0

1 Introduction 1.2 Property Information 1 1.2 Present Zoning 1 1.3 Site 2 1.4 Minimalist Approach 2 2 Affordable Housing 2 3 Planning 3 3.1 Minor Zoning Changes 3 3.2 Community Amenities 3 3.3 Light Rail 3 4 Provincial Planning and Regulatory Framework 4 5 City of Ottawa Official Plan 5 6 DOUDS Report 6 7 Transit 8 8 Cycle-In Garage 9 9 Surrounding Area 10 10 Surveys 15 11 Models 16

1

1.0 INTRODUCTION 1.1 Property Information EcoCorner Inc owns the property located in the Byward Market Precinct area of the Ottawa’s downtown core on the northeast corner of Cumberland Street and York Street. EcoCorner Inc is proposing a 9 story building consisting of 8 floor of 6 residential condos per floor and a ground floor commercial coffee/shop restaurant. EcoCorner is a project that reduces carbon dioxide emissions footprint per person by limiting the use of cars. The goal is also to create spaces that are classy and affordable to facilitate living in downtown Ottawa. EcoCorner makes efficient use of land, space and resources. EcoCorner is not a mega condo project by a mega builder. It is a model boutique project that will help contribute to a minimalist lifestyle that will have a postive effect on the economy and the enviroment. We have presented and discussed many options over the last decade for the site on the corner of Cumberland and York Street. All of the options have focused on the best way to have the lowest carbon footprint which translates to ‘no cars and small units.’

Walk or bike to, ‘Live, Work and Play.’

EcoCorner is devoted to eliminating or reducing the reliance on cars. Most people that will live in these condos will not need or want a car. They choose these apartments and neighbourhoods so that they don’t have to go through the whole hassle of buying and operating a car. There are similar developments in Toronto, Montreal, Vancouver and Calgary, in buildings pitched at young professionals who increasingly tend to live car-free. “I’d love to see more parking-free buildings,” Brent Toderian, Vancouver’s former head planner. 1.2 The zoning of the site is GM- General Mixed Use Zone (Section 187-188)

Which permits:

2(b) apartment dwelling, mid rise (By-law 2014-292)

definition

"a residential use building that is more than four storeys but less than 10 storeys in height..." The interior design of the units are much like a Rubik’s cube of an apartment, fully transferable into open space, bedroom or kitchen/dining area. Suites are getting smaller because of affordability. Designers are starting to go to new lengths to help people squeeze their lives into fewer square feet. The less clutter there is in these small places, the more livable it becomes. You can have a badly-designed 1,000 square-foot unit where it is difficult to lay out your furniture, and you can have a small unit that is beautifully designed almost like a cabin on a ship, where everything has its place. The condo apartments are cleverally designed small units (averaging 400 sq ft) which reduces the excess living space, reduces material used per unit and encourges people to live an active life outside their condo unit. This minimalist approach to living is a concept whose time has come. We are also trying to move beyond environmental tokenism by creating a ‘Car-Free’ building that uses space efficiently while meeting the intensification needs of the precinct as identified in the DOUDS report.

