May 2, 2014 ACS2014-PAI-PGM-0076

NOTICE OF PLANNING COMMITTEE MEETING

Dear Sir/Madam

Re: Zoning 12 Stirling Avenue
This is to advise you that the above-noted matter will be considered by the City of Ottawa
Planning Committee on Tuesday, May 13, 2014.
The meeting will begin at 9:30 a.m. in the Champlain Room, City Hall, 110 Laurier Avenue
West, Ottawa. You are welcome to attend the meeting and present your views.
Attached is a copy of the report outlining the Departmental recommendation.
The Committee will consider any written submissions in respect to this matter if provided to
the Committee Co-ordinator of the Planning Committee at 110 Laurier Avenue West,
Ottawa, K1P 1J 1 or by fax at 613-580-9609 or by e-mail at
Christopher.Zwierzchowski@ottawa.ca.
If you wish to speak to the Committee, please call the Committee Coordinator,
Christopher Zwierzchowski, at 613-580-2424, extension 21359 in advance of the meeting
and preferably, by at least 4:30 p.m. on the day before the meeting.
If you wish to listen to this meeting via audiocast on Ottawa.ca, you may do so by accessing
the URL below when the meeting is underway:
http://app05.ottawa.ca/sirepub/agendaminutes/index_en.aspx
If a person or public body does not make oral submissions at the public meeting or make
written submissions to the City of Ottawa before the proposed by-law is passed, the person
or public body is not entitled to appeal the decision of the Council of the City of Ottawa to the
Ontario Municipal Board.

If a person or public body does not make oral submissions at the public meeting, or make
written submissions to the City of Ottawa before the proposed by-law is passed, the person
or public body may not be added as a party to the hearing of an appeal before the Ontario
Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so.
For information on the item itself, please call the undersigned at 613-580-2424,
extension 27603 or by e-mail at bliss.edwards@ottawa.ca.
Yours truly,
Original signed by
Bliss Edwards
Planner
Planning and Growth Management Department
Attach.


Le 2 mai 2014 ACS2014-PAI-PGM-0076
AVIS DE RUNION DU COMIT DE LURBANISME
Objet : Zonage 12, avenue Stirling
Madame, Monsieur,
La prsente vise vous informer que le Comit de l'urbanisme de la Ville d'Ottawa
tudiera l'article cit sous rubrique le mardi 13 mai 2014.
La runion commencera 9 h 30 dans la salle Champlain, htel de ville, 110, avenue
Laurier Ouest, Ottawa. Nous vous invitons assister la runion et prsenter votre
point de vue.
Veuillez trouver ci-joint une copie du rapport comprenant la recommandation du
Service.
Le Comit tudiera les rapports crits traitant de la question qui sont prsents la
coordinatrice du Comit de lurbanisme, 110, avenue Laurier Ouest, Ottawa, K1P 1J 1,
par tlcopieur au 613-580-9609 ou par courrier lectronique
Christopher.Zwierzchowski@ottawa.ca.
Si vous souhaitez prendre la parole devant le Comit, veuillez tlphoner au coordonnateur
du Comit, Christopher Zwierzchowski, au 613-580-2424, poste 21359, avant la
runion et prfrablement avant 16 h 30 la journe prcdant la runion.
Si vous souhaitez couter la runion laide de la diffusion audio sur ottawa.ca, vous
navez qu accder au lien URL ci-dessous lorsque la runion aura commenc:
http://app05.ottawa.ca/sirepub/agendaminutes/index_fr.aspx
Si une personne ou un organisme public ne prsente pas d'expos oral la runion
publique ou ne prsente pas d'expos crit la Ville d'Ottawa avant l'adoption du
rglement, la personne ou lorganisme public ne pourra pas interjeter appel de la
dcision du Conseil de la Ville dOttawa devant la Commission des affaires municipales
de l'Ontario.



