Urbandale Construction 99 Parkdale Avenue Planning Rationale

URBANDALE CONSTRUCTION 99 PARKDALE AVENUE PLANNING RATIONALE

November 2011

Prepared for: URBANDALE CONSTRUCTION 2193 Arch Street Ottawa, Ontario K1G 2H5

Prepared by:

J.L. RICHARDS & ASSOCIATES LIMITED 864 Lady Ellen Place Ottawa, Ontario K1Z 5M2

JLR 25205-01 URBANDALE CONSTRUCTION 99 PARKDALE AVENUE PLANNING RATIONALE

- TABLE OF CONTENTS -

1.0 INTRODUCTION 1 1.1 Background 1 2.0 SITE CONTEXT 2 2.1 Site Location 2 2.2 Site Characteristics 4 2.3 Existing Land Use Designations 5 2.3.1 City of Ottawa Official Plan 5 2.3.2 Zoning By-law 2008 – 250 7 3.0 DEVELOPMENT PROPOSAL 9 3.1 Land Use Proposal 9 3.2 Permitted and Proposed Development Rights 10 3.3 Proposed Zoning By-law Amendment 11 4.0 PLANNING RATIONALE 13 4.1 Provincial Policy Statement, 2005 13 4.2 City of Ottawa Official Plan 14 4.2.1 The Rationale for a Smaller Footprint and Higher Profile 18 4.3 City of Ottawa Urban Design Guidelines For High-Rise Housing 18 4.4 City of Ottawa Transit-Oriented Design Guidelines 18 5.0 INTEGRATED ENVIORNMENTAL REVIEW STATEMENT 19 5.1 Development Servicing Study 19 5.2 Shadow Impact Study 19 5.3 Traffic Brief 19 6.0 SUMMARY AND CONCLUSION 20

APPENDIX A Review of Urban Design Guidelines For High-Rise Housing APPENDIX B 99 Parkdale Zoning Amendment Summary

URBANDALE CONSTRUCTION 99 PARKDALE AVENUE PLANNING RATIONALE

1.0 INTRODUCTION

1.1 Background

Urbandale Construction has acquired the site at 99 - 107 Parkdale Avenue, and plans to redevelop it by constructing one condominium apartment building, accommodating a total of 161 dwelling units. The existing zoning by-law currently permits mid-high rise apartment buildings. This zoning will allow for the development of a 14 storey apartment tower, slightly higher than those which presently exist on two sides of this property. The site could be developed with a tower that covers the entire lot.

In order to implement the proposed form of development, some of the zoning performance standards need to be modified. The accompanying Zoning By-law Amendment application is therefore required. Both a Site Plan Control Application and Draft Plan of Condominium Application will be submitted at a later date.

The amendments to the By-law would alter the maximum height, the front, interior side and rear yard minimums.

This Planning Rationale Report has been prepared on behalf of Urbandale Construction to support the Zoning By-law Amendment application. It will demonstrate how the proposed zoning is:

• Consistent with the policies of the Provincial Policy Statement;

• Conforms to the policies of the City of Ottawa Official Plan;

• Provides for a better form of development;

• Does not alter the potential impact upon views;

• Fulfills the City of Ottawa’s Urban Design Guidelines for High-Rise Housing;

• Fulfills the City of Ottawa’s Transit-Oriented Design Guidelines; and

• Implements the Intensification policies of the City.

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2.0 SITE CONTEXT

2.1 Site Location

The subject site is located within the Mechanicsville community, at 99 - 107 Parkdale Avenue and is within the Mixed Use Centre around Tunney’s Pasture, and is immediately east of the Tunneys Pasture Employment Node. The site is north of the Tunney’s Pasture Transitway Station and at the east end of Colombine Driveway, as illustrated on Figure 1. Parkdale Avenue is the arterial road, with sidewalks on both sides, and will be the primary access to Scott Street and both east and westbound Western Parkway access.

Bicycle Path Link

Figure 1- Location Map

A public multi-use pathway owned and maintained by the City of Ottawa, runs adjacent to the transitway. It provides direct access to the transit station at Tunneys Pasture. The northerly terminus of Parkdale Avenue also provides an on- street cycling connection directly to the multi-use pathway along the Western Parkway.

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The Tunneys Pasture complex is probably the largest node of federal employment outside of the downtown core. This area employs over 11,000 people. These lands encompass some 58 hectares (140 acres) which has been developed over the past 60 years and includes over a dozen large offices and laboratories as shown on Figure 2. The potential to add significant employment can be seen on the Figure. Tunney’s Pasture includes the R.H. Coats, and Jean Talon buildings. These buildings, and the many more on the site, house numerous Federal Ministries and Agencies including:

 Statistics Canada,

 Health Canada,

 Public Health Agency of Canada

 Libraries and Archives Canada

 Measurement Canada,

 Canadian Criminal Justice

 Department of National Defense

Figure 2-Tunney's Pasture Aerial 2008 (Wikipedia)

Figure 2 shows the roofline of Holland Cross in the foreground and the shadows of the existing apartment buildings along Parkdale can be seen along the east side of the photograph.

Immediately to the north of the subject property is a ten/eleven-storey 60-unit apartment building constructed in 1985. The side that faces this site has no windows or balconies facing the site. To the east is a three-storey parking garage which services an eleven-story, 100-unit apartment building at 110 Forward

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Avenue, and there is a fifteen storey apartment on the east side of Forward Avenue. To the immediate south are two low rise apartment buildings and two single family homes (Figure 3).

The east side of Parkdale is primarily high rise apartment buildings, while the west side of Parkdale from Scott Street to the Western Parkway is the Tunney’s Pasture complex. This would include the 39-unit building at 44 Emmerson Avenue and the 14 storey apartment housing 124 units at 215 Parkdale Avenue.

Figure 3 Aerial View

This site is adjacent to Tunney’s and within immediate walking distance of the various buildings found on the Tunney’s Pasture Employment Complex and is north-east of the Holland Cross development which houses offices and retail services. Further to the south on Holland Avenue is located a lively mixture of retail, restaurant, personal service, entertainment and office land uses which service the community and the Tunney’s Pasture Office Complex. The site is located on the western edge of the part of Mechanicsville with a range of housing forms, yet the site is nestled in a high density quadrant of the predominately residential community of Mechanicsville. These higher density developments are primarily condominiums. Figure 3 shows the existing high-rise buildings along Parkdale’s east side. The Indonesian Embassy is also on Parkdale at the intersection with Emmerson Avenue. The site is served by OC-Transpo, with Route 159 running in front of this site.

2.2 Site Characteristics

The 1,372 square metre rectangular-shaped site is currently occupied by four single detached dwellings – all fronting on Parkdale Avenue. While each of these all have access to the lane that is found at the rear, eastern, limit of the properties,

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they are all served by driveways directly onto Parkdale Avenue. All four of the building will be demolished to accommodate the proposed 28 storey structure.

The site is relatively flat, sloping slightly towards the north. Stormwater currently sheet drains towards Parkdale Avenue. It is currently serviced with municipal water and sanitary sewers all found in Parkdale Avenue.

There are sidewalks running throughout the Tunney’s complex and along both sides of Parkdale Avenue. This area has sidewalks on all local streets as well. This was the standard for design in this part of the old City of Ottawa.

