+ 488 - 500 , / / A PREPARED BY: PREPARED FOR: W A T / /

FOTENN CONSULTANTS INC. URBAN CAPITAL

223 McLeod Street 17 Nelson Street + Ottawa, Toronto, Ontario K2P 0Z8 K2P 0Z8 Canada

Tel: 613.730.5709 Tel: 416.304.0431

488 - 500 BANK STREET, O Fax: 613.730.1136 Fax: 416.304.0736

Contents 1.0 INTRODUCTION ...... 2 1.1 Proposed Development ...... 2 1.2 Application Summary ...... 3 2.0 SITE CONTEXT ...... 3 2.1 Property Overview ...... 3 2.2 Site Context and Surrounding Uses ...... 4 2.3 Community Amenities ...... 6 2.4 Transportation Network ...... 7 3.0 POLICY AND REGULATORY FRAMEWORK ...... 7 3.1 Policy Framework ...... 7 3.2 Regulatory Framework ...... 22 4.0 THE PLANNING APPLICATION ...... 24 5.0 SUMMARY OF TECHNICAL STUDIES ...... 25 6.0 CONCLUSIONS ...... 28

List of Figures Figure 1 - Context Map ...... 5 Figure 2 – Surrounding Amenities Map ...... 9 Figure 3 - City of Ottawa Official Plan: Schedule B ...... 11 Figure 4 - City of Ottawa Official Plan – Schedule H, Secondary Plan ...... 17 Figure 5 - Draft Centretown Community Design Plan – Land Use Map (Schedule H) ...... 21

Planning Rationale 488-500 Bank Street – Zoning By-Law Amendment September 2012

Category 2 building within the Centretown Heritage 1.0 INTRODUCTION Conservation District. This Planning Rationale has been prepared in accordance with requirements for a Zoning By-law Amendment The proposal is designed as a mid-rise, nine (9) storey application. The purpose of the rationale is to assess the building extending to all four lot lines. A 7.01 m building appropriateness of the proposed development (and the stepback is proposed above the ground floor along the requested Zoning By-law Amendment) in the context of west elevation. Floors eight and nine will be further both the surrounding community and the City’s policies stepped back on all four elevations and take on recessed guiding growth and change within the municipality. angular shapes constructed primarily of glass. The treatment of the upper two storeys will add both interest In order to make this assessment, an analysis of the Site and lightness to the overall project. The total building Context, and the Policy and Regulatory Framework was footprint will be 1,217.24 m2. Along Bank Street, the conducted. Findings related to the appropriateness of proposed building achieves a strong street presence the development are provided throughout the document, through employing Pilasters to punctuate the retail and summarized in Section 5.0 – Conclusions. façade and ground the building. A strong cornice line was included to extend the two-storey expression of 1.1 Proposed Development heritage commercial buildings further up Bank Street. The proposed development, designed by CORE The corner of the building at Bank St. and Flora St. is Architects Inc., is a nine (9) storey, mixed-use building presented with a chamfered corner at grade in order to containing 95 residential units as well as approximately simultaneously give prominence to the corner 468 m2 of retail space on the ground floor. The retail units intersection, provide increased space for pedestrian will be accessed from Bank St while the Residential units, mobility, and finally pay homage to the existing heritage as well as the two-storey, underground parking garage, façade. The building, along Flora St., extends to the lot will be accessed from Flora St. To accommodate the line in order to frame the corner and provide a wrapped proposed building, a two-storey building located on the façade treatment and strong building edge. This gives site will be removed. The building is considered to be a strength to the overall composition of the building. Along Flora Street the treatment of the building continues

Planning Rationale 488-500 Bank Street – Zoning By-Law Amendment September 2012 lending predominance to the Flora façade and continuing  Permitting an increase in height to 30.75 metres; the active streetscape with heavy glazing and  Lift the Heritage Overlay to permit the demolition permeability. of the existing building, designated a Category 2 Building within the Centretown Heritage District; The proposal balances a strong composition and street  Permit a reduction in minimum landscaped area presence with its ability to provide a sensitive transition abutting a residential zone to 0; to the residential buildings west of the site through  Permit a reduction in the required vehicular varied building setbacks along its western façade. Living parking to 43 residential spaces, 3 visitor spaces space is proposed at a depth of 10.4 m, after which the and 0 retail spaces; and building opens up with all floors above the first being set  Permit a reduction in rear yard; corner side yard; back a minimum of 7.01 m. These setbacks are designed and interior side yard setbacks to 0.0 m to ensure protection of existing access to sunlight from the private amenity spaces of neighbouring properties. Applications for Site Plan Control and a Heritage Permit The privacy of the residential units to the west will be under the Ontario Heritage Act will also be required protected through the use of natural landscaping and an prior to development. These will be submitted under opaque screen along the terrace above the first storey of separate corner. the building. 2.0 SITE CONTEXT Finally, the parking garage entrance, located at the 2.1 Property Overview western end of the Flora St. façade, provides access to 46 parking spaces while a total of 57 bicycle parking spaces The Subject Site is located in the Centretown are located at the rear of the ground floor. neighbourhood on the west side of Bank Street at the southwest intersection of Bank Street and Flora Street. 1.2 Application Summary The Site has an area of approximately 1,217.74 m2 with 40 The requested Minor Zoning By-law Amendment would m of frontage along Bank Street and 30.0 m along Flora revise the provisions TM H(19) zone (Traditional Street. The corner site (488 Bank St.) is currently occupied Mainstreet, Maximum Height 19 m), as follows: by a two-storey building built between 1902 and 1912 which houses the European Glass and Paint store at grade and two (2) residential apartments on the upper