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rglement, la personne ou lorganisme public ne pourra tre joint en tant que partie
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que, de lavis de la Commission, il existe des motifs raisonnables de le faire.
Pour obtenir des renseignements sur larticle mme, veuillez communiquer avec la
personne soussigne, au 613-580-2424, poste 16187 ou par couriel
melissa.jort-conway@ottawa.ca.
Veuillez agrer, Madame, Monsieur, lexpression de mes sentiments les meilleurs.
Original sign par
Melissa J ort-Conway
Urbaniste
Service de lUrbanisme et Gestion de la croissance
p.j.


ITEM NO
NUMRO DE L ARTICLE
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1
Report to
Rapport au:

Planning Committee
Comit de l'urbanisme

and Council
et au Conseil

April 29, 2014
29 avril 2014

Submitted by
Soumis par:
Nancy Schepers, Deputy City Manager / Directrice municipale adjointe, Planning
and Infrastructure / Urbanisme et Infrastructure

Contact Person
Personne ressource:
Michael Mizzi, Chief / Chef, Development Review Services / Services dExamen
des projets d'amnagement, Planning and Growth Management / Urbanisme et
Gestion de la croissance
(613) 580-2424, 15788, Michael.Mizzi@ottawa.ca

Ward: KITCHISSIPPI (15) File Number: ACS2014-PAI-PGM-0076
SUBJECT: Zoning 12 Stirling Avenue
OBJET: Zonage 12, avenue Stirling
REPORT RECOMMENDATION
That Planning Committee recommend Council approve an amendment to Zoning
By-law 2008-250 to revise the zoning of 12 Stirling Avenue, from General
Mixed-Use Zone, Exception 2093 (GM[2093]) by amending Exception 2093 to
permit a 17-storey mixed-use building along with four townhouses and the
adaptive reuse of a former school, as detailed in Document 2.
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RECOMMANDATION DU RAPPORT
Que le Comit de lurbanisme recommande au Conseil dapprouver une
modification au Rglement de zonage 2008-250 de manire rviser le zonage du
12, avenue Stirling, de Zone pol yvalente gnrale, exception 2093 (GM[2093]), en
modifiant lexception [2093] afin de permettre lamnagement dun immeuble
pol yvalent de 17 tages et de quatre maisons en range, et de permettre la
rutilisation adapte dune ancienne cole, tel quexpos en dtail dans le
document 2.
BACKGROUND
The property is located at 12 Stirling Avenue. The site is a through-lot bounded by
Stirling Avenue to the east, Scott Street to the north, and Carruthers Avenue to the west
with a total area of 3,487 square metres. The site has a frontage of approximately 56
metres along Carruthers Avenue, 59 metres along Scott Street and 62 metres along
Stirling Avenue. Carruthers Avenue is a one-way southbound street and Stirling
Avenue is a one-way northbound street.
The site is located on the north edge of the Hintonburg Community and is surrounded
predominately by low- to medium-density residential dwellings to the south and a mix of
commercial/office, institutional and light industrial uses along the south side of Scott
Street. Directly north of Scott Street is the Transitway and beyond the Transitway is the
community of Mechanicsville. Tunneys Pasture is located to the west and Lebreton
Flats is located to the northeast. The site is approximately 600 metres from both the
Bayview and Tunneys Pasture rapid transit stations.
The site was previously occupied by the Odawa Native Friendship Centre in a
four-storey brick school building constructed in the 1930s. In 1980, a gymnasium was
added on the north side of the building along the Scott Street frontage. A Zoning By-law
amendment was passed in 2013 changing the zoning from Institutional (I1) to General
Mixed-Use (GM[2093]) which permitted the original building to be redeveloped and
adapted for a mixed commercial/residential development. In the fall of 2013, demolition
commenced on the gymnasium.
The site is designated General Urban Area pursuant to the Official Plan and is currently
zoned General Mixed-Use Zone, Exception 2093 (GM[2093]) pursuant to Zoning By-law
2008-250.
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The site is subject to the Scott Street District Community Design Plan (CDP) and
associated Scott Street Secondary Plan which were approved by Council in February
2014. The Scott Street Secondary Plan designates the site as Secondary Mainstreet.
Existing Zoning
The site is currently zoned General Mixed-Use Zone, Exception 2093 (GM[2093]). This
allows for a variety of residential and non-residential uses that are intended to
complement but not compete with the Mainstreets. Exception 2093 recognizes the yard
setbacks of the existing school.
Purpose of Zoning By-law Amendment
The Zoning By-law amendment application is to permit modifications to the zone
provisions of the GM zone in order to implement the recommendations and conclusions
of the Scott Street CDP and allow the construction of the proposed mixed-use
development.
The zoning the applicant is seeking is General Mixed-Use Zone, Exception 2093, Height
53 metres, FSI 4.5 (GM[2093] H53 F(4.5)).
Proposal
The application proposes a mixed-use development that includes a 17-storey residential
tower, four townhouses fronting Carruthers Avenue and the adaptive reuse of the
existing school into lofts, which was reflected in the Zoning By-law amendment that was
passed by Council in 2013. The residential tower would be approximately 53 metres in
height and contain approximately 133 residential units. The tower would be positioned
to the northwest corner of the site, at the intersection of Carruthers Avenue and Scott
Street and set back from Stirling Avenue. The proposed development would have a total
gross floor area of 14,720 square metres, comprised of 13,127 square metres of
residential gross floor area and 1,593 square metres of commercial gross floor area. As
shown on Document 3, indoor amenity area is proposed on the ground floor and
outdoor amenity area is proposed at grade to the rear of the residential tower between
the townhouses and the former school building.
The commercial space is proposed along the Scott Street frontage. Vehicular access
