265 CARLING AVENUE ZONING BY-LAW AMENDMENT PLANNING RATIONALE APRIL 2012 PREPARED BY: PREPARED FOR: FOTENN CONSULTANTS INC. TAGGART REALTY MANAGEMENT 223 McLeod Street 225 Metcalfe Street Ottawa, Ontario Ottawa, Ontario K2P 0Z8 K2P 1P9 Canada Canada Tel: 613.730.5709 Tel: 613.234.7000 www.fotenn.com www.taggart.ca FoTenn Consultants Inc. has been retained by Taggart Group of Companies to prepare the following Planning Rationale in support of a Zoning By-law Amendment for the lands known municipally as 265 Carling Avenue. PURPOSE OF THE ZONING BY-LAW AMENDMENT / The purpose of the Zoning By-law Amendment is to permit the development of a 20-storey (62 m) mixed-use building situated on the western half of the subject property. The development is comprised of 11 two-storey live/work townhomes, 149 one- and two- bedroom apartment units, and 88 m2 of ground floor commercial space. In order to accommodate the proposed development, it is proposed that the entire property municipally known as 265 Carling Avenue be rezoned from AM, AM H(28), and R4T[1536] to AM[XXXX] F(4.2) SXXX. 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 yard setbacks to accommodate the existing and proposed buildings, as per the proposed schedule (attached); Increase the maximum permitted building height from a range of 14.5 to 28 metres to 62 metres (20 storeys) where the tower is proposed, as per the proposed schedule; Increase the maximum permitted Floor Space Index (FSI) from 3.5 to 4.2; Recognize the existing landscaped buffers in between the existing office building and the adjacent residential zone to the north; Remove the minimum parking space requirement for the commercial portion of the live/work units and the commercial space fronting onto Carling Avenue; Reduce the minimum parking space rate for the existing office building from 2.0 spaces/100 m2 to 1.8 spaces/100 m2; and Identify the lands as one lot for zoning purposes. FOTENN CONSULTANTS INC. 223 McLeod Street Ottawa, Ontario K2P 0Z8 Canada T: 613.730.5709 F: 613.730.1136 www.FoTenn.com | 2 3 4 2 6 2 3 7 7 4 4 2 2 , excluding the lands that will 2 ONN AAVVEE BBRROONNSSOONN AAVVEE BBRROONNSSOONN AAVVEE BBRROONNSSOONN ON AVEE hwest of the intersection of Carling Avenue 736 265 CARLING AVENUE | PLANNING RATIONALE| APRIL 2012 0 770 pproximately 40 metres of frontage along Bronson 4 3 6 4 3 5 E E E E E V V V V V 7 A 4 A A A A 0 E E E E E 5 G V h the required road widening. G G V G V V G V 5 N A N A N A N A N A E 9 E E E 4 6 3 E LI LI LI V LI V 3 LI V V V W W W W W R R R A R A R 2 A A A O O O O A O A A A A G M G M G M G M C G M C C C C 1 N E N E N E N 1 5 E N E 3 I I I I I L L L L L L L L L L C 5 C C C R C R R R R A A A A A 3 C C C C C erty, with an associated surface parking lot gross floor area) built in the mid-1970s currently 2 sed of a mix of apartments and townhomes, SUBJECT LANDS AND SURROUNDING AREA / ast of the subject property, along both sides The subject property is located immediately nort main east-west thoroughfare, is located and Bronson Avenue, approximately 2 kilometers south of downtown Ottawa. The property occupies two-thirds of a city block, with a Avenue, 86 metres along Carling Avenue, 58 metres along Cambridge Street South, and 37 E E E E E T T T T T V V V V V S S S S S metres along Clemow Avenue. The total lot area is 3,781.87 m A A A A BRIDGEE SSTT SS CCAAMMBBRRIIIDDGGEE SSTT SS A N AMBRID GE ST S CCAMBRIDGE ST S N C MBRIDG ST N CAMBRI GE N CAMBRID N CCAM be dedicated to the City throug G building (4,273.5 m 8 SUBJECT PROPERTY (265 CARLING AVENUE) 540 FIGURE 1 / An 8-storey office occupies the eastern half of the subject prop containing 69 spaces occupying the western half of the property. One level of underground parking containing 36 spaces is currently located underneath the subject property. The following land uses are found in the area surrounding the subject property: NORTH A new 3-storey residential development, compri occupies the majority of the street block located to the immediate north of the subject property. Further north are low-to-high density residential uses. Low-rise retail/commercial uses are located to the northe of Bronson Avenue. Highway 417, the City's approximately 350 metres to the north of the subject property. 