Planning Rationale 3 488-500 Bank Street – Zoning By-Law Amendment September 2012 level as well as a later addition on the west side which The following outlines an inventory of uses in close houses a garage. The southern portion of the site (500 proximity to the subject site. Bank St.) is a predominantly asphalt parking lot (servicing the commercial properties on the block) with The property is located in Centretown, the heart of minimal existing vegetation, which is accessed from Bank Ottawa’s established urban residential and commercial Street. A mobile food truck also operates from the core. Centretown is generally bounded by Bronson southeast corner of the parking lot. Avenue to the west, the to the east, the Queensway to the south, and the Ottawa River to the north. Bank Street and Elgin Street are recognized as Centretown’s commercial mainstreets, offering a wide selection of shops, restaurants and personal services, which are within convenient walking distance of the site. The area also offers a wide range of residential building forms, ranging from single-detached homes to high-rise apartments. As this is one of Ottawa’s oldest neighbourhoods, the buildings in the area exhibit a broad range of ages, quality and architectural styles.

North North of the site is a 3 storey mixed-use building which Subject Site - 488 – 500 Bank Street contains a pawn shop with residential units on the second and third floor and single storey commercial

2.2 Site Context and Surrounding Uses buildings which contain the Berryman’s Pub and a The Subject Site (Figure 1) is located in the central Tommy and Lefebvre Sporting Goods store. neighbourhood of Centretown, approximately 1 km south of Ottawa’s Central Business District. The site Further north is a gas station as well as additional mixed- contributes to the Bank Street Traditional Mainstreet use buildings, including the Urban Capital ‚Central‛ character of this portion of the Bank Street corridor. project at Bank St/Gladstone Ave.

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Figure 1 - Context Map

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South Further east of this subject site are residential as well as Immediately south of the site is a mixed-use building that additional office buildings including the Studio Argyle contains a residential heritage building, with a single loft condominium building. This area is comprised of storey of commercial retail uses forming the border of the two-and-a-half storey single-detached houses, low-rise building. office buildings and mid-high rise residential buildings.

West The area west of the site is comprised mostly of two to two-and-a-half storey single-detached residential buildings, a low-rise apartment building, as well two (2) single-storey commercial/retail buildings along Flora Street immediately opposite the site. Residential properties west of Subject Site Tommy and Lefebvre north of Subject Site 2.3 Community Amenities The site is located in proximity to the following major community amenities (Figure 2):

 Canadian Museum of Nature and associated greenspace (450 m);  Central Bus Station (350 m); Central Phase 1 north of Subject Site Retail properties east of Subject Site  Bank Street, including a range of retail, restaurant, and other commercial uses; East  Elgin Street, including a range of retail, restaurant, Directly east of the site is a two-storey commercial/office and other commercial uses (650 m); building which contains a bank, a dentist office, a Vistek  Rideau Canal and associated recreational camera store and additional offices. The Centretown pathways (900 m); United Church is located southeast of the site.  Large-scale Loblaw grocery store (700 m);

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 Central Park (500 m) and Arlington Park (500 m); 3.0 POLICY AND REGULATORY and FRAMEWORK  YMCA-YWCA Community Facility (300 m). 3.1 Policy Framework 2.4 Transportation Network Provincial Policy Statement (2005) The subject site has frontage along Bank Street (two-way, The Provincial Policy Statement (PPS), issued under the north/south street), which is identified as an ‘Existing authority of Section 3 of the Planning Act and in effect Arterial’ roadway on Official Plan Schedule F: Central since March 1st, 2005, provides policy direction on Area/Inner City Road Network. Arterial roads are the matters of provincial interest related to land use second highest order of roads within the City, design to planning. Decisions affecting planning matters ‚must be carry high volumes of traffic over long distances while consistent with‛ the policy statements issued under the accommodating all modes of transportation. A number of Planning Act. other ‘Existing Arterial’ roadways are located in close proximity to the site, including Elgin, Metcalfe, A fundamental tenet of the PPS is the intensification of O’Connor, Kent, Lyon N and Catherine Streets. The built-up areas to efficiently use land with existing subject site is located in close proximity to Highway 417 infrastructure and public service facilities to avoid the access ramps (Catherine/O’Connor, Catherine/Lyon N) need for unjustified and uneconomic expansion. As a and exit ramps (Catherine/Metcalfe). result, planning authorities must identify and promote opportunities for intensification and redevelopment. The site is well-served by transit, with several bus routes Intensification is defined in the PPS as ‚the development available within 400 metres walking distance of the site. of a property, site or area at a higher density than current The majority of bus routes in the site vicinity run along exists through: Bank Street, Elgin Street and with a) redevelopment, including the reuse of Route 1 and 7 running directly past the site. The brownfield sites; Transitway is located within approximately 1 kilometre b) the development of vacant and/or of the subject property, offering rapid and frequent bus underutilized lots within previously developed access throughout the entire city. areas; c) infill development; and