for the tower is proposed from Carruthers Avenue and a total of 132 parking spaces are
proposed in two levels of underground parking. Approximately 23 spaces would be for
visitors and non-residential parking which would be located at the first underground
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level. Approximately 137 bicycle parking spaces are proposed for residents and visitors
both at grade and on the first underground level.
DISCUSSION
The Planning Act
Section 2 of the Planning Act requires municipalities to have regard to matters of
Provincial interest such as the protection of the financial and economic well-being of the
Province and its municipalities; the protection of health and safety; and the appropriate
location of growth and development.
Provincial Policy Statement
The Provincial Policy Statement (PPS) provides policy direction on matters of Provincial
interest related to land use planning and development. The PPS sets the policy
foundation for regulating the development and use of land. The key objectives include:
building strong communities; wise use and management of resources; and protecting
public health and safety. City Councils planning decisions are required to be consistent
with the PPS.
The proposal is consistent with the PPS.
Official Plan
The Official Plan designates the lands as General Urban Area on Schedule B. This
designation permits a full range of housing types in combination with conveniently
located employment, retail, service, cultural, leisure, entertainment, and institutional
uses.
Staff are of the opinion the development proposal conforms with the intent of the
General Urban Area designation and its development criteria. The use of the land for
redevelopment and the placement of the proposed tall building are appropriate as it is
compatible with the surrounding planned context and built form. The proposed
development will have access to parks and open space. The commercial uses fronting
Scott Street would support the vision of increasing commercial and retail uses for area
residents.
Scott Street Secondary Plan
The site is also subject to the policies of the Scott Street Secondary Plan, which
establishes a vision for the future development of the larger area and indicates that
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along the north edge of Hintonburg, there is an opportunity for redevelopment and
intensification along Scott Street.
In the Scott Street Secondary Plan, the subject site is designated Secondary
Mainstreet. This designation permits a mix of uses including small-scale,
neighbourhood-oriented commercial uses. Schedule B, Maximum Building Heights,
permits a tall building on this site subject to the policies of the Scott Street CDP and
Secondary Plan.
Section 4.2.2 of the Scott Street CDP states that the unique conditions of the Odawa
School site create an opportunity for additional height close to Scott Street and provides
specific guidance on uses and building height for the site:
Notwithstanding the above height limit, the case of the unique Odawa School site
requires special consideration in light of its depth and the desire to maintain the
original school building. New development on the site generally should respect
the 45-degree angular plane to achieve an appropriate transition to the low-rise
neighbourhood. The maximum height this will allow will depend on the precise
location and mass of the tallest building. Buildings toward the rear of the site on
Carruthers Avenue should not exceed 14.5 metres in height.
The proposed development conforms to the policy direction of the Scott Street CDP and
Secondary Plan. The development also conforms to the policies for the Secondary
Mainstreet designation and is in keeping with the site-specific development policies. The
proposed development respects the 45-degree angular plane mentioned above and the
proposed massing on Carruthers Avenue does not exceed 14.5 metres in height. The
proposed zoning fully implements the vision and conclusions of the Scott Street
Community Design Plan and Secondary Plan.
Official Plan Amendment 150
Official Plan Amendment 150 (OPA 150) was adopted by Council in December 2013.
When evaluating the appropriateness of a development proposal, one of the main
enhancements in OPA 150 from the City of Ottawas approved Official Plan is the
importance placed on high quality urban design and design excellence.
The new policies place a lot of consideration on where taller buildings should be
permitted. In terms of height, OPA 150 defines a high-rise 10-30 as a building with 10
to 30 storeys in height. The policies recognize that taller buildings may be permitted by
secondary plans or site-specific policies.
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The proposed building height at 17 storeys has been contemplated as part of the Scott
Street Community Design Plan and Secondary Plan. The proposed development
implements the findings of these reports and is consistent with the new policies. The
Department is satisfied that the proposal meets the intent of the policies in OPA 150.
Density, Height and Massing
The appropriate height and massing on the site was determined by examining the site
characteristics, the placement of height on the site, the relationship and perception of
the buildings from the public streets, the surrounding built form and shadows cast by the
building.
Redevelopment in the General Urban Area should demonstrate an appropriate built
form and provide transition in terms of height, density and urban design to ensure the
general amenity of the existing area is not negatively affected. Factors to be considered
include light, shadow, views, privacy, traffic and parking, among other matters. New
development should also frame existing streets, provide an entrance that is visible and
accessible from the street, and minimize the impact of parking, service areas, access
roads, wind and shadows on future residents of the proposed development and its
neighbours.
Starting at the south end of the site along Carruthers Avenue, the proposal includes four
