774 551 BRONSON / CAMBRIDGE /////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////////// PLANNING RATIONALE FOR ZONING BY-LAW AMENDMENT APPLICATION

DRAWING TITLE PROJECT TITLE EMISSION N.D. Architect: 1170 Scale: NTS perspective 3, RESIDENTIAL PROJET PRELIMINARY N.D. Client: 11-85 Date: June 18th, 2012 551 Cambridge / 774 Bronson, Sheet: 7 de 14 JUNE 2012

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Introduction

FoTenn Consultants Inc. has been retained by S.E.C. Samcon Cambridge to prepare a Planning Rationale in support of a Minor Zoning By-law Amendment for the lands known municipally as 774 Bronson Avenue and 551 Cambridge Street South. The subject site is a through lot that fronts on both Bronson Avenue and Cambridge Street South and is legally described as: Plan 28 S PT Lot 3 Bronson W (774 Bronson) and RP5R-14360 PT4 (Cambridge St South).

Purpose of the Application The purpose of the Zoning By-law Amendment is to permit the development of a 12-storey (41.5 m) residential building and a 6-storey (18 m) residential building on the subject properties. The existing zoning already permits one (1) or more nine (9) storey residential apartment buildings on the lands.

In order to redistribute building heights and accommodate the proposed development, the application would rezone the properties from Arterial Mainstreet Subzone 1 with a maximum building height of 27.5 metres [AM1 H(27.5)] to Arterial Mainstreet Subzone 1 with a site-specific Exception and a maximum building height of 41.5 metres AM1 [XXXX] H(41.5). This zoning will vary the following provisions of the AM parent zone and Table 101- Minimum Parking Space Rates of the Zoning By-law:

• Permit site-specific maximum building height to accommodate the 41.5-metre residential building, as per the proposed schedule (attached); • Reduction in minimum required parking spaces for commercial uses from 2.5 spaces per 100m2 of gross leasable floor area to 0.0. The zoning permits at-grade commercial uses. If constructed, the commercial is intended to be small-tenant spaces, neighbourhood serving in nature. The parking demand would be low, given pedestrian access.

Subject Lands and Surrounding Area The subject property is located approximately 35 metres south of on the west side of Bronson Avenue, approximately 2 kilometres south of . The property is a through lot in a block that is bounded by Cambridge Street South in the west and Kippewa Drive in the south. The east and west subject properties both have approximately 39 metres (129 feet) of frontage along Bronson Avenue and Cambridge Street South, respectively. The total lot area is approximately 3,549 m2, excluding the lands that will be dedicated to the City through the required road widening.

The property is atypical, with very few through lots along Arterial roads. North and south along Bronson Avenue, the lot fabric is comprised of considerably shallower blocks.

Current developments at 774 Bronson Avenue include a walk-up apartment in the north, and a mixed-use building with commercial uses at grade and residential uses above in the south. The property at 551 Cambridge Street South is currently developed with a strip of 2-storey office buildings, with tenants such as The Canadian Nurses Registry of Canada, a medical facility, a residential apartment, and The Royal Oak head office.

FoTenn Consultants Inc. 223 McLeod Street Ottawa, K2P 0Z8 Canada T: 613.730.5709 F: 613.730.1136 www.FoTenn.com

The surrounding uses immediately adjacent to the subject lands are as follows (please refer to the address attributed to each parcel):

• 280 Carling Avenue: 4 storey low-rise apartment building • 270 Carling Avenue: 2 storey retail/commercial building • 770 Bronson Avenue: Automobile repair shop, a corner lot at Carling Avenue • 786 Bronson Avenue: 3 storey office building • 567 Cambridge Street South: 6 storey Senior Housing Complex (The King’s Daughters and Sons Apartments)

The following land uses are found in the area surrounding the subject property:

North On the north side of Carling across from the subject properties is an 8-storey government of Canada office tower known as the Fitzsimmons Building, along with its associated surface parking lot.

East East of the subject properties across Bronson Avenue is Glebe Collegiate Institute, the community’s public secondary school, with a sports field abutting Bronson Avenue. Further east is neighbourhood, characterized by low-profile residential buildings.

South Within the block bounded by Bronson Avenue and Cambridge Street South, there is a range of residential building types, as well as some low-profile commercial uses. Residential buildings include single-detached dwellings, low-rise apartments, and a medium-rise apartment.

West West of the subject properties is a low-profile residential neighbourhood, beyond which is Dow’s Lake and its associated open space.

Proposed Development Samcon is proposing two (2) residential towers for the site. The proposed east tower is twelve (12) storeys in height, including a 4-storey podium fronting onto Bronson Avenue. The tower and upper floors of the podium will accommodate 120 apartment units, ranging in size from 600 to 900 square feet.

The “T”-shaped building provides a strong podium to Bronson Avenue, recognizing the Arterial Mainstreet designation and existing low- to medium-profile buildings along the west side of the corridor. The podium is staggered into four (4) sections, to respond to the configuration of the front property line (Bronson Avenue) and to create the appearance of four (4) narrower buildings, again in keep with the existing building fabric. The first floor includes pedestrian entrances and windows, in anticipation of potential at-grade commercial tenants. The upper three (3) floors of the podium include balconies to emphasize the residential component, different than the ground floor.

In addition to a front setback for the tower, the podium features a lighter-coloured material to differentiate it from the tower component and simulate a mainstreet built form along the street. The red-coloured material used for the southern portion of the podium adds visual interest and

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helps to transition from the tower to the existing low-profile uses to the south along Bronson Avenue. The podium includes a deep front yard setback, and pedestrian areas to contribute to a softer edge to the building, given the intensive automobile nature of this segment of Bronson Avenue. The proposal’s built form, including its podium and front setback, provides a transition from the Bronson Avenue Traditional Mainstreet north of Carling to the low-profile residential uses south of the site.

The west tower is proposed at six (6) storeys in height, with frontage along Cambridge Street South. Approximately 60 apartment units of similar size to the east tower are proposed, with some larger 1,070 square-foot units on each floor. The top two (2) storeys will be stepped back from the street, to allow the building to blend with the low-profile character of the street. The red-coloured material is used for the lower four (4) storeys, delineating the base from the top portion of the building. Balconies and amenity areas reinforce the buildings’ residential character.

Communal amenity spaces are provided on the rooftops of each building, featuring seating areas and a swimming pool on the east tower. Greenspace is provided at grade, between the buildings as well as along the north edge of the properties. The centre of the properties features a creative hard landscaping design, intended to add variety and delight to users and viewers from adjacent windows. The building setbacks from the abutting streets permit additional greenspace and landscaping, which also provides shading and privacy for residents on the lower levels. The internal portion of the site, between buildings, is set aside for private open space / amenity areas.

The roof-top amenities areas may require some relief from the Zoning By-law and maximum height, given that typically only roof-top mechanical penthouses are permitted.

Vehicular access to both buildings is proposed to be provided from Bronson Avenue via a paved driveway that bisects the site on an east-west axis. Egress will be onto Cambridge Street South, as exiting onto Bronson Avenue was not advisable due to the current level of congestion. Traffic is slower and less congested along Cambridge Street South, creating a more appropriate exit point for a development with a density greater than what currently exists. Nonetheless, in keeping with community preferences, access from Bronson Avenue is being pursued, subject to municipal approval.

Community Input With the support of FoTenn Consultants, Samcon has engaged the surrounding Dow’s Lake Residents Association to ensure a mutually acceptable building design for the proposal. Through several respectful and productive meetings, the parties have reached general agreement on the proposal’s design, specifically regarding opportunities to explore greater building heights.

