Draft Zoning By-law Amendment

This study is available in English only and may be translated in whole or in part upon request. For more information, please contact Barbara Backland at 613-580-2424, extension 14953.


Address/Location	Existing Zoning	Proposed Zoning	Rationale
R5B F(3.0) zones located in the area between Bank and Elgin and Somerset and Gloucester as shown as Area “A” on Map 1. Recent rezonings tailored to a specific development are not included.	R5B [482] F(3.0) R5B [1345] F(3.0) R5B [1789] F(3.0)	R5B [xxxx] H(37) R5B [1345] H(37) R5B [1789] H(37)	Some R5B zones have a height limit only, some have FSI limit only. All R5B zones to have a maximum height limit only in order to have consistency in the maximum permitted density on a property in this area.
All R5 and R4 zones shown as Area “A” on Map 2. Exceptions with minimum side and rear yards that are specifically tailored to a development are not included.	R5B, R5C	For the R5B [479] create a new exception carrying forward the, [479] provisions and adding the new provisions listed below. Add to the existing R5 exceptions : 809, 850, 851, 853, 866, 870, 886, 888, 889, 919, 927, 928, 954, 955, 970, 991, 1345,1789 the following new Provisions: Minimum interior side and rear yards for that part of a building above 6 storeys is 9 m; Maximum total gross floor area of each storey above 6 storeys is 750m2. Minimum stepback from the podium for that part of the building above 6 storeys is 1.5 m.	To ensure that there is proper spacing between high-rise towers that can integrate with their surroundings and to maintain access to light and minimize shadowing.
All R5 and R4 zones shown as Area “A” on Map 3A.	For both the R5 and R4 zones	Delete any commercial uses in Additional Land Uses Permitted and add the following uses: - convenience store - medical facility - office - personal service business - place of assembly limited to a club - restaurant - retail store Delete any existing Provisions limiting the location of commercial uses in a building and add the following Provisions: - additional permitted uses other than place of assembly limited to a club are restricted to ground floor, second floor or basement of residential use building - additional permitted uses must not occupy more than 50% of the floor area of a residential use building. - convenience stores are not permitted in apartment dwellings, low rise with less than 100 dwelling units in the area bounded by Bank Street, Gloucester Street, Bay Street and James Street.	Implements the CDP policy to allow a limited range of commercial uses in the Apartment Neighbourhood
187 Metcalfe shown as Area “B” on Map 3A	R5B [1600] S242	Delete all uses in Additional Land Uses Permitted and add the following uses: -community centre - community health and resource centre - day care - library - museum - office - personal service business - retail food store - retail - restaurant, full service - restaurant, take-out - theatre, limited to a concert hall Delete the first provision in Column V and delete the word “other” from second Provision. Add the following new Provision: -additional permitted uses must not occupy more than 50% of the floor area of a residential use building.	Implements the CDP policy to allow a limited range of commercial uses in the Apartment Neighbourhood
All R4 and R5 zones shown as Area “A” on Map 3B	R4T, R5B, R5G	Delete any commercial uses in Additional Land Uses Permitted (except for restaurant in the R5B [854] and the R5B [928]), and add the following uses: - convenience store - medical facility - office - personal service business - place of assembly limited to a club - retail store Delete any existing Provisions limiting the location of commercial uses in a building and add the following Provision: - additional permitted uses other than place of assembly limited to a club are restricted to ground floor, second floor or basement of a residential use building - additional permitted uses must not occupy more than 50% of the floor area of a residential use building.	Implements the CDP policy to allow a limited range of commercial uses in the Residential Mixed Use designation
388 Elgin Street shown as Area “B” on Map 2	R5B [479] H(19)	TM [1531] H(19)	388 Elgin Street is a commercial use and is included in the Traditional Mainstreet designation in the CDP
GM3 zones along Catherine St. shown as Area “A” on Map 4A and 4B	GM3[149] F(3.0) H(18.5) GM3 F(3.0) H(19) GM3 [1589] F(3.0) H(18.5) GM3 [1421] F(3.0) H(19) GM3 [1336] F(3.0) H(19) GM3 [1280] F(3.0) H(19)	Remove FSI suffix and add a new subsection to Subsection 188 (5) as follows: 188 (3) (d) - the provisions of subsection 187 (3) (g) do not apply. Delete subsection188(3) (c) (i) and reletter the subsection accordingly Minimum interior side and rear yards for that part of a building above 6 storeys is 9 m; Maximum total gross floor area of each storey above 6 storeys is 750m2. Minimum stepback from the podium for that part of the building above 6 storeys is 1.5 m.	Since the maximum FSI of 3 being removed is higher than the maximum GM3 subzone FSI of 2 in subsection 187(3) (g), this latter provision does not apply. Density is controlled by the maximum building heights either shown with an H(#) on the Zoning Map, or in the zone provisions, and other setback provisions of the GM3 subzone. Removes restriction that retail and other listed uses are only permitted if located in a building containing office or hotel use To ensure that there is proper spacing between high-rise towers that can integrate with their surroundings and to maintain access to light and minimize shadowing.