townhouse units, reflecting the lower scale, residential character of Carruthers Avenue.
There is a break in the building mass to allow for access to the underground parking
garage. The high-rise building begins at 16 storeys (31.7 metres from the south property
line) and steps up to 17 storeys. Along Stirling Avenue, the existing building remains
and is repurposed into lofts, again picking up on the planned low-rise context of the
area.
The massing of the proposed buildings is appropriate for this site for two main reasons:
Firstly, the taller elements of the site are well set back from the low-rise neighbourhood,
at a distance of 31.7 metres. This is an appropriate separation distance given the scale
of the development, the building transition provided by the former school building and
the proposed townhouses. The orientation of the buildings on the site will allow for
privacy and light penetration for both the proposed units and the adjacent existing
residential homes.
Secondly, the design includes three distinct faade treatments for the three buildings.
These different treatments vary in colour, materials, fenestration patterns, and balcony
types. The differing designs, along with the variety in building heights ensure the
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buildings appear distinct and break up the visual scale of the buildings which is
especially important for the south elevation which faces the low-rise residential area.
At 17 storeys in height, the proposed high-rise building will fit with the scale of taller
residential buildings built and approved in the area. The design of the tower, having a
slender profile facing Scott Street, would add to the consistent, high-quality design of
buildings in the area and contribute to supporting a diversity of building forms.
The floor plate of the tower portion would be no more than 750 square metres and will
integrate with a two-storey base building. The size of the proposed floor plate would
meet the Citys Urban Design Guidelines for High-Rise Housing.
Sun/Shadow
Policy 4.11.2.h. of the Official Plan requires new buildings to minimize the negative
impact of shadows on adjacent properties. To accomplish this, the mass of new
buildings should be located to frame the edges of streets and open spaces with good
proportion and maintain sunlight and comfortable wind conditions for pedestrians on
adjacent streets, parks and open spaces.
Owing to the width of Scott Street, the open space area north of Scott Street and the
Transitway, the high-rise building will have little shadow impact on the Mechanicsville
community to the north. In addition, with the high-rise building located at the northwest
corner of the site, there is little shadowing impact on the low-rise residential area to the
east and west surrounding the site.
Traffic Impact, Access and Parking
The applicant submitted a Transportation Brief in support of the application. A review of
this study by staff indicates that the surrounding road network is capable of
accommodating the forecasted volume of traffic to be generated by this development,
subject to a few of improvements to Carruthers Avenue and a road widening for Scott
Street. These improvements include modifying Carruthers Avenue to permit a two-way
street from Scott Street to just south of the proposed parking garage entrance. It is
anticipated that this modification would have a negligible impact on the adjacent
residential neighbourhood. The Official Plan has a right-of-way protection along Scott
Street of 26 metres. As a result, the applicant will convey approximately 2 metres
(depth) to the City to achieve the required right-of-way width for Scott Street in this
section. If this Zoning By-law amendment is approved, both of these modifications will
occur at the Site Plan Control approval stage.
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Staff have reviewed the proposed parking standards and are recommending that the
visitor and non-residential parking be shared because of the proximity of the site to two
transit stations and that typically the use of visitor parking and commercial parking are
used at alternate times of the day. Staff are also recommending that the bicycle parking
requirement be increased to one per residential dwelling unit.
Vehicular access to the site is proposed from Carruthers Avenue for the high-rise
building and the townhouses with the access to the school lofts being provided from
Stirling Avenue, as shown in Document 3. The original submission had all of the
parking accessed off of Carruthers Avenue. The owner is now proceeding with
re-adapting the former school to nine residential lofts, ahead of the high-rise building
and the townhouses. In order to facilitate this part of the project, the vehicle access for
the nine units will be from Stirling Avenue.
Transit
The area is currently served by surface transit routes on Scott Street. The Route 16 bus
travels east/west along Scott Street. In addition, two transitway stations (Tunneys and
Bayview) are 600 metres east and west of the site with frequent service.
Open Space/Parkland
The proposal is not proposing any on-site public parkland and is subject to a cash-in-
lieu of parkland cap of 10 per cent of the value of the development site. The owner
proposes to satisfy the parkland dedication requirement by a cash-in-lieu payment. The
amount of cash-in-lieu to be paid will be confirmed at the time of Site Plan Control
approval.
Streetscape
The proposed development will provide a two-storey commercial frontage adjacent to
Scott Street that would frame the edge of the street. The Site Plan Control process
would finalize details regarding pedestrian amenity (including outdoor patio locations),
landscaping and tree planting to ensure a safe and attractive pedestrian environment.
Infrastructure Considerations
The proponent of the Zoning By-law amendment application has demonstrated, through
a Conceptual Site Servicing Study, that public infrastructure is available and has
sufficient available capacity to service the proposed development.