2

1.3 Site The subject site is located on the northeast corner of Cumberland Street and York Street. The property is approxiamentally 20.22m x 16.50m and the total site area is approximately 327.1 square meters. At present the property is a vacant parking lot bordered by cement blocks to prevent parking onsite. This mixed use building will have 8 floors of residential use and a ground floor commercial restaurant or coffee shop. There will also be a ramp that leads to an underground parking area for bikes. This will be the first building in Ottawa that will focus on bicycles and be car free. A gym and underground bike parking garage complete with entrance ramp will be located in the basement level of the building. The restaurant/coffee shop is proposed to be located at the corner of York Street and Cumberland Streets. Adding an active use to the corner will allow for ongoing activity throughout day and night helping to enliven and accentuate this important corner. The common spaces extends from the gym in the basement to the terrace on the roof. The coffee shop also provides a place to meet and work. 1.4 Minamilist Approach Our present reality is that global warming is real and something needs to change dramatically to reduce the impact of humans and urban design. Walkability is also an increasing need for younger adults who are choosing a car-free lifestyle. The rise of the new Millennials is and will be creating a new generation of policies for the thriving next generation. Cutting transportation costs because of location reduces the need for cars and reduces the need for transit; it is called ex-transit, you don't even need to take transit anymore. You no longer need transit, you walk everywhere. For those owners who occasionally need a car there will be shared cars available for use at a paid parking location near the building or cars provided by a pay for use service. This concept is based on a new ecomonic model called the shared economy. The genesis of the modern-day share economy is that you only use a product when you need it otherwise it is shared. This minimalist approach is based on smart planning creating a smart city. (NOTE: For those buyers who persist on owning and using their car, there will be a parking area outside the downtown core available to park their car and their car can be retreived by the owner or a service.) Trading Space for Place; the units are small but because of the location less time is spent in the unit. The condo design is based on a minimalist approach that places our status not on the size of our property or the amount of stuff we own but on how effeciently we use it. The popularity of micro-condos is all about trading space for place. People are starting to make this connection that they don't need to pay for all this lifestyle infrastructure within their own four walls. These units appeal heavily to millennials. They have different ideas about status than previous generations. We also appeal to DND people stationed downtown, some corporations, MP’s from out of town and we have had discussions with University of Ottawa off campus housing to appeal to docs and post doc students. It is important to note that these units will be 5 star in quality. A minimalist lifestyle is not for everyone. But in this hectic world, many of us feel that we need less, can spend less, can to do with less and live more efficiently. People live outside their condo, there is a saying, ‘A 300-square-foot condominium has a 3-million-square-foot living room, which means it's all outside.’ 2.0 AFFORDABLE HOUSING/AFFORDABLE OWNERSHIP The Guidelines set out by the City of Ottawa define the objectives of affordable housing as follows: “The objective of the Affordable Housing division is to develop and implement a systematic approach to increase the supply of affordable housing by creating community capacity on all levels; financial, knowledge, skills and resources in response to the City Council mandated 20/20 Growth Plan, Ottawa Official Plan, and the Ottawa Affordable Housing Strategy.”

3

It might appear to be counterintuitive but it is a truism that these units will be executive in design and at the same time increase the supply of units a that facilitate affordable ownership. This is accomplished because the smaller size of the units which facilitates a lower selling price and associated lower costs. These units will be the most affordable priced condos in the market area. 3.0 PLANNING 3.1 Minor Zoning Application In order to proceed with the development proposal as described above, Minor Zoning By-law changes: Zoning Amendments: Required Proposed Minimum Front Yard Setback 3.0 m 0.25 m Minimum Corner Yard Setback 3.0 m 0.36 m Minimum Interior Yard Setback 0.0 m 0.0 m Minimum Rear Yard Setback 7.5 m 0.05 m Maximum Building Height 18.0 m 33.0 m Maximum Floor Space Index 2 6.5 Minimum Landscape Width 3.0 m 0.36 m, 0.25 m, 0.0 m (abutting a street or residential zone) Minimum Parking Spaces 12 0 (0.25 per d/u, 0 for restaurant) Minimum Visitor Parking Spaces 4.8 0 (0.1 per d/u > 12 units) Amenity area in excess of zoning requirements is provided through an indoor exercise room and an outdoor rooftop deck.

3.2 Community Ammenities The site’s location on the edge of the ByWard Market corresponds to its proximity a wide range of amenities located within one (1) kilometer of the site including: - Rapid Transit; - ByWard Market building and surrounding commercial uses; - Retail and commercial uses along George, Dalhousie, Rideau, Clarence and York; - Rideau Centre Shopping Mall; - National Art Gallery; - Routhier Community Centre; - Raphael Brunet Park, Major Hill’s Park, Champagne Bath, Peacekeeping Monument; and - Rideau Canal. 3.3 Future Light Rail Transit (LRT) In an effort to support the growth of Ottawa’s population projections by 2031 and with public transit being at near capacity in the downtown core, the City of Ottawa is introducing a state-of-the-art light rail system that will travel in an east-west direction from Tunney’s Pasture station to Blair station. Three stations will be located underground and form part of an underground tunnel system including Downtown East, Downtown West, and Rideau Street. Rideau Street has been identified as a LRT Downtown Tunnel and a Rapid Transit Priority Corridor. Rideau Street will have an underground station with entrances adjacent to the William Street Plaza pedestrian mall and in the northwest corner of the Rideau Centre at Rideau Street and Colonel By. The underground station at Rideau is anticipated to be approximately twenty-six point five (26.5) metres below street level and have underground walkways connecting entrances to the north and south of Rideau Street to facilitate pedestrian connections to the ByWard Market.