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d) the expansion or conversion of existing vehicle trips and support the development of buildings‛ (Section 6.0). viable choices and plans for public transit and other alternative transportation modes, including In addition to meeting the fundamental tenet of the PPS, commuter rail and bus (Policy 1.6.5.4); the proposed development meets the following policies: . Promoting long-term economic prosperity by . Promoting efficient development and land use optimizing the long-term availability and use of patterns which sustain the financial well-being of land, resources, infrastructure and public service the Province and municipalities over the long term facilities and maintaining the vitality and viability (Policy 1.1.1.a); of downtowns and mainstreets (Policy 1.7.1); and . Accommodating an appropriate range and mix of . Supporting energy efficiency and improved air residential, employment (including commercial quality through land use and development uses), recreational and open space uses to meet patterns which promote compact form, promote long-term needs (Policy 1.1.1.b); the use of public transit and other alternative . Focusing growth in settlement areas in order to transportation modes, and improve the mix of promote their vitality and regeneration (Policy employment and housing uses to decrease 1.1.3.1); transportation congestion (Policy 1.8.1). . Efficiently using the infrastructure and public service facilities which are planned or available City of Ottawa Official Plan (2003, as amended) (Policy 1.1.3.2a); The site is designated Traditional Mainstreet on Schedule B . Promoting opportunities for intensification and - Urban Policy Plan (Figure 3), as shown on the following redevelopment where this can be accommodated figure. The Traditional Mainstreet designation applies to taking into account existing building stock and various streets throughout the City, which are intended areas (Policy 1.1.3.3); to develop over time as vibrant networks with active, . Providing for an appropriate range of housing mixed-use, pedestrian oriented development. These types and densities required to meet projected corridors are intended to accommodate intensification needs (Policy 1.4.1); through more compact forms of development, a mix of . Promoting a land use pattern, density and mix of uses and a pedestrian-friendly environment. uses that minimize the length and number of

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Figure 2 – Surrounding Amenities Map

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The Official Plan indicates that intensification along  the development fosters the creation of a community Traditional Mainstreets will likely occur on vacant lots, focus where it is on a corner lot or at a gateway ageing strip malls and former automobile sales lots, location; parking lots and gas stations. Intensification is  there are opportunities to support transit at a transit particularly encouraged where the proposed use replaces stop or station; surface parking, which interrupts the continuity of building facades. Permitted uses on Traditional  the development significantly advances the vision for Mainstreets include residential, retail, commercial and Mainstreets; or institutional uses.  the application of the provisions of Section 2.5.1 and Section 4.11 determine that additional height is The proposed development contributes to the mixed-use appropriate. environment [Policy 3.6.3(3)] by providing commercial The proposed development is situated on a corner lot uses on the ground floor and residential uses on the (Bank St./Flora St.). The site’s position along Bank Street upper storeys. The pedestrian environment will be requires a building design that is both complimentary to improved by the commercial uses offered, and the the character of the Centretown neighbourhood and acts architecturally pleasing design, which is oriented toward as a key junction for the introduction to the landmark the street [Policy 3.6.3(2)]. Intensification in this location intersection at Bank St. and Gladstone Ave. and the will support the public transportation system by Central Phase I building. It is important that the maximizing the number of residential and commercial development on this lot be a building of both distinction units in a central area [Policy 3.6.3(2)]. The development and contextual integration that exemplifies the policy will also minimize disruption in the existing stable and design principles sought along Traditional neighbourhood to the east by accommodating growth Mainstreets. Certain design elements, such as the along Bank Street, which is an arterial road [Policy 3.6.3]. materiality and composition as well as the strong grid of The Traditional Mainstreet designation supports building the core of the building and glazing of upper levels were heights in the range of four (4) to six (6) storeys [Policy incorporated into the building in order to balance this 3.6.3(8)]. However, the policies indicate that greater dual role. building heights will be considered, among other circumstances, where:

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Figure 3 - City of Ottawa Official Plan: Schedule B