9
Conclusion
The tallest part of the building is located at the northwest end of the site, next to Scott
Street and the transitway. The overall height of the tower is 53 metres or 17 storeys.
This height is appropriate in this location for the following reasons: Firstly, the shadows
from the tower (or from any part of the building) stay within the transitway corridor on
the equinoxes. Secondly, the tower is set back over 31 metres from the existing and
planned low-rise residential to the south. Thirdly, the taller element respects the angular
plane transition as described in Section 4.2.2.d. of the Scott Street Secondary Plan. The
overall height of the tower is appropriate on this site, given the site characteristics and
the location of the tower on the site.
The proposed zoning fully implements the vision and conclusions of the Scott Street
Community Design Plan and Secondary Plan.
The Department is satisfied that the proposed Zoning By-law amendment to facilitate
the proposed development supports the direction of the Planning Act, PPS, Official
Plan, Scott Street Secondary Plan and Scott Street CDP.
The Department is satisfied that compatibility, design, and transportation aspects of the
site have been addressed in light of the relevant Official Plan policies and design
guidelines. The proposed Zoning By-law amendment conforms with the general intent of
the Official Plan. Staff recommend approval of the proposed Zoning By-law
amendment.
RURAL IMPLICATIONS
There are no rural implications associated with this report.
CONSULTATION
Notice of this application was carried out in accordance with the City's Public
Notification and Consultation Policy. Eighteen public comments were received and a
public meeting was held in the community on May 22, 2013. A summary of comments
and staffs response can be found in Document 4.
COMMENTS BY THE WARD COUNCILLOR
The Councillor Hobbs is aware of the application and the staff recommendation.
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LEGAL IMPLICATIONS
Should the recommendation be adopted and the resulting by-law be appealed to the
Ontario Municipal Board, it is anticipated that a three to five day hearing would result. It
is expected that such hearing could be conducted within staff resources.
In the event that the application is refused, reasons must be provided. Upon receipt of
an appeal of the refusal, the City would be required to retain an external planner.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications association with the recommendation in this
report.
FINANCIAL IMPLICATIONS
In the event that the application is refused and an appeal is launched, funds for an
external planner are not available within existing resources and the expense would
impact Planning and Growth Managements operating status.
ACCESSIBILITY IMPACTS
Any building constructed on the property will be required to meet all accessibility criteria
of the Ontario Building Code.
ENVIRONMENTAL IMPLICATIONS
There are no environment implications associated with this report.
TECHNOLOGY IMPLICATIONS
There are no technical implications associated with receiving this report.
APPLICATION PROCESS TIMELINE STATUS
The application was not processed by the On Time Decision Date established for the
processing of Zoning By-law amendments because the application was placed on hold
to allow the Scott Street Community Design Plan to be completed.
TERM OF COUNCIL PRIORITIES
EP3 - Support growth of local economy;
GP3 - Make sustainable choices; and
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TM4 - Promote alternative mobility choices.
SUPPORTING DOCUMENTATION
Document 1 Location Map
Document 2 Details of Recommended Zoning
Document 3 Proposed Development
Document 4 Notification and Consultation Process
DISPOSITION
City Clerk and Solicitor Department, Legislative Services, to notify the owner, applicant,
OttawaScene Canada Signs, 1565 Chatelain Avenue, Ottawa, ON K1Z 8B5 of City
Councils decision.
Planning and Growth Management Department to prepare the implementing by-law,
forward to Legal Services and undertake the statutory notification.
Legal Services Department to forward the implementing by-law to City Council.