4

4.0 PROVINCIAL PLANNING AND REGULATORY FRAMEWORK PROVINCIAL POLICY STATEMENT (2005) The Provincial Policy Statement (PPS) came into effect on March 1, 2005. The PPS provides direction on matters of provincial interest related to land use planning. While local land use planning authorities are permitted and encouraged to compliment these provincial policies within their local Official Plans, local planning decisions “shall be consistent with” the policies of the PPS. The PPS directs development to locate within built-up areas to efficiently use land with existing infrastructure and where services and infrastructure are readily available to avoid the need for unjustified and uneconomic expansions. In order to meet this policy objective, planning authorities must identify and promote opportunities for intensification and redevelopment [Policy 1.1.3.3]. The proposal meets the following policies, among others: - Promotes efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term [Policy 1.1.1.a]; - Accommodates an appropriate range and mix of residential, employment, commercial and open space uses to meet long-term needs [Policy 1.1.1.b]; - Promotes cost-effective development standards to minimize land consumption and servicing costs [Policy 1.1.3.2.a]; - Directs development of new housing towards locations where appropriate levels of infrastructure and public service facilities are available to support current and projected needs [Policy 1.4.3.c]; - Promotes 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 where it exists or is to be developed [Policy 1.4.3.d]; - Promotes land use patterns, density and mix of uses that minimize the length and support the development of viable choices and plans for public transit and other alternative transportation modes, including commuter rail and bus [Policy 1.6.5.4]; - Supports energy efficiency and improves air quality through land use and development patterns which promote the use of public transit and other alternative transportation modes and improve the mix of employment and housing uses to decrease transportation congestion [Policy 1.8.1.b through 1.8.1.c]. The proposed development is consistent with the Provincial Policy Statement in that: - The proposal capitalizes on an infill opportunity of an underutilized site within the City’s built-up area where services are readily available. - The proposed development proposes to intensify a site situated in proximity to employment, rapid transit and other amenities contributing to the creation of complete communities and development patterns that are more sustainable over the long term. - The proposed development promotes densities that contribute to more sustainable land use patterns and contribute to the range and mix of residential housing types.

5

5.0 CITY OF OTTAWA OFFICIAL PLAN (2003, AS AMENDED) The City of Ottawa Official Plan is composed of eight Sections, each addressing a different aspect of the planned function of the City as a whole. Section 2 of the City of Ottawa Official Plan 2003 provides Strategic Direction for growth and development within the City. The Plan anticipates that much of the demand for new housing after 2006 will be for smaller units such as apartments. Ottawa expects to support this growth by managing it in ways that support healthy, liveable communities. Growth will be directed towards key locations with a mix of housing, shopping, recreation and employment and which are easily accessible by transit. The City anticipates that by pursuing a mix of land uses and a compact form of development, the City will be able to support a high-quality transit service and make better use of existing roads and other infrastructure. In order to meet these and other objectives of the Official Plan, the City has committed to pursuing strategic directions in four (4) key areas, three (3) of which are applicable and relevant to this proposal. Managing Growth - The City will manage growth by directing it to the urban area where services already exist or where they can be provided efficiently. - Growth in the urban area will be directed to areas where it can be accommodated in compact and mixed-use development, and served with quality transit, walking and cycling facilities. - Downtown Ottawa will be a vibrant mix of thriving economic and cultural activities within a setting that celebrates the unique qualities of both the city and the National Capital. Creating Liveable Communities - The City will provide opportunities to increase the supply of affordable housing throughout the rural and urban areas. - Growth will be managed in ways that create complete communities with a good balance of facilities and services to meet people’s everyday needs, including schools, community facilities, parks, a variety of housing, and places to work and shop. - Familiar landscapes and heritage buildings will be maintained despite on-going change. - Attention to design will help create attractive communities where buildings, open space and transportation work well together. Managing Growth within the Urban Area The policy direction of the City’s Official Plan is to promote an efficient land-use pattern through intensification of locations that are strategically aligned with the transportation network and in particular rapid transit. In addition, this section encourages areas around major transit stations to develop as compact, walkable, mixed-use developments with densities that support transit use in both directions in which the line runs throughout the day. In order to accomplish this objective, the Official Plan sets out minimum density targets and directs growth to locations with significant development potential including lands designated Central Area. The Central Area contains the highest density development pattern in the entire city and as such has been assigned a minimum density target of 500 people and jobs per hectare by 2031. New development located within a minimum density target area will be required to meet the projected target. The proposed development will contribute to achieving the density target for this area.