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As Bank Street is one of the main bus routes through  Address the relationship between buildings and Centretown, the proposed mixed-use development will between buildings and the street; support, and be supported by, the transit system.  Allow the built form to evolve through architectural style and innovation; Elements such as the residential/commercial mix,  Achieve a more compact urban form over time; pedestrian-oriented ground level, density, and high-  Allow for varying stages of maturity in different area design integrity reflect the type of development sought of the city, and recognize that buildings and site on Mainstreets and will therefore significantly advance development will exhibit different characteristics as the vision for Mainstreets in this area. the evolve over time;  Accommodate the needs of a range of people of The following paragraphs summarize an analysis of the different incomes and lifestyles at various stages in compatibility criteria set forth in Sections 2.5.1 – Urban the life cycle; and Design and Compatibility and 4.11 – Urban Design and  Maximize opportunities for sustainable transportation Compatibility of the Official Plan, demonstrating that the modes (walking, cycling, transit facilities and height of the proposed building is appropriate in the connections). subject location. The following summarizes the criteria of Section 4.11 met Some of the principles and objectives of Section 2.5.1 by this proposal: being met through this development include:  Traffic:  Recognize and reflect on the history of the city or o Site location in the downtown will reduce reliance on community; private vehicle use.  Promote quality consistent with a major metropolis, o Surrounding roads and intersections are adequate to and a prime business and tourist destination; accommodate the site-generated traffic increase.  Create distinctive places and appreciate local identity o The site is located in proximity to major bus routes in patterns of development, landscape and culture; along Bank Street, Catherine Street, Elgin Street and  Encourage a continuity of street frontages; Gladstone Avenue.

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o The site is located along an arterial road (Bank Street), o The building is consistent with the planned function of minimizing the potential for through-traffic to four (4)-six (6) stories, and higher along Traditional disseminate through local roads. Mainstreets. This development helps to frame Bank Street heading north from the Glebe and works to introduce the intersection of Bank Street and  Vehicular Access: Gladstone Avenue, a key landmark in Centretown. o Access/egress from underground parking on Flora o Street will reduce potential conflicts between cars and The ground floor will be used for commercial/retail pedestrians along Bank Street. uses, and has been designed to create visual interest at the street level, providing a pedestrian-friendly

environment.  Parking Requirements: o The strength of building lines through the middle grid o All parking will be accommodated in two storeys of pattern and lightness of levels 8 and 9 help to break up underground parking, which is appropriate for this the visual mass of the building. urban setting.

o A total of 46 parking spaces are proposed. Though a  Pattern of the Surrounding Community: reduction in required parking is being requested as part o of this Zoning By-law Amendment, the proposal benefits The mid-rise character and materiality have been from proximity to transit and many community designed with the history and context of the site in amenities which reduce the reliance on vehicles. mind. Within the vicinity of the site there are a range of mid-rise buildings to complement the design choice o It meets the required parking for residential units and of the proposed building. Furthermore, the materiality, seeks to reduce the visitor/retail spaces required. using steel and glass, speak to the industrial and Centretown reflecting an evolution of both  Building Height and Massing: the neighbourhood and the greater city. o The building is consistent with building heights along o The proposed building incorporates several elements Bank St. and further east, many of which are “medium inspired by the heritage character of the existing profile” buildings in the range of five (5) – nine (9) building and surrounding community including a storeys. strong cornice line at the second storey and a

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chamfered corner located at grade of the intersection of Bank St. and Flora St.  Sunlight: o As the sun shadow analysis shows, the proposed  Outdoor Amenity Areas: building has little additional impact on surrounding o The building is setback 7.01m or greater at the rear buildings compared to that which is supported by the above the 1st floor. Heavy landscaping and an opaque CDP. wall will enhance the development’s amenity space o Residential uses to the west of the proposed while protecting the privacy of adjacent buildings. development will only be affected by the sun-shadow o Balconies have been situated along Flora and the effect of the proposed building early in the morning. setback rear portions of the building.  Supporting Neighbourhood Services: o A total of 479.92 m2 (189.13 m2 exterior and 290.79 m2 interior) of Communal Amenity Space has been o The proposed development will be adequately served by provided. A total of 591.49 m2 Private Amenity Space. the numerous surrounding community and recreational facilities (refer to Section2.3).  Loading Areas, Service Areas, and Outdoor Storage: o The commercial and retail uses at the ground level will o These items will be dealt with at the Site Plan stage. contribute to the number and variety of commercial uses available in the neighbourhood.

 Lighting: Heritage Designation - Centretown Heritage o Will be assessed as part of the Site Plan Control Conservation District (Annex 4) application. The subject property is located within the Centretown  Noise and Air Quality Heritage Conservation District and is affected by a o A Noise Study is being completed and will be Heritage Overlay in the Comprehensive Zoning By-law (2008-250). It is our understanding that demolition and submitted along with the Site Plan Application. new construction proposed within Heritage

Conservation Districts designated under Part V of the Ontario Heritage Act require consideration by the

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Ottawa Built Heritage Advisory Committee (OBHAC) but that the HCD lacks a clear definition of what that and approval from Council. ‘compatible’ commercial character should look like.

Official Plan policy 4.6.1.2 directs the applicant to consult It is observed in the report that the new building the heritage conservation district study of that district (in proposed replaces a Level 2 building that is essentially a this case the Centretown Heritage Conservation District) good example of a common type within the District but is for design guidance. Further, policy 4.6.1.1 indicates that not unique. where a new building is proposed in a heritage The report concludes that any potential impact on the conservation district, a cultural heritage impact statement district caused as a result of the removal of the existing must be conducted in order to demonstrate the building will be mitigated by the land use and design following: features of the new building, which address the HCD guidelines for infill along Bank Street. In addition, the  impacts (positive and negative) on the heritage conservation district; removal of this building is not considered to alter the core heritage values of the predominantly residential  actions that may be required to prevent, minimize or Centretown District, and in fact, the increase in mitigate the adverse impacts; and residential units in the neighbourhood is thought to  the proposal will not adversely impact the cultural addresses the associative value of this residential heritage value of the district, and/or its neighbourhood in supporting , and thus streetscape/neighbourhood. meets the broader intent of the HCD.