As the existing zoning permits a building height of 27.5 metres, two (2) nine (9) storey towers may be built as-of-right, subject to Site Plan Control. In the interest of making the proposal more acceptable to the surrounding community, as well as to achieve appropriate transition in accordance with good urban design principles, Samcon proposes to build a twelve (12) storey building on the east side of the property, and a six (6) storey building on the west side of the property. Meetings also included discussions on traffic-related concerns, including opportunities to reduce or eliminate existing cut-through traffic through the community. Policy and Regulatory Review

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Provincial Policy Statement (2005) The Provincial Policy Statement (PPS) (2005), issued under the authority of Section 3 of the Planning Act, provides direction on matters of provincial interest related to land use planning and development. The Planning Act requires that decisions affecting planning matters “shall be consistent with” policy statements issued under the Act.

The PPS promotes the development of strong communities, which relies on the establishment of efficient land use and development patterns and the accommodation of an appropriate range and mix of uses.

A number of PPS policies encourage intensification and redevelopment, including Policy 1.1.2, which states:

Sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas, to accommodate an appropriate range and mix of employment opportunities, housing and other land uses to meet projected needs for a time horizon of up to 20 years.

Policy 1.1.3.1 of the PPS states that "Settlement areas shall be the focus of growth and their vitality and regeneration shall be promoted". Focusing growth within settlement areas efficiently uses the infrastructure and public service facilities that are planned or available and avoids the need for their unjustified and/or uneconomical expansion.

The proposed Samcon development intensifies a currently underutilized parcel of land located within the urban area (a Settlement Area). As such, the development will make more efficient use of existing infrastructure and public service facilities, such as roads, servicing, and parkland.

With regards to housing, Policy 1.4.3 of the PPS states:

"Planning authorities shall provide for an appropriate range of housing types and densities to meet projected requirements of current and future residents of the regional market area"

By such methods as

"b. permitting and facilitating: 2. all forms of residential intensification and redevelopment"

and

"d. promoting densities for new housing which efficiently use land, resources, infrastructure and public service facilities, and support the use of alternative transportation modes and public transit in areas where it exists or is to be developed."

The proposed development, which includes a variety of sizes of apartment units, will contribute to the range of housing types currently available in the surrounding area.

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The proposed high-density development will support existing transit services, including local bus routes, as well as future transit opportunities along Bronson and Carling Avenues, which are identified as Transit Priority Corridors in the Transportation Master Plan (2008).

City of Official Plan (2003, Consolidated 2011) Schedule B- Urban Policy Plan of the Official Plan (OP) (2003, Consolidated) designates the subject properties General Urban Area. The intent of the designation is to permit a range of housing types and tenures, along with small-scale retail, commercial, leisure, and institutional uses. The General Urban Area aims to protect established residential neighbourhoods by directing more impactful developments to be situated along the edges of these neighbourhoods.

The proposed development is permitted in the General Urban Area and complies with its directives.

Carling Avenue, which runs east-west just to the north of the subject properties, is designated an Arterial Mainstreet. The intent of the designation is to create a mixed-use corridor that provides active uses at grade, contributing towards a pedestrian-friendly environment.

Policy 1 of Section 2.2.2 – Managing Growth Within the Urban Area defines residential intensification as development of a “property, building or area that results in a net increase in residential units or accommodation,” including redevelopment. Policy 3 of the same section mandates that all intensification must occur in accordance with the provisions of Section 2.5.1 – Urban Design and Compatibility, and of Section 4.11 – Urban Design and Compatibility.

Although the General Urban Area is not cited as a target area for intensification, a primary goal of the policy is to support existing and planned rapid transit systems. Mainstreets are identified in Policy 4 of Section 2.2.2 as Target Areas for Intensification based on this premise, and Arterial Mainstreets in particular are considered supplementary rapid transit corridors. The intensification target for Carling Avenue is slated at 200 people or jobs per hectare, as directed in Policy 6 of Section 2.2.2.

Although the subject property does not have frontage on Carling Avenue, its close proximity to the Arterial Mainstreet would meet the objectives of policies intended to support rapid transit. It would also contribute towards intensification targets for Carling Avenue.

Section 2.5.1- Compatibility and Community Design and Annex 3-Design Framework FoTenn has prepared an Urban Design Analysis which identifies a number of planning principles and how they apply to the subject property and proposed development (Appendix A). In addition to this analysis, this section of the Planning Rationale identifies how the proposed development meets the objectives of Section 2.5.1 and Annex 3 of the Official Plan.

Section 2.5.1 provides guidance on how to incorporate infill development appropriately into existing built-up areas. The Official Plan defines “compatible development” as development that is not necessarily the same as or similar to existing buildings, but that enhances and coexists with existing development without undue adverse impacts on surrounding properties. It is development that “fits

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well” and “works well” with its surroundings. The Official Plan emphasizes that the above objectives are achievable without designing a development to be the same as existing developments.

Section 2.5.1 identifies a number of Design Objectives and associated Principles to guide development. Annex 3 provides suggestions as to how these Design Objectives and Principles could be met by offering Design Considerations. The following four Design Objectives are most relevant to the proposed development:

Design Objective 1- To enhance the sense of community by creating and maintaining places with their own distinct identity. • The proposed development exhibits a high quality of design and will be a landmark building near the corner of Carling and Bronson Avenues, framing the terminus of Carling Avenue along with Fitzsimmons Building. The addition of 180 residential units and possible ground floor commercial on this site will create a node of activity that will further support the provision of public transit in this area.

• The proposal’s massing helps to frame and define the neighbouring residential community to the west, reinforcing its boundary along Bronson Avenue.

• Respects existing development patterns in the area, the planned function of the Bronson Avenue corridor and the pedestrian-friendly character at grade.

• Siting near the corner of Bronson and Carling Avenues marks the major intersection.

Design Objective 2- To define quality public and private spaces through development. • The proposed development provides quality outdoor amenity space in the form of private balconies, rooftop terraces, and an amenity courtyard.

• All of the parking associated with the new building is located underground and therefore is removed from the pedestrian environment.

• The proposed design is sensitive to its relationship to adjacent streets, with landscaping along the sidewalks to create a more pleasant pedestrian environment.

• Podium, building materials, and architectural articulations create a continuous building frontage along Bronson Avenue, defining public spaces along the sidewalk.

Design Objective 3 – To create places that are safe, accessible, and are easy to get to and move through. • The proposal’s close relationship to Bronson Avenue and Cambridge Street South ensures that the component buildings are accessible to pedestrians as well as vehicular traffic.

• The significant amount of glazing on all four façades of the buildings improves safety by putting “eyes on the street” and passive surveillance of the interior amenity area.

• Pathways define places for movement through and around the site.

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Design Objective 4 – To ensure that new development respects the character of existing areas. • The part of the development fronting Bronson Avenue is designed to integrate with the street’s built form character. The 4-storey podium and contrasting building materials simulate a continuous street frontage, intended to match the existing conditions along the street. The tower is stepped back above the 4th floor to reduce shadowing impacts and maintain the streescape character.

• Building footprint is roughly equivalent to surrounding lot dimensions.

• The surrounding community features eclectic styles and building types. The proposal’s massing, materials, and architectural style enlivens the community’s built environment.

Design Objective 5- 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 proposed development contributes to the variety of residential unit types in the area. The broader community features primarily single-detached dwellings, including along Bronson Avenue south of the site. Introducing new apartment units contributes to the area’s unit size and tenure balance, allowing for the accommodation of a greater range of people of different incomes and lifestyles.