2.3 Existing Land Use Designations

2.3.1 City of Ottawa Official Plan

The site is located within the Mixed Use Centre designation of the City’s Official Plan as shown on Figure 4. The General Urban designation, of which this is a sub-set, permits a full range of uses, including high and medium density types of residential uses. The City supports infill development and other intensification within the General Urban Area in a manner that enhances and complements the desirable characteristics and ensures the long-term vitality of the many existing communities that make up the City. Development that is transit-supportive such as high- and medium-density residential uses are encouraged.

The Mixed-Use Centre designation in this Plan applies very specifically to areas that have been identified as strategic locations on the rapid-transit network and lie adjacent to major roads. They act as focal points of activity, both within their respective communities and within the larger municipal structure. Mixed-Use Centres constitute a critical element in the City's growth management strategy, being areas with high potential to achieve compact and mixed-use development. They are limited in number and represent opportunities for substantial growth.

The Official Plan encourages significant growth in the MUC to take advantage of the excellent transit opportunities and employment that is found in the MUC. This reinforces the idea of intensification within the General Urban Area and in particular within the Greenbelt (Section 2.2.2).

Certain Mixed-Use Centres, such as Tunney's Pasture, are centered on concentrations of employment and these concentrations are likely to continue. However, the area that makes up this particular MUC is far larger than just this Federal employment node. The lands included in this MUC extend from Preston Street to Tunney’s Pasture. As such the functions found within this Mixed-Use Centre (MUC) are quite varied and represent a distinct part of the community. The MUC extends far beyond the limits of the one employment concentration to include several other employment areas, such as Holland Cross and the older development along Preston Street north of the transitway. This MUC also has a substantial amount of residential development of a high density nature to provide an excellent mix of uses. This proposal provides another example of how a large building can fit into

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this community and support the employment base and encourage continued development of the service sector. Figure 5

Official PLan EXTRACTS FROM 4.1.1: Subject Site Building Profile

8. High−rise buildings may be considered on lands within the following designations as defined on Schedule B of this Plan, provided allother policies of this Plan are met:

B. Mixed−use Centres and Town Centres;

Building Profile and Compatibility

11. A high−rise building will be considered both as Figure 4 - Schedule B, Official Plan an example of architecture in its own right and as an element of urban design sitting within a wider context. In this regard, the City will consider proposals submitted for High−Rise buildings in light of the following measures: a. How the scale, massing and height of the proposed development relates to adjoin Section 4.11 of the Official Plan sets ing buildings and the existing and out policies for the development of planned context for the surrounding area in which it is located; high rises. High-rises are defined by b. How the proposal enhances existing or policy 7, as being a building of 10 creates new views, vistas and landmarks c. The effect on the skyline of the design storeys or more. Figure 5 is a of the top of the building; summary of the applicable policies of d. The quality of architecture and urban design, particularly as expressed in this section. Council−approved design guidelines; and e. How the proposal enhances the public The intent of Policy 8 clearly directs realm, including contribution to and i nteraction with its surroundings at this form of development to the street level (e.g. the provision of MUC’s. This property is in the centre publicly accessible landscaped area, amenity space and pedestrian respite of the Tunney’s Pasture MUC. areas, street trees public art, active land use frontages, legible entrances and views to the street, canopies, Policy 11 specifically sets out policy awnings and colonnades for continuous considerations that the City will use weather protection). when evaluating any applications for a high-rise development. This section contains five specific clauses.

The relationship of the building to the adjoining and the planned context is an important consideration. This building has high rise apartments to the north and east. There is also significant high rise employment development throughout the Tunney’s Pasture complex. This form of development fits with this context.

The proposed building, as presented to the City’s Design Committee, will introduce a significant landmark building. This site is found at the end of the main east-west collector road for Tunney’s Pasture thus providing a significant building at the end of Colombine Driveway. This is similar to the layout within the Tunney’s Pasture complex where the Brooke Claxton office building was sited at the end of Tunney’s Pasture Driveway.

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The design of the centre and top portions of the building will be designed to provide an interesting form to respect the Guidelines for High-Rises. The tower has been offset to the north to lessen the impact of the tower on views for those to the east (110 Forward Avenue). The proposed design has also reduced the overall footprint for the tower. This is a change to what is presently permitted in the By-law. The by-law presently allows for a block form of building that could occupy the entire lot, thereby obscuring views from 110 Forward Avenue. The tower has been placed to be opposite the parking structure of 110 Forward Avenue and not opposite the residential portion of the building.

The proposed design meets with the Intent of the High-rise guidelines as accepted by the Design Committee and as noted in Appendix A to this report.

The design has included the opportunity for street trees and has included units with direct access to the street to provide legible entrances and interaction with the street. The entrance to the lobby has also included a canopy for protection from the elements.

2.3.2 Zoning By-law 2008-250

The entirety of the subject property is presently zoned as R5B H(37). This zone permits a variety of residential uses including high rise apartment dwellings. This zone applies to the entire east side of Parkdale Avenue from the western Parkway to the Transitway. The lands to the west of Parkdale Avenue are all zoned as MC to recognize the existing federal government complex. The zoning of the subject site and its surroundings is depicted in Figure 6, and a full list of permitted uses and the performance standards of the R5B H(37) zone is included in Appendix ‘B’.

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In establishing the development potential of the site, we have examined the provisions of the PPS, the Official Plan, and the present R5B zone. It has been established, using the current setbacks, that a residential development having a footprint of 926.15 square metres (9,969 square feet) is currently permitted on the site.

The proposed structure conforms to the standards for access, parking, bicycle parking, amenity area and projections into yards.

Figure 7 is a concept plan for this site’s proposed development. It shows the footprint of the podium in relation to the lot lines and the surrounding buildings.

Concept Plan

Figure 7 - Concept Plan

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3.0 DEVELOPMENT PROPOSAL

3.1 Land Use Proposal

As depicted in Figure 8, the preliminary concepts for this proposal are to develop a single residential condominium building with five floors of underground parking. The proposed building will accommodate 161 units in 28 storeys.

The base of the building has been designed as a series of 2-storey elements. The front is to be a series of individual units with their access from the street, virtual townhouses integrated into the building. Entries to the units at street level visual interest at the pedestrian level.

Underground parking is provided for the residents of the buildings, as well as for visitors. There is one vehicular access/egress point to the underground parking garage off of the public lane that runs behind the subject lands. Access to this lane is available off of Burnside Avenue and Emmerson Avenue.

There will be a total of 138 spaces provided for this development, including visitor parking, approximately 0.86 spaces per unit, in the underground parking garage. This will conform to both the minimum parking requirements of the By-law where 0.7 spaces per unit are required (0.5/unit required and 0.2/unit visitor), and it respects the maximum parking for properties within 600 metres of a transit station of 1.75 total spaces per unit.

Figure 8 - Concept Elevation

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The site is on Parkdale Avenue which is the Existing Major Arterial Road as shown on schedule “E” of the Official Plan. The site development for this project respects and builds upon the pedestrian-friendly, community-oriented tradition that is being established by the City. This site has access to wide pedestrian links and green spaces. The site has easy access to the existing network of public transit, greenways, sidewalks, streets and open spaces.