Urban Design Guidelines for Development Along The Cultural Heritage Impact Statement (CHIS) prepared Traditional Mainstreets (2006) by Bray Heritage assesses the impacts of the proposed The Guidelines for Development along Traditional development, potential mitigation actions and the overall Mainstreets will be addressed during the Site Plan affects on the surrounding heritage resources. The report Control Application process. recognizes that the existing structure on the property is known to be a Category 2 building within the

Centretown Heritage Conservation District, nominated likely due to its age and general fit within the streetscape,

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Centretown Secondary Plan (1994)  To provide neighbourhood commercial facilities and The Centretown Secondary Plan is tailored to guide the services for Centretown residents. growth and development of Centretown. The plan sets  To allow for the improvement of the public transportation forth policies related to the development of land, system and decrease reliance of the private automobile. including land use, heritage resources, transportation and the provision of recreational and social services. The main goals of the Centretown plan are: Residential Office / Residential Medium Profile On the Centretown Land Use Plan (Schedule H), the 1. To maintain and enhance the character of portion of the site that abuts Bank Street (for a depth of Centretown as a primarily residential community approximately 25 metres) is identified as Residential while accommodating an increase in population; Office (Figure 4). On lands designated Residential Office, and a wide range of retail, commercial, office, residential and public uses are encouraged. 2. To accommodate persons of all age groups, income levels, cultural backgrounds, lifestyles and The remainder of the property is identified as Residential household sizes in appropriate and affordable Medium Profile. The Secondary Plan indicates that a housing. variety of dwelling types will be considered on lands within this designation, particularly residential buildings In support of these goals, the plan sets out a series of that are suitable for small-medium sized family objectives, some of which are reflected in the current households, or non-family households. Buildings or uses proposal for the subject lands. Specifically, the proposal accessory to or compatible with these types of residential satisfies the following objectives: uses are also permitted.

 To encourage innovative building and site development that will contribute to the physical environment of the Although the Centretown Secondary Plan does not community and enhance the desirability of Centretown as define the height limit for this area, the former City of a place to live. Ottawa Official Plan (under which this Secondary Plan was adopted) defined medium profile as buildings in the  To improve and revitalize the major commercial areas in range of five (5) to nine (9) storeys in height. Centretown.

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Figure 4 - City of Ottawa Official Plan – Schedule H, Centretown Secondary Plan

Planning Rationale 17 488-500 Bank Street – Zoning By-Law Amendment September 2012

Based on the policy framework summarized above, it can adjacent property was a used car lot from the 1940s until be concluded that the proposed mixed-use building, with the late 1960s, after which it was a parking lot. a height of nine (9) storeys is consistent with the policy Bray Heritage, goes on to indicate that the building likely framework set forth in the Centretown Plan. enjoys its Category 2 listing due in part to the assumed age of the structure, and also likely due to its general Heritage Resources compatibility with the commercial streetscape. Its character defining features are considered to be, the Although the subject property is not identified as a chamfered corner treatment; brick structure; and ‚heritage‛ property on Schedule ‘H’, the Centretown decorative metal cornice, from a heritage perspective. Plan recognizes the value of heritage resources as Despite these features, the report determines that the site elements that contribute to the creation of unique would bring more value to the district as a neighbourhood character. Accordingly, the Centretown redevelopment site providing residential units in Plan calls for the retention and revitalization of heritage proximity to Parliament Hill, and that the proposal, buildings, structures, sites and environments within maintains an appreciation and respect for the value of Centretown. Specific heritage buildings and heritage heritage through its incorporation of several elements, areas are to be identified by the City and preserved such as the pilasters and strong cornice line, which through a variety of means, so that these structures and honour the heritage characteristics found in the existing districts remain as important reminders of past events building and surrounding heritage commercial buildings. and eras. Draft Centretown Community Design Plan (2012) The existing building at 488 Bank Street is designated as a Category 2 building designated under Part V of the In 2012, the Community Planning and Urban Design Ontario Heritage Act, as it is located within the Division of the Planning and Growth Management Centretown Heritage District. While historical Department initiated the Centretown Community Design development of the property is a bit unclear, the Cultural Plan (CDP) study. This CDP is being undertaken in response to recent development proposals and a need to Heritage Impact Statement outlines that the corner property was at one time a grocery store, after which it review and update the Centretown Secondary Plan in became its present use, European Paint and Glass. The keeping with City of Ottawa Official Plan intensification policies as well as its compatibility and urban design