• The proposed development achieves a more compact urban form than currently exists on the subject property.

• Siting and unit size provide flexibility for future uses, including the possibility of commercial uses at grade along the street.

Section 4.11- Urban Design and Compatibility Section 4.11 of the Official Plan sets out criteria that are used by the City to evaluate the compatibility of a proposed development. These criteria include: traffic, vehicular access, parking, outdoor amenity area, loading, service and outdoor storage areas, lighting, noise and air quality, sunlight, microclimate and supporting neighbourhood services.

Traffic: A Transportation Brief prepared by Genivar assesses the existing road network and its potential to accommodate traffic generated by the proposed development. The Transportation Brief concludes that the proposed development would exceed the existing capacity of Bronson Avenue. Egress from the development is therefore proposed to be onto Cambridge Street South, which in turn has access to Carling Avenue. Most impacts from noise and headlight glare will be absorbed internally due to the underground parking. The Transportation Brief concludes that, combined with minor changes to the Cambridge Street South road network, the proposed traffic circulation arrangement is sufficient for the proposal and will not cause any undue adverse impacts.

The subject property is located near the intersection of two arterial roads (Bronson and Carling Avenues) and is situated approximately 500 metres south of Highway 417. Further, the subject

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property will be well-served by existing and proposed transit service, particularly along Carling Avenue, which is designated a Transit Priority Corridor. Numerous local bus routes (4, 6, 101, and 102) also service the area, and the O-Train corridor (future Light Rail Transit corridor) is located approximately 780 metres to the west.

Vehicular Access: The site will be served by a vehicular connection to Cambridge Street South , and as permitted, onto Bronson Avenue. The driveway is located with sufficient separation from intersections and benefits from good visibility. Across from the driveway entrance, only minor modifications to the existing road network are necessary. The modifications include measures to address the existing pattern of cut-through traffic. Beyond these changes, the entrance will not undermine traffic and pedestrian movements along both roads. Most impacts from noise and headlight glare will be absorbed internally due to the underground parking.

Parking Requirements: A total of 158 parking spaces are proposed, all accommodated in an underground parking garage. The underground parking will be accessed via the driveway that runs west to east, with the covered access port located in the centre of the property to avoid adverse visual and functional impacts. The proposal exceeds the required parking for resident and visitor parking. Sections 101 and 102 of the By-law would require a total of 126 parking spaces (90 for residents, and 36 for visitors). The proposal includes 158 combined spaces.

The present Zoning By-law Amendment application requests relief from any parking space requirements for possible commercial uses on the ground level of the proposed building. Relief from these provisions is supported by the fact that any commercial uses would be neighbourhood- servicing, and a significant demand for parking would not be anticipated.

Outdoor Amenity Area: The proposed development features outdoor amenity areas on the rooftops of the buildings, as well as balconies for each residential unit. Additionally, greenspace is provided in the centre of the development, framed by the buildings to ensure privacy and protect against weather elements. The internal open spaces serve as a defining, organizing element for the project.

Loading Areas, Service Areas and Outdoor Storage: Services and storage for the proposed development will be contained in the proposed below-grade parking garage, with ramps to the parking garage located internal to the property.

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

Noise and Air Quality: No noise impacts have been identified. The proposed use is not considered a significant noise generator.

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Sunlight: Marco Manini, project architects, has prepared a sun shadow study for the proposed development. Some shadowing will occur on neighbouring properties to the northeast and northwest at certain times of the day and year. However, the most significant impacts are at 9am during the winter, and primarily on properties fronting onto Carling Avenue. Additionally, as the planned function of neighbouring properties to the north is for mid- to high-profile developments, these shadowing impacts are not anticipated to have a significant impact over the long-term.

The buildings themselves feature generous glazing, allowing sunlight into the residential units. The massing and orientation of the buildings also take advantage of passive solar heating and exposure.

Microclimate: No microclimate impacts have been identified.

Supporting Neighbourhood Services: The subject property is located in close proximity to numerous established neighbourhood services and amenities including:

. Numerous Montessori, Primary, and Secondary schools located within 1 kilometre of the subject property, in the Glebe and at the southern end of ;

. Childcare located in the Glebe and the Booth Street Government complex;

. Parkland, including: o Dalhousie South Park to the north, which is a small park with a play structure. o Numerous neighbourhood parks in the Glebe to the east, namely those located close to Highway 417. o Dows Lake to the south, which connects with the . The National Capital Commission parkland/pathways located along the Lake and Canal, as well as the water bodies themselves, offer numerous year-round recreational opportunities, including walking, running, cycling, skating, and canoeing/kayaking/boating. o McCann Park located on the east side of , which is a small park with a play structure. o Ev Tremblay Park on the west side of the O-Train corridor, which is programmed with an outdoor skating rink, outdoor wading pool, play structure and tennis/basketball courts.

. The Glebe Community Centre located approximately 600 metres to the east, which offers a range of programs as well as tennis courts.

. Service and commercial establishments located along (approximately 900 metres to the east) and Preston Street (approximately 620 metres to the west).

. Sunnyside Public Library, located approximately 1.5 kilometres to the southeast.

Policy 11 of Section 4.11 permits the development of high-rise buildings in certain contexts, subject to a set of design criteria. Although only a portion of the proposal is defined as high-rise, the criteria are helpful for assessing the project. The proposal meets these criteria:

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• How the scale, massing, and height of the proposed development relates to adjoining buildings and the existing and planned context for the surrounding area in which it is located. The proposed design transitions from the existing and planned contexts along Bronson Avenue in the east and Carling Avenue in the north to the properties fronting Bronson Avenue in the south. The 4-storey podium fronting along Bronson Avenue integrates with the existing building along the street, while the tower conforms to the planned function of the properties along the street. Likewise, the proposal transitions from Bronson Avenue in the east to the low-rise established residential community west of Cambridge Street South. By way of the zoning amendment, project heights are transferred to the arterial roadway, providing a better transition than a nine (9) storey building.

• How the proposal enhances existing or creates new views, vistas, and landmarks. The proposal’s location near the intersection of two (2) major arterial roads in the city affords the opportunity to make an architectural statement. The 12-storey tower announces the end of the Bronson Avenue Traditional Mainstreet to the north, as well as the terminus of Carling Avenue. The 6-storey building on the west side delineates the edge of the neighbouring low-profile community, while the 4- storey podium along Bronson Avenue frames the street edge and contributes to the planned streetscape along the west side of the street.

• The effect on the skyline of the design of the top of the building. The top of the two (2) buildings are designed tastefully and will not have a deleterious effect on the surrounding skyline. Images from various vantage points within and outside the community are provided in support of the application.

• The quality of architecture and urban design, particularly as expressed in Council-approved design guidelines. The proposed development conforms to many of the Council-approved Urban Design Guidelines for High-Rise Housing. See the “Urban Design Guidelines” section of this planning rationale for a detailed analysis.

• How the proposal enhances the public realm, including contribution to and interaction with its surroundings at street level (e.g. the provision of publicly accessible landscaped areas, amenity space and pedestrian respite areas, street trees, public art, active land use frontages, legible entrances, and views to the street, canopies, awnings and colonnades for continuous weather protection). The proposal is designed to enhance the adjacent streetscape, particularly along Bronson Avenue. The 4-storey podium is intended to frame the street and create a more pleasant pedestrian experience. Landscaping features, including trees, will soften and beautify the setback between the sidewalk and the building along Bronson Avenue, further enhancing the pedestrian environment.