While Figure 8 shows the owner’s approach to the design at this time, the final design of the building will be completed through Site Plan Control Approval.

3.2 Permitted and Proposed Development Rights

As addressed in Section 2.3.3, the existing R5B H(37) zone permits mid-high rise residential development. Assigning existing performance standards of the existing zone to the property, a 14-storey (37 metre) building having a footprint of 926.15 square metres (9,969 square feet) is currently permitted on the site.

Section 137 requires provision of amenity area. This is to be 6m2 per unit, with a minimum 50% being communal in nature. 99 Parkdale will have 161 units which requires 966m2 of amenity area. The conceptual design provides for a rooftop amenity area of approximately, and a second floor exercise/party room. This represents the provision of the minimum required amenity area in the proposed building of which there is more than 50% provided as communal area as required by the By-law.

The R5 Zone also requires the provision of 30% Landscaped Open Space (LSOS) on the lot. The lot area is 1,372 m2, thus requiring the provision of 411.6 m2 of LSOS. This site will provide landscaping in the following locations:  A strip along the building front;  An area on the roof of the podium. These areas will provide in excess of the 30% requirement for LSOS on the site.

Careful examination of the potential impacts of developing the project pursuant to the existing zoning has led to the request for a zoning by-law amendment, to accommodate a far superior building form, which will enhance the surrounding neighbourhood and create a landmark for this area. The advantages of the proposed alternate form are outlined in Section 4.2.1 of this report. The key factor in this analysis is based upon the permitted building envelope that presently exists. A 14-storey building that covers the entire lot is permitted at this time. The creation of a building with a large podium, complemented by a smaller tower would appear to provide a better form of development for this site with little impact being introduced through the change to the height limit.

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3.3 Proposed Zoning By-law Amendment

Figure 9 identifies the front, rear and interior side yards, and reference should be made to this Figure to fully understand the proposed rezoning. The City has confirmed that the Public Lane at the rear is not considered as a Street so this is not a Front Yard through lot. Rear Yard Interior Side Yard

Figure 9 - Yard Identification

The proposal is to rezone the property to R5B [xxxx] H (85). Mid-high rise apartment buildings are already a permitted use on this site.

However, the following exceptions to the existing performance standards are required: Requested Alterations to current Zoning:

1. Notwithstanding the Maximum building height shown on the Zoning By-law Map, increase the maximum from 37 metres to 85 metres and the maximum does not apply to projections permitted under Section 65.

2. Notwithstanding the provisions of Section 65, Table 65, Row 6(b), the maximum size and extent of projection for a covered or uncovered balcony, porch, deck, platform and verandah, with a maximum of two enclosed sides, excluding those covered by canopies and awnings is 2 metres and may be as close as 0 metres to any lot line.

3. Notwithstanding the provisions of Table 164A allow the:

i. Minimum Front Yard Setback to be reduced from 3 metres to 0 metres; ii. Minimum Interior Side Yard setback to be reduced from 1.5 metres for the first 21 metres from the front lot line and 6 metres for the space greater than 21 metres from the front lot line to 0 metres; iii. Minimum Rear Yard Setback to be reduced from 7.5 metres to 3.0 metres.

To clarify the above, it should be noted that the reduction of the interior side yards is required only because the walls of the podium level, and the ramp wall is considered by by-law definition to be part of the main structure.

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The Zoning By-law setbacks apply to the main structure only. The main walls of the tower portion of building do not encroach within the standard required interior side yards. Figure 10 shows the existing and proposed yards.

Figure 10 - Zoning Setbacks

In keeping with the City’s approach to zoning, we expect that there will be a need to exempt the height, only for the area of the tower. The development of the 28 storey tower will require a height of 85 metres to be shown on the Zoning Schedule, as “H(85)”.

We have reviewed the remaining provisions from Parts 2, 3, 4 and 5 of the By-law and have not identified any further provisions that require amendment to permit this development to proceed. The site will conform to the aisle, driveway, parking space size, and permitted projections into yards.

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4.0 PLANNING RATIONALE

4.1 Provincial Policy Statement, 2005

The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest relating to land use planning and development across Ontario. The Planning Act, 1990, s. 3(a) requires that municipal land use and urban/rural planning decisions be consistent with the policy statement as issued under the Act.

A recurrent theme in the PPS is the promotion of intensification, efficient land use and redevelopment of built-up areas. An appropriate range and mix of land uses and densities is encouraged in a manner which efficiently uses existing municipal infrastructure. It promotes cost-effective development standards to minimize land consumption and servicing costs. New development should support the use of public transit and alternative transportation modes.

This development proposal fulfills the requirements of the Provincial Policy Statement by:

. Creating compact development within an existing residential neighbourhood – 161 residential units on a 0.34 acre site. This represents appropriate intensification reducing the pressure to expand the urban boundary;

. The high profile building surrounded by other existing high profile buildings;

. Over 50% of the City Block is covered by high rise buildings. The increase of density shows the evolution of the area from low rise, ground oriented development;

. This high profile building is appropriate for this high profile area of the City abutting Tunney’s Pasture and with excellent access to amenities along the Ottawa River and access to the Transitway;

. Meeting the City’s objective for high-rise development, minimum of ten storeys, in Mixed Use Centres;

. Redeveloping an underutilized residential site, in a residential high profile neighbourhood, within walking distance of retail, employment, entertainment and personal services on Holland and the Traditional Mainstreet of Wellington;

. Promoting the use of public transit, by virtue of the site’s location close to the transitway, clearly within walking distance of the Tunney’s Pasture transit station;

. Promoting walking and cycling by virtue of the proximity of the connections to the cycling and pedestrian pathway that are both on Parkdale at this location and also the networks that parallel the transitway, as well as the Ottawa River Parkway;

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. Utilizing existing municipal water supply, sanitary sewers and storm sewers;

. Adding to the mix by providing new housing stock of an alternate form in an established area.

4.2 City of Ottawa Official Plan

Relevant sections of the Official Plan which promote the proposed form of development include Section 2.2 – Managing Growth; 2.3 – Providing Infrastructure; 2.5.1 – Compatibility and Community Design; 3.6.2 – Mixed-Use Centres; and 4.11 – Urban Design and Compatibility.

Section 2.2.3 specifically promotes intensification and infill on sites that are within 600 metres of a transit station, with potential to develop as compact, mixed- use and pedestrian-friendly cores. The OP encourages “a pattern and density of development that supports transit, cycling and walking as viable and attractive alternatives to the private automobile.” (Section 2.2)

The proposed development implements the above-noted Official Plan provisions as it is located within walking distance to the Tunney’s Pasture transitway station. The multi-use pathway that runs along the transitway at the northern edge of the site is identified in the City of Ottawa’s Official Plan as part of the Primary Urban Cycling Network (Schedule C) and a Recreational Pathway (Schedule I). The Western Parkway system is also recognized as a key linkage in this same network through sidewalks located on either side of Parkdale Avenue.

Section 2.3 - Providing Infrastructure encourages the full utilization of existing municipal infrastructure – water supply, sanitary and storm sewers, public streets and public transit. Section 2.3.1 states that:

This Plan encourages land-use patterns that reduce the need to travel great distances across the city and encourage alternatives to car travel. More compact and mixed-use development throughout developing areas of the city and a stronger series of urban centres to anchor the transit system is essential to achieving the Plan’s transportation goals.