403 Frank St. and 21 Florence St shown as Area “E” on Map 4D 360 Cooper St. shown as Area “A” on Map 4C	GM F(2.5) GM F(4.0) GM F(4.0) H(34)	GM [xxxx] GM [xxxx] GM [xxxx] H(34) Remove FSI suffix and add a new exception that the provisions of subsection 187 (3) (g) do not apply. For 360 Cooper St. add the following additional provision: Minimum interior side and rear yards for that part of a building above 6 storeys is 9 m; Maximum total gross floor area of each storey above 6 storeys is 750m2. Minimum stepback from the podium for that part of the building above 6 storeys is 1.5 m.	Since the FSIs being removed are higher than the maximum GM zone FSI of 2 in subsection 187(3) (g), this provision does not apply. Density is controlled by the maximum building height, either shown with an H(#) on the Zoning Map, or in the zone provisions, and other setback provisions of the GM zone. To ensure that there is proper spacing between high-rise towers that can integrate with their surroundings and to maintain access to light and minimize shadowing.
100-122 Argyle Avenue 455-457 Metcalfe St. a shown as Area ”A” on Map 4D	GM5 F(2.0) [68] H(18.5) GM5 F(2.0) [69]	Remove FSI suffix and add a new exception that the provisions of subsection 187 (3) (g),do not apply	The FSI of F( 2.0) is redundant since the maximum GM5 subzone FSI of 2 in subsection 187(3) (g) already exists. However, this provision does not need to be applied since density is controlled by the maximum building height, either shown with an H(#) on the Zoning Map, or in the zone provisions, and other setback provisions of the GM zone.
210 Argyle Avenue 215-31 McLeod St. 377-379 Metcalfe St. 210 Argyle Ave. shown as Area “B” on Map 4D	GM1 [40] F(1.5) H(16.5) GM1 [39] F(1.0)	Remove FSI suffix, and add the following to these exceptions: Exception 40 - the provisions of subsection 187 (3) (g) do not apply and the maximum FSI is 1.5. Exception 39 – the provisions of subsection 187 (3) (g) do not apply and the maximum FSI is 1.0.	The GM1subzone contains provisions that limit commercial uses to ½ of the FSI. However, the FSI limits are lower in these two zones than the maximum GM1 subzone FSI of 2 in subsection 187(3) (g). Consequently, the existing FSI limits need to be added to the applicable exception.
150 Argyle Avenue Shown as Area “C” on Map 4D	GM1 [38] F(3.0) H(20)	Remove FSI suffix and add to Exception 38 that the provisions of subsection 187 (3) (g) do not apply and the maximum FSI is 3.0.	Since the FSI being removed is higher than the GM zone provision of 2 in subsection 187(3) (g), this provision does not apply. However as the GM1 subzone contains provisions that limit commercial uses to ½ of the FSI, the FSI limit of 3 needs to be added to Exception 38.
326-328 McLeod Street shown as Area “D” on Map 4D	GM1 [62] F(2.0)	Remove FSI suffix.	The FSI of F(2.0) is redundant since the maximum GM zone FSI of 2 exists in subsection 187(3) (g). This FSI limit needs to be continued as the GM1 subzone contains provisions that limits commercial uses to ½ of the FSI.
Somerset Street between Bank and O’Connor shown as Area “B” on Map 3B	GM1 R4T [479] R5B [482] H(37) R5B [1358] H(37) R5B [482] F(3.0)	TM TM [479] TM [xxxx] H(37) TM [xxxx] H(37) TM [xxxx] H(37) Delete the existing exception, except retain parking lot as an additional permitted use for exception [1358] and create a new exception with: the following provision; Minimum interior side and rear yards for that part of a building above 6 storeys is 9 m; Maximum total gross floor area of each storey above 6 storeys is 750m2. Minimum stepback from the podium for that part of the building above 6 storeys is 1.5 m.	Implements the CDP policy establishing a Traditional Mainstreet designation along this block of Somerset. To ensure that there is proper spacing between high-rise towers that can integrate with their surroundings and to maintain access to light and minimize shadowing.
Somerset between O’Connor and Elgin and shown as Area “C” on Map 3B	GM1 R4T [479] R5B [479] R5B [482] R4T [1835] R5B [491]	TM11 TM11 [479] TM11 [479]] TM11 Create a new TM subzone In the TM11 subzone Subsection 197 (1) (b) does not apply. TM11 [1835] Remove “dwelling unit”, “rooming units” and “office” from Additional Permitted Land Uses TM11 [xxxx] Remove “dwelling unit” and “office” from Additional Permitted Land Uses and “- office restricted to a dwelling converted for that use” from Provisions	Implements the CDP policy to establish Secondary Mainstreets, which have greater flexibility regarding ground floor uses, by deleting restrictions on residential, office and research and development centre uses occupying the ground floor frontage on the mainstreet. These uses are permitted in the TM11 subzone. TM11 subzone has no restrictions on the type of dwelling in which an office can be located.
Gladstone between Bank and Bronson shown as Area “A” on Map 5 Somerset between Bank and Percy shown as Area “B” on Map 5	TM H(15) R4S [479] TM [60] H(15) TM [1531] H(15) TM R4T [479] R4T [733] R4T [1561] R5B [482] H(37)	TM11 H(15) TM11 [479] H(15) TM11 [60] H(15) TM11 [1531] H(15) TM11 TM 11[479] TM11 [733] TM [1561] Delete “dwelling unit” and “medical facility” from Additional Permitted Land Uses and delete “- a medical facility is only permitted on the ground floor of a building” from Provisions. TM11 [xxxx] H(37) Delete existing exception and create new exception as follows: Minimum interior side and rear yards for that part of a building above 6 storeys is 9 m; Maximum total gross floor area of each storey above 6 storeys is 750m2. Minimum stepback from the podium for that part of the building above 6 storeys is 1.5 m.	Rationale as above These uses are permitted in TM11 zone and the TM11 has no restrictions on which floors uses are located.
497 Gladstone Avenue on as Area “C” on Map 5	TM H(15)	O1	Recognize the existing green space on the northeast corner of Lyon and Gladstone.

Permalink: http://ottawa.ca/e/CAP079411