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Transportation The portion of Bronson Avenue abutting the subject properties, as well as Carling Avenues directly north of the site, are both designated:

• "Arterial Road" on Schedule E- Urban Road Network of the Official Plan;

• "On-Road Cycling Routes" on Schedule C- Primary Urban Cycling Network of the Official Plan; and

The section of Carling Avenue above the subject properties is designated a “Transit Priority Corridor” on Schedule D – Rapid Transit Network, a designation that continues north on Bronson Avenue.

Additionally, Bronson Avenue is also designated a "Scenic Entry Route" on Schedule I- Multi-Use Pathways and Scenic-Entry Routes (Urban) of the Official Plan.

Annex 1- Road Classification and Rights-of-Way of the Official Plan indicates that Bronson Avenue from Albert Street to has a protected right-of-way width of 23 metres.

The addition of a high-rise building containing 180 units will assist in the fulfillment of Official Plan policies that encourage denser building forms along transit routes. The properties’ close proximity to Carling Avenue also contributes to the fulfillment of Official Plan policies promoting intensification along Mainstreets.

The proposed development is appropriate for this location, as it intensifies a property at the edge of an established residential neighbourhood and contributes to the range of housing types in the community. The proposal takes cues from other mid- to high-rise buildings in the vicinity, while providing transition from Bronson Avenue in the east down to the established residential neighbourhood west of Cambridge Street South.

Transportation Master Plan (November 2008) The City of Ottawa Transportation Master Plan (TMP) (2008) identifies the transportation facilities, services and policies that the City of Ottawa will implement by 2031. Map 4A- Rapid Transit Network- 2031 of the TMP identifies Carling Avenue (from Bronson Avenue to the O-Train/Light Rail Transit Corridor) as a Transit Priority Corridor (Figure 3). The main objective of Transit Priority Corridors is to improve the competitiveness of transit, compared to the automobile, by reducing travel times and improving service reliability. These connecting corridors will be equipped with a set of coordinated priority measures, which may include peak-period transit-only lanes, short dedicated lane segments, special bus stop arrangements, queue jumps and traffic signal priority.

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Subject Property

Figure 3. Map 4A- Rapid Transit Network- 2031 of the Transportation Master Plan

Urban Design Guidelines for High-Rise Housing (2009) On October 28, 2009, City Council approved a set of urban design guidelines to assist in their review of proposed high profile buildings. The guidelines are organized into 6 sections, including:

• Context • Built Form • Pedestrians and the Public Realm • Open Space and Amenities • Environmental Considerations • Site Circulation and Parking • Services and Utilities • Glossary and list of Figures

Given the subject site’s location and context, the following guidelines are applicable to the proposed development:

. Guideline 4: Locate and orient other building components, such as the base and tower, and various site elements, to create a sense of transition between high-rise buildings and existing, adjacent lower profile areas.

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. Guideline 6: Distribute the building form and massing in a manner appropriate to the scale and proportion of the built surroundings. Be sensitive to historic built form and land use patterns of the existing neighbourhood and the area’s planned function.

. Guideline 13: Design the lower portion of the buildings to support human-scaled streetscapes, open spaces and quality pedestrian environments.

. Guideline 15: Build higher floor-to-floor heights on the first few floors for flexibility to accommodate a range of uses such as retail, office, and institutional uses and be adaptable over time.

. Guideline 17: Ensure that the pedestrian entrance is at-grade and directly accessible, clear, prominent, weather-protected with a canopy or recessed, and directly linked to the sidewalk. Mark the entrance with appropriate signage.

. Guideline 18: Ensure that buildings have architecturally detailed facades, where publicly visible, with no blank or featureless sides in anticipation of abutting to potential development in later phases or on adjacent land.

. Guideline 19: Design the middle segment or tower of the building to break up the overall bulk into smaller segments and address impacts such as shadowing and views. Reduce the perception of mass through architectural detailing such as changes of materials and colour.

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

. Guideline 26: Plant trees between 6.0 and 8.0 metres apart along public 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.

. Guideline 35: Frame the edge of the open spaces to create a high quality public environment within the site and along its street edges. Create courtyards and other open spaces surrounded by buildings.

. Guideline 56: Avoid parking lots, drive lanes, and parking garage entrances that are adjacent to the street. Locate parking and service areas within the building, underground, inside structures, or within the interior of the site. Locate parking in structures behind ground floor uses when adjacent to a major street and in the Downtown.

The proposed development meets the Urban Design Guidelines for High-Rise Housing in the following ways:

• The proposed development consists of a 12-storey and 6–storey residential apartment buildings, which are designed to transition from high-density development at the

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intersection of the Bronson Avenue and Carling Avenue arterial streets down to the low- profile residential neighbourhood west of Cambridge Street South.

• Both buildings feature 4-storey podium bases. Along Bronson Avenue, the podium helps to define the street edge and simulate a continuous building frontage. The close relationship to the adjacent streets and landscaping elements help to create a more pleasant pedestrian environment.

• The 12-storey tower is set back above the podium to define the frontage and reduce shadowing impacts. Changes in façade materials help to accentuate the distinction between the sections.

• Outdoor amenity areas are provided at grade in a framed courtyard and on the building rooftops.

• Underground parking is provided in the interior of the site.

Comprehensive Zoning By-law (2008-250) As depicted in Figure 4, the subject properties are zoned Arterial Mainstreet Subzone 1, Maximum Building Height 27.5 m [AM1 H(27.5)] in the Comprehensive Zoning By-law (2008-250). The abutting properties fronting onto Carling Avenue, a designated Arterial Mainstreet in the Official Plan, share the same zoning.

Subject Properties

Figure 4: City of Ottawa Comprehensive Zoning By-law (2008-250)

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Permitted Uses The purpose of the Arterial Mainstreet zone is to accommodate a broad range of uses including retail, service commercial, office, residential and institutional uses in mixed-use buildings or side by side in separate buildings and to promote intensification that is compatible with surrounding uses.

A high-rise mixed-use building containing apartment units is permitted within the Arterial Mainstreet zone.

Height Maximum permitted height on the properties is 27.5 metres, or approximately 9 storeys, as indicated in the properties’ zoning designation. The proposed rezoning intends to adjust this height provision in a height schedule to permit the 12-storey residential tower. The proposal is to redistribute the building height from two (2) nine (9) storey buildings into a taller 12-storey tower, with a lower six (6) storey along Cambridge Street South.

Floor Space Index The Arterial Mainstreet zone has a maximum Floor Space Index (FSI) of 2.0, unless 80% or more of the required parking is provided below grade, in which case an FSI of 3.5 is permitted. All on-site parking in the proposed development is underground. The proposed FSI is 3.3, distributed in both buildings.

Required Zoning By-Law Amendment It is requested that the subject properties be rezoned from Arterial Mainstreet Subzone 1 with a maximum building height of 27.5 metres [AM1 H(27.5)] to Arterial Mainstreet Subzone 1 with an Exception to address minimum parking space rates, and a maximum height of 41.5 metres (AM[XXXX] H(41.5)). The following table demonstrates how the proposed development would comply with the proposed zoning:

Zoning Mechanism AM[XXXX] F(4.2) SXXX Proposed Development Minimum lot area No minimum 3,549 m2 Minimum lot width No minimum 39 m Minimum front and corner side yard setback Varies across the site- see Meets building setbacks shown Minimum interior side yard schedule on schedule setback Minimum rear yard setback Maximum building height Varies across the site- see Relief required for 41.5-metre schedule building (12 storeys) Maximum floor space index 4.2 4.2 Minimum width of landscaped (i) abutting a residential zone: 3 Sufficient landscaping proposed area m, except where existing conditions exist

(ii) in all other cases: No minimum, except that

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where a yard is provided and not used for required driveways, aisles, parking, loading spaces or outdoor commercial patio, the whole yard must be landscaped Minimum parking space rates Residential- 0.5 per unit Residential: 0.88 * 180 units = 80 spaces required and Visitor – 0.2 per unit provided

Parking to not be required for commercial on ground floor of Total of 158 spaces provided new building underground

Parking The proposal includes an underground parking garage containing 158 resident and visitor parking spaces. Entrance to the garage is located in the interior of the site, and accessed from Bronson Avenue.