The proposed development will utilize municipal water, and sanitary and storm sewers. It will not require the construction of any additional streets. Its proximity to the Tunney’s Pasture transit station, the Ottawa River Parkway Walking/Biking Path and to the commercial, service and entertainment uses on Holland Avenue will encourage transit, cycling and walking.

Section 2.5.1 Compatibility and Community Design requires that care be taken to achieve compatibility of form and function when infill and intensification projects are introduced into an existing neighbourhood. It is acknowledged that infill need not be the same or even similar to other buildings in the area, providing it is designed to “fit” and it “works well” within its neighbourhood context. A number of design objectives are identified in this section which will be achieved by this

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development, including the following:

To enhance the sense of community by creating and maintaining places with their own distinct identity…

The building will be uniquely designed, creating a visual gateway for those approaching the village from the west from Tunney’s. The unique design, found at the end of Colombine will become an architectural focus in the neighbourhood.

To define quality public and private spaces through development…

The project will define, through architectural features the private area associated with the condominium the private space and provide for integration with the sidewalk thus providing a high quality interface.

To create places that are safe, accessible and are easy to get to, and move through…

The inclusion of street fronting units at the ground floor level will provide a safe, friendly environment normally found only in the lower density parts of the neighbourhood. The rear facing units provide for a safer environment for those using the laneway for access.

To ensure that new development respects the character of the existing areas….

Great care has been taken in the design and location of the buildings and the associated open space to minimize impacts on the neighbors. The issue of compatibility is addressed more fully in following paragraphs relating to Section 4.11 of the Official Plan.

To consider adaptability and diversity by creating places that can adapt and evolve easily over time and that are characterized by variety and choice…

The provision of apartment units in a fairly high density residential sector of this community provides additional choice to people wanting to move into this area of Mechanicsville/Hintonburg/Tunneys, and to existing residents who wish to downsize, while wishing to remain in the neighbourhood. The individual apartments will be primarily one and two bedroom units thereby providing product suitable to a wide demographic range.

To understand and respect natural processes and features, and promote environmental sustainability in development…

This development will revitalize an underutilized and part of the neighbourhood. The redevelopment will provide units that are current with today’s sustainable development and replace units that are not built to the same standard.

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Section 3.6.2 of the Official Plan states that the City will consider mixed-use centres to be priority locations for considering the use of techniques such as increased height and density provisions.

Section 4.11 of the Official Plan recognizes that intensification is required inside the Greenbelt in order to meet the growth objectives of the Official Plan, and those locations at the periphery of neighbourhoods and close to transit stations may be suitable for increases in building height or density. Care must be taken to design these developments to ensure compatibility with the existing urban fabric. Section 4.11.2 provides a list of compatibility criteria, against which the merits of development applications are assessed. Not all criteria are relevant to all developments. Below are the applicable criteria with an explanation of how each is addressed by this proposal:

Traffic: Roads should adequately serve the development, with sufficient capacity to accommodate the anticipated traffic generated...

The Transportation Brief prepared for this project indicates that the addition of this building will have little impact on the existing road network and require no changes to the existing system.

Vehicular Access: The location and orientation of vehicle access and egress should address matters such as the impact of noise, headlight glare and loss of privacy on development adjacent or immediately opposite…

One access to the underground parking garage is being proposed – off of the public lane which forms the eastern boundary of the subject property. This lane is currently being used by the surrounding apartment buildings for access to parking and therefore is suitable for access for the proposed development. Access to this lane is off both Emmerson Avenue and Burnside Avenue, which will reduce the current number of driveways onto Parkdale Avenue. Road traffic will be distributed onto Burnside Avenue, which has a signalized intersection at Parkdale Avenue and Emmerson Avenue which is not signalized.

Parking Requirements: The development should have adequate on-site parking to minimize the potential for spillover parking on adjacent areas…

The proposal is to provide 0.86 parking spaces per unit in the underground parking garage. This includes a provision for visitor parking. The minimum required number of parking spaces for this development is 0.7 per unit which includes visitor spaces.

This is also designed to recognize the City’s initiative to limit parking close to the Transitway and meets the current criteria of the Zoning By-law. The By-law limits development within 600 metres of a Transit Station to 1.75 spaces per unit.

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Building Height and Massing: New buildings should have regard to the area context - the massing and height of adjacent buildings, and planned function for the area…

The greater height of the buildings should not have a negative impact upon the existing development and has been examined in terms of sun shading in a study that has been filed in support of this application. The adjacent building to the north is an eleven-storey building, and to the east is also a 10 storey apartment, both of which will create a transition to the proposed taller building. The building is located close to the transitway thus contributing to the densification along these corridors.

Pattern of the Surrounding Community: Where the height, building mass, proportion, street setback and distance between buildings for the proposed development varies from the pattern for the area, the proposed design may compensate for this variation through its treatment of other characteristics common to the surrounding community…

The pattern of high-rise development adjacent to low-rise residential housing has been long established in the community with a number of high- rise residential buildings ranging up to 15 storeys in height on Forward and Parkdale. The advantages of the tall slender form of the buildings are outlined in detail in Section 4.2.1 of this report.

Amenity Areas: The development should respect the privacy of outdoor amenity areas of adjacent residential units and minimize any undesirable impacts through the siting and design of the buildings and the use of screening, lighting, landscaping or other mitigative design measures;

Pedestrian level landscape planting is proposed for the site. This provides for a visual attraction for those on the street and in the ground level units. The higher the level of the unit, the greater the tendency to focus visually on far views rather than near views. The amenity space for the residents is being focused upon a rooftop amenity space.

Sunlight: The development should minimize shadowing on adjacent properties, to the extent practicable, particularly on outdoor amenity areas, through the siting of buildings or other design measures;

The tall design of the building maximizes access to sunlight and air for the residents of the building. This matter is fully addressed in the Shadow Impact Study which has been completed for this project by Barry J. Hobin and Associates, and submitted with the zoning application. The effect of the sun shadow has been taken into account when the tower was designed and while there will be a shadow its effects appear to be reasonable.

Supporting Neighbourhood Services: The development should contribute to or be adequately served by existing or proposed services and amenities such as health facilities, schools, and park and leisure areas.

The addition of 161 residential units within easy walking distance of the

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Tunney’s Pasture transitway and the Holland Cross Plaza, will assist to ensure the ongoing viability of Holland Avenue, and will contribute to the evolution of Scott Street into a retail, personal service, and office and entertainment corridor. The zoning of this area is primarily MC zoned which encourages this range of development.

The site is also within easy walking distance of the western parkway and Tom Brown Arena which provide leisure opportunities. There are also schools located within the community, including Devonshire and Elmdale Public Schools, St. George Catholic, and St. Francois d’Assisie French Catholic.

4.2.1 The Rationale for a Smaller Footprint and Higher Profile

The illustrated features all contribute to compatibility of the development, as required pursuant to Section 4.11 of the Official Plan. To summarize, the proposal provides the following advantages over that which could be built without the need for rezoning:

. Better access to light and sky for neighbouring residents;

. Elimination of the wall effect created by long buildings.