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Document 1 Location Map

13
Document 2 Details of Recommended Zoning
1. The subject lands shown on Document 1 are rezoned from GM[2093] to
GM[2093] H53 F(4.5).
2. Exception [2093] of Section 239 Urban Exceptions of By-law No. 2008-250,
entitled the City of Ottawa Zoning By-law is amended as follows:
a. In Column II, the text GM[2093] H53 F(4.5); and,
b. In Column V, text:
- Maximum permitted building height is 53 metres.
- Maximum floor space index is 4.5.
- Despite the definition of Front Lot Line in Section 54, the front lot line
shall be defined as the north lot line along Scott Street.
- The minimum front yard setback is 3.0 metres.
- The minimum rear yard setback is 0.5 metres.
- The minimum corner side yard setback is 1.5 metres.
- The minimum interior side yard setback is 2.5 metres.
- No garages facing Carruthers Avenue.
- The required number of visitor parking spaces is 23.
- Required residential visitor parking can be used to also fulfill the
requirements of non-residential parking, and no further non-residential
parking spaces need be provided.
- Despite Section 107, the minimum required width of a driveway
providing access to parking garage and the minimum width of a
parking aisle is 3.0 metres.
- Despite clause 85(3)(a), an outdoor commercial patio may be located
within 30 metres of a residential zone
- Despite Section 113, Table 113A does not apply; there are no
requirements for a vehicle loading space.
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- Despite section 111A(b)(i), bicycle parking space rate is 1 per dwelling
unit.
- Despite section 111(8), bicycle parking space must have access from
an aisle having a minimum width of 1.0 metres.
- Table 111B does not apply.
- Section 111(10) does not apply.
- Despite section 111(11), bicycle parking space may be located within a
vehicle parking space.
- Notwithstanding any further division or partition of the lands subject to
this by-law, all lands zoned with Exception 2093 shall be deemed to be
one lot for the purposes of this By-law.
- Roof top amenity area: (i) to a maximum height of three metres is not
included in the overall height of the building, (ii) has a maximum gross
floor area of 200 square metres.

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Document 3 Proposed Development



16
17



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Document 4 Notification and Consultation Process
Notification and public consultation was undertaken in accordance with the Public
Notification and Public Consultation Policy approved by City Council for Zoning By-law
amendments. One public meeting was also held in the community.
A Public Meeting was held on May 22, 2013 at the Hintonburg Community Centre.
Approximately 60 members of the public attended, along with the local Councillor, the
applicant and City Planning staff. Comments and questions were raised about the
height of the building, the overall density and number of units and the amount of traffic
that would be generated by the proposal.
Summary of Public Comments
Approximately 18 individual residents provided comments on the proposed Zoning
By-law amendment application. The positive feedback and support on the proposed
development can be summarized as follows:
Supportive of the proposed mixed-use development for the site, especially the
proposed commercial space.
This area needs more commercial space, and Scott Street is an ideal location.
Supportive of higher density zoning in the area, especially those areas
immediately surrounding Tunney's Pasture Station and Bayview Station.
With Tunney's Pasture Station as the terminus of the new rail line, and Bayview
Station as the O-Train juncture, there is a good opportunity to make these sites
more interesting by trying to ensure close access to higher density commercial
and residential spaces.
A number of residents indicated that while they support intensification, they do not
support this specific project due to concerns summarized below:
19 storeys is too high in a residential neighbourhood such as this one. Besides
the privacy issue, the amount of new people 19 storeys would bring into our
neighbourhood with this height would be staggering and there are already
overcrowding issues in regards to our schools, our grocery stores.
Do not see the need for a highrise on the development site. It will make the
neighbourhood look like a ghetto, instead of the relatively quiet area of largely
single family dwellings that presently exists.
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The fact that there are no parking spaces for visitors allocated for this building
concerns me greatly as well. We already have people parked in front of our
home at all times - where are all the visitors/extra vehicles for this huge new
building going to park?
Traffic flow is also a concern - Carruthers Avenue is already a very busy one-way
street (especially at the end of the work day) and adding vehicles from hundreds
of new residents of 12 Stirling Ave would greatly increase the traffic flow.
There were concerns about how adding high-rise tenants to the area will affect
the safety of the children who play in the Carruthers-Sterling Park.
This construction, added to the transitway work along Scott, will add a lot of dust,
vibrations, noise and other discomfort to those who are resident on Carruthers
Avenue and surrounding area.
Concerns about being deprived of views, afternoon sun, and a material
depreciation of property value.
Staff Response:
Height
The height has been evaluated in terms of impact and compatibility including a view
analysis and is deemed appropriate for the subject site. The building has been set back
from the adjacent low-rise neighbourhood to the south to minimize privacy impact on
adjacent residents. Staff feel that the proposed buildings are not out of scale
considering the existing and proposed context, and that the policy intent of the Official
Plan has been maintained.
Parking
A total of 109 parking spaces are required by the Zoning By-law for all uses and the
amount proposed for the development is 131. An arrangement to share parking
between the commercial and visitor parking for the residential building is proposed by
this by-law. Transit use, cycling, and walking will be encouraged on the site through the
provision of bicycle parking spaces, improvements to the streetscape environment and
the proximity to rapid transit stations.
The bicycle parking ratio has been increased to 1:1 to give further incentive to take
alternate modes of transportation. In addition, including complimentary land uses such
20
as commercial and restaurant uses close to residential offers the potential for users
travelling between them to use alternative travel modes.
Traffic
A Transportation Brief was prepared and concluded that Carruthers Avenue should be
converted to two-way traffic for the frontage of this project. This is considered an
effective mitigation measure that will reduce the traffic impact on the adjacent local
streets and residential neighbourhood. All other study area intersections are currently
operating under acceptable conditions during the weekday AM and PM peak hours, and
are expected to continue to do so within the timeframe of this study.