The development is designed to accommodate small-scale neighbourhood-serving retail uses on the ground floor of the 12-storey building. In the event that these units are occupied by such uses, it is anticipated that patrons will originate from the surrounding community or from nearby transit stops. As such, relief from commercial parking provisions is requested.

SUPPORTING STUDIES

Site Serviceability Study A Site Serviceability Study was prepared by DESL assessing municipal servicing in light of the Zoning By-law Amendment application. The report concludes that there is sufficient and adequate municipal servicing capacity (potable water, sanitary sewer and stormwater facilities) and servicing options available to accommodate the proposed development.

Transportation Impact Study A Transportation Impact Study was prepared by Genivar Corporation in support of this development assessing a number of traffic-oriented issues. The report demonstrates that the study area intersections are projected to operate at an acceptable overall Levels-of-Service (LOS) during weekday morning and afternoon peak hours. The entrance to the site is projected to operate at an acceptable LOS. The overall impact is considered negligible with the projected increase not being significant in comparison to current traffic volumes.

The Transportation Impact Study recommends traffic calming measures to be implemented to prevent cut-through traffic and speeding along residential streets, particularly at the Dow’s Lake, Jackson Avenue, and Kippewa Drive intersection.

With support from FoTenn Consultants, Samcon has held several meetings with the surrounding community to resolve anticipated traffic issues. These discussions informed the Transportation Impact Study, and its recommendations address the concerns raised.

16

Environmental Site Assessment (ESA) In support of the application, a Phase 1 Environmental Site Assessment (ESA) was prepared by Genivar. The ESA provides an inventory of previous land uses on the property and documents and assesses the potential for site contamination and environmental constraints, including sources from on-site adjacent properties.

Planning Conclusions The subject property is a through lot located approximately 35 metres south of the intersection of Bronson Avenue and Carling Avenue. Both of these streets are designated Arterial Mainstreets in the Official Plan, which encourages intensification along Mainstreets. Greater heights and densities are considered appropriate at locations in close proximity to transit, and on the edges of existing communities.

The proposed development is comprised of two (2) residential apartment buildings, the east building standing at 12 storeys and the west building standing at 6 storeys. As the current AM1 H(27.5) zoning permits 9 storey buildings, the proposed building heights represent a rearrangement of permitted density and building height. FoTenn facilitated consultation between Samcon and the members of the surrounding community. The building profies are the outcome of numerous community consultations with the Dow’s Lake Residents Association.

The building heights achieve an appropriate transition to surrounding areas. The 12-storey building on the east side of the site responds to surrounding mid- to high-rise buildings, particularly the Fitzsimmons Building on the northwest corner of the intersection of Bronson Avenue and Carling Avenue. On the west side of the site, the proposed 6-storey building transitions from the intersection down to the low-profile established neighbourhood west of Cambridge Street South.

Both proposed buildings feature a 4-storey podium, above which additional storeys are set back. These podiums of the T-shaped building, along with their close relationships to the adjacent streets, frame the street edge and contribute to a continuous building frontage, particularly along Bronson Avenue. The design of the eastern building also features carefully-selected materials to accentuate the differences between the podium and the tower.

The subject properties are located close to numerous amenities, including the open space that runs along the Dows Lake and Rideau Canal shorelines and the retail and service commercial establishments that exist north of the site along Bronson Avenue. Furthermore, the subject properties are located within 1 kilometre of both the Preston Street and Bank Street commercial corridors. Employment opportunities in the area include the Booth Street Federal Government complex located approximately 300 metres to the west and downtown Ottawa, which is located less than 2 kilometres to the north.

The building design complies with direction of the Official Plan and Urban Design Guidelines, and responds well to both the planned function of the Bronson Corridor and the existing residential community to the west.

Given these attributes and the direction of the Provincial Policy Statement and Official Plan, it can be concluded that the subject properties and surrounding area offer significant opportunities for intensification, including the development of high-rise buildings. The massing and character of the

17

proposed buildings, namely the use of a ground-oriented podium and slender tower, will ensure that it fits-in well with the surrounding neighbourhood and that impacts on adjacent properties are minimized. It is expected that over the long term, the area and surrounding streets will be redeveloped with a built form that is similar to the proposed residential development.

Should you have any questions or comments please contact the undersigned at 613-730-5709 ext. 233 or [email protected].

Prepared by: Reviewed by:

Jaime Posen Miguel Tremblay MCIP, RPP Urban Planner Senior Planner FoTenn Consultants FoTenn Consultants

18

Appendix A:

Urban Design Analysis

19 551 Cambridge St. | 774 Bronson St. Urban Design Analysis

th January 9 2012

PLANNING & URBAN DESIGN OTTAWA • KINGSTON

TOC Table of Contents

th Corporate Profile Urban Design Analysis Conceptual Design January 9 2012 Prepared for: Introduction Guiding Principles Proposals

1. Company Profile and Capabilities 1. Gateway Opportunities at Carling and Bronson (Place Making) Option 1 2. Connecting to Surrounding Neighborhoods / Supporting The Samcon Approach: Urban Option 2 Redevelopment Around Public Walkability 815 Boulevard René-Lévesque E Transportation Poles Montreal, Quebec H2L 4V5 3. Surrounding Transit Network – Pedestrian Streetscape Option 3 Tel: 514.844.7300 2. Our Mission: Urban Redevelopment 1.855.726.2665 4. Mixed-use Development Potential Option 4 Fax: 514.844.5625 3. The Senior Management Team 5. Green Connection to Gateway Intersection at Carling and Option 5 Prepared by: 4. The Project Team Bronson

5. Green Condos 6. Urban Morphology - Height/Density/Development Goals PLANNING & URBAN DESIGN 7. Urban Form Analysis - Opportunities and Constraints OTTAWA • KINGSTON FoTenn Consultants Inc. 223 McLeod Street 8. Planning Diagrams - Official Designations/Zoning/Heights/ Ottawa, Ontario K2P 0Z8 Setbacks Tel: 613.730.5709 Fax: 613.730.1136 9. Site Photos TEAM Samcon Development Team

Sam Scalia - President Maurice Gareau - Vice-President, Development Pierre Malo - Director, Development

FoTenn Planning/Design Team

Ted Fobert - Partner Miguel Tremblay - Manager, Development Planning Christopher Moise - Manager, Urban Design CP Corporate Profile

Introduction

1. Company Profile and Capabilities

The Samcon Approach: Urban Redevelopment Around Public Transportation Poles

2. Our Mission: Urban Redevelopment

3. The Senior Management Team

4. The Project Team

5. Green Condos 6 CORPORATE PROFILE | 774 BRONSON AVE. + 551 CAMBRIDGE ST. | JANUARY 2012

Introduction: A Word From The President We are pleased to provide you with this profile of our We have built more than 3,000 condo units and company and an outline of its capabilities. acquired the APCHQ accreditation of « Master Builder » at the Platinum level. Our customers can rely on The experience and expertise of SAMCON inc. has Samcon to build quality condominiums that meet their been demonstrated by twenty years of successful needs and reflect the latest market trends, delivered urban redevelopment projects in Montreal. Our team with full professional integrity. has shown its mastery of construction at every level, as well as an organizational structure based on team Our company is a home builder that offers Montrealers work and the real-world experience of carrying out residential projects that are synonymous with quality, multiple building projects. exemplary after sales service, professionalism and innovation. Since 1991, we have done our outmost to meet the needs and requirements of our customers. Indeed, we Hoping to have the opportunity to work with you in are very proud of the honours we have earned over the the implementation of your redevelopment projects, years. These include nine Domus awards (trophy for we invite you to contact us for additional information. Excellence established by the APCHQ, Quebec’s home builder association) in several categories, such as the Sincerely, prestigious Home Builder of the Year, three times, and the Buyer’s Choice, in 2010.