. Enhancement of the Parkdale streetscape;

. Facilitating the creation of more interesting building design from the perspective of the future residents, neighbours and passers-by.

4.3 City of Ottawa Urban Design Guidelines for High-Rise Housing

The City has produced a set of Urban Design Guidelines for High-Rise Housing, which applies to all residential buildings and mixed-use buildings that are 10 storeys or more in height. The guidelines are intended as a tool to assist in ensuring compatibility of the high-rise building with its surroundings. It is not intended that all guidelines will apply in all circumstances. Appendix A provides a detailed examination of these guidelines.

The intent of the development is to provide a building that has respected the pattern of development and takes advantage of this high profile site and has taken into account the intent of the City’s Official Plan and this particular guideline.

4.4 City of Ottawa Transit-Oriented Design Guidelines

The City has also produced a set of Transit Oriented Urban Design Guidelines. The document defines transit-oriented development (TOD) as:

“a mix of moderate to high-density transit-supportive land uses located within an easy walk of of a transit stop or station that is oriented and designed to facilitate transit use.”

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Based on this definition, the proposal to build one condominium apartment building of 28 storeys, located within 600 metres of the Tunney’s Pasture Transit Station qualifies as transit-oriented development.

5.0 INTEGRATED ENVIRONMENTAL REVIEW STATEMENT

A number of additional studies have been completed as part of the preparation of the zoning application, and each one supports the development as proposed. Each report is included in the submission package. A brief summary of the conclusions of each of these reports is outlined in the following sections:

5.1 Development Servicing Study

The above –noted study was completed by J.L. Richards & Associates in November 2011. The site will be serviced by a 200mm diameter watermain in Parkdale Avenue. A sprinkler system and fire department Siamese connection will be provided to the building.

The buildings will connect to a 375mm diameter sanitary sewer in Parkdale Avenue which outlets to Scott Street. The redevelopment of this site can be accommodated by this existing system, even if on-site controls are required.

There is currently no storm sewer on the subject site, which sheet drains onto the City streets. The proposed development will hook into the existing 2100mm diameter storm sewer in Parkdale Avenue. The post-development runoff in excess of the allowable, will be stored on-site prior to controlled release into the Parkdale sewer. This can be achieved by means of rooftop, surface and/or underground storage.

5.2 Shadow Impact Studies

Barry J. Hobin and Associates prepared the Shadow Impact Studies on August 8, 2011 for the month of March. Also included is a comparison of the proposed building against that which can be built according to the existing zoning to demonstrate the impact of the amendment. This demonstrates that the increase in height does not provide for a significant change in the impact that the building will have on the existing buildings.

5.3 Traffic Brief

The above –noted study was completed by J.L. Richards & Associates in November 2011. The site will be developed using underground parking which will access the rear land. This will provide access to the public streets of Burnside and Emmerson. The conclusions of the Brief were that there was no need for improvements or further study.

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6.0 SUMMARY AND CONCLUSION

In summary, the proposal is consistent with the policies of the Provincial Policy Statement, 2005, is in conformity to the City of Ottawa Official Plan, and has been designed taking into account the City of Ottawa Urban Design Guidelines for High-Rise Housing by:

. Creating a compact, transit-oriented infill development within the urban area, on the edge of an existing residential neighbourhood abutting on a Major Employment Node;

. Providing residential uses in close proximity to major employment area;

. Promoting non-automobile forms of travel including walking, cycling and public transit use;

. Enhancing the use of the public pedestrian network;

. Rehabilitating an underutilized site;

. Maximizing the use of existing municipal infrastructure without the need for further extensions or expansions;

. Contributing to the ongoing viability of the Mechnicsville/Hintonburg revitalization and to contribute to the Wellington Street Traditional Mainstreet;

. Creating excellence in building and landscape design which will be approved through the site plan process;

. Ensuring compatibility within the existing community through sensitive design features, setbacks and landscaping;

. Replicating a previously established form of development in the community by providing higher profile buildings at the periphery of a neighbourhood;

. Minimizing shadow impacts, thereby maximizing access to sunlight and sky;

. Providing housing choices appealing to a wide demographic range including first-time purchasers, professional couples, families, and move- down buyers who may wish to remain in the neighbourhood;

. Being supported by all of the accompanying technical reports and studies.

It is our conclusion that the proposal to change the zoning of 99 - 107 Parkdale Avenue to an R5B[xxxx] H (85) zone, as in Appendix B, represents good land use planning, is appropriate for the site, and is in the public interest.

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APPENDIX A

Review of Urban Design Guidelines For High-Rise Housing APPENDIX A Review of Urban Design Guidelines for High-Rise Housing 99 Parkdale Avenue Urbandale Construction

Design Guideline for High-Rise Housing Proposed High-Rise Development

Guideline 1a:  Proposed building integrates into In an established urban fabric, orient a high-rise building to: existing residential neighbourhood . Integrate into the context and address compatibility with the existing or planned context through the massing, through the tower being located on the setbacks, transitions in building height, and through the podium nearest to the adjacent high design qualities and character; density apartment building and being . Maintain a building line along the street that is similar to neighbouring buildings; stepped back from the adjacent medium . Complement the existing pattern of streets, blocks, open density residential. Existing sidewalks spaces, and the building morphology (shape, structure, colour, pattern, and materials); along Parkdale Ave provide direct links . Define the lower portion of the building with a base or to Tunney’s Pasture Transit way. podium that is similar in height, proportions and rhythm to the neighbouring buildings to visually unify the street; . Provide direct links to public transit, sidewalks and streets.

Guideline 2a: Determine if a high-rise should be designed as a “landmark”  Proposed building will be seen as a building by assessing its physical location, its role in the landmark building as it is distinctive in community, and its existing or planned context. not only its height but its architectural

A “landmark” building is usually: A “background” building style which sets it apart from the usually: surrounding area. . distinctive in form and detail when viewed close-up or  Located at the end of Columbine Ave from a distance; . located at a prominent intersection, or along an where it intersects with Parkdale Ave. important city axis/avenue, or the termination of a vista  It is located within walking distance of or view; . located at or near a major destination (public transit Tunney’s Pasture which is a major buildings; station, public square, memorial, etc.); transit hub. . situated near natural settings such as along water or  Located adjacent to a significant area of open spaces . headquarters of significant civic, cultural, business or employment. neighbouring significant places, as well as sky views.  Use of high quality architectural design, . institutional functions requiring public status and materials, detail and colour. prestige; . created with extra richness and quality in architectural design, materials, detail and colour.

Guideline 3:  Podium facing onto Parkdale Ave will be Use built form to define a human-scaled street space. fronted by townhouse units which will Different ratios of building base / podium heights to street width create different perceptions of space. Depending on the create the feeling of lower residential context, a 1:1 ratio is appropriate for dense downtown scale along the street front. locations, and a ratio of 1:2 and 1:3 may be appropriate for  Podium to tower ratio is 1:3 is other intensification areas such as Traditional Mainstreets, Arterial Mainstreets, and Mixed-Use Centres. appropriate for a Mixed-Use Centre.