Planning Rationale 18 488-500 Bank Street – Zoning By-Law Amendment September 2012 objectives. The CDP will provide a broad and integrated Bank Street and the established neighbourhood twenty-year vision and guidance for the future of the areas. area. A Draft CDP was released on May 27, 2011 and again in December 2011 with the final document being The Draft CDP recommends a new Land Use Plan for targeted for completion and approval in September 2012. Centretown. The majority of the subject site would be designated ‘Traditional Mainstreet’ while the The current Official Plan policies and the existing policies northwestern portion of the site would be designated of the Centretown Secondary Plan already provide ‘Residential Areas’ (Figure 5). The Traditional Mainstreet direction for development applications designated both corridor would allow for a variety of uses to be Traditional Mainstreet, Residential Office and Residential accommodated along Mainstreets with active retail uses, Medium Profile Area. The Terms of Reference for the which appeal to both the local and regional markets, Centretown CDP study responds to the same policy being situated at the ground level. Uses can be framework used to review the proposed development. accommodated in single-use or mixed-use buildings with The site is located in the CDP’s ‘Central Character Area’. office and residential uses permitted above grade or at In terms of development, the vision for this area includes: the rear portion of the ground level. Maximum building  Residential uses being predominant with heights along these corridors will be limited to 30m or commercial uses including office and limited retail nine (9) storeys. being directed towards Mainstreets.  Retail at grade being required along Mainstreets, Areas designated ‘Residential’ applies to areas where like Bank and Elgin Streets. significant change is not anticipated. These areas are  This area as suitable for low- to mid-rise infill, predominantly residential in nature, however other uses generally not taller than nine storeys in height. such as open space, institutional, community, cultural Height of new developments along Bank St. and and recreational facilities can be accommodated in these Elgin St. must respect existing Mainstreet areas. Though significant intensification is not standards and be built in a manner that is encouraged in Residential areas, infill may be considered compatible with adjacent developments. if it supports an appropriate and compatible height, Transition in scale and form is required between massing and scale with the surrounding context.

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As seen in Figure 5, the site is subject to two separate the proposed development has strong regard for the land use classifications, however as the vast majority of policy direction set forth in the Draft CDP and is in the site falls within the ‘Traditional Mainstreet’ keeping with the general direction set out for the designation, this is considered to be the designation of Traditional Mainstreet corridor. The height of the greater influence. proposed development is within the range anticipated by the CDP, and the general built form of the development, The Draft CDP also puts a strong emphasis on built form. consisting of strongly articulated facades on both Bank In the relation to mid-rise buildings, context of tall Street and Flora Street. The facades are punctuated by buildings (five (5) – nine (9) storeys), the CDP establishes ample fenestration and inset balconies which achieves design guidelines which focus on development that the design considerations highlighted for Bank St. In respects the existing overall street setback and aligns addition, the top two storeys, characterized by a strong with adjacent buildings. Strategic setbacks at corners are angular geometry and glass exterior, function largely as encouraged to create small publicly accessible parkettes. set back levels that starkly contrast the texture and form Infill should be extended the length of the site on all of the main ‘podium’ portion of the building and add a street frontages and where fronting onto two streets, the lightness to the overall development. corner should be given predominance and special treatment/articulation and both facades should be given equal consideration. The CDP suggests stepbacks at levels above the 6th storey while balconies should be inset behind the street wall to reinforce the street edge and public realm.

Though the CDP and Secondary Plan are not yet officially approved by Council, it is anticipated that any pending changes prior to approval will be minor. Although still subject to appeal, this document must be regarded in the evaluation of this development. Based on the final draft policies, it is our professional opinion that

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Figure 5 - Draft Centretown Community Design Plan – Land Use Map (Schedule H)

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The images below illustrate a model of the proposed properties west of the site. At the front of the building, development compared to a potential development as the design proposes a 7-storey podium along Bank Street per the Draft CDP guidelines. The assumptions used to with an approximately 4.0 m high ground floor to create the Draft CDP building, based on these guidelines, emphasize the relationship to the pedestrian realm, are as follows: therefore emphasizing the relationship to the pedestrian realm, as encouraged in the Draft CDP.

3.2 Regulatory Framework

City of Ottawa Zoning By-law (2008-250) The subject site is zoned TM H(19) - Traditional Mainstreet, Maximum Height 19 m.

The purpose of the TM zone is to allow a broad range of uses including retail, service commercial, office,

residential and institutional uses, including mixed-use As the above images illustrate, the proposed buildings but excluding auto-related uses; foster and development is generally in keeping with the direction promote compact, mixed-use, pedestrian-oriented set out for the Bank Street corridor in the Draft CDP. development that provide for access by foot, cycle, transit Where the building differs from the Draft CDP is mainly and automobile; impose development standards that will in the additional architectural expression and detail of ensure that street continuity, scale and character is the upper two storeys of the building resulting in a better maintained, and that the uses are compatible and product. The proposed development also incorporates a complement surrounding land uses. lower podium at the rear (1-storey), occupied by an outdoor amenity area and bordered by an opaque fence Uses permitted in the TM zone include ‘apartment and natural landscaping to ease the transition to dwelling, mid-high rise’ and a ‘retail store’ and these uses can be located in a mixed-use building. The table

Planning Rationale 22 488-500 Bank Street – Zoning By-Law Amendment September 2012 below, however, lists the performance standards The building envelope has been established using the required by the Zoning By-law, the directions set out in direction provided in the Draft CDP, while also having the CDP and the performance standards of the proposed regard to the relevant provisions in the Zoning By-law. development. Where items are not in compliance with Discrepancies between the existing Zoning By-law the By-law provisions, ‘Red’ highlighting is used. provisions and the established direction outlined in the CDP will be resolved through the amendments outlined in this application.