Sam Scalia, President CORPORATE PROFILE | 774 BRONSON AVE. + 551 CAMBRIDGE ST. | JANUARY 2012 7

1. Company Profile and Capabilities

The company’s beginnings in 1991 To Samcon, urban redevelopment means Throughout its rise from modest beginnings to the best In November 2009, Sam Scalia was honoured in an revitalising, transforming and enhancing the of Montreal’s builders, Samcon’s urban redevelopment exceptional way with the award of the Grand Prix of the Samcon is a company that has been part of Montreal’s cityscape of Montreal’s various neighbourhoods mission and the dedication of its team to customer Entrepreneur MD 2009 by Ernst & Young (province of home building industry since 1991. We are proud satisfaction have been the main sources of the great Quebec) in the category Real Estate and Construction. of our high quality products that surpass industry More than 3,000 condo units built trust that the company has enjoyed since 1991. This award attests to the great business expertise and standards. This is accomplished with a team of experts vision that propelled Samcon to the top by becoming who have at heart our customers’ satisfaction. They Since 1991, Samcon has built more than 3,000 condo one of the largest companies in the Montreal real combine their many professional disciplines to ensure units in Montreal. In 2002, Le Laurier du Plateau estate sector. the success of every project we undertake. We also became Samcon’s first concrete building. The building pay special attention to business relationships by housed its head office until January 2007. Then bringing onto our team prestigious financial partners, Samcon moved its offices to 815 René-Lévesque East. Earned nine APCHQ Domus awards Sam Scalia was honoured in an exceptional both institutional and private, that share our vision of This move reflected the growth of the company, which way with the award of the Grand Prix of the Montreal’s urban redevelopment. now required an area twice as large as its previous Since 1999 Samcon earned nine APCHQ Domus Entrepreneur MD 2009 by Ernst & Young premises. The new location housed the Samcon awards, including the prestigious title of «Builder of (province of Quebec) in the category Real Estate Sam Scalia, founder of Samcon, continues to serve Design Centre, unique in Montreal, which occupied the Year», three times, «Buyer’s Choice» in 2010 and and Construction. as president and sole shareholder of the company. a third of the new premises. Since opening in1991, was a finalist every year. Samcon launched its first project in 1991, experiencing the company continued to grow, undertaking new a modest beginning consisting of only 8 units built projects throughout the Montreal area. in its first year of operation. The situation changed rapidly for Sam Scalia and his team that now has nearly 100 employees. 8 CORPORATE PROFILE | 774 BRONSON AVE. + 551 CAMBRIDGE ST. | JANUARY 2012

The Samcon Approach: Urban Redevelopment Around Public Transportation Poles

Urban redevelopment projects undertaken by Samcon Quality control | Delivery of “white condos” The customer approach | exemplary Our customers are structured around the public transportation axes in after-sales service dense urban areas. To Samcon, urban redevelopment Thus, Samcon allows a greater number of Montrealers means revitalising, transforming and enhancing the This desire to build high-quality condos translates Today Samcon remains committed to facilitating to become home owners. Today, the Samcon team cityscape of Montreal’s various neighbourhoods. into a significant reduction of deficiencies in both the access to property for as many Montrealers as continues to innovate and constantly improve so condo units and the common areas of our projects. possible, while allowing them to remain in their as to surpass industry standards and exceed the Passion and quality This quality control has enabled Samcon to earn the city. It is with great pride that we are assured of the expectations of its customers. APCHQ Domus award of «Buyer’s Choice» in 2010. confidence of Montrealers in our company, generated From project to project, this mission takes shape all Indeed, the majority of the condo units delivered by the name «Samcon» which is synonymous with over the city, driven by a passion for the quality of our by Samcon have the «white condo» certification quality, exemplary after sales service, professionalism 20 TO 45, OR GENERATIONS X AND Y; products and the desire to provide a top quality service which means that no deficiency has been reported and innovation. 68% OF DESIRED CONDOS ARE TYPE 4 ½; to our customers. Currently, Samcon is at work in nine on delivery to the customer. The average number of 63% OF BUYERS ARE TENANTS MOST OF districts/areas on the islands of Montreal and Laval deficiencies by condo over the past year was 1.4 items. with over 14 projects currently under construction. WHOM LIVE IN THE NEIGHBOURHOOD.

With Samcon, you have unique advantages such as the best warranty in the industry on all of our new condos, a consulting service by the professionals in our Design Centre, available to all customers, and an outstanding customer service that has contributed to our excellent reputation over the years. CORPORATE PROFILE | 774 BRONSON AVE. + 551 CAMBRIDGE ST. | JANUARY 2012 9

2. Our Mission: Urban Redevelopment 3. The Senior Management Team

For Samcon, urban redevelopment means revitalize, initiated the revival of neighbourhoods in the heart Sam Scalia | President and Founder Maurice Gareau | VP Development transform and improve the cityscape of the various of downtown Montreal, such as the Plateau Mont- districts of Montreal. From project to project, this Royal, the Centre-Sud, the Sud-Ouest, Hochelaga- Coming from a family that has been in the construction Maurice Gareau joined the Samcon team in July, mission takes shape around the city, driven by a Maisonneuve and Villeray / St-Michel / Park-Extension. industry since 1954, Sam Scalia studied at the collegial 2006. He had been a senior executive in a real estate passion for the quality of our products and the desire Several major projects have marked the urban level in California and then moved on to McGill development firm that had, amongst its successes, to provide service at the highest level of quality to landscape of Montreal, such as the Jardins du Parc University’s Faculty of Management in Montreal. He redeveloped the old Redpath sugar refinery along the our customers, The great builder is proud to offer a Jarry in Villeray, Domaine André-Grasset in Ahuntsic, started up Samcon in 1991 and remains today the Lachine Canal. He played a key role in the development practical design of condos available and accessible to Le Laurier du Plateau in Plateau Mont-Royal and the president and sole founder. . of projects totalling more than $100 million. Maurice all budgets, in the different districts on the island of 825 René-Lévesque Est, located downtown, where it holds an MBA from the École des Hautes Études Montreal. Currently, Samcon is at work in nine districts also houses the administrative offices of the company Christian Bergeron | Executive VP Commerciales de Montréal and a Bachelor of on the island, with more than ten projects currently as well as its Design Centre, unique in Montreal. Administration from UQAM. . under construction. During the 2009-2010 fiscal Christian Bergeron started at Samcon in 1996 as year,683 housing units were started. It was this ideal of a new Montreal that led the construction site manager and is now responsible for Paul Martin É.A. | VP Sales and Marketing “builder” to renew and transform many Montreal all construction activities. Christian has over 20 years Sam Scalia, President of Samcon, comes from a family neighbourhoods by putting up more than 3,000 experience in home building. Paul Martin joined the Samcon team in 2007. He holds that has worked in the construction industry since condos. This vision became the basis of Samcon’s the chartered appraiser designation and was a senior 1954. . Supported by an experienced team, he quickly mission of urban redevelopment and, implemented partner in a Montreal firm of chartered appraisers. Paul led Samcon to a prominent position in the residential by its trustworthy team, became the key element of has fifteen years experience in the Greater Montreal redevelopment of Montreal. Wishing to participate Samcon’s success over the years. real estate market. He has specialized in the analysis of in the revitalization of the island, the company the condominium market for several years. 10 CORPORATE PROFILE | 774 BRONSON AVE. + 551 CAMBRIDGE ST. | JANUARY 2012