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Guideline 4:  Tower offset on podium to create a Locate and orient other building components, such as the transition from the adjacent high rise base and tower, and various site elements, to create a sense of transition between high-rise buildings and existing, apartment building to the north and the adjacent lower profile areas. low rise apartment buildings to the south. Chose transition techniques appropriate to the context including:  The street side of the podium level is also lined with townhouse units which . Stepping down – incrementally changing the building have direct access to the street which height, often using 45 degree angular planes to adjacent lower development; defines the street scale. . Setbacks & Buffers– separating adjacent development  Parking below grade to allow for building with landscaped open space, parking, site circulation or service areas; to be dominant feature. . Scale / Massing – placing the taller building components strategically on the site to reduce visibility; wrapping the higher rise building with low rise development or with a building base that defines the street scale; . Design & Character – establishing the design qualities and treatment of the lower component or building base based on a human scale and ensuring that the ground floor is active, relevant and a well-designed pedestrian experience.

Guideline 5:  Tower offset on podium to create a Create a sense of transition between high-rise buildings and transition from the adjacent high rise existing adjacent lower-profile areas through the location and orientation of the building base or podium and the tower. apartment building to the north and the Create buffers with landscaped open space, parking, site low rise apartment buildings to the circulation, and lower profile buildings and the building base. south.

Guideline 6: Distribute the building form and massing in a manner  The offset of the tower on the podium appropriate to the scale and proportion of the built distributes the new building in line with surroundings. Be sensitive to historic built form and land use patterns of the existing neighbourhood and the area’s existing development. planned function.

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Guideline 7:  Placing tower at the end of the street Identify and enhance the pattern of activity nodes, community follows the precedent used at Tunney’s gateways and prominent sites. Use innovative designs and site treatments to contribute to way-finding, and place- to have gateways defined. making.

Guideline 8:  Proposed building is not on a corner lot. Design corner sites with inviting open spaces and pedestrian amenities, and buildings that wrap around the street corner. Align the building base with existing setbacks on each of the street frontages. Corner sites that have design details at the corner and building frontage on both streets emphasize the intersection and are prominent focus points or features in the area.

Guideline 9:  Locate high-rise development to preserve and enhance Location of proposed tower will not important views and vistas. Do not block or detract from block or detract from any views. views to landmarks, historic buildings, monuments, public art,  Location will create a visual termination parks, gardens and rivers. at end of Columbine Ave.

Guideline 10: Orient and shape the building’s tower to minimize  Offset of tower towards existing high microclimate impacts (such as shadowing, snow rise residential will minimize any accumulation and winds) on the site and its near-by areas, and to respond to the existing natural and built environment microclimate impacts. that provides its context. Design each building face to  Podium townhouse units will have direct mitigate these impacts in an energy efficient way. Consider access to the street. the relationship to other buildings when evaluating the cumulative microclimate impacts. Ensure that the building’s base has direct street frontage.

Guideline 11: Orient, size and locate high-rise towers to minimize the extent  Shadow study shows that location of or duration of the shadowing on adjacent sites, streets and tower will minimize the extent of open spaces. The height, bulk and orientation of the tower shadowing on adjacent sites, streets are factors that influence the type of shadow it will cast. and open spaces.

Guideline 12: Establish the building form and massing that responds to  Proposed building meets all these function, site characteristics, the context, and the type and functional needs particularly providing mix of uses – regardless of stylistic approaches. A high-rise building has three primary components or areas of interest residents with distinctive views and that are integrated into the whole of the design: a base or outdoor space for all units... podium; a middle or tower, and a top. The base is the primary interface with the city context and its street, people, and services. The tower is sized, shaped, oriented and clad to respond to functional and contextual requirements, as well as the lifestyle of the residents. The top integrates mechanical equipment, and contributes to sky views.

Guideline 13:  Townhouse units with direct street Design the lower portion of the buildings to support human- access will have partially enclosed scaled streetscapes, open spaces and quality pedestrian environments. This can be achieved with fine-grain porches which front on Parkdale Ave. architectural design and detailing, quality materials, and through the use of human-scaled elements such as landscaping, site furnishings, awnings, and canopies.

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Guideline 14: Use clear windows and doors to make the pedestrian level  Entrance to main building will be lined façade highly transparent and accessible. Along retail streets, provide a nearly continuous band of windows. Ensure with windows and each townhouse unit doorways in glass walls exhibit sufficient contrast to be clearly will have windows onto the street. visible.

Guideline 15:  Ceiling heights for the first floor will be Build higher floor-to-floor heights on the first few floors for flexibility to accommodate a range of uses such as retail, 12 feet. The second floor will be office, and institutional uses and be adaptable over time. approximately 11 feet to underside of the slab.

Guideline 16: Locate active uses along the street façade to enhance the  Townhouse units with direct street building’s relationship to the public realm. Uses include: access will line the base of the podium lobbies, dining rooms, seating areas, offices, retail stores, on Parkdale Ave. community or institutional uses, and residences.

Guideline 17: Ensure that the pedestrian entrance is at-grade and directly  Entrance to building will display accessible, clear, prominent, weather-protected with a appropriate signage and be covered by canopy or recessed, and directly linked to the sidewalk. Mark the entrance with appropriate signage. an overhanging roof.

Guideline 18: Ensure that buildings have architecturally detailed façades,  Architectural detailed facade provided where publicly visible, with no blank or featureless sides in anticipation of abutting to potential development in later on all side of proposed building. phases or on adjacent land.

Guideline 19:  The tower has been designed to have a Design the middle segment or tower of the building to break th up the overall bulk into smaller segments and address change in configuration at both the 12 impacts such as shadowing and views. Reduce the and the 22nd floor to provide segments. perception of mass through architectural detailing such as changes of materials and colour.

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Guideline 20:  Proposed tower is separate from Create sufficient separation between towers to allow for adequate light, solar exposure, views and privacy for people adjacent high rise building to allow for in the building, as well as people on the street. Separation of adequate light, solar exposure, views towers on a site or in relationship to an adjacent site can be and privacy for people in the building, as achieved through a distance separation between towers, staggering the towers or through the orientation of the towers. well as people on the street. The base or podium usually abuts and continues a similar  Podium height and setback consistent setback and height relationship with adjacent development. with adjacent buildings.

Guideline 21: Design the high-rise towers with compact floor plates to  Floors have minimized wall lengths maximize views, light and ventilation for the interior spaces,  Floors have units facing all directions to facilitate breezes and light reaching outdoor spaces; to minimize the perception of a canyon along the street and in  Smaller floorplate in tower portion public places, to create narrow shadows that track quickly across the ground, and to allow opportunities for sky views.

 Proposed tower separated from Guideline 22: Orient high-rise towers and balconies to avoid close balcony- adjacent high rise to the north. to-balcony facing between buildings within a development, or  North tower has no balconies facing this in the context of adjacent development. site

Guideline 23: Design the top of buildings to be a ‘fifth façade’ that may be  The top four floors are designed to have distinctive against the skyline when looked up to or viewed four units each thus providing a roofline from above. A well-designed roofline creates opportunities for sky views and views to distinctive landmarks; creates which is unique. opportunities for sunlight to reach the ground, and orients the public when way-finding.

Guideline 24:  Top of podium to possibility provide Design the top of the building and/or the top of its podium to amenity area for residents of the third include opportunity for communal outdoor amenity space floor and/or residents of building. and/or a place for environmental innovation such as green roofs, rainwater recovery and solar panels.