265 CARLING AVENUE | PLANNING RATIONALE| APRIL 2012 | 3 EAST To the east of Bronson Avenue is the Glebe, a neighbourhood which is primarily comprised of low-rise residential buildings and supporting uses, such as schools, parks and places of worship. Bank Street, a Traditional Mainstreet comprised of retail and commercial establishments, is located approximately 900 metres to the east of the subject property. SOUTH An automobile service station, a row of 1-2 storey commercial buildings, and a 3-storey apartment building are located to the immediate south of the subject property, on the south side of Carling Avenue. Further south are additional low-rise commercial establishments along Bronson Avenue, a low-rise apartment building, a 6-storey senior's housing complex, and 2 apartment condominium buildings located near the intersection of Bronson Avenue and Kippewa Drive. To the southwest of the subject property is an area of single-detached homes, beyond which is the Dows Lake parkland, which is owned and managed by the National Capital Commission. WEST A 7-storey apartment building is located to the immediate west of the subject property, on the west side of Cambridge Street South. Further west are a series of Federal Government buildings (Booth Street Complex), beyond which is Preston Street, a Traditional Mainstreet comprised of retail and commercial establishments. To the west of Preston Street is the O- Train corridor, which is planned to be converted to Light Rail Transit (LRT). The subject property is located approximately 780 metres east of the O-Train corridor. PROPOSED DEVELOPMENT / Taggart is proposing a 20-storey, mixed-use building oriented to the western half of the property, adjacent to Carling Avenue and the existing 8-storey office building. The proposed building is comprised of a 16-storey apartment condominium tower on top of a 4-storey mixed-use podium base. The podium contains 11 two-storey live/work townhomes, oriented primarily to Cambridge Street South and the interior walkway, above which are 2 storeys of one- and two-bedroom apartment units. A total of 88 m2 of commercial space is also proposed, fronting onto Carling Avenue. The tower, which contains a mix of one- and two- bedroom apartment units, has a height of 62 metres above grade, excluding mechanical equipment. A total of 190 parking spaces are proposed, the majority of which are accommodated in 4 levels of underground parking. The first level of underground parking is accessed via the existing two-directional garage ramp off of Bronson Avenue. The second through fourth levels of underground parking, which are not connected to the first level of underground parking, are accessed via a new two-directional ramp located off of Clemow Avenue. Four existing visitor parking spaces are located in the southeast corner of the property, adjacent to the existing office building. A total of 100 bicycle parking spaces are proposed, 80 of which are provided underground and 20 of which are located at grade. 265 CARLING AVENUE | PLANNING RATIONALE| APRIL 2012 | 4 The principle entrance to the residential component of the proposed building is located off of Clemow Avenue, adjacent to the ramp leading to the second through fourth levels of underground parking. A pathway leads from the building entrance to Clemow Avenue. The principle entrance to the 88 m2 of ground floor commercial space is located on the south side of the building and is connected to Carling Avenue via a pathway. The remainder of the subject property will be landscaped with both hard and soft surfaces. A landscaped pathway is proposed along the east side of the proposed building, providing a mid-block pedestrian connection between Carling Avenue and Clemow Avenue. Entrances and amenity space associated with the live-work townhomes are also accessed off of this pathway. Similar landscaping is proposed on the west side of the new building, providing access from the townhomes on this side of the building to Cambridge Street South. A rooftop terrace is proposed on the 5th storey, at the north end of the 4-storey podium base, and at the north end of the 19th-storey, providing amenity space for residents of the proposed building. POLICY AND REGULATORY REVIEW / 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.