4. The Project Team Green Condos

This versatile multidisciplinary team allows the Pierre Malo | Director Development Josée Moquin | Director Design Centre The environment is close to our hearts and that is why, company to manage its role in all phases of a real increasingly, Samcon strives to use products that are estate project, from its early development, through Urban planner by training, Pierre Malo completed With over 10 years experience in designing the interiors organic, environmentally friendly and recycled. Thus, marketing, design and quality control, to the provision graduate studies at McGill University and the University of Samcon projects, Josée Moquin coordinates the we contribute to a greener future. Below are shown of after-sales support. of Montreal in urban planning and architecture. In Samcon Design Centre, a unique service in Montreal. some examples of the products in our new projects as the fall of 2009, he joined the Samcon team. His early Her team of interior design professionals provides well as the steps we are taking to improve our contri- In addition to the participation of its senior career had been in both the private and public sectors. plans on the more intimate scale of everyday life to bution to “going green”. management in all stages of design, approval, In 2003, he joined the Société du Havre de Montreal create comfortable and contemporary living spaces. financing, marketing and construction, Samcon’s where he was called upon to mobilize all stakeholders The Centre team also guides buyers in their choice of • Preference for ecological or recycled materials such project team of experienced professionals includes around a shared vision of the future Montreal furnishings for their condo units. as FSC-certified lumber; the following: Harbourfront. • Use of environmentally friendly insulation such as Airmétic Soya; Danick Rivet | Director Finance Normand Dumais | Director Operations Jean-Noël Lemire | Director Sales • Insulation that exceeds the requirements of the Na- tional Building Code. Danick Rivet joined the Samcon team in 2006. He holds With over 20 years experience in construction project With over 30 years experience in the field of real a Bachelor of Business Administration degree from management, Normand Dumais coordinates all estate promotion and sales, Jean-Noël Lemire has UQAM. He has over 12 years of accounting experience construction operations of the Samcon building coordinated all Samcon sales activities since 1991. including five years in real estate financing. projects. His team consists of project managers, estimators, a quality control inspector and site superintendents. UDA Urban Design Analysis Guiding Principles

1. Gateway Opportunities at Carling and Bronson (Place Making)

2. Connecting to Surrounding Neighborhoods / Supporting Walkability

3. Surrounding Transit Network – Pedestrian Streetscape

4. Mixed-use Development Potential

5. Green Connection to Gateway Intersection at Carling and Bronson

6. Urban Morphology - Height/Density/Development Goals

7. Urban Form Analysis - Opportunities and Constraints

8. Planning Diagrams - Official Designations/Zoning/Heights/Setbacks

9. Site Photos 12 CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012

1. Gateway Opportunities at Carling and Bronson (Place Making)

As the Intersection at Carling and Bronson forms a distinct connection between an Arterial Mainstreet and a Traditional Mainstreet, it shall focus energy and resources on conserving, enhancing, and a creating strong, vibrant place, and become a significant  component of the neighbourhood’s structure and of  the community’s identity.

A successful community, which reorients city-life to  the pedestrian scale (a 500 m radius), must focus its efforts on creating a number of local destinations,  which attract a critical-mass of users and activities. A  Gateway intersection would be one of these tools to  help focus the community’s sense of identity.    

    CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012 13

2. Connecting to Surrounding Neighborhoods / Supporting Walkability

Connections should be created to interlace the variety of distinct communities surrounding the Carling and Bronson intersection. Connectivity facilitates pedestrian or vehicular movement in the community by letting people reach a number of destinations from a given point. Instead of single lanes of traffic, a network of possibilities should be offered. Whether for travelling on foot, by bike, in a car, or by bus, every route will be efficient and convenient.

A neighborhood where shopping and basic services are within a five-minute walk from most residents’ homes is a neighborhood where everyone benefits. Pedestrians can genuinely enjoy walking on pathways, sidewalks and in many other public spaces that are all interconnected. As they pass through carefully planned public spaces, urban landscapes, and quiet natural zones, pedestrians can enjoy a wide range of sights, sounds and activities.

Resilient cities and neighbourhoods will prioritize walking as the preferred mode of travel, and as a defining component of a healthy quality of life. Reducing car-dependency is a key objective and imperative. Luckily, the alternative modes of transportation – namely walking, cycling, and transit – result in more sustainable urban environments, and in an improved quality of life. It is the cities and neighbourhoods that have prioritized walking, that have created desirable locations to live, work, play, On-road cycling routes Shared recreational pathways and invest in. High-risk cycling NCC footpath 14 CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012

3. Surrounding Transit Network - Pedestrian Streetscape

Successful cities and neighbourhoods will develop in a way that is transit supportive. After walking and cycling, transit is the most sustainable mode of transportation. Resilient cities will need to re-orient their way of thinking, by shifting from car oriented urban patterns to transit oriented urban patterns and developments like mobility hubs and intensified corridors. Not only will pedestrian, and mass transportation friendly planning increase the quality of life of a city, as fuel prices rise after Peak Oil, only cities that are viable without heavy dependence on the car will have the best chances of economic and social success.

Bus routes LRT Transit Priority Road CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012 15

4. Mixed-use Development Potential

A neighborhood is “mixed use” when it is planned to provide several overlapping “uses” to provide residents and visitors to walk between sources which provide for their varying needs. This type of neighborhood is usually safer and more secure for its HIGH NUMBER OF residents because large numbers of people gather RESIDENCES PROVIDES and move through it at various times of the day and BASE POPULATION night. This neighborhood should focus on including TO SUPPORT COMMERCIAL places to work, live, shop and eat, as well as places for civic, cultural or recreational activities. HYDRO HIGH SCHOOL SWITCHING The concept of Mixed-use is most successful when STATION combined with embracing density and diversity to provide for a mix of uses, users, building types, and public spaces. A compact neighborhood also RETAIL / RESTAURANT USES enhances the safety and friendliness of public spaces, WITHIN WALKING DISTANCE as well as the varied and stimulating character of Cambridge StreetSite South OF LARGE RESIDENTIAL the urban experience. Density reduces distances, AREA CURRENTLY NOT WELL-SERVED increases the efficiency of the public infrastructure Bronson Avenue and facilitates the community’s access to services Carling Avenue and each other. POTENTIAL TO DRAW USERS OF COMMISSIONERS PARK AND DOWS LAKE TO RETAIL/RESTAURANT USES

Focus Area

Commercial - Retail & Office Mixed Use - Commercial & Residential Residential Institutional 16 CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012

5. Green Connection to Gateway Intersection at Carling and Bronson

Successful neighbourhoods should conserve and enhance the health of natural systems and areas of environmental significance, to help manage the impacts of climate change. Our individual and collective health is intricately tied to the health of air, water, land, and climate. How we choose to live, how we choose to move around, how we develop land, all have an impact on the quality of the air we breathe, the water we drink, and the weather we experience.