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Guideline 25:  Parkdale is fully developed with Provide wide sidewalks for locations with high pedestrian volumes, and/or provide wider boulevards to accommodate sidewalks across the frontage, and will street furniture, signs, displays, vendor space, such as along include streetscaping Mainstreets, in the Central Area and in Town Centres. Implement City streetscape standards or local streetscape plans as part of a development or redevelopment project.

Guideline 26:  Tree trees to be provided along Plant trees between 6.0 and 8.0 metres apart along public Parkdale Ave. streets and internal pedestrian walkways. On wider streets, or where setbacks permit, plant a double row of trees along either side of a clear walking surface leaving room for the pedestrian and for snow clearing. Provide continuous soil trenches for healthy growth. Select and maintain trees to create a canopy overhead.

Guideline 27:  Communal amenities areas to be In addition to the sidewalk area, provide a curb-side boulevard for street furniture, trees and utilities, and an area provided indoors. on-site, adjacent to the public right-of-way and sidewalk, for outdoor amenities to “spill-out” from the building such as canopies, planting areas, displays, and sitting areas.

Guideline 28:  The entrance to the tower will provide a Use arcaded, colonnaded and cantilevered building cantilevered entryway bases/podiums to augment the width of the pedestrian space at grade, adjacent to the public street, while allowing for greater site coverage, weather protection and appropriate definition and framing of the street space.

Guideline 30: Provide barrier-free, universal access and pedestrian  Direct at-grade pedestrian access to circulation.Guideline 29:Integrate any changes in level with direct, barrier- building from sidewalk on Parkdale Ave. freeCreate access safe, to accessible, the building. barrier-free Streamline pedestrian and setback links site and furniture from walkways to allow for unobstructed surfaces for outdoor spaces that connect destinations such as the public thosestreet, with transit wheeled stops, assistanceparking lots, or and with other poor buildingvision. Provincial regulations and building code standards provide more specific direction.

Guideline 31: Provide opportunities for views from apartments to the  Westerly facing units to have view of streets, open spaces, and parking areas below for visual Parkdale Ave and all easterly facing surveillance and neighbourliness. Apply CPTED (Crime Prevention Through Environmental Design) principles and units to have view of public lane. strategies. Integrate open spaces such as plazas, courtyards  All parking provided underground. and patios with pedestrian routes and near-by destinations.

Guideline 32: Protect pedestrians from wind, rain, snow and intense sun  Communal amenities areas to be with such features as arcades, canopies, arbours or other provided indoors in multiple locations. elements to moderate the microclimate and facilitate year- round use.

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Guideline 33:  Partially enclosed porches for street Provide a setback of landscaping with trees, shrubs, walls and fences where residential units are at grade to define the level townhouse units to provide a pedestrian space, provide a sense of privacy for residents, sense of privacy while providing and enhance the character of the street. integration with the street.

Guideline 34: Coordinate, and where possible integrate, public transit stop  Barrier free sidewalk provided in front of amenities such as benches, shade and shelters with the site building. and building design. Ensure the sidewalk and pedestrian area are open, clear and easy to maintain year-round.

Guideline 35:  No open spaces provided on site to Frame the edge of the open spaces to create a high quality maximum desired density of evolving public environment within the site and along its street edges. neighbourhood. Create courtyards and other open spaces surrounded by buildings.  Communal amenities areas to be provided indoors.

Guideline 36: Locate open spaces in coordination with the tower location

and existing buildings to address sun, wind and views and to  See Guideline 35. create pleasant outdoor spaces.

Guideline 37: Surround open spaces with indoor and outdoor active uses that animate and support open space activities. These may  See Guideline 35. include stores, restaurants, patios, coffee shops, etc. Adjacent building uses that support the open space are to be directly accessible to the open space.

Guideline 38: Provide a range of uses and amenities in the open spaces,  See Guideline 35. appropriate to the context, to meet the needs of a diversity of potential users including seniors and children, residents and visitors, and the broader public. Open space amenities include tables, chairs, benches, fountains, public art, umbrellas and shady places; gardens, flowers and landscaping; habitats for urban wildlife; games and play equipment; areas for gatherings, performances and entertainment. Create places for social interaction and quiet places for solitude.

Guideline 39: Locate spaces for public use at grade. Make them visible and  See Guideline 35. directly accessible from the public street. Ensure these spaces are visible and integrated into the building and site circulation.

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Guideline 40:  Communal amenities areas to be Communal spaces for residents and tenants can be at grade, above grade (on roof decks of parking structures and provided indoors on second floor and buildings), or below grade in courtyards – or a combination of possibly on penthouse level. all three. Ensure that the communal amenity space is sufficient in size for gatherings and is directly accessible and visible from common areas within the building for convenience and security.

Spatial requirements are laid out in the Zoning By-law.

Guideline 41:  Communal amenities areas to be Provide required outdoor amenity space for residents as both provided indoors. communal and private areas. Integrate useable private outdoor amenity space, such as balconies, into the  All residential units are provided with architecture of the building, and ensure that the size and access to a private balcony. proportion of private amenity space creates a useable area.

Guideline 42: Orient the building towards the sun for potential “daylighting”  Units are laid out to provide significant benefits to reduce the need for artificial lighting; for passive percentage of windows for solar gain solar gain to reduce the need for space heating; and for energy generation opportunities such as photovoltaic or active solar panels.

Guideline 43:  This is a possible design feature Harness the potential of the wind for natural ventilation and as a possible building energy source.

Guideline 44:  Tower has been offset to minimize wind Design and position the building to minimize wind funnelling funnelling and the creation of and the creation of uncomfortable microclimates on the street and in the open spaces. While the position, orientation, mass uncomfortable microclimates on the and height of a building are all factors in wind patterns, add street. features to the building to help dissipate the wind as it travels down the sides of a high-rise building to help avoid the wind tunnel effects at grade. These include elements such as screens, awnings, landscaped areas, colonnaded base buildings and articulated tower faces.

Guideline 45:  The building will be designed with Maximize resource and energy efficiency, and the building’s efficiency goals in mind and will include energy/ecological performance and quality, through the application of “green building” and environmental site design facilities for recycling and renewal. principles and techniques. These include building orientation, advances in construction technology and building operating systems, consumption and load on infrastructure and utilities, and recycling and renewal.

Guideline 46:  Durable materials have been chosen for Choose quality materials that are durable and selected for the tower. their high levels of energy conservation. Minimize environmental demands during construction and operation through modern building technologies and operating systems.

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Guideline 47:  A greenroof is being explored on the Employ building technologies such as “greenroofs”, with vegetation to delay stormwater discharge and reduce the podium level demand on stormwater systems; and/ or reflective roof surface materials with high solar and thermal reflectivity, to reduce the “Heat Island Effect.”

Guideline 48: Protect birds from collisions with glass by ensuring buildings  The final design will take these concerns are not built with, and green spaces are not flanked by, into account. untreated reflective glass or clear glass that reflects trees and sky. Glass placed between birds and their habitat should have visual markers and any reflections should be muted within the first 12 meters of building height. Furthermore, locate and manage lighting to reduce reflections that may cause confusion for migratory birds.