Planning Rationale 23 488-500 Bank Street – Zoning By-Law Amendment September 2012

4.0 THE PLANNING APPLICATION Heritage Overlay Based on the above table, the requested Zoning By-law As outlined in the provided Heritage Character Amendment would revise the provisions of the TM Statement by Bray Heritage, the existing property is H(19) zone as follows: considered to be a good example of vernacular  Permit an increase in overall height to 30.75 m commercial design from the early decades of the 20th  Require that the stepbacks in the building face be century that blends well with other commercial buildings provided as follows: along Bank Street of that era. 1. Along Bank St., 3m above the 7th storey. 2. Along Flora St., 3m above 7th storey. It is rated as a Category 2 building in the 1997 inventory 3. Along the rear lot line, 7m above the 1st accompanying the Conservation District Study. The storey beyond 21 m depth from Flora St. report goes on to outline that there are no definitions of  Permit a reduction in the Corner Side Yard to 0.0 ‚heritage commercial character‛ within the Centretown m HCD Study, so it is difficult to determine in what ways  Permit a reduction in Rear Yard setback to 0.0 m the property is ‚compatible‛. Given the lack of clear  Permit a reduction in Minimum Landscaped area criteria, it is assumed that the property’s level 2 rating abutting residential to 0. must be related to its assumed age (pre-1916) and its  Permit a reduction in vehicle parking as follows: general fit with the commercial streetscape, but again - Visitor: From 17 to 3 these criteria are not clear. When evaluated against other - Retail: From 11 to 0 buildings within the Bank Street corridor, the subject property does not rank as highly and, is not considered Height to be unique from a heritage perspective. The removal It is our professional opinion that this site is appropriate of the building at this location, is not anticipated to alter for an increase in height and one that is believed to be the core heritage values of the Centretown District, and supported by the policies of both the City of Ottawa in fact, the increase in residential units in the Official Plan and the draft Mid-Centretown CDP. neighbourhood is thought to addresses the associative value of this residential neighbourhood in supporting Parliament Hill, and thus meets the broader intent of the HCD.

Planning Rationale 24 488-500 Bank Street – Zoning By-Law Amendment September 2012

Corner Side Yard Setback Vehicular Parking The reduced Corner Side Yard setback is required to A reduced parking for visitor and retail uses can be further the policies of the Community Design Plan to supported given the context of the site where transit give prominence to buildings situated at intersections accessibility and pedestrian oriented services and and provides architecturally significant facades along amenities reduce the need for vehicular parking. It is both Bank St. and Flora St. expected that the reduced parking will not result in any negative effects on the surrounding neighbourhood nor Permitting the reduced Corner Side Yard permits a the quality of life of the future residents. stronger and more intimate relationship between the building and the public realm. This transition eases the Landscaping transition of Bank Street and the residential character The reduction in required landscaping is deemed present west of the site. appropriate as it relates to the required reduction in the rear yard, which as explained previously is required to Rear Yard Setback ensure less negative impact on the adjoining residential Given the reduced confines of the site, permitting the properties. As a result, there is no space for a landscaping reduced Rear Yard Setback allows functional movement buffer, however, above the first storey an opaque fence within the building and a reasonable base from which to and landscaping is being provided in order to protect establish a more palatable design solution. privacy and to soften the transition between the proposed development and the existing residential The extension of the building envelope to the rear lot homes. boundary allows for enclosure of the entrance ramp to the underground parking area which, if not covered, would create negative impacts related to additional light 5.0 SUMMARY OF TECHNICAL STUDIES glaring, noise and diminished air quality for the Traffic Generation Memo surrounding properties. This section of the building A Transportation Generation Memo was prepared by footprint also allows for the provision of an elevated Delcan Corp. in order to assess the appropriateness of terrace area, improving the amenity to future residents.

Planning Rationale 25 488-500 Bank Street – Zoning By-Law Amendment September 2012 preparing a Traffic Analysis (T.A.) for the proposed  The post-development combined flow rate will development. result in a significant net reduction in flow to the existing combined sewer system; and Based on the analysis of the Memo, it was determined  Gas, Hydro and telecommunication services exist that the proposed building would only generate between within the adjacent right-of-ways. 35 veh/h to 40 veh/h during weekday morning and afternoon peak hours. This roughly converts to one (1) Phase I and II Environmental Site Assessment new vehicle to/from the site every 90 to 100 seconds (1.5 minutes) during peak hours. Phase I Environmental Site Assessment As part of the Zoning By-law Application, Paterson The expected trip volume falls short of the City’s Group was engaged to complete the Phase 1 threshold of 75 veh/h for the requirement of a T.A. and Environmental Site Assessment (ESA) and if required, a therefore a T.A. is not required for this application. Phase 2 ESA for the site at 488 and 500 Bank Street.

