does not permit a library use at this property. The application will maintain the current Residential Third Density zoning and add the library use as an exception to the zoning. To accommodate the parking requirements of the library use, 3 spaces will be provided in tandem in the existing driveway along the northern portion of the site. The property is a cultural heritage resource designated under Part IV of the Ontario Heritage Act, and as such no alterations or modifications are proposed to the property.

4.1 Definitions Discussion

When amending a Zoning By-law to permit a use not typically allowed by parent zoning, a review and discussion of the zoning by-law definitions is vital in understanding permissions.

The City of Ottawa Zoning By-Law states that “library” means “a public, lending library”. The proposed amendment seeks to permit this type of use at 166 Huron Avenue North. As this definition is narrow and unspecific, the amendment also seeks to permit accessory uses related to a library at 166 Huron Avenue North, where “accessory” means aiding or contributing in a secondary way to a principal use to carry out its function and having regard to this definition: an accessory use is a land use that is accessory to a principal use, where the library would become the “principal use”.

In addition to making their collections available to the public for lending, the Jewish Youth Library of Ottawa provides public programming as an accessory to the primary library function. The entirety of the programming is available to the general public and includes, but is not limited to, drop-in story time; book and social club meetings; book launch events; cooking classes; family workshops; guest speakers; seniors’ programs; historic tours; and community-oriented programming. The types of programming offered by the Jewish Youth Library of Ottawa is not dissimilar to that of public libraries throughout the city, which, by definition would also be considered accessory to the principal library use. For instance, the Ottawa Public Library offers programs in addition to collections lending, including but not limited to, arts, crafts, and hobby classes; computer and coding lessons; family reading time; financial literacy programs; group story telling; public speaking events; panel discussions; science demonstrations; after-school tutoring; writing assistance; and seniors wellness and fitness programs.

The proposed amendment seeks to permit a library use as the principal use at 166 Huron Avenue North, and accessory uses typically supportive of a library.

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14 5.0 Supporting Studies

Plans and studies have been prepared in support of the Zoning By-Law Amendment and have been submitted as part of the application package. The supporting studies include:

5.1 Serviceability Report

A Serviceability Report was prepared by LRL Associates Ltd, dated January 21, 2021. The report reviews the water, sanitary and storm servicing requirements for the subject property and provides an analysis on the existing infrastructure surrounding the site to ensure there is adequate capacity considering the proposed amendment. The report describes that the average flow expected from the library programming is in the range of 540 L/day (0.0062 L/s) plus an additional 0.02 L/s for infiltration, which is much less than the expected residential average flows. Further, the report describes that the average water consumption expected from the library programming is in the range of 540 L/day (0.0062 L/s), which is much less than the current daily domestic demands, even with peak usages factored in.

The report concludes that in permitting the library use in the existing residential structure, an increased demand in serviceability is not expected. Further, given that the end user intends to utilize the dwelling in it’s existing condition without making any changes to the interior or exterior of the building, no additional runoff relating to stormwater is expected.

5.2 Parking Requirement Evaluation

Although the proposed amendment does not require a Transportation Impact Assessment, a memo evaluating the parking requirements related to the proposed use was prepared by Castleglenn Consultants Inc., dated February 1, 2021. The memo was prepared at the request of the applicant to understand how parking might be accommodated on site and to identify any potential impacts generated by the library use. The memo evaluates the existing parking conditions and considers the proposed site programming and parking requirements related to the use.

It is determined in the memo that the required 3 parking spaces would be sufficient in accommodating the proposed library use at 166 Huron Avenue North. The evaluation considers the number of attendees (a maximum of 10 to 12 attendees at any given time), the anticipated operational hours of the library (varying hours between 8:00AM and 8:00PM daily), and the types of programming offered. In understanding the requirements of the library use, the memo concludes that no significant impacts to surrounding residents or uses would be generated by the proposed use.

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15 6.0 Conclusion

It is our professional opinion that the proposed Zoning By-law Amendment to permit a library use at the subject property constitutes good planning and is in the public interest. As outlined in the preceding sections:

/ The proposed amendment is consistent with the Provincial Policy Statement (2020) by supporting goals related to efficient land use patterns, transit-supportive land uses, encouraging a sense of place by promoting built form and cultural planning, and conserving a significant built heritage resource.

/ The proposed amendment is consistent with the Official Plan (2003, as amended) by encouraging mixed uses at appropriate locations, in close proximity to transit and providing a locally oriented service complimentary and compatible with the residential neighbourhood. Further, the proposed amendment is supportive of policies related to heritage as the proposal conserves a designated cultural heritage resource.

/ The proposed amendment considers the goals of the draft New Official Plan (2021 – 2046) by introducing a new cultural and publicly accessible amenity space in the neighbourhood, contributing to the development of 15- minute neighbourhoods.

/ The proposed amendment will conserve and celebrate a cultural heritage resource, as the proposed use will allow public access to the property to view interior designated features of significance. / The proposed amendment is supported by plans and studies submitted as part of this application.

Sincerely,

Kersten Nitsche, MCIP RPP Nathan Petryshyn Senior Planner Planner

February 2021 166 Huron Avenue North Planning Rationale