Guideline 49:  Paved surfaces have been minimized Use light-coloured, heat-reflective and permeable paving materials for hard surfaces, such as parking areas and on the site. walkways, to improve environmental benefits including the reduction of heat-island effects and improved water infiltration.

Guideline 50:  This is a re-development and there are Maximize landscaped areas and trees on the street, on the no significant features on the site. site and on buildings and structures. Incorporate existing significant natural features such as large trees, wooded areas, landforms and watercourses. These soft surface areas improve local environmental conditions including reducing the urban heat-island effect, improving air quality, moderating sun and wind, and improving ground water infiltration. They also provide amenity space for residents and the community, and habitats for urban wildlife.

Guideline 51: Provide amenities at building entrances that accommodate  The building includes bicycle parking for arrival and departure by different travel modes. Amenities owners and the lobby can be designed include benches, lighting, waste containers, bike racks, bus stops, vehicle lay-bys, and seating in lobby areas with views to provide seating areas. to the street and drop-off areas. Landscape amenities such as shady areas and plant and floral displays further enhance the arrival/departure areas.

Guideline 52:  Unobstructed pedestrian pathway Provide a direct, safe, continuous and clearly defined provided from entrance of building to pedestrian walkway, a minimum of 2.0 metres wide, from the sidewalk along Parkdale Ave. main doors to the public sidewalk, transit stop, drop-off and parking areas.

Guideline 53:  Vehicle access and egress points are on Ensure that the public sidewalk is continuous across private the opposite side of the building and will vehicle access and egress points and that vehicles do not interfere with pedestrian priority. not interfere with pedestrian access points.

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Guideline 54:  No driving services will be located over Distinguish walkways from driving surfaces by using varied walkways. paving treatments and by raising crosswalks to the sidewalk height.

Guideline 55:  Vehicular access has been designed to Locate vehicle drop-off zones or lay-bys, which meet the be from the rear to take advantage of need of residents, visitors, home-based businesses, and commercial spaces, at the side or rear of the building to be the existing laneway systems and avoid convenient and accessible without blocking the priority of using Parkdale. pedestrian access to the building.

Guideline 56: Avoid parking lots, drive lanes, and parking garage entrances  Underground parking which is that are adjacent to the street. Locate parking and service accessible off of the public lane behind areas within the building, underground, inside structures, or the building will be provided. within the interior of the site. Locate parking in structures behind ground floor uses when adjacent to a major street and in the Downtown. Where parking structures are adjacent to other streets, screen with tinted windows, decorative grills, soft and hard landscaping, etc.

Guideline 57:  This site provides no surface parking Provide a landscape buffer of 3.0 metres or greater along surface parking areas and drive lanes where they are adjacent to the public street. Include trees and shrubs, and decorative landscape elements such as fencing, screens, masonry walls, etc.

Guideline 58: Locate garage entry points internal to the block or at less  No surface parking provided. All parking prominent locations on the block and recess the doors. Do underground. not allow garage entrances to interfere with pedestrian flow or to be too prominent on the streetscape. Set garage doors back from walkways to create spaces for vehicles to pause and wait. Maintain open and clear views between drivers and pedestrians. Use screening and landscaping to soften the appearance of the garage entry from the street.

Guideline 59:  Bicycle parking provided inside building. Provide bicycle parking close to building entrances that is easily accessible from the bike lanes and the street; visible from the interior of the building, and protected from the weather. Provide secure long-term bicycle storage within the building or lock-up area.

Guideline 60: Provide convenient spaces for carpooling and for vehicle-  There are underground parking spaces. share programs such as “VrtuCar.”

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Guideline 61:  Elevator housing enclosed and Integrate within the design of the building enclosure, conceal from view and acoustically dampen mechanical and electrical acoustically dampened through design equipment, elevator housing, and heat, ventilation and of the mechanical systems. cooling (HVAC) systems, whether located on the rooftop or at the base of a building. Clad mechanical penthouses with materials complementary to the building design.

Guideline 62:  These will all be interior to the building. Locate transformer vaults, utility meters, service, loading, garbage and recycling areas within the building and/or internal to the site and away from public view and away from public areas on site and on adjacent sites.

Guideline 63:  These will be from the laneway. Locate service and utility areas away from public view and open spaces, but with regard for easy access, safe operation and maintenance. Conceal these areas with fencing, screens, and landscaping, and use materials that coordinate or blend with the main structure. Cluster or group utilities to minimize the visual and other impacts on the streetscape and public spaces.

Guideline 64:  Enclose garbage and utility areas, which are external to the They will be enclosed within the building building, on all four sides and top with the materials and be accessed from the laneway. complementary to the main building. Minimize impacts of noise, smells, vibrations and fumes. Provide facilities for ease of cleaning including water supply and good drainage.

Guideline 65: Design the site for easy operation for recycling and waste  This will be considered during the management. Ensure access by residents is convenient, clean, safe and well lit. Layout the recycling and waste finalization of the permit drawings. management area for multi-stream service including paper and cardboard; plastic, glass and metal; “Green Bins” and yard waste. Provide facilities for ease of cleaning including water supply and good drainage. Keep the route for waste management vehicles leading to the collection area safe and clear of obstacles. Identify an area for bulky items that are picked up during collection day.

Guideline 66:  This will be done during the site plan Design outdoor site and building lighting to be task oriented. development stage. Select and locate lighting to limit “light spillage” or glare on near-by properties and those living in the building above. Protecting the “dark sky” reduces the effect of unnatural lighting on birds and animals; allows views of the night sky, and considers human well-being.

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Guideline 67:  This will be considered during the Locate and conceal building exhaust and other service intakes or outputs to avoid impact on public sidewalks, development of the permit drawings. outdoor spaces and adjacent development. Consider the acoustical, visual and air quality impacts early in the design process. Manage noise, smells, fumes, that may emanate from on-site services or utilities, that may impact sensitive land uses such as near-by residents and those who live in the building above. Environmental regulations and by-laws provide more specific direction. See the Environmental Noise Control Guidelines on the City’s web site.

 The overhead utilities at this site will be Guideline 68: Respect safety clearances and setbacks from both overhead considered during the site plan stage, and underground services and utilities. Creative solutions for example the burying of the hydro may include creating architectural gestures that respond to wires is being considered. setbacks and clearances such as stepping back upper storeys, creating plazas and open space areas at-grade or terraces above; coordinating landscaping and site features, and streamlining services to reduce the setbacks and clearances.

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APPENDIX B

Summary of Zoning Amendment

APPENDIX B 99 Parkdale Avenue

Requested Alterations to current Zoning:

1. Notwithstanding the Maximum building height shown on the Zoning By- law Map, increase the maximum from 37 metres to 85 metres and the maximum does not apply to projections permitted under Section 65.

3. Notwithstanding the provisions of Table 164A allow the:

i. Minimum Front Yard Setback to be reduced from 3 metres to 0; ii. Minimum Interior Side Yard setback to be reduced from 1.5 metres for the first 21 metres from the front lot line and 6 metres for the space greater than 21 metres from the front lot line to 0 metres; iii. Minimum Rear Yard Setback to be reduced from 7.5 metres to 3.0 metres.