Assessment of Adequacy of Public Services The Phase I ESA concludes that based on the historical David Schaeffer Engineering Ltd. Was engaged to review research, personal interviews and site inspection the adequacy of public services servicing the proposed indicated the presence of historical potentially- development at 488 Bank Street. contaminating activities and potential environmental concerns at the subject site. Based on these findings, a The report concludes the following: Phase II ESA was deemed necessary for the property.  There is sufficient fire flow is available to support the proposed development; Phase II Environmental Site Assessment (ESA)  Approximately 109 m3 of stormwater retention The Phase II ESA, also conducted by Paterson Group, volume will be required to meet the City’s release was conducted as a result of the finding in the Phase I criteria of 18.2L/s; ESA where potentially-contaminating uses had been  Stormwater quality controls are not required; present on the subject site.

Planning Rationale 26 488-500 Bank Street – Zoning By-Law Amendment September 2012

This report performed analyses of both soil samples and Cultural Heritage Impact Study (CHIS) groundwater samples obtained from two (2) boreholes. The CHIS conducted by Carl Bray of Bray Heritage was The analyses of soil samples were found to be in completed in support of the Zoning By-Law Amendment compliance with selected MOE standards. Groundwater and Heritage Permit application to permit development samples, however, were found to have levels of the of the site as a nine storey mixed use building, and contaminant Tetrachloroethylene (PCE). In addition, removal of the existing structures on site, including the levels of Patroleum Hydrocarbons were found to be Category 2 commercial building at the corner of Bank above the limits of the selected MOE standards. Through and Flora. their analysis, though, the levels of PCE were found to be in concentration levels suggesting that the source of the The CHIS recognizes that while it does not meet the 2-4 contaminant is off-site. storey height recommendations within the Heritage Conservation District Study, the proposed building Paterson concludes that through redevelopment the site design generally follows the guidelines for Commercial groundwater issues may be addressed, mainly through and Mixed Use Infill on the Bank Street Corridor, within directing contaminated ground water to a sump pump the Centretown HCD through the position of the and pumped and treated using an activated carbon building frontage close to the street and retail activity at filtration system. Furthermore, upon completion of the grade; the provision of large windows and recessed proposed redevelopment, potential long-term solutions entrances at grade, similar in nature to the awnings and include waterproofing the basement levels and pumping entrances found elsewhere in Centretown; the inclusion and treatment of water from the building sump. of a horizontal canopy element to create a visual break above the retail uses and again to differentiate the Geotechnical Study podium from levels 8 and 9; and , also through the uses The Geotechnical Study, prepared by Paterson Group, of glazing and metal which are consistent with more concludes that the subject site is adequate for the recent commercial development along this section of proposed development. The report outlines various Bank Street. requirements and options relating to on-site filling, and structural requirements for seismic events and seasonal The report recognizes that while demolition of the variations in soil conditions. existing building will have an impact within the HCD,

Planning Rationale 27 488-500 Bank Street – Zoning By-Law Amendment September 2012 that impact will be mitigated by design elements in the Where the proposal is not in compliance with the new building that meet or address design guidelines in provisions of the Zoning By-law, our assessment the 1997 HCD Study for infill along Bank Street. The new concludes that the requested amendments are still in building replaces a Category 2 building that is essentially keeping with the purpose and intent of the Parent a good example of a common type within the District, Zoning, and will ultimately result in an appropriate and but is not unique. For this reason, the CHIS supported desirable development. This report demonstrates that the removal of the existing building and the development this proposal that results from the requested Zoning By- proposed. law Amendment will be an improvement upon the existing site conditions and result in greater utility of existing community resources. This site, at the 6.0 CONCLUSIONS intersection of Bank Street and Flora Street is an excellent Based on the analysis outlined in this report, the subject opportunity for intensification. site is currently not meeting its development potential or achieving the policy direction of the Official Plan. As Prepared By: such, the proposal for infill along one of the City’s key Traditional Mainstreets is appropriate. Urban Capital has proposed a project which is consistent with the directions set out in the Provincial Policy Statement Sarah Millar Martin, PMP Michael Szilagyi, MPl (2005); the policies for growth management, Urban Planner Urban Planner compatibility and more specifically the Traditional FoTenn Consultants Inc. FoTenn Consultants Inc. Mainstreet designation of the City of Ottawa’s Official Plan (2003, As Amended); the guidelines for development along Traditional Mainstreets as provided Reviewed By: in both the City of Ottawa Design Guidelines and the Centretown Heritage Conservation Study. The policies and direction of the Draft Centretown Design Plan (2012) Ted Fobert, MCIP, RPP and complies with the purpose and intent of the Zoning Partner By-law (2008-250). FoTenn Consultants Inc.

Planning Rationale 28 488-500 Bank Street – Zoning By-Law Amendment September 2012