6

In accordance with the Official Plan, the City will support the Central Area’s role as the economic and cultural heart of the city by, among others: - Implementing the Central Area Secondary Plan, discussed below; - Implementing the Downtown Ottawa Urban Design Strategy, discussed below; - Protecting the visual integrity and symbolic primacy of the Parliament Buildings and other national symbols; - Improving and enhancing the pedestrian environment in the Central Area; and - Giving walking, cycling and public transit priority in the Central Area. The proposed development conforms to the policies in the Official Plan in that: - The proposed development is consistent with the direction of the Official Plan for more intensive development to locate on lands designated Central Area capitalizing on their strategic location in proximity to transit. With the introduction of a Light Rail Station on Rideau Street, achieving additional density to support the City’s investment will be critical to its success. - The proposal will contribute to achieving a minimum density target for the Central Area of 500 people and jobs per hectare by the year 2031. - The Central Area designation permits a range of uses including restaurant/coffee shop, residential and retail uses. The mix of uses proposed as part of this proposal will contribute to achieving the policy objective of creating 24-hour, year round activity within the Central Area. - The proposed heights are consistent with the policy direction in the Central Area to protect the visual integrity and symbolic primacy of the Parliament building and other national symbols. The site is not subject to an angular height or view plane as described in the Annexes to the Official Plan. Despite this, the proposed height has been carefully studied to ensure that the proposed buildings will not have negative visual impact on protected landmarks and view sheds. - The development meets the compatibility criteria in Section 2.5.1 and 4.11 in the Official Plan as described above. The proposal will have no undue adverse impact on adjacent properties. - The proposal meets the criteria for tall buildings in that the site is: - Designated Central Area in the Official Plan; - Located within 600 metres of an existing rapid transit station; - The current zoning 9-story building fits within the mid-rise designation of the site 6.0 DOWNTOWN OTTAWA URBAN DESIGN STRATEGY (DOUDS) DOUDS Report

Precinct strategy of the Byward Market Precinct the ‘Building Form Guidelines’ the need for increased intensification to take pressure off the heart of the Market Area. East of Dalhousie Street, there are significant opportunities for increase residential intensification.

DOUDS Report This project location is targeted as a re-urbanization, referenced as follows:

.

7

The proposed development is located within a Design Priority Area subject to the Downtown Ottawa Urban Design Strategy 2020 (DOUDS), specifically adjacent to the ByWard Market Precinct within DOUDS. A number of strategic and design strategies are proposed for the ByWard Market Precinct including streetscaping, parks and open space, and built form guidelines. One of the key strategy directions of the ByWard Market Precinct is to develop a residential intensification area east of Dalhousie Street, with a goal of that area becoming one of the primary focuses for re-urbanization in the downtown. More specifically, a targeted strategy for the Eastern Market Re-urbanization Area is included. The proposed development meets the targeted strategy in the following ways: - Provides an improvement to an existing low-quality non-Market character adjacent buildings along Cumberland and York Streets, while maintaining and enhancing an active commercial York Street atmosphere; - Provides high-quality architecture by utilizing design features such as use of building -*materials to visually divide the building, providing strong street frontage features and entrances; - Providing strong urban street-related qualities by creating active frontages. The proposed conforms to the general intent and objectives of the Downtown Urban Design Strategy. The purpose of the Mixed-Use Downtown zone is to ensure that the central area remains the region for employment and shopping while also allowing residential, cultural and entertainment uses, that the Character Areas continue to serve as primary business or shopping areas and maintain their distinct character and to facilitate more intense, compatible and complementary development to sustain an active and pedestrian- oriented environment at street level.

Intensification EcoCorner has been earmarked for intensification by the ‘The Downtown Ottawa Urban Strategy’

-------------

There is no doubt that intensification is better for the environment and it is now understood that there is a major cost related savings. The next step is to encourage people to walk to work, walk to workout, walk to restaurants, walk to the theater, walk to school etc. 7.0 TRANSIT

The legend for this illustration specific to EcoCorner reads as follows:

Potential Development Site and Intensification Area.