The scale and Civic importance of Dow’s Lake and USE PLANTING OF TREES, its proximity to the Carling and Bronson intersection SHRUBS AND GROUNDCOVER draws a clear relationship and one which should be AS WELL AS SPECIAL PAVING Cambridge Street South reinforced. By bringing elements of the Park into the TO EXTEND NATURAL FEATURES Site Bronson Avenue streetscape and up to the intersection, residents and TO BRONSON Carling Avenue travelers will enjoy the relationship and make the association between the community and the natural environment.

Focus Area

Pedestrian focus to street level CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012 17

6. Urban Morphology

URBAN FABRIC

Successful cities and neighbourhoods will develop building types and urban forms with reduced servicing costs, and reduced environmental footprints. Urban sprawl is extremely expensive to service and maintain – the amount of land, roads, pipes, and infrastructure required per capita is disproportionately large. A compact, mixed-use urban environment, by contrast, is far more efficient in its demand for municipal services and infrastructure requirements. Cities should not subsidize inefficient forms of development by expanding and instead should prioritize city patterns and built forms that have a reduced footprint on the environment and a reduced burden on municipal resources by directing growth to where services exist through urban infill.

The surrounding single use low density residential neighbourhood is currently underutilized. By introducing mixed-use development like this one which can contribute to Bronson street at grade also provide for the necessary critical mass of population to encourage the redevelopment of the Carling Bronson area as a vibrant and sufficiently densely populated urban environment which would be Existing buildings well used throughout the day and throughout the Possible redevelopment at Carling and Bronson week. By incorporating a mix of uses this would Proposed Samcon development result in a closely knit neighborhood including office, residential, retail etc., which are accessible to a variety of users (children, youth, seniors, high- income, low-income,etc.). 18 CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012

HEIGHT

The site is situated adjacent to the intersection of a Traditional and Arterial Mainstreet at Carling and Bronson and is surrounded by a variety of residential zones. Although the official designation of the AM zone for Bronson Street does not pass Carling on its way south, the first few properties adjacent to the intersection hold the same zoning with increased height limits of 27m-28m. The Official Plan clearly considers this intersection and its immediate neighbors as a focus area to support increased height (what we’ve termed a Hub).

There is clear opportunity to revitalize this vehicle centric intersection with an influx of mixed-use Cambridge StreetSite South development. However, for the success of this, a critical mass of population is necessary to support Bronson Avenue the retail and other commercial uses that will bring Carling Avenue life and a pedestrian friendly environment to the area. By using this intersection and its immediate surroundings as a vehicle to increase density through height the vision of the Official Plan can be supported.

This intersection also sits at the crest of an embankment as the land drops away to the south and west towards the basin of Dow’s Lake. The potential views offered to a residential tower at this Focus Area intersection would be a desirable draw to the area.

20m and above 6m to 20m Single Family Residential CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012 19

DENSITY

Dense mixed use neighbourhoods allow for the effective functioning of all types of business, social and cultural activities with very low inputs of energy for transportation, thus increasing the viability of these neighbourhoods. This site being situated at the intersection of a Traditional and Arterial Mainstreet stands out from the surrounding low rise residential urban fabric. The opportunity for this intersection to benefit from the influx of population and a mix of uses from new development has the potential of reinvigorating the neighborhood and mending the barrier that Bronson Street creates as a major N-S thoroughfare. Bringing pedestrian life and traffic slowing measures such as on-street parking at off peak hours can help to create a vibrant and livable community to this struggling intersection.

DEVELOPMENT GOALS

Reinforce the Official Plan in providing development which meets the vision of an Arterial and Traditional Mainstreet.

Provide opportunity for more street life through a mix of use; ie Commercial/Retail at grade.

Support community development through increased Existing Building Fabric critical mass to the community to help support the Potential Redevelopment (Allowable Zoning) attraction of more Commercial uses to the area. Proposed Samcon Development (Allowable Zoning) 20 CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012

Urban Form Analysis Opportunities to Development

In preparing these principles and attempting to apply them to this area, a number of HIGH NUMBER OF opportunities presented themselves. These RESIDENCES PROVIDES are noted on the accompanying graphic and provide the potential to develop a vibrant BASE POPULATION mixed use node through intensifying the site’s TO SUPPORT COMMERCIAL density. This node has the potential to serve DEVELOPMENT the surrounding residential neighbourhoods as well as Commissioners Park with retail, DESIRABLE restaurants and other services. PEDESTRIAN CROSSINGS

POTENTIAL TO REDEVELOP TO INCLUDE PEDESTRIAN AMENITIES AT STREET (CAFES, PATIOS etc.)

Cambridge Street South Site Bronson Avenue STRONG VIEWS TO THE WEST Carling Avenue

EXTEND NATURAL ELEMENTS FROM COMMISSIONERS PARK ALONG CARLING AVE.

Focus Area

OPPORTUNITIES CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012 21

Opportunities to Development Constraints to Development

In order to accomplish this end, challenges would have to be overcome, but few of these are seen as being insurmountable given carefully LIMIT OF RETAIL conceived and imaginative design solutions with a focus on the pedestrian environment. OPPORTUNITIES ALONG THE STREETS BARRIERS TO DEVELOPMENT HARSH PEDESTRIAN ENVIRONMENT

Cambridge Street South Site Bronson Avenue Carling Avenue

HIGH TRAFFIC VOLUMES LEADING TO Focus Area

CHALLENGES 22 CARLING AND BRONSON URBAN DESIGN ANALYSIS | JANUARY 2012

BRONSON AVE Official Plan Designations Zoning Map (AM1 H(27.5)) BRONSON AVE

CAMBRIDGE ST POWELL AVE CAMBRIDGE ST POWELL AVE

HENRY ST HENRY ST CLEMOW AVE R5K[969] S221 CLEMOW AVE

POWELL AVE POWELL AVE R4T[488]

BELL ST S BELL ST S R4T

GLEBE AVE R4T R4T[1536] GLEBE AVE AM H(28) GM F(1.0)

AM R5B H(19) AM1 H(27.5) FIRST AVE FIRST AVE CAMBRIDGE ST CAMBRIDGE ST LEBRETON ST S LEBRETON ST S AM1 H(27.5)

R4M AM1

SECOND AVE R1QQ

CARLING AVE CARLING AVE SECOND AVE

JACKSON AVE JACKSON JACKSON AVE JACKSON R5B H(18) DOW’S LAKE RD DOW’S LAKE RD R4P

THIRD AVE THIRD AVE R4M R5A[798] H(27) KIPPEWA DR KIPPEWA DR

BRONSON AVE BRONSON AVE

STUDY BOUNDARY TRADITIONAL MAINSTREET ARTERIAL MAINSTREET SITE BOUNDARY GENERAL URBAN AREA STUDY BOUNDARY SITE BOUNDARY ZONING BOUNDARIES N N

OFFICIAL PLAN DESIGNATIONS NOVEMBER 2011 ZONING MAP NOVEMBER 2011 PLANNING & URBAN DESIGN 774 BRONSON AVE. + 551 CAMBRIDGE ST., OTTAWA PLANNING & URBAN DESIGN 774 BRONSON AVE. + 551 CAMBRIDGE ST., OTTAWA