8

DESIGN GUIDELINES FOR TRANSIT-ORIENTED DEVELOPMENT The intent of these guidelines is to provide an urban design standard for assessing, promoting and achieving appropriate Transit-Oriented Development (TOD) within the City of Ottawa. TOD is defined as a mix of moderate to high-density transit-supportive land uses located within an easy walk of a rapid transit stop or station that is oriented and designed to facilitate transit use. The guidelines are to be applied for all development within a 600 m walking distance of a rapid transit stop or station. Not every guideline will apply to every development and as such, the intent is not to use the guidelines as a checklist but to demonstrate a general adherence to the design direction provided in these documents.

Transit Intensification is better for the environment and results in real savings for the municipality As part of the foundation of “The Downtown Ottawa Urban Strategy’ the transportation component is the key to achieving success in the development of the downtown core.

Transit-oriented Development Guidelines The intent of the Transit-Oriented Development (TOD) Guidelines is to provide an urban design standard for assessing, promoting and achieving appropriate TOD within the City of Ottawa. TOD is defined as a mix of moderate to high-density transit-supportive land uses located within an easy walk of a rapid transit stop or station that is oriented and designed to facilitate transit use.

9

8.0 CYCLE-IN EcoCorner encourages biking and walking. EcoCorner is conveniently located at the intersection of 2 bicycle routes. Ottawa has long been recognized an as bicycle friendly environment. EcoCorner will also be creating a ‘Cycle-In’ bicycle garage.

Site is located at Intersection of 2 Bike Path Routes

EcoCorner’s ‘Car-Free’ environment encourages walking and cycling. EcoCorner is well located in terms of access to buses however most of the tenants will generally not require buses since they can walk everywhere.

‘Live, Work, Play and Educate’

There are many restaurants, shops, banks, etc. in the area. There is a major supermarket one block from the site. University Supports Initiative The University Precinct is identified as one of the most important assets of the downtown area.

Anchored by the University of Ottawa and downtown Professionals. The target market focus’s on selling to PhD, graduate students and visiting adjunct Professors. It is expected that the EcoCorner will appeal to young professionals walking to work in the downtown core. The building focuses on the principle of ‘Live, Work and Play’ in walking distance from your residence. Our building will also appeal to DND employees who are stationed here in downtown and want a place to stay as well as an investement. We have had interest from Members of Parliament who live in other parts of the country and are looking for an affordable condominum close to the Parliament Buildings. Corporations and lobbyists that are constantly booking hotel rooms will also be attracted to our location and investment.

10

9.0 SURROUNDING AREA The surrounding uses vary and consist primarily of mid-high rise residential buildings, low- rise commercial/retail uses, restaurants, offices, hotel and commercial surface parking lots. The following identifies the land uses that surround the site:

COMMUNITY CONTEXT The subject property is located at the entranceway to the Byward Market. It is considered to be a major attraction in Ottawa; President Obama took a stroll down the market when he was in Ottawa. The EcoCorner site is on the edge of Market. EcoCorner is a transition area, which once had the reputation as being one of the highest crime zones. A mix of commercial, retail and high-rise condos surrounds the EcoCorner site, However, the successful retail outlets are further West on York Street. There are not shoppers walking along Cumberland because of the high number of homeless people walking from Salvation Army, the Mission, Shepard’s of Good Hope, needle program, drug rehab center etc.

NORTH Immediately north abutting the property is a commercial two-story cement block building followed by a red brick 6-plex. The northern corner block has a 6 and 8 story building.

SOUTH Directly across EcoCorner is a condo complex that is part of a 3 building complex ranging in heights from 14 stories to 22 stories. Following further down Cumberland Street going south are more condo’s and office towers.

WEST Directly across the street on the west side of Cumberland is a 2-story commercial block building. York Street runs east/west. The York Street area west of the EcoCorner is the gateway to the Byward Market.

EAST Abutting the west of EcoCorner is a 2-story house that has been used for residential and commercial tenants. The land is also used for parking. As you head east on York Street there are more houses zoned R5 and commercial space.

11

100 m radius

12

13

14

15

10.0 SURVEYS

16

11.